Friday, November 30, 2012

Friday: October Personal Income and Outlays, Chicago PMI

by Bill McBride on 11/29/2012 09:04:00 PM

A couple of articles on the fiscal slope negotiations:

Suzy Khimm at the WaPo has the initial White House proposal: The White House’s fiscal cliff proposal

Jonathan Weisman at the NY Times writes: G.O.P. Balks at White House Plan on Fiscal Crisis

Treasury Secretary Timothy F. Geithner presented the House speaker, John A. Boehner, a detailed proposal on Thursday to avert the year-end fiscal crisis with $1.6 trillion in tax increases over 10 years, $50 billion in immediate stimulus spending, home mortgage refinancing and a permanent end to Congressional control over statutory borrowing limits.
For the economy this proposal would resolve the "fiscal cliff" uncertainty, significant reduce the fiscal drag, and also reduce the deficit. Of course there are other agendas too - this proposal is a starting point - but hopefully eliminating the debt ceiling nonsense is part of the final agreement.

My guess is an agreement will be reached, perhaps in early January after the tax cuts expire, so politicians can claim to be cutting taxes.

Friday:
• At 8:30 AM, the Personal Income and Outlays report for October will be released. The consensus is for a 0.3% increase in personal income in October, and for 0.1% increase in personal spending. And for the Core PCE price index to increase 0.2%.

• At 9:45 AM, Chicago Purchasing Managers Index for November. The consensus is for an increase to 50.3, up from 49.9 in October.


The last question for the November economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Freddie Mac: Mortgage Rates Near Record Lows

by Bill McBride on 11/29/2012 05:05:00 PM

From Freddie Mac today: Mortgage Rates Virtually Unchanged

Freddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing fixed mortgage rates virtually unchanged and remaining near their record lows ...

30-year fixed-rate mortgage (FRM) averaged 3.32 percent with an average 0.8 point for the week ending November 29, 2012, up from last week when it averaged 3.31 percent. Last year at this time, the 30-year FRM averaged 4.00 percent.

15-year FRM this week averaged 2.64 percent with an average 0.6 point, up from last week when it averaged 2.63 percent. A year ago at this time, the 15-year FRM averaged 3.30 percent.

Mortgage rates and refinance activity Click on graph for larger image.

This graph shows the MBA's refinance index (monthly average) and the the 30 year fixed rate mortgage interest rate from the Freddie Mac Primary Mortgage Market Survey®.
The Freddie Mac survey started in 1971 and mortgage rates are currently near the record low for the last 40 years.

It usually takes around a 50 bps decline from the previous mortgage rate low to get a significant refinance boom, and refinance activity has picked up.

There has also been an increase in refinance activity due to HARP.

Mortgage rates and 10 year Treasury YieldHere is an update to an old graph - by request - that shows the relationship between the 10 year Treasury Yield and 30 year mortgage rates.

The y-intercept is around 2.6%, so if the 10 year Treasury yield falls to zero, 30 year mortgage rates would still be around 2.6% (using this fit).

Currently the 10 year Treasury yield is 1.62% and 30 year mortgage rates are at 3.32%.

Freddie Mac Mortgage Rate SurveyThe third graph shows the 15 and 30 year fixed rates from the Freddie Mac survey since the Primary Mortgage Market Survey® started in 1971 (15 year in 1991).

Note: Mortgage rates were at or below 5% back in the 1950s.

Thursday, November 29, 2012

Preliminary November Consumer Sentiment increases to 84.9

by Bill McBride on 11/09/2012 09:55:00 AM

Consumer Sentiment
Click on graph for larger image.

The preliminary Reuters / University of Michigan consumer sentiment index for November increased to 84.9 from the October reading of 82.6. This was the highest level since July 2007 - before the recession started.

This was above the consensus forecast of 83.1. Overall sentiment is still somewhat weak - probably due to a combination of the high unemployment rate and the sluggish economy - but consumer sentiment has been improving recently.

However - remember - that sharp decline in sentiment in August 2011 was due to the threat of default and the debt ceiling debate. Hopefully we will not see that aga in early next year before the fiscal slope is resolved.

MBA: Purchase Mortgage Applications increase, Refinance Applications decrease

by Bill McBride on 11/28/2012 07:03:00 AM

From the MBA: Mortgage Applications Decrease in Latest MBA Weekly Survey

This week’s results include an adjustment for the Thanksgiving holiday. ...

The Refinance Index decreased 2 percent from the previous week. The seasonally adjusted Purchase Index increased 3 percent from one week earlier.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) decreased to 3.53 percent from 3.54 percent, with points remaining constant at 0.40 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.

Purchase IndexClick on graph for larger image.

This graph shows the MBA mortgage purchase index.

The purchase index has been mostly moving sideways over the last two years, however the purchase index has increased 8 of the last 10 weeks and is now near the high for the year.

Wednesday, November 28, 2012

New Home Sales at 368,000 SAAR in October

by Bill McBride on 11/28/2012 10:00:00 AM

The Census Bureau reports New Home Sales in October were at a seasonally adjusted annual rate (SAAR) of 368 thousand. This was down from a revised 369 thousand SAAR in August (revised down from 389 thousand).

The first graph shows New Home Sales vs. recessions since 1963. The dashed line is the current sales rate.

Sales of new single-family houses in October 2012 were at a seasonally adjusted annual rate of 368,000 ... This is 0.3 percent below the revised September rate of 369,000, but is 17.2 percent above the October 2011 estimate of 314,000.
New Home SalesClick on graph for larger image in graph gallery.

The second graph shows New Home Months of Supply.

The months of supply increased in October to 4.8 months. September was revised up to 4.7 months (from 4.5 months).

The all time record was 12.1 months of supply in January 2009.

New Home Sales, Months of Supply This is now in the normal range (less than 6 months supply is normal).

The seasonally adjusted estimate of new houses for sale at the end of October was 147,000. This represents a supply of 4.8 months at the current sales rate.
On inventory, according to the Census Bureau:
"A house is considered for sale when a permit to build has been issued in permit-issuing places or work has begun on the footings or foundation in nonpermit areas and a sales contract has not been signed nor a deposit accepted."
Starting in 1973 the Census Bureau broke this down into three categories: Not Started, Under Construction, and Completed.

New Home Sales, InventoryThis graph shows the three categories of inventory starting in 1973.

The inventory of completed homes for sale was just above the record low in October. The combined total of completed and under construction is also just above the record low since "under construction" is starting to increase.

The last graph shows sales NSA (monthly sales, not seasonally adjusted annual rate).

In October 2012 (red column), 29 thousand new homes were sold (NSA). Last year only 25 thousand homes were sold in October. This was the third weakest October since this data has been tr acked (above 2011 and 2010). The high for October was 105 thousand in 2005.

New Home Sales, NSANew home sales have averaged 361 thousand SAAR over the first 10 months of 2012, up sharply from the 307 thousand sales in 2011. Also sales are finally at the lows for previous recessions too.

