New Homes Sales Drops by Record Amount

Sales of new homes dropped 33% from just one month ago. There is no bigger sign than the data released today that the housing tax credit pulled forward demand as I said would happen last year.

The drop in new home sales is shocking

  • New Home Sales for May 2010 :  300K Vs. 410K expected (-33% M/M)
  • April new home sales revised lower : 504K to 446K
  • Median price $200.9K (new record low since Dec 2003)
  • Months supply: 8.5 vs. 5.8 in April
  • REGIONS: Northeast sales -33.3%; Midwest sales -23.9%, South sales -25.4%, West Sales -53.2%

With the ‘months of supply’ going up this means only one thing… further declines in housing prices still to come.




More on this topic (What's this?) Read more on New Home Sales at Wikinvest

Realtors Helped Create The Housing Disaster

A realtor sells a house for a family, he or she makes a commission (usually 6%). With only very few exceptions, most realtors don’t give a crap about who they are working for (you the seller or the buyer). No, they are only in it for the commission and they will do or say whatever is necessary to “get that sale”.

Realtors played a major role in creating the housing bubble. With some realtors having established close relationships with banks, brokers, appraisers, and anyone that could assist with ‘making the deal’ go through, all for the that coveted prize of the commission.

Consider this television commercial from 2005  -

 

The homeowners (husband in this case) was apprehensive about the purchase. But Suzanne the realtor did the numbers and said they could do it. In real life this couple would probably be in a home that is now worth less than their mortgage.

The former Chief Economist at the National Association of Realtors, David Lereah, wrote two books during the housing bubble:

lereah bookcover 2005 thumb Realtors Helped Create The Housing Disaster  LereahNotBust thumb Realtors Helped Create The Housing Disaster

While he was working for the National Association of Realtors he wrote these now comical books. The point here is that everyone in the realtor industry, from the NAR all the way down to the individual realtor had one interest… to make that sale. You being able to comfortably afford the home was meaningless to the realtor. Think about this, have you ever heard a realtor tell you that this is a bad time to buy a house? Chances are no, to a realtor there is never a bad time to buy a house. Once the sale is made your realtor is out of there in a flash.

There are some good realtors out there, as with any profession there will always be some good ones in the mix. But in my view, for every 1 good realtor there are 9 bad ones. And the NAR is an organization that should be dissolved.

Someone created the title for David Lereah’s third book in the series, although this one never made it to press.

david-lereah oh shit

Need a realtor? Think very carefully about who you choose. Find that one good one out of the 10 if at all possible.




Q4 GDP, Jobs, Health Care Reform, Housing, and the Stock Market

What a week we have been through. The situation with Greece seems to change by the hour with battles between the European Union, the IMF, and Chancellor Merkel of Germany. Greece is rumored to try and go to the market this coming week with a bond sale.

Greece will issue Eurobonds next week in order to test the rescue plan – Greece plans to borrow about €5B before end of March – Source: news wire

Q4 GDP

The final Q4 GDP came in and it was a bit lower than expected (5.6) with the downward revision mostly coming from lower consumer spending growth (1.6% vs 2.8% prior) as well as more weakness in the real estate markets.

A significant reason why the Q4 GDP was a high as it is, even after the downward revision, is the buildup of inventories. As stockpiles of goods were allowed to dwindle in 2009 to save cash this has led to a surge of inventory buildup as companies begin to add goods to their inventories for the expected return of consumers in droves. When purchasing agents all hit the manufacturers at once to build up some stockpiles it creates a surge in virtually all manufacturing sectors. This is what created a GDP to go from below zero to a suddenly positive number of 5.6%.

The reason, which I have opined previously, that the GDP witnessed in Q4 will not be repeatable is simple, the surge of inventory buildup is a one off event. At best, manufacturing will curtail again as the inventory buildup is completed. Now comes the consumers, if the inventory buildup exceeds the consumer demand then purchasing agents will once again be scaling down future orders. If consumers have reached a new “comfort level” of buying frugally, then it’s very clear that inventory stockpiles will only be maintained at a status quo level, not growing stockpiles which would mean a stagnant manufacturing sector.

With everything hanging on the consumer it becomes clear to me that irrespective of any pent up demand for goods, the longer term outlook remains weak. With unemployment still hanging near 10% (closer to 17% when counting those who are forced to work part time for lack of full time work), a housing market that is still in shambles, and foreclosures still rising which I don’t expect to see any major turn in the numbers until late 2011 or early 2012 at best, and consumer credit still in a contraction trend then how is it the consumers will be bouncing back to pre 2007 levels?

