Housing recovery hinges on mortgage supply

Commentary: Outstanding mortgages now below $10 trillion for first time since 2005

BY LOU BARNES, FRIDAY, DECEMBER 7, 2012.

Inman News®

<a href="http://www.shutterstock.com/pic.mhtml?id=97779053" target="_blank">Mortgaged home</a> image via Shutterstock.
Mortgaged home image via Shutterstock.

Markets are very quiet despite the usual first-week-of-month flood of new data. In the last week the 10-year T-note has not traded above 1.63 percent nor below 1.58 percent, and mortgages are holding just below 3.5 percent depending on borrower and property.

The November payroll survey estimate arrived with a 146,000-job gain. That’s better than forecast but garbled by Sandy, and we cannot know whether up or down. The unemployment rate fell to 7.7 percent, but may have been more distorted by Sandy than payrolls: The percent of unemployed fell because the surveyed workforce shrank.

“I’m calling from the Bureau of Labor Statistics. If you are not at work, do you still have a job but just can’t get to it? Have you quit looking for work because you’re demoralized, or because a tree fell on your car? Hello? Hello? You’re too cold to talk? You don’t seem to understand how important this call is to the nation. Hello? Is your phone out? Yes, I know that if it were we wouldn’t be talking. No need to be insulting.”

The Institute for Supply Management (“Purchasing Managers” in old days) takes two surveys at the end of each month. The manufacturing survey for November dumped two points from October to 49.5, the worst since 2009. The second one, for the service sector, rose to 54.7 from 52.3 in October. Tend to trust the manufacturing number: It has longer history, four decades versus one.

This morning the University of Michigan released its consumer confidence survey for December. It had been on a rising trend since late summer, up to 82.7 last month and was expected to stay there or higher, and instead tanked to 74.5. Economy rolling over? Republicans who just discovered who won in November? Nobody knows.


Without added mortgage supply, a genuine housing recovery lives only in the minds of the pollyannas.

Intermission for Fiscal Cliff. The election has brought order to Republicans, most of whom understand they could have had a better deal in 2011. House Speaker John Boehner fired two unruly Tea Pots from their committee posts, and South Carolina Republican Sen. Jim DeMint resigned altogether, headed for the Heritage Foundation, where he can screech in its phone booth undisturbed.

President Obama has less feel for his tax base and the economy than Mitt Romney for the people, but this time might not overreach his way out of a deal in plain sight. I think chances have reversed two bad weeks and improved now.

Back to reality. Each quarter the Fed releases Z-1, describing the movement and landing place of every buck in the financial system. Some new numbers are striking.

The net worth of U.S. households in the last 90 days rose by $1.7 trillion. Feel that?

Didn’t think so. A mere wobble in a base of $64 trillion. Which by the way is not a shabby net worth. Over the last year the wobbles have combined for genuine progress, a gain of $4.5 trillion.

The Fed estimates recovery of $1 trillion of the $7 trillion in home equity lost since 2006, a long way to go but moving. The other $3.5 trillion gained is in financial assets, most buried out of sight in pension funds, insurance company reserves, and retirement accounts, slow and quiet, but real.

Included in Z-1 are mortgage accounts. Yesterday’s release shows a pickup in post-Bubble plodding in some places, but a total stall in another. The overall figure contains both the good and the troublesome news: Aggregate U.S. residential mortgages have fallen by $88 billion in 90 days, $289 billion in the last year, and are now below $10 trillion for the first time since 2005 (from the $11.2 trillion peak in 2007).

Some of the overall decline is from overdue write-offs. Loans also disappear via sales and refis, but there is little of that in the worst stuff. The trash in private-label MBS is down to $936 billion from $2.2 trillion in 2007. Home equity loans (including seconds) from a same-year peak at $1.13 trillion have fallen to $790 billion.

The bad news: Without added mortgage supply, a genuine housing recovery lives only in the minds of the Pollyannas. The nation’s sole supply of new mortgages, Fannie-Freddie-FHA-VA, has been the same since 2009, about $5.8 trillion. All other sources, the “private” dreamland of government-haters, are just as inert as they have been since 2007.