This was below expectations of 387,000. I'll have more soon ...

New Home Sales graphs

Report: Bailout Costs for Fannie and Freddie expected to decline

by Bill McBride on 10/26/2012 10:50:00 PM

From Nick Timiraos at the WSJ: Cost of Bailing Out Fannie and Freddie Expected to Fall Sharply

Fannie Mae and Freddie Mac are expected to begin repaying taxpayers for their bailout faster than initially projected, in part because of an improving housing market.

The Federal Housing Finance Agency, the companies' federal regulator, released a report on Friday that estimated they will pay between $32 billion and $78 billion to the U.S. Treasury through 2015. The baseline forecast assumes that the companies would end up costing taxpayers $76 billion by the end of 2015, down from the current tab of $142 billion.
...
The regulator's latest forecasts show that Freddie Mac won't require additional government support, even under a "worst case" scenario that envisions further home-price declines. Fannie might need government aid this year to pay the 10% dividend but would only need additional aid in subsequent years if home prices were to fall sharply.

Here is the report from the FHFA: FHFA Updates Projections of Potential Draws for Fannie Mae and Freddie Mac.

Tuesday, November 27, 2012

Las Vegas: Visitor Traffic on pace for Record High, Convention Attendance Lags

by Bill McBride on 11/23/2012 08:34:00 PM

During the recession, I wrote about the troubles in Las Vegas and included a chart of visitor and convention attendance: Lost Vegas.

Since then Las Vegas visitor traffic has recovered and here is an update.

Through September visitor traffic is running just ahead of the 2007 pace (the previous peak) and it is possible Las Vegas will see 40 million visitors this year. However convention attendance is barely ahead of last year, and about 20% below the peak level in 2006.  Here is the data from the Las Vegas Convention and Visitors Authority.  

Las Vegas < i>Click on graph for larger image.

The blue bars are annual visitor traffic (left scale), and the red line is convention attendance (right scale). 2012 is estimated based on traffic through September.

The gamblers are back, but not the conventions ...

Sandy: D.C. Government Offices closed to Public, NYSE Trading Floor Closed

by Bill McBride on 10/28/2012 06:15:00 PM

Stay safe! Here is the National Hurricane Center website.

From the U.S. Office of Personnel Management: Monday, October 29, 2012, FEDERAL OFFICES in the Washington, DC, area are CLOSED TO THE PUBLIC.

From the NY Times: N.Y.S.E. Plans to Close Its Trading Floor

The New York Stock Exchange plans to close its trading floor on Monday as Hurricane Sandy approaches, in its first weather-related closure in 27 years. Trading operations will be conducted through its electronic market instead.
...
Clients should not notice any differences in the way their orders are executed, Duncan L. Niederauer, the chief executive of NYSE Euronext, said by telephone on Sunday.
I think the economic releases scheduled for Monday will still be released (Personal Income and Spending, Senior Loan Officer Survey), but there could be delays.

Yesterday:
• Summary for Week Ending Oct 26th
• Schedule for Week of Oct 28th

Monday, November 26, 2012

Unofficial Problem Bank list declines to 860 Institutions

by Bill McBride on 11/10/2012 05:11:00 PM

CR Note: The first unofficial problem bank list was published in August 2009 with 389 institutions. The number of unofficial problem banks grew steadily and peaked at 1,002 institutions on June 10, 2011. The list has been declining recently.

This is an unofficial list of Problem Banks compiled only from public sources.

Here is the unofficial problem bank list for Nov 9, 2012. (table is sortable by assets, state, etc.)

Changes and comments from surferdude808:

Only one action termination this week for the Unofficial Problem Bank List. The Federal Reserve terminated the Written Agreement against Community First Bank, Boscobel, WI ($217 million). After the change, the list holds 860 institutions with assets of $328.2 billion. A year ago, the list held 981 institutions with assets of $405.9 billion.

Next week, activity should pick-up as the OCC will publish it actions through mid-October and perhaps the FDIC will execute a few closings to get ahead of the Thanksgiving Day holiday.

Earlier:
• Summary for Week Ending Nov 9th
• Schedule for Week of Nov 11th

Fiscal Slope: Alternative Minimum Tax (AMT)

by Bill McBride on 11/13/2012 05:52:00 PM

Earlier I posted on the Fiscal Slope: 2 Million to Lose Emergency Unemployment Benefits

Here is another part of the fiscal slope from the WSJ: IRS Warns: AMT Poised to Bite 33 Million Taxpayers

If Congress doesn’t act to extend relief from the alternative minimum tax by the end of 2012 â€" an important element of the fiscal cliff â€" the IRS said Tuesday that it would have to enforce the AMT against about 33 million households ...

"If there is no AMT patch enacted by the end of the year, the IRS would be forced to operate the 2013 tax filing season based on the expiration of the AMT patch,” the acting IRS commissioner, Steven Miller, wrote in a letter to GOP Sen. Orrin Hatch of Utah on Tuesday. “There would be serious repercussions for taxpayers.”

The AMT was created in the 1960s to make sure that very wealthy people who accumulate a lot of deductions still paid some tax. Over the years, it has begun to hit many middle-class households, at least on paper, in part because it’s not indexed for inflation.

AMT relief is renewed every year. Maybe someday they'll just index it for inflation.

Sunday, November 25, 2012

Friday: Industrial Production and Capacity Utilization

by Bill McBride on 11/15/2012 09:18:00 PM

Note: The report linked to in 2012 FHA Actuarial Review Released: Negative $13.5 Billion economic value appears to have been taken down (maybe released early by mistake). Nick Timiraos at the WSJ writes: Report: FHA to Exhaust Capital Reserves

[T]he latest forecasts show that while the FHA currently has reserves of $30.4 billion, it expects to lose $46.7 billion on the loans it has guaranteed, resulting in a $16.3 billion deficit.
...
"If [the FHA] were a private company, it would be declared insolvent and probably put under conservatorship like Fannie and Freddie," said Thomas Lawler, an independent housing economist in Leesburg, Va.
...
Overall, the FHA insured nearly 739,000 loans that were 90 days or more past due or in foreclosure at the end of September, an increase of more than 100,000 loans from a year ago. That represents about 9.6% of all insured loans.

Most of the agency's losses stem from loans made between 2007 and 2009, as the housing bust deepened. Loans made since 2010 are expected to be very profitable.

Friday:
• At 9:15 AM ET, the Fed will release Industrial Production and Capacity Utilization for October. The consensus is for 0.2% increase in Industrial Production in October, and for Capacity Utilization to increase to 78.4%.

Another question for the November economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

California: Unemployment Rate falls to 10.1% in October, Payroll jobs increase 45,800

by Bill McBride on 11/17/2012 09:20:00 PM

Recently I've been talking to a few friends from around the country, and they all seemed unaware that the California economy is clearly improving. California is seeing a pickup in employment, the delinquency rate is falling, and I wouldn't be surprised if California reports a balanced budget soon.