Housing Market – Government keeps blowing air into the balloon

Instead of letting the natural supply and demand system establishing market prices, the government keeps trying to blow air into the already deflating balloon. We learned just yesterday that the Obama administration is attempting to get banks to write down more mortgages to aid those who are underwater. Additionally, the administration is also considering payment assistance to those who are unemployed.

While all of this may be good in the short term for those who are underwater with their mortgages or unemployed, it continues to stall the natural process of price discovery in the markets. The governments attempts to salvage the housing market is keeping prices at artificial levels. In other words, the government is doing everything possible to keep the housing bubble from deflating any further – at taxpayer expense. And creating a false hope that prices will skyrocket upwards in the coming months and years.

The only way to correct the housing market problem for the long term is to allow the excess debt to be taken out of the equation. I understand this will be a painful process, but it is necessary to “reset” the entire market. All government efforts to keep the balloon from deflating any further only prolongs the pain. Those who believe the housing bubble of the past decade will return will be disappointed, and this will lead to further stresses in the housing market as speculation is once again rolling the dice that the bubble will come back.

Jobs

The weekly jobless claims data that was released on Thursday showed no let up in the number of people seeking unemployment insurance benefits. It is holding steady at approximately 450,000 each week. Next week the monthly unemployment report will be issued (on April 2nd). Expectations are that the report will show a positive job growth for the first time in nearly 2 years. But if it does show job growth, how much of it will be a direct result of the temporary hiring the government is doing now for the 2010 Census effort? Please consider my post on employment impact of the 2010 Census.

Health Care Reform

It passed, now we have to live with it. Already there are scattered reports of individual polices experiencing increasing premiums following the President’s signing the bill into law. Large and small companies have already reported that the changes to the health insurance laws will impact revenues for 2010 as they will be forced to spend more on health insurance for the employees. AT&T reported yesterday that it will cost upwards of $1 Billion in 2010 alone.

AT&T Corp Discloses forecasts $1B non cash charge in Q1 due to health care reform – filing

- Included among the major provisions of the law is a change in the tax treatment of the Medicare Part D subsidy. AT&T Inc. ("AT&T") intends to take a non-cash charge of approximately $1 billion in the first quarter of 2010 to reflect the impact of this change. As a result of this legislation, including the additional tax burden, AT&T will be evaluating prospective changes to the active and retiree health care benefits offered by the company.

Similar statements were issued by 3M, Caterpillar, and John Deere in the past two days. If large companies will be facing higher costs then it is likely to have an impact on employment levels and/or benefits for retirees. This could place even more stresses on the already broken Medicare system.

But it is not the large companies that I worry about, it is the small companies with at least 50 employees that will be facing a choice of providing health insurance at great costs or no insurance at all and simply pay the yearly penalty to the government, which for some companies will be cheaper than paying for health insurance.

While the debate on the merits and demerits of the new law continues, I see it as a disaster for the economy and the public at large. Because so much of the new law does not go into effect until months and years later it allows the health insurance companies to gouge their customers before they must adhere to the new regulations. Much like the credit card companies did over the past 8 months before that law went into effect.

The Market

The stock market remains jittery and on the edge. Following the health care reform bill becoming law two bond auctions were held, and both were bad. This sent yields higher as the bond market is having a hard time absorbing all of the notes being sold by the government and the increasing threat of the increasing deficit. Together these two factors gave the bond market a shock this week and should this continue we are likely to see interest rates rising significantly in the months to come.

But Ben Bernanke will either be forced to raise the Fed Funds rate or drain liquidity in order to control yields. Either situation would not be good for the equity market at this time.

The equity market continues to hover around resistance levels, remains extremely over bought, and sentiment indicators that show extremes are upon us. All of the ingredients for a significant turn in the markets.

Downgrades of $537 Billion of RMBS Highly Likely

From the ‘ouch’ files:

Standard & Poors has said it is highly likely that it will downgrade residential mortgage backed securities (RMBS), those securities have a current reported balance of $537.9 Billion (down from $962 Billion). The action, if taken, would downgrade 12,000 classes of prime, subprime, and Alt-A securities issued from 2005 through 2007.

It is the losses that these securities are experiencing that has put the downgrade in the category of ‘highly likely’.