When these mortgage aggregates begin to rise, then we’ll know that housing really is healing, and the economy with it.

Thanks to Bill McBride at www.calculatedriskblog.com, and his best-in-biz charts. He is more optimistic about today’s employment numbers, but I can’t see any of the “sustainable” progress here that the Fed is looking for, and expect them at their meeting next week to continue and even amplify QE3.


Graph via Calculated Risk Blog.

Lou Barnes is a mortgage broker and nationally syndicated columnist based in Boulder, Colo. He can be reached at lbarnes@pmglending.com.

 

Courtesy of your Arcadia Real Estate Agent

Housing gains boost Fed’s money easing as rally spurs growth

In this Feb. 8 photo, two workers carry a window for a home under construction in a new subdivision by Toll Brothers in Yardley, Pa. A revival in the U.S. housing market is amplifying the impact of the Federal Reserve's efforts to spur the world's largest economy.

In this Feb. 8 photo, two workers carry a window for a home under construction in a new subdivision by Toll Brothers in Yardley, Pa. A revival in the U.S. housing market is amplifying the impact of the Federal Reserve’s efforts to spur the world’s largest economy. / ALEX BRANDON/AP
Written by
Jeff Kearns and Shobhana Chandra
Bloomberg News

A revival in the U.S. housing market is amplifying the impact of the Federal Reserve’s efforts to spur the world’s largest economy.

Home values boosted by record-low mortgage rates are helping improve the finances of both households and banks. That’s easing the flow of credit, providing a further boost to the housing market and the economy, say economists at Bank of America Corp. and Deutsche Bank AG.

“We’re in the very early stages of a reinforcing cycle,” said Michelle Meyer, a New York-based senior economist at Bank of America, the second-biggest U.S. lender by assets. “The Fed has been quite impactful.”

Meyer predicts monthly housing starts could exceed 1 million at an annual rate by the end of 2013, compared with 894,000 in October.Residential construction may add to economic growth this year for the first time since 2005, boosting gross domestic product by 0.3 percentage point, said Deutsche Bank’s Joseph LaVorgna. That contribution may double next year and reach 1 percentage point when related industries such as furnishings and remodeling are added, he said.

“The one thing missing from this economic recovery was a healthy contribution from housing, and we might finally be on the cusp of that,” said LaVorgna, chief U.S. economist for Deutsche Bank in New York, who predicts GDP may grow about 2.5 percent in 2013. “Housing is going to be integral to the economy. We’re assuming it continues to do some of the heavy lifting.”

The Fed in September announced it would buy $40 billion a month in mortgage-backed securities in its third round of so- called quantitative easing.

The central bank’s purchases of housing debt have helped drive borrowing costs to all-time lows. The average fixed rate on a 30-year mortgage was 3.32 percent last week, close to the prior’s week’s 3.31 percent that was the lowest on record, according to Freddie Mac.

U.S. home prices jumped 6.3 percent in October from a year earlier, the biggest increase since June 2006, data provider CoreLogic Inc. said today.

Combined sales of new and existing dwellings climbed to a 5.16 million annual pace in October, up 40 percent from July 2010, which was the lowest since comparable data began in 1999. The S&P/Case-Shiller index of home prices in 20 cities climbed 3 percent in September from a year earlier, the biggest gain since July 2010.

‘An Accelerator’

“Monetary policy is working,” said Yelena Shulyatyeva, a U.S. economist at BNP Paribas SA in New York. “What we’ve seen is a very robust housing recovery this year, particularly in prices. It’s kind of an accelerator for other sectors of the economy, consumption in particular.”

Stronger demand is boosting sales at builders such as Toll Brothers Inc., the largest U.S. luxury-home builder, which today said revenue jumped 48 percent to $632.8 million in the three months ended Oct. 31, while net contracts signed surged 75 percent.

The Standard & Poor’s Supercomposite Homebuilding Index, which includes Toll Brothers and PulteGroup Inc. among its 11 members, has climbed 77 percent this year, compared with a 12 percent increase for the broader S&P 500 Index. PulteGroup, up 171 percent this year, is the biggest gainer in the S&P 500.