Note: when the MBA quarterly delinquency data was released earlier this week,  Mike Fratantoni, MBA’s Vice President of Research and Economics, said there has been "dramatic" improvement in California and Arizona.

From California's Employment Development Department: California’s unemployment rate decreases to 10.1 percent, Nonfarm payroll jobs increase by 45,800

California’s unemployment rate decreased to 10.1 percent in October, and nonfarm payroll jobs increased by 45,800 during the month for a total gain of 574,900 jobs since the recovery began in February 2010, according to data released today by the California Employment Development Department (EDD) from two separate surveys.
This is the lowest unemployment rate for California since Jan 2009. There are only three states still with double digit unemployment: Nevada, Rhode Island, and California.

The BLS will release data for all states on Tuesday.

Earlier:
• Summary for Week Ending Nov 16th
• Schedule for Week of Nov 18th

Saturday, November 24, 2012

Summary for Week Ending Nov 23rd

by Bill McBride on 11/24/2012 08:03:00 AM

Last week was a short holiday week and I hope everyone is enjoying their Thanksgiving weekend!

Overall the economic data was positive last week, especially the housing data.  Housing starts were at the highest level in four years, but are still very low - and both comments are important.  Housing (residential investment) is now a tail wind for the economy, and housing can increase significantly from here.

Also the existing home sales market continues to show improvement.  The keys for the existing home report are inventory and the number of conventional sales.  Inventory is down significantly, and conventional sales are increasing.  There will be more housing data next week (New home sales and the Case-Shiller house price indexes).

Initial weekly unemployment claims were still elevated because of Hurricane Sandy, but I expect claims will decline back to the pre-storm level pretty quickly.

Early in the week I spoke with Joe Weisenthal at Bu siness Insider, and he wrote a way too nice article: The Genius Who Invented Economics Blogging Reveals How He Got Everything Right And What's Coming Next.

As I noted, I just track economic data and make a few forecasts - and I didn't invent economic blogging (although I've been at it for eight years). Professor Krugman added a few nice comments: All Hail Calculated Risk.

Excuse my blushing - thanks to all for reading!

Here is a summary of last week in graphs:

• Housing Starts increased to 894 thousand SAAR in October

Total Housing Starts and Sin   gle Family Housing Starts Click on graph for larger image.

Total housing starts were at 894 thousand (SAAR) in October, up 3.6% from the revised September rate of 863 thousand (SAAR). Note that September was revised down from 872 thousand.

Single-family starts decreased slightly to 594 thousand in October.

Total starts are up about 87% from the bottom start rate, and single family starts are up about 70% from the low.

This was above expectations of 840 thousand starts in October. This was mostly because of the volatile multi-family sector that increased sharply in October, however single family starts have increased recently too.   Starts are still very low, but on pace to be up about 25% from 2011.

All Housing Investment and Construction Graphs

• Existing Home Sales in October: 4.79 million SAAR, 5.4 months of supply

Existing Home SalesThis graph shows existing home sales, on a Seasonally Adjusted Annual Rate (SAAR) basis since 1993.

Sales in October 2012 (4.79 million SAAR) were 2.1% higher than last month, and were 10.9% above the October 2011 rate.

The second graph shows the year-over-year (YoY) change in reported existing home inventory and months-of-supply. Since inventory is not seasonally adjusted, it really helps to look at the YoY change. Note: Months-of-supply is based on the seasonally adjusted sales and not seasonally adjusted inventory.

Year-over-year Inventory Inventory decreased 21.9% year-over-year in October from October 2011. This is the 20th consecutive month with a YoY decrease in inventory.

Months of supply declined to 5.4 months in October.

This was slightly above expectations of sales of 4.74 million. For existing home sales, the key number is inventory - and the sharp year-over-year decline in inventory is a positive for housing.

All current Existing Home Sales graphs

• Weekly Initial Unemployment Claims decline to 410,000


The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 396,250.

This sharp increase in the 4 week average is due to Hurricane Sandy as claims increased significantly in the impacted areas. Note the spike in 2005 related to hurricane Katrina - we are seeing a similar impact, although on a smaller scale.

Weekly claims were about at the consensus forecast.

All current Employment Graphs

• AIA: Architecture Billings Index increases in October, Highest in Two Years

Note: This index is a leading indicator primarily for new Commercial Real Estate (CRE) investment.

AIA Architecture Billing IndexThis graph shows the Architecture Billings Index since 1996. The index was at 52.8 in October, up from 51.6 in September. Anything above 50 indicates expansion in demand for architects' services.

This increase is mostly being driven by demand for design of multi-family residential buildings - and this suggests there are more apartments coming (there are already quite a few apartments under construction). New project inquiries are also increasing. Note: This includes commercial and industrial fac ilities like hotels and office buildings, multi-family residential, as well as schools, hospitals and other institutions.

According to the AIA, there is an "approximate nine to twelve month lag time between architecture billings and construction spending" on non-residential construction. This suggests some increase in CRE investment next year (it will be some time before investment in offices and malls increases significantly).

• Final November Consumer Sentiment at 82.7

Consumer SentimentThe final Reuters / University of Michigan consumer sentiment index for November declined to 82.7 from the preliminary reading of 84.9, and was up from the October reading of 82.6.

This was b elow the consensus forecast of 84.0. Overall, consumer sentiment has been improving; the recent decline in sentiment might be related to the stock market decline (the consumer sentiment index is impacted by employment, gasoline prices, the stock market and more).

Thursday: Happy Thanksgiving!

by Bill McBride on 11/21/2012 08:22:00 PM

Happy Thanksgiving to all!

The US markets are closed on Thursday, however there might be some news from the European Union Summit Meeting.  CR is always open.

Thanks again to Joe Weisenthal at Business Insider for his nice comments today, and to Paul Krugman for adding even more: All Hail Calculated Risk.

While I'm giving thanks - I'm forever thankful for having the privilege of knowing and sharing this blog with Doris "Tanta" Dungey, thanks to my friend Tom Lawler for all of our data discussions and for allowing me to excerpt from his newsletter, to surferdude808 for all his work on tracking problem banks, and to Ken Cooper for his help with the comments.   I'm thankful for all the wonderful people I've met whil e blogging.  And thanks to all the commenters too, and to all the readers!

And on topic, Jon Hilsenrath at the WSJ interviewed San Francisco Fed President John Williams today: Fed's Williams: Fed Not Near Limit on Bond Buying.  A short excerpt:

WSJ: Would a reduction in the monthly flow of the Fed's purchases right now be counterproductive?

WILLIAMS: I would say that interest rates and financial conditions today in the market are based on the expectation that we will continue these policies into next year. That would include long-term Treasury purchases. A decision not to continue buying long-term Tereasurys when Twist expires I think that would be a surprise to markets and that would be counterproductive. In my view it would push long-term rates up and cause financial conditions to be a little less supportive of growth. That's my interpretation of market expectations today.