And this from the New York Times:

[…]The number of Americans who owed more than their homes were worth was virtually nil when the real estate collapse began in mid-2006, but by the third quarter of 2009, an estimated 4.5 million homeowners had reached the critical threshold, with their home’s value dropping below 75 percent of the mortgage balance.

They are stretched, aggrieved and restless. With figures released last week showing that the real estate market was stalling again, their numbers are now projected to climb to a peak of 5.1 million by June — about 10 percent of all Americans with mortgages.

“We’re now at the point of maximum vulnerability,” said Sam Khater, a senior economist with First American CoreLogic, the firm that conducted the recent research. “People’s emotional attachment to their property is melting into the air.” […]

The housing market will continue to deteriorate well into 2010, and perhaps even into 2011 before there is a significant bottom in housing prices. Nothing to date suggests that the housing market is recuperating from its drug induced (easy and unethical lending practices)high that the banks brought onto the market.

The patient (housing market) is still dying, however the banks and the Obama administration keep trying to pump more and more of the same drug that killed it in the first place, right into its heart.

Loss Projections For Jumbo RMBS Rises

Moody’s issued a substantial report after the market closed today. The report, which evaluates the loss projections for jumbo loans and the associated RMBS has been updated to reflect continued deterioration in the market.

Moody”s Updates Loss Projections For ”05, ”06, ”07 and ”08 Jumbo Rmbs

- On average, Moody”s is now projecting cumulative losses of about 1.70% for 2005 securitizations, 3.55% for 2006 securitizations, 5.05% for 2007 securitizations and 6.20% for 2008 securitizations (all loss projections are reported as a percentage of original balance of loans securitized for each vintage).

- As a result, it has placed 4,988 tranches of Jumbo RMBS with an original balance of $240.7 billion and current outstanding balance of $173.3 billion, on review for possible downgrade.
- Approximately 70% of the senior securities issued in 2005 are expected to maintain investment grade ratings.
- The remaining senior securities from this vintage are expected to migrate to Ba/B ratings.
- A vast majority of the senior securities issued in 2006 are expected to migrate to a rating ranging from Baa1 to B3 or, in the case of about 35% of the senior securities, to ratings below B3.
- For senior securities issued in 2007, about 20% are expected to migrate to a Ba1-Ba3 rating.
- The majority of the senior securities from this vintage are expected to migrate to ratings below B3.
- In all cases, super senior bonds which are supported by other senior securities that are first in line to take losses once subordinate bonds are written down will benefit from the additional credit protection and could maintain investment grade ratings.

- Moody”s concludes that in most cases, subordinate securities from 2006, 2007 and 2008 transactions will likely be completely written down.
- Moody”s is likely to downgrade the ratings of these securities to Ca or C.

- The rating agency says that during the last six months, Jumbo mortgage loans backing 2005 to 2008 securitizations have shown substantial increases in serious delinquencies and decreases in prepayment rates — levels that are unprecedented for this asset class.
- Borrowers who are 60 or more days delinquent on their payments, have had foreclosure proceedings started against them or properties that are held for sale comprise 1.6%, 2.9%, 3.6% and 3.75% for the 2005, 2006, 2007 and 2008 vintages respectively.

- Moody”s is estimating that eventual default rates for borrowers who become seriously delinquent by end of 2009 on jumbo pools from 2005, 2006, 2007 and 2008 vintages will be 2.3%, 3.9%, 5.0%, and 6.2% respectively (reported as a percentage of original pool balance).
- Because Moody”s expects a further 11% decline in home prices, it has assumed average losses on defaulting jumbo mortgages to be approximately 40% — which is higher than historical severities.
(emphasis added)

More on this topic (What's this?)
WSJ: 30% Down Payments, $69k Homes
SF median home price jumps 12%
RMBS LOSS ESTIMATES UP SHARPLY
Read more on Jumbo, Residential Mortgage-Backed Securities (RMBS) at Wikinvest

Record Number of Homes Sit Vacant

Bloomberg Reports:

A record 19 million U.S. houses stood empty at the end of 2008 as banks seized homes faster than they could sell them and prices continued to fall.

The fourth quarter’s all-time high was 6.7 percent above a year ago when 17.8 million properties were vacant, the U.S. Census Bureau said in a report today. The vacancy rate, the share of empty homes for sale, rose to 2.9 percent in the last quarter, the most in data that goes back to 1956.

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