The benchmark gauge of U.S. equities slumped 0.1 percent to 1,407.84 as of 3 p.m. in New York. The yield on the 10-year Treasury note retreated 0.01 percentage point to 1.61 percent

“If we can get ourselves into a positive, virtuous circle here with rising house prices, rising construction, improving employment, I think that part of that process will be easing of mortgage-lending conditions,” Fed Chairman Ben S. Bernanke said Nov. 20 in response to audience questions after a speech in New York.

The central bank’s efforts “are having the desired effects” by reducing mortgage rates, San Francisco Fed President John Williams said in a Nov. 14 speech, and the housing rebound “should be a key driver of economic growth.”

To be sure, housing is “far from being out of the woods,” in Bernanke’s words. Sales and prices are below pre-crisis levels, and about 20 percent of borrowers owe more than their homes are worth, Bernanke said in Nov. 15 speech in Atlanta. Residential investment now accounts for 2.5 percent of nominal GDP, down from a peak of 6.3 percent in 2005.

Hurdles Remain

Builders sold fewer new homes than forecast in October and purchases were revised down for the prior month, showing the industry still faces hurdles such as an unemployment rate that’s stuck around 8 percent three years into the economic recovery.

Williams last month said the central bank will probably start buying $45 billion a month of Treasuries next year in addition to the current $40 billion of debt purchases. The policy-setting Federal Open Market Committee meets Dec. 11-12.

“The unemployment rate remains unacceptably high,” New York Fed President William C. Dudley said in a speech yesterday.

Still, for those with jobs, low interest rates are a boon. Among them are Danny and Pat Yorkovich, who decided to buy a bigger house after 18 years in their current residence. They signed a contract on a new, three-bedroom ranch-style home in Charlotte, North Carolina, in November.

“The interest rates were good,” said Danny Yorkovich, 44, who works as an office manager. “We didn’t owe anything on the home we had, and had been saving up and waiting for the right time to purchase.”

New-home sales ripple through the economy as buyers spend an average of $8,000 on household items, including furniture, appliances and landscaping, according to David Crowe, chief economist for the Washington-based National Association of Home Builders.

That’s benefiting companies like Atlanta-based Home Depot Inc., the largest U.S. home-improvement retailer, and Lowe’s Cos., the second-biggest, which both reported higher third- quarter profit as sales rose. Shares of Home Depot have climbed 53 percent this year, while Mooresville, North Carolina-based Lowe’s is up 40 percent.

Even those who aren’t moving are spending more on furnishing and remodeling, according to Robert Niblock, chief executive officer of Lowe’s.

“The bottoming of home values gives that homeowner psychological permission to spend on their homes again,” Niblock said in a Nov. 19 telephone interview.

Cutting Debt

Household finances are improving, putting consumer demand on a stronger footing. Americans have cut debt by $1.37 trillion from the peak in 2008, according to Federal Reserve Bank of New York data. Household indebtedness shrank by $74 billion to $11.31 trillion during the third quarter.

Lending tied to real estate is reviving. After six years of declines, home equity lines of credit will rise 30 percent to $79.6 billion in 2012, the highest level since the start of the financial crisis in 2008, according to Moody’s Corp.

The Fed’s record easing policy is “a very big part” of why banks are becoming more inclined to make home loans, Bernanke said Nov. 20.

The benefits of lower borrowing costs and the housing industry’s improvement are starting to accrue for both the broader economy and the Fed’s monetary policy, according to Guy Berger, a Stamford, Connecticut-based U.S. economist at RBS Securities Inc., one of the 21 primary dealers authorized to trade directly with the Fed.

“Housing is gumming up the economy and financial markets less than it was,” Berger said. “The housing market’s improvement does give a little bit more bang to the buck.”

 

Courtesy of you Pasadena Real Estate Agent

The Fiscal Cliff Explained

US President Barack Obama meets for budget tal...