What to do when Twist expires will be a key topic at the December FOMC meeting. It seems likely the $85 billion a month in purchases of mortgages and long-term Treasury securities will continue next year.

Friday, November 23, 2012

Europe Summit Update

by Bill McBride on 11/22/2012 09:24:00 AM

No announcements yet. There is much more being dicussed at the summit than just the Greek situation. Here are a few articles ...

From the WSJ: EU Leaders Prepare for Battle Royal at Summit

European Union leaders are headed to Brussels on Thursday for a big showdown over the bloc's spending budget, in a battle that pits richer against poorer member states, the East of the continent against the West, and the U.K. against almost everyone else.
...
European Council President, Herman Van Rompuy, who will preside over the two-day meeting, has vowed repeatedly to keep heads of state in Brussels through the weekend to avert a collapse of the talks, arguing that a deal is needed urgently to ensure the EU and its institutions continue to function properly.

The Multiannual Financial Framework, as the 2014 to 2020 budget is known, sets out the headline figures allocated to different EU programs and activities, ranging from foreign policy to transport and infrastructure.

From the Financial Times: German Doubts Force Rethink on Greece
After almost 10 hours of intense talks on Tuesday night, eurozone finance ministers failed to agree on how fast to cut Greece’s debt pile. They called a further meeting next week to settle differences and release €44bn of long-overdue aid.
excerpt with permission
From Reuters: EU's Rehn Sees Definitive Deal on Greek Aid on Monday
Greece has taken all the steps necessary to secure its next tranche of aid and euro zone finance ministers should be able to sign off definitively on the assistance on Monday, the European commissioner for economic affairs said on Wednesday.

"I trust everyone will reconvene in Brussels on Monday with the necessary constructive spirit, and move beyond the detrimental mindset of red lines," Olli Rehn told the European Parliament.

And from Reuters: Spain Kicks Off 2013 Funding With Strong Bond Sale
Spain sold nearly 4 billion euros of bonds with ease at an auction on Thursday that kicked off its funding program for a daunting 2013 ...

Irwin: "Five economic trends to be thankful for"

by Bill McBride on 11/22/2012 07:30:00 PM

From Neil Irwin at the WaPo looked for a few positives: Five economic trends to be thankful for. Some excerpts a few comments:

Household debt is way down. ... The good news is that in the past three years, Americans have made remarkable progress cleaning up their balance sheets and paying down those debts. After peaking at nearly 98 percent of economic output at the start of 2009, the household debt was down to 83 percent of GDP in the spring of 2012. ...
CR Note: This level is still fairly high, but households have made progress. We will have more data next week when the NY Fed releases their Q3 Report on Household Debt and Credit.

Total Household Debt Click on graph for larger image.

This graph is from the Q2 NY Fed Report on Household Debt and Credit and shows that aggregate consumer debt has been decreasing.

From the NY Fed: "Household indebtedness declined to $11.38 trillion [in Q2], a $53 billion decline from the first quarter of 2012. Outstanding household debt has decreased $1.3 trillion since its peak in Q3 2008."

Note: Irwin uses a different star ting point, and also looks at household debt as percent of GDP (a good way to look at debt), and clearly household is debt is down significantly.

Irwin:

The cost of servicing that debt is way, way down. ... In late 2007, debt service payments added up to a whopping 14 percent of disposable personal income. Now it’s down to 10.7 percent, about the same as in the early 1990s. ..
CR Note: Here is the data source: Household Debt Service and Financial Obligations Ratios.

Irwin:

Electricity and natural gas prices are falling. ... The retail price for consumers’ gas service piped into their homes is down 8.4 percent in the year ended in October. The lower wholesale price of natural gas is also pulling down electricity prices; they are off 1.2 percent over the past year. ...

Businesses aren’t firing people. ... While businesses aren’t adding new workers at a pace that would put the hordes of unemployed back on the job very rapidly, they also aren’t slashing jobs at a very rapid clip. Private employers laid off or discharged 1.62 million people in September, according to the Labor Department’s Job Openings and Labor Turnover data. ...

CR Note: I track the JOLTS data every month, and, as Irwin notes, layoffs and discharges are down.

Irwin:

Housing is dramatically more affordable. ... In the spring of 2006, ... typical American home buyer would have faced a monthly mortgage payment of $1,247 a month ... home prices have fallen, so have mortgage rates ... Add it all up, and in the spring of 2012 that median American house would require a mortgage payment of only $889 a month ...
CR Note: I'm not sure of all the numbers Irwin is using, but according to Case-Shiller, the Composite 20  house price index declined 31% from the peak (some areas more, some much less).  Factor in low mortgage rates, and the payment would have fallen even further. There are definitely positive trends.

Happy Thanksgiving!  

Thursday, November 22, 2012

Zillow forecasts Case-Shiller House Price index to increase 3.0% Year-over-year for September

by Bill McBride on 11/22/2012 11:58:00 AM

Note: The Case-Shiller report to be released next Tuesday is for September (really an average of prices in July, August and September).

Zillow Forecast: September Case-Shiller Composite-20 Expected to Show 3% Increase from One Year Ago

On Tuesday November 27th, the Case-Shiller Composite Home Price Indices for September will be released. Zillow predicts that the 20-City Composite Home Price Index (non-seasonally adjusted [NSA]) will be up by 3 percent on a year-over-year basis, while the 10-City Composite Home Price Index (NSA) will be up 2.3 percent on a year-over-year basis. The seasonally adjusted (SA) month-over-month change from August to September will be 0.4 percent for the 20-City Composite, as well as for the 10-City Composite Home Price Index (SA). All forecasts are ... are based on a model incorporating the previous data points of the Case-Shiller series, the September Zillow Home Value Index data and national foreclosure re-sales.
Zillow's forecasts for Case-Shiller have been pretty close.

CR Note: It looks like house prices will be up about 5% this year based on the Case-Shiller indexes.

Case Shiller Composite 10Case Shiller Composite 20
NSASANSASA
Case Shiller
(year ago)
Sept 2011155.61152.55141.96139.12
Case-Shiller
(last month)
Aug 2012158.62155.35145.87142.7
Zillow Sept ForecastYoY2.3%2.3%3.0%3.0%
MoM0.3%0.4%0.3%0.4%
Zillow Forecasts1159.1156146.3143.3
Current Post Bubble Low146.5149.38134.08136.65
Date of Post Bubble LowMar-12Jan-12Mar-12Feb-12
Above Post Bubble Low8.6%4.4%9.1%4.9%
1Estimate based on Year-over-year and Month-over-month Zillow forecasts

DOT: Vehicle Miles Driven decreased 1.5% in September

by Bill McBride on 11/21/2012 04:52:00 PM

I first started tracking monthly vehicle miles to see the impact of the recession on driving. Since then we've seen the impact of demographics and changing preferences ... very interesting.