It’s the phrase that will be dominating the airwaves in the days and months to come as the pundits and prognosticators leave the 2012 election behind and turn their attention to dire predictions of economic collapse should the government allow us to tumble over “the fiscal cliff.”

So, exactly what is the fiscal cliff and why is everyone so worried about it?

At its core, this economic event destined to dominate our lives for the foreseeable future is an accident of timing resulting in a one-two punch.

Think of it as the economic version of Hurricane Sandy that ripped through the northeast in the past few weeks. On its own, the hurricane could cause a lot of damage. However, when two additional weather fronts—that just happened to be in the wrong place and the wrong time—combined with the hurricane, Sandy became an exponentially devastating storm, causing loss of life and billions upon billions in property losses.

One hopes that nobody will die as a result of the fiscal cliff. However, it is very serious, indeed.

If economists are correct, the failure to resolve this problem could send the U.S. economy into a severe contraction as money is sucked out of our pockets due to a rise in the tax payments that will be required of the average American family at the very same time less money will be flowing into our pockets due to dramatic cuts in government spending.

It begins with the December 31, 2012 expiration of the Bush tax cuts. These were originally scheduled to expire at the end of 2010 but were extended two years ago in a horse trade between President Obama and the GOP controlled Congress. You may recall the December deal, following on the heels of the Republican wave election victory of 2010, wherein President Obama agreed to continue the tax cuts for all Americans in exchange for Congress agreeing to extend long-term unemployment benefits for the many Americans who were out of work.

Should the Bush tax cuts now be permitted to expire, taxes will go up for most Americans—an increase that would extend to the taxes we pay on our earnings, investments and inheritance along with the removal of a number of tax incentives that have been made available to businesses for things such as research and development.

But the expiration of the Bush tax cuts is just the beginning.

The temporary, two percent reduction in payroll taxes that the Obama administration pushed through so that consumers could have a few more dollars to spend is also scheduled to end on December 31 of this year along with the long term unemployment benefit extension mentioned above.

Adding to the misery is the reality that, beginning on January 1, some 26 million households will again become subject to the alternative minimum tax which is estimated to raise taxes for many Americans by as much as $3,700.

When it is all said and done, the expectation is that the average American household will be paying $2,000 to $3,000 more in taxes each year—leaving them with $2,000 to $3,000 less to spend in our consumer driven economy.

Not a good thing as we struggle to get the economy on a more solid footing.

But we’ve only just gotten started.

While the expiration of all these laws that have provided Americans a measure of tax relief dating back to 2001 will deliver the ‘set up’ punch, the ‘closer’ comes from the sudden and immediate reduction in government spending that hits on January 1—courtesy of the failure of the White House and the Congressional GOP to reach a more reasonable agreement in 2011 to resolve the debt ceiling crisis.

This is the ‘sequester’ you’ve heard so much about.

The cuts hit all areas of the federal budget, including a $55 billion reduction to the Pentagon’s budget in 2013, a reduction of payments to physicians participating in Medicare, substantial cuts to FEMA and the Dept. of Education budget along with a host of serious reductions across the wide ranging operations of the federal government.

What’s more, few players on either side of the political aisle actually like these large budget cuts.

While many welcome spending cuts that will begin to deal with our dangerously high national deficit, the speed and immediacy of these cuts—coming at a time when the economy remains in a precarious position made all the more complicated by the scheduled rise in the tax obligations discussed above—could have a very negative impact on the economy.

Bear in mind that Congress passed the sequester never really intending it to go into effect. The idea had been to create legislation that would produce spending cuts  so distasteful to both sides of the aisle that its mere existence would force everyone involved to come up with a more acceptable deal in order to allow the debt ceiling to rise.

As you will remember, that deal was never achievable, leaving us to face these draconian reductions that hit in January.

When you add up the increased payment of taxes and the cuts in government spending, we are looking at taking somewhere around $800 billion out of the U.S. economy next year—producing the potential for devastating consequences.

So, are we all just toast or is there something that can be done?

Certainly, the fiscal cliff can be avoided.