The Department of Transportation (DOT) reported today:

Travel on all roads and streets changed by -1.5% (-3.6 billion vehicle miles) for September 2012 as compared with September 2011. â—¦Travel for the month is estimated to be 237.1 billion vehicle miles.

Cumulative Travel for 2012 changed by 0.6% (14.2 billion vehicle miles).

The following graph shows the rolling 12 month total vehicle miles driven.

The rolling 12 month total is still mostly moving sideways.

Vehicle Miles Click on graph for larger image.

In the early '80s, miles driven (rolling 12 months) stayed below the previous peak for 39 months.

Currently miles driven has been below the previous peak for 58 months - and still counting.

The second graph shows the year-over-year change from the same month in the previous year.

Vehicle Miles Driven YoYGasoline prices were up in September compared to September 2011. In September 2012, gasoline averaged of $3.91 per gallon according to the EIA. Last year, prices in September averaged $3.67 per gallon, so - just looking at gasoline prices - it is no surprise that miles driven decreased year-over-year in September.

Just looking at gasoline prices suggest miles driven will be down again in October - especially with the very high prices in California. Nationally gasoline prices averaged $3.81 in October, up sharply from $3.51 a year ago.

However, as I've mentioned before, gasoline prices are just part of the story. The lack of growth in miles driven over the last 5 years is probably also due to the lingering effects of the great recession (high unemployment rate and lack of wage growth), th e aging of the overall population (over 55 drivers drive fewer miles) and changing driving habits of young drivers.

Vehicle Miles by AgeThis graph from the Federal Highway Administration is based on the National Household Travel Survey shows the miles driven by certain age groups over time. The key is a large group is moving into the older age brackets, so their miles driven will decline - a large group is moving the from the "54 to 58" age group into the higher age groups.

Also miles driven has been falling for lower age groups over the last few years, and the next survey will probably show that decline. Here is an article on younger drivers: Young People Are Driving Lessâ€"And Not Just Because They're Broke (ht KarmaPolice)

An April study by the U.S. Public Interest Research Group found that between 2001 and 2009 the average annual vehicle miles traveled by Americans ages 16 to 34 fell by close to a quarter, from 10,300 to 7,900 per capita (four times greater than the drop among all adults), and from 12,800 to 10,700 among those with jobs.
...
The PIRG researchers concluded that this change couldn’t simply be pegged to the economy, but indicates a value shift.
With all these factors, it may be years before we see a new peak in miles driven.

Wednesday, November 21, 2012

Monday: Veterans Day

by Bill McBride on 11/11/2012 08:21:00 PM

Monday:
• Bond markets and banks will be closed in observance of Veterans Day. The stock market will be open.

• 4:00 AM ET: Eurozone Finance Ministers Meeting

On Greece, from the Financial Times: Greece battles to avert €5bn default

Greece is battling to raise funds to avoid defaulting on a €5bn debt repayment this week ...

The country’s debt management office has announced plans to cover the full amount through a treasury bill auction on Tuesday, but Greek banks expected to buy the issue can only raise about €3.5bn of collateral acceptable to the European Central Bank ...

Senior EU officials, however, said they remain doubtful a deal can be struck at Monday’s meeting of finance ministers in Brussels ...
excerpt with permission

From CNBC: Pre-Market Data and Bloomberg futures: the S&P futures are down 1 and DOW futures are slightly down.

Oil prices are down slightly with WTI futures at $85.96 per barrel and Brent at $109.03 per barrel. Gasoline prices have been falling.

Weekend:
• Summary for Week Ending Nov 9th
• Schedule for Week of Nov 11th

Two more questions this week for the November economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Tuesday, November 20, 2012

Thursday: Unemployment Claims, CPI, MBA Mortgage Delinquency Survey, Bernanke and much more

by Bill McBride on 11/14/2012 08:01:00 PM

November 15th is Doris "Tanta" Dungey's birthday. Happy Birthday T!

For new readers, Tanta was my co-blogger back in 2007 and 2008. She was a brilliant, writer - very funny - and a mortgage expert. Sadly, she passed away in 2008, and I like to celebrate her life on her birthday.

I strongly recommend Tanta's "The Compleat UberNerd" posts for an understanding of the mortgage industry. And here are many of her other posts.

On her passing, from the NY Times: Doris Dungey, Prescient Finance Blogger, Dies at 47, from the WaPo: Doris J. Dungey; Blogger Chronicled Mortgage Crisis, from me: Sad News: Tanta Passes Away

Thursday:
• At 8:30 AM, the initial weekly unemployment claims report will be released. The consensus is for claims to increase to 376 thousand from 355 thousand. Note: Claims are expected to increase following Hurricane Sandy.

• Also at 8:30 AM, the Consumer Price Index for October will be released. The consensus is for CPI to increase 0.1% in October and for core CPI to increase 0.2%.

• Also at 8:30 AM, the NY Fed Empire Manufacturing Survey for November. The consensus is for a reading of minus 5, up from minus 6.2 in October (below zero is contraction). I'm expecting a decline due to Hurricane Sandy.

• At 10:00 AM, MBA's 3rd Quarter 2012 National Delinquency Survey. As usual, I will be on the conference call and take notes.

• Also at 10:00 AM, the Philly Fed Survey for November. The consensus is for a reading of minus 4.5, down from 5.7 last month ( above zero indicates expansion).

• At 1:20 PM, Fed Chairman Ben Bernanke will speak, Housing and Mortgage Markets, At the HOPE Global Financial Dignity Summit, Atlanta, Georgia.

Unofficial Problem Bank list declines to 857 Institutions

by Bill McBride on 11/17/2012 04:34:00 PM

CR Note: The first unofficial problem bank list was published in August 2009 with 389 institutions. The number of unofficial problem banks grew steadily and peaked at 1,002 institutions on June 10, 2011. The list has been declining recently.

This is an unofficial list of Problem Banks compiled only from public sources.

Here is the unofficial problem bank list for Nov 16, 2012. (table is sortable by assets, state, etc.)

Changes and comments from surferdude808:

As anticipated, the OCC released its latest actions this Friday, which contributed to many changes to the Unofficial Problem Bank List. This week, there were seven removals and four additions that leave the list at 857 institutions with assets of $329.2 billion. A year ago, the list held 903 institutions with assets of $419.6 billion.

The OCC or the Federal Reserve terminated actions against The Citizens National Bank, Putnam, CT ($354 million Ticker: CTZR); Bankers' Bank of the West, Denver, CO ($348 million); North Cascades National Bank, Chelan, WA ($333 million); Incommons Bank, N.A., Mexia, TX ($98 million); Prairie National Bank, Stewardson, IL ($54 million); and Butte State Bank, Butte, NE ($42 million). Amazingly, the FDIC closed another bank in Georgia -- Hometown Community Bank, Braselton, GA ($134 million), which is the 84th failure in the state since 2008.

Additions this week include Roma Bank, Robbinsville, NJ ($1.7 billion); First National Bank, Ron ceverte, WV ($262 million); Interamerican Bank, A FSB, Miami, FL ($240 million); and St Tammany Homestead Savings and Loan Association, Covington, LA ($96 million).

We wish all readers a Happy Thanksgiving as the next update will be published after the holiday. As such, it is likely to be a quiet weekend as the FDIC will take the long weekend off from closings and they will likely not publish their latest actions until Friday the 30th.

Earlier:
• Summary for Week Ending Nov 16th
• Schedule for Week of Nov 18th

Monday, November 19, 2012

Monday: Existing Home Sales, Homebuilder Confidence

by Bill McBride on 11/18/2012 09:00:00 PM

First on the recession in the Euro Zone from Jim Hamilton: Europe in recession

The Business Cycle Dating Committee of the Centre for Economic Policy Research (the European counterpart of the U.S. NBER) last week issued a declaration that Europe entered a new recession a year ago, dating the business cycle peak at 2011:Q3.
This was pretty obvious a year ago.

Monday:
• At 10:00 AM ET, Existing Home Sales for October from the National Association of Realtors (NAR). The consensus is for sales of 4.74 million on seasonally adjusted annual rate (SAAR) basis. Sales in September 2012 were 4.75 million SAAR.  Economist Tom Lawler estimates the NAR will report sales at 4.84 million SAAR. Goldman Sachs is forecasting a decline in sales to 4.67 million, and Merrill Lynch is forecasting 4.60 million.

• Also at 10:00 AM, the NAHB will release their November homebuilder survey. The consensus is for a reading of 41, unchanged from October. Although this index has been increasing lately, any number below 50 still indicates that more builders view sales conditions as poor than good.

The Asian markets are green tonight, with the Nikkei up 1.5%.

From CNBC: Pre-Market Data and Bloomberg futures: the S&P futures are up 6 and DOW futures are up 46.

Oil prices are up slightly with WTI futures at $87.48 per barrel and Brent at $109.46 per barrel. Gasoline prices are still falling a little.

Weekend:
• Summary for Week Ending Nov 16th
• Schedule for Week of Nov 18th

And on mortgage delinquencies:
• Press Release: Q3 National Delinquency Survey
• Q3 MBA National Delinquency Survey Graph and Comments
• Mortgage Delinquencies by Loan Type in Q3
• Serious Mortgage Delinquencies and In-Foreclosure by State
• Percent of Mortgage Seriously Delinquent over time, Selected States

Two more questions this week for the November economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Table of Short Sales and Foreclosures for Selected Cities in October

by Bill McBride on 11/18/2012 05:26:00 PM

Economist Tom Lawler sent me the table below of short sales and foreclosures for a few selected cities in October. Keep this table in mind when the NAR releases existing home sales tomorrow.

The NAR headline number will probably be close to the 4.75 million SAAR in September, but there are other signs of significant change in the housing market. First, inventory has declined sharply, and there is very little inventory in many areas. Second, it appears that the share of conventional sales in certain markets has increased significantly (these are normal sales - not foreclosures or short sales). Both the decline in inventory, and the increase in conventional sales, are signs of moving towards a more normal housing market.

Look at the right two columns in the table below (Total "Distressed" Share for Oct 2012 compared to Oct 2011). In every area that reports distressed sales, the share of distressed sales is down year-over-year - and down significantly in most areas. The NAR will release some distressed sales measurements tomorrow from an unscientific survey of Realtors - and I have little confidence in the survey results - but these local reports suggest distressed sales have fallen sharply in many areas.

Also there has been a decline in foreclosure sales just about everywhere. Look at the middle two columns comparing foreclosure sales for Oct 2012 to Oct 2011. Foreclosure sales have declined in all these areas, and some of the declines have been stunning (the Nevada sales were impacted by a new foreclosure law).

Also there has been a shift from foreclosures to short sales. In most areas, short sales now far out number foreclosures, although Minneapolis is an exception with more foreclosures than short sales.

Imagine that the number of total sales doesn't change over the next year - some people would argue that is "bad" news and the housing market isn't recovering. But also imagine that the share of dis tressed sales declines 25%, and conventional sales increase to make up the difference. That would be a positive sign! As I noted a week ago, conventional sales in Sacramento were up 55% year-over-year in October (there were 2 more selling days in Oct 2012, but that is still a stunning increase). Too bad we don't have better national numbers on the share of distressed / conventional sales, but this table suggests some improvement.

Table from Tom Lawler:

Short Sales ShareForeclosure Sales ShareTotal "Distressed" Share
12-Oct11-Oct12-Oct11-Oct12-Oct11-Oct
Las Vegas44.7%25.4%11.6%48.1%56.3%73.5%
Reno40.0%32.0%12.0%38.0%52.0%70.0%
Phoenix26.2%29.2%12.9%35.6%39.1%64.8%
Sacramento35.7%26.8%12.0%37.3%47.7%64.1%
Minneapolis10.5%12.6%25.1%33.6%35.6%46.2%
Mid-Atlantic (MRIS)11.7%15.2%9.1%16.0%20.7%31.2%
California (DQ)*26.0%24.9%17.4%34.0%43.4%58.9%
Lee County, FL***20.4%19.8%16.4%33.7%36.8%53.5%
Hampton Roads VA    28.3%33.2%
Northeast Florida    44.7%48.4%
Chicago    42.5%43.6%
Charlotte    13.2%17.4%
Spokane WA  8.4%20.4%  
Memphis*  26.3%30.8%  
Birmingham AL  30.8%35.5%  
Metro Detroit  32.5%38.3%  
*share of existing home sales, based on property records
*** SF only

Sunday, November 18, 2012

Serious Mortgage Delinquencies and In-Foreclosure by State

by Bill McBride on 11/18/2012 10:15:00 AM

Last week the MBA released the results of their Q3 National Delinquency Survey. One of the key points was the difference in the number of mortgages in the foreclosure process between judicial and non-judicial foreclosure states.

The first graph below (repeat) is from the MBA and shows the percent of loans in the foreclosure process by state.

The second graph shows all stages of delinquency (and in-foreclosure) by states, sorted by the percent seriously delinquent (90+ days plus in-foreclosure).

Previous posts on Q3 delinquencies:
• Q3 MBA National Delinquency Survey Graph and Comments
• Mortgage Delinquencies by Loan Type in Q3

MBA In-foreclosure by stateClick on graph for larger image in graph gallery.

This graph is from the MBA and shows the percent of loans in the foreclosure process by state. Posted with permission.

The top states are Florida (13.04% in foreclosure down from 13.70% in Q2), New Jersey (8.87% up from 7.65%), Illinois (6.83% down from 7.11%), New York (6.46% down from 6.47%) and Nevada (the only non-judicial state in the top 13 at 5.93% down from 6.09%).

California (2.63% down from 3.07%) and Arizona (2.51% down from 3.24%) are now well below the national average.