It simply involves Congress and the White House coming to terms on a deal that will extend the Bush tax cuts for some or for all—along with the possibility of also extending some additional items of tax relief such as the 2 percent payroll tax cuts—for an additional period of time so as to avoid an economic catastrophe resulting from Americans having less money to spend. At the same time, the parties would need to work out an agreement on how to lower our deficit without throwing the economy into a tailspin by abruptly removing too much of the large amounts of money the government spends in our economy each and every year, money that comprises a significant contribution to our GDP.

Of course, it is not really so simple at all given that our political parties disagree on how this should all be done.

President Obama has drawn what appears to be a strong line in the sand, insisting that the Bush tax cuts be extended for everyone except those who earn more than $250,000 a year.

The President believes that the additional money that would flow into the government from the highest earners via slightly higher taxes would allow government to proceed with its plans to cut the deficit without having to go forward with all of the intense and immediate cuts to government services and programs scheduled to take place in 2013. There would still be cuts to the government budget, however, with the increased revenue coming in from the nation’s highest earners, the cuts would not be quite so severe as they would be spread out over a longer period of time, thereby having less of an impact on the total economy.

When you couple a less painful reduction in government spending with Obama’s plan to leave the overwhelming majority of Americans untouched by any tax increases, he believes we can accomplish the goal of starting the process of reducing our deficit without throwing the nation into an economic tailspin.

The Congressional Republicans are insistent that the tax cuts be extended to all Americans, including the highest earners. At the same time, they argue that some new taxes set to go into effect, most particularly some taxes created by the Affordable Care Act, should be repealed in the belief that that these new taxes will put a further strain on business and, therefore, the economy.

The Congressional GOP would also like to see the cuts to the government budget remain significant—however they do not like where some of the cuts being made, most particularly, the cuts to the defense budget. Were the GOP to have its way, the cuts would extend far more into government entitlement programs rather than being placed on the defense side of the spending equation.

Republicans additionally argue that forcing our highest earners —the people Republicans like to call ‘job creators’—to pay more in taxes will have a detrimental impact on business—particularly small business—and that will result in fewer jobs at a time when job creation is priority number one.

These issues are where the battle lines have been drawn.

Clearly, compromise is required if we are to avoid tumbling over the edge of this fiscal cliff. The problem is that the word compromise, once a ten-letter word, has become a four-letter word among many of the more extreme Republicans who have entered the House of Representatives and the Senate over the past few elections. And, to be fair, Democrats are rarely in a compromising mood when it comes to cuts to entitlement programs.

The end result is that our dysfunctional government is about to face one of its most significant tests.

Failure to work towards a compromise will leave every American exposed to the dangers of a reversal in the economy at a time when it appears to finally be getting its legs underneath itself.

But compromise will only come if Americans insist on intelligent, reasonable behavior on the part of our elected officials—behavior that has been sadly missing largely because so much of the American public has given up on the time honored benefits of meeting in the middle.

In recent years, too many Americans have been unwilling to acknowledge that well-intentioned people of different political ideologies have the right to contribute to the discussion, instead believing that a  “my way or the highway” approach is the way to go. Well, we are now coming to the end of that highway and Americans have a choice.

If we open our ears and minds to what our political opponents have to say and recognize that this is their country too, we can create an environment where the politicians will have no choice but to do the same. Remember, if the politicians go down in a blaze of political posturing and spiteful recrimination, they are taking us down with them.

The good news is that you have more to say about this than you think. You and I send these people to Washington and you and I can bring them right back home again if they don’t pay attention.

So let your elected representatives know you are watching. Send them emails encouraging them to be open to compromise. Let them know that you are paying attention and that you do not intend to be forgiving if these boneheads blow up our economy because they cannot behave like grown-ups.

Remember that, despite your own strongly held beliefs and principles, when government properly performs its role, nobody gets everything they want and nobody loses everything they want. And if you find that idea troublesome, try to keep in mind that this is precisely how America became great.

Do that, and this will all have a much happier ending for all Americans.

contact Rick at thepolicypage@gmail.com and follow me on Twitter @rickungar


COURTESY OF YOUR NUMBER ONE ARCADIA REAL ESTATE AGENT