< img alt="MBA Delinquency by Period" border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiGGOK3uU4cx48n-vdDzozLkOj1TmLYB2eGy5EYWIFPhWGHrB4m5JI6YKeGSvqBawsBDBvXrCOY2zF0gWhXN7-QYZQjLXvo-UYHTp0P33dzar_-dyzemyX8BBEsIeOiCcrunrYCwkdazvQ/s320/MBAState2Q32012.jpg" />The second graph includes all delinquent loans (sorted by percent seriously delinquent).

Florida and New Jersey have the highest percentage of serious delinquent loans, followed by Nevada, Illinois, New York, Maine and Maryland. Nevada still leads with the highest percent of loans 90+ days delinquent.

Previous high delinquency states like California and Arizona are now well down the list.

Industrial Production decreased 0.4% in October due to Hurricane Sandy, Capacity Utilization decreased

by Bill McBride on 11/16/2012 09:15:00 AM

From the Fed: Industrial production and Capacity Utilization

Industrial production declined 0.4 percent in October after having increased 0.2 percent in September. Hurricane Sandy, which held down production in the Northeast region at the end of October, is estimated to have reduced the rate of change in total output by nearly 1 percentage point. The largest estimated storm-related effects included reductions in the output of utilities, of chemicals, of food, of transportation equipment, and of computers and electronic products. In October, the index for manufacturing decreased 0.9 percent; excluding storm-related effects, factory output was roughly unchanged from September. The output of utilities edged down 0.1 percent in October, and production at mines advanced 1.5 percent. At 96.6 percent of its 2007 average, total industrial production in October was 1.7 percent above its year-earlier level. Capacity utilization for total industry decreased 0.4 percentage point to 77.8 percent, a rate 2.5 percentage points be low its long-run (1972--2011) average.
emphasis added
Industrial Production Click on graph for larger image.

This graph shows Capacity Utilization. This series is up 10.9 percentage points from the record low set in June 2009 (the series starts in 1967).

Capacity utilization at 77.8% is still 2.5 percentage points below its average from 1972 to 2010 and below the pre-recession level of 80.6% in December 2007.

Note: y-axis doesn't start at zero to better show the change.

Capacity Utilization The second graph shows industrial production since 1967.

Industrial production decreased in October to 96.6. This is 15% above the recession low, but still 4.1% below the pre-recession peak.

IP was slightly below expectations due to the impact of Hurricane Sandy. We will probably see some bounce back over the next couple of months.

All current manufacturing graphs

Saturday, November 17, 2012

Summary for Week Ending Nov 16th

by Bill McBride on 11/17/2012 05:01:00 AM

Hurricane Sandy impacted the economic data released last week, especially retail sales, industrial production and initial weekly unemployment claims.  The Fed reported that Sandy "reduced the rate of change in total output by nearly 1 percentage point".  Also the Philly Fed and Empire State manufacturing surveys were weak due to Sandy.  Since we are usually looking for the trend in the data, we have to be careful to look through short term event driven increases or decreases in the data. Overall I'd expect the data to return to trend fairly quickly.

Most of the discussion last week was related to the "fiscal slope", or more accurately, how much austerity the US should enact in 2013. This will be an ongoing discussion, and I expect some reasonable compromise to be reached - although I expect taxes will increase on just about everyone in 2013 with a combination of the payroll tax cut expiring and tax rates for higher income earners increasing.

Fed Chairman Ben Bernanke spoke this week and expressed concern that mortgage lending standards might be "overly tight". Also the FOMC minutes suggested the Fed is considering setting unemployment rate and inflation thresholds for raising the Fed Funds rate. I'll have more on thresholds before the FOMC meeting in December.

There was some good news on mortgage delinquencies. The MBA reported that delinquencies declined again in Q3, although they believe there is several years of "in foreclosure" inventory that still needs to be resolved.

Here is a summary of last week in graphs:

• Retail Sales declined 0.3% in October

Retail Sales Click on graph for larger image.

On a monthly basis, retail sales declined 0.3% from September to October (seasonally adjusted), and sales were up 3.8% from October 2011.  Sales for September were revised up to a 1.3% increase (from 1.1% increase).

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

This was below the consensus forecast for retail sales of a 0.2% declined in October. However the increase in September was revised up, and most of this decline was related to Hurricane Sandy (there should be some bounce back soon).

• Industrial Production decreased 0.4% in October due to Hurricane Sandy, Capacity Utilization decreased

Industrial Production The Fed reported: "Hurricane Sandy, which held down production in the Northeast region at the end of October, is estimated to have reduced the rate of change in total output by nearly 1 percentage point."

This graph shows Capacity Utilization. This series is up 10.9 percentage points from the record low set in June 2009 (the series starts in 1967).

Capacity utilization at 77.8% is still 2.5 percentage points below its average from 1972 to 2010 and below the pre-recession level of 80.6% in December 2007.

Note: y-axis doesn't start at zero to better show the change.

Capacity Utilization This  graph shows industrial production since 1967.

Industrial production decreased in October to 96.6. This is 15% above the recession low, but still 4.1% below the pre-recession peak.

IP was slightly below expectations due to the impact of Hurricane Sandy. We will probably see some bounce back over the next couple of months.

All current manufacturing graphs

• Weekly Initial Unemployment Claims increased sharply to 439,000

The DOL reported: "In the week ending November 10, the advance figure for seasonally adjusted initial claims was 439,000, an increase of 78,000 from the previous week's revised figure of 361,000."

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 383,750.

This sharp increase is due to Hurricane Sandy as claims increased significantly in the impacted areas. Note the spike in 2005 related to hurricane Katrina - we are seeing a similar impact, although on a smaller scale.

Weekly claims were higher than the consensus fore cast.

All current Employment Graphs

• Key Measures show low inflation in October

Inflation MeasuresThis graph shows the year-over-year change for four key measures of inflation. On a year-over-year basis, the median CPI rose 2.2%, the trimmed-mean CPI rose 1.9%, the CPI rose 2.2%, and the CPI less food and energy rose 2.0%. Core PCE is for September and increased 1.7% year-over-year.

On a monthly basis, two of these measure were above the Fed's target; median CPI was at 2.3% annualized, core CPI increased 2.2% annualized. However trimmed-mean CPI was at 1.7% annualized, and core PCE for September increased 1.4% annualized. These measures suggest inflation is close to the Fed's target of 2% on a year-over-year basis.

The Fed's focus will probably be on core PCE and core CPI, and both are at or below the Fed's target on year-over-year basis.

• MBA: Mortgage Delinquencies decreased in Q3

MBA Delinquency by PeriodThe MBA reported that 11.47 percent of mortgage loans were either one payment delinquent or in the foreclosure process in Q3 2012 (delinquencies seasonally adjusted). This is down from 11.85 percent in Q2 2012.

From the MBA: Mortgage Delinquency and Foreclosure Rates Decreased During Third Quarter

This graph shows the percent of loans delinquent by days past due.

Loans 30 days delinquent increased to 3.25% from 3.18% in Q2. Thi s is just above 2007 levels and around the long term average.

Delinquent loans in the 60 day bucket decreased to 1.19% in Q3, from 1.22% in Q2.

The 90 day bucket decreased to 2.96% from 3.19%. This is still way above normal (around 0.8% would be normal according to the MBA).

The percent of loans in the foreclosure process decreased to 4.07% from 4.27% and is now at the lowest level since Q1 2009.

Q3 MBA National Delinquency Survey Graph and Comments

by Bill McBride on 11/15/2012 11:13:00 AM

A few comments from Mike Fratantoni, MBA’s Vice President of Research and Economics, on the Q3 MBA National Delinquency Survey conference call.

• Significant drop in "shadow inventory" with the declines in the 90+ day delinquency and in foreclosure categories.

• This was the largest decline in foreclosure inventory ever recorded.

• Significant difference between judicial and non-judicial states. The judicial foreclosure inventory was at 6.61%, and the non-judicial inventory was at 2.42%. Both are now declining.

• There has been "dramatic" improvement in California and Arizona. Overall there is continued improvement, "perhaps more quickly than expected".

• There has been some improvement in FHA delinquencies because of the strong credit quality of recent originations. Most of the delinquent loans are from the 2008 and 2009 vintages.

MBA In-foreclosure by stateClick on graph for larger image in graph gallery.

This graph is from the MBA and shows the percent of loans in the foreclosure process by state. Posted with permission.

The top states are Florida (13.04% in foreclosure down from 13.70% in Q2), New Jersey (8.87% up from 7.65%), Illinois (6.83% down from 7.11%), New York (6.46% down from 6.47%) and Nevada (the only non-judicial state in the top 13 at 5.93% down from 6.09%).

As Fratantoni noted, California (2.63% down from 3.07%) and Arizona (2.51% down from 3.24%) are now well below the national average.

MBA Delinquency by Period The second graph shows the percent of loans delinquent by days past due.

Loans 30 days delinquent increased to 3.25% from 3.18% in Q2. This is just above 2007 levels and around the long term average.

Delinquent loans in the 60 day bucket decreased to 1.19% in Q3, from 1.22% in Q2.

The 90 day bucket decreased to 2.96% from 3.19%. This is still way above normal (around 0.8% would be normal according to the MBA).

The percent of loans in the foreclosure process decreased to 4.07% from 4.27% and is now at the lowest level since Q1 2009.

Note: "MBA’s National Delinquency Survey covers 41.8 million loans on one-to-four-unit residential properties, representing approximately 88 percent of all “first-lien” residential mortgage loans outstanding in the United States. This quarter’s loan count saw a decrease of about 733,000 loans from the previou s quarter, and a decrease of 1,752,000 loans from one year ago. Loans surveyed were reported by approximately 120 lenders, including mortgage banks, commercial banks and thrifts."

Friday, November 16, 2012

Mortgage Delinquencies by Loan Type in Q3

by Bill McBride on 11/16/2012 11:25:00 AM

The following graphs show the percent of loans delinquent by loan type based on the MBA National Delinquency Survey: Prime, Subprime, FHA and VA. First a table comparing the number of loans in Q2 2007 and Q3 2012 so readers can understand the shift in loan types.

Both the number of prime and subprime loans have declined over the last five years; the number of subprime loans is down by about 32%. Meanwhile the number of FHA loans has more than doubled and VA loans have increased sharply.

Note: There are about 41.8 million first-lien loans in the survey, and the MBA survey is about 88% of the total. In the MBA universe, there are under 600 thousand seriously delinquent FHA loans. However, in the entire market, according to the FHA, there are over 700 thousand seriously delinquent FHA loans.

For Prime and Subprime, a majority of the seriously delinquent loans were originated in the 2005 to 2007 period - and these loans are still in the process of being r esolved through foreclosure or short sales. However, for the FHA, about 45% of the seriously delinquent loans were originated in 2008 and 2009. That is the period when private capital disappeared, and the FHA share of the market increased sharply.

Luckily the FHA had a small market share in 2005 and 2006; however they did make quite a few bad loans in that period because of seller financed Downpayment Assistance Programs (DAPs). These were programs that allowed the seller to give the buyer the downpayment through a 3rd party "charity" (for a fee of course). The buyer had no money in the house and the default rates were absolutely horrible. (The DAPs were finally eliminated in late 2008).

MBA National Delinquency Survey Loan Count
Q2 2007Q3 2012ChangeQ3 2012 Seriously Delinquent
Prime33,916,83029,242,787-4,674,0431,371,487
Subprime6,204,5354,207,315-1,997,220914,670
FHA3,030,2146,770,1343,739,920578,169
VA1,096,4501,553,812457,36268,989
Survey Total44,248,02941,774,048-2,473,9812,933,316

MBA Delinquency by Period Click on graph for larger image.

First a repeat: This graph shows the percent of loans delinquent by days past due. Loans 30 days delinquent increased to 3.25% from 3.18% in Q2. This is just above 2007 levels and around the long term average.

Delinquent loans in the 60 day bucket decreased to 1.19% in Q3, from 1.22% in Q2.

The 90 day bucket decreased to 2.96% from 3.19%. This is still way above normal (around 0.8% would be normal according to the MBA).

The percent of loans in the foreclosure process decreased to 4.07% from 4.27% and is now at the lowest level since Q1 2009.

Note: Scale changes for each of the following graphs.

Prime Mortgage Loans Delinquent The second graph is for all prime loans.

This is the category with the most seriously delinquent loans. Back in early 2007 when Fed Chairman Ben Bernanke said "the problems in the subprime market seems likely to be contained", my former co-blogger Tanta responded "We are all subprime!" - she was correct.

Since there are far more prime loans than any other category (see table above), about 47% of the loans seriously delinquent now are prime loans - even though the overall delinquency rate is much lower than other loan types.

Subprime Mortgage Loans Delinquent This graph is for subprime. This category gets most of the attention - mostly because of all the terrible loans made through the Wall Street "originate-to-distribute" model and sold as Private Label Securities (PLS). Not all PLS was subprime, but the worst of the worst loans were packaged in PLS.

Although the delinquency rate is still very high, the number of subprime loans has declined sharply.

FHA Mortgage Loans Delinquent This graph is for FHA loans. It might surpri se people, but the percent of FHA delinquent loans (not including in foreclosure) is at the lowest level in a decade. That is because the recently originated loans (2010 through 2012) are performing very well, and the FHA originated a large number of loans in that period.

Of course there are still a large number of loans in the foreclosure process, and the remaining DAPs and the loans originated in 2008 and 2009 are performing poorly.

VA Mortgage Loans DelinquentThe last graph is for VA loans. This is a fairly small but growing category (see table above).

The good news is every category is improving. There are still quite a few subprime loans that are in distress, but the real keys going forward are prime l oans and FHA loans.