MBA Purchase Applications June 11, 2014

Up 9% for the week!

Over 500% annualized!!!!

;)

(And now only down 13% yoy)

Highlights

Demand for both purchase and refinancing applications, which had been soft in prior weeks, surged in the June 6 week, up 9.0 percent and 11.0 percent respectively. The average 30-year rate for conforming loan balances ($417,500 or higher) moved up from recent lows, jumping 8 basis points in the week to 4.34 percent.

Review of last weeks data

So my narrative is:

The Federal budget deficit is too small to support growth given the current ‘credit environment’- maybe $400b less net spending in 2014. The automatic fiscal stabilizers are ‘aggressive’, as they materially and continually reduce the deficit it all turns south. The demand leakages are relentless, including expanding pension type assets, corporate/insurance accumulations, foreign CB $ accumulation, etc. etc.

The Jan 2013 FICA hike and subsequent sequesters took maybe 2% off of GDP as they flattened the prior growth rates of housing, cars, retail sales, etc. etc. Q3/Q4 GDP was suspect due to inventory building, a net export ‘surge’, and a ‘surge’ in year end construction spending/cap ex etc. I suspected these would ‘revert’ in H1 2014. It was a very cold winter that slowed things down, followed by a ‘make up’ period. The question now is where it all goes from there. For every component growing slower than last year, another has to be growing faster for the total to increase.

The monthly growth rate of durable goods orders fell off during the cold snaps and the worked it’s way back up, though still not all the way back yet, and the ‘ex transportation’ growth rate was bit lower:

And of note:

Investment in equipment eased after a robust March. Nondefense capital goods orders excluding aircraft dipped 1.2 percent, following a 4.7 percent jump in March. Shipments for this series slipped 0.4 percent after gaining 2.1 percent the prior month.

In general the manufacturing surveys were firm.

Mortgage purchase applications continued to come in substantially below last year, even with the expanded, more representative survey:

According to the MBA, the unadjusted purchase index is down about 15% from a year ago.

MBA Mortgage Applications

Highlights
Mortgage applications for home purchases remain flat, down 1.0 percent in the May 23 week to signal weakness for underlying home sales. Refinancing applications, which had been showing life in prior weeks tied to the dip underway in mortgage rates, also slipped 1.0 percent in the week. Mortgage rates continue to edge lower, down 2 basis points for 30-year conforming loans ($417,000 or less) to 4.31 percent and the lowest average since June last year.

And then there was the Q1 revised GDP release:

What drove it negative was a decline in inventories, net exports, and construction/cap ex:

The largest revisions to the headline number were from inventories (revised downward by -1.05%) and imports (down -0.36%), and although exports improved somewhat from the prior report, they still subtracted -0.83% from the headline. Fixed investments in both equipment and residential construction continued to contract.

PCE growth was revised up to +3.1% (adding 2.09% to GDP) but seems over 1% of that came from ACA (Obamacare) related and other non discretionary expenditures like heating expenses, etc. The question then is whether the increases will continue at that rate and whether the increased ACA related expenses will eat into other, discretionary expenditures.

The contribution made by consumer services spending remained essentially the same at 1.93% (up 0.36% from the 1.57% in the prior quarter). As mentioned last month, the increased spending was primarily for non-discretionary healthcare, housing, utilities and financial services – i.e., increased expenses that stress households without providing any perceived improvement to their quality of life.

And seems this Chart is consistent with my narrative:

And not that it matters, but just an interesting observation:

And lastly, for this report the BEA assumed annualized net aggregate inflation of 1.28%. During the first quarter (i.e., from January through March) the growth rate of the seasonally adjusted CPI-U index published by the Bureau of Labor Statistics (BLS) was over a half percent higher at a 1.80% (annualized) rate, and the price index reported by the Billion Prices Project (BPP – which arguably reflected the real experiences of American households while recording sharply increasing consumer prices during the first quarter) was over two and a half percent higher at 3.91%. Under reported inflation will result in overly optimistic growth data, and if the BEA’s numbers were corrected for inflation using the BLS CPI-U the economy would be reported to be contracting at a -1.52% annualized rate. If we were to use the BPP data to adjust for inflation, the first quarter’s contraction rate would have been a staggering -3.64%.

And looks like this will be limiting the next quarter:

Real per-capita annual disposable income grew by $95 during the quarter (a 1.03% annualized rate). But that number is down a material -$227 per year from the fourth quarter of 2012 (before the FICA rates normalized) and it is up only about 1% in total ($359 per year) since the second quarter of 2008 – some 23 quarters ago.

And remember this?

So the question is, how strong will the Q2 recovery be, and where does it go from there?

Again, looks to me like the deficit is having trouble keeping up with the demand leakages, and it keeps getting harder with time?

Jobless claims continue to work their way lower, but they are a bit of a lagging indicator and even with 0 claims there aren’t necessarily any new hires, either, for example.

And there’s another couple of issues at work here.

First, 1.2 million people lost benefits at year end, and it’s expected up to half of them will find ‘menial’ jobs during H1. However, corporations don’t add to head count just because unskilled workers lose benefits, so the employment numbers may thus be ‘front loaded’ with higher numbers of hires in H1, followed by fewer hires in H2.

Second, seems the new jobs don’t pay a whole lot, and a lot of higher paying jobs continue to be lost, so the increased employment isn’t associated with the kind of subsequent growth multipliers of past cycles.

Corporate profits were down over 10% in the Q1 GDP report, and mainly in the smaller companies as the S&P earnings saw a modest increase. Hence the small caps under performing, for example? Not mention earnings also tend to up and down with the Federal deficit:

This year over year pending home sales chart speaks for itself:


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Another series following the pattern- down for the winter weather, then back up some, and this time then backing off some:

Highlights
Personal income & spending, up 0.3 percent and down 0.1 percent, fell back in April following especially strong gains in March. Wages & salaries slowed to plus 0.2 percent vs a 0.6 percent surge in March while spending on durables, reflecting a pause in auto sales, fell 0.5 percent vs gains of 3.6 and 1.3 percent in the prior two months. Spending on services, however, also fell, down 0.2 percent on a decline in utilities and healthcare after a 0.5 percent rise in March. In real terms, spending fell 0.3 percent following the prior month’s 0.8 percent surge. Price data remain muted, up 0.2 percent overall and up 0.2 percent ex-food and energy. Year-on-year price rates are at plus 1.6 percent and 1.4 percent for the core.

And again, the ACA and other non discretionaries added about 1% in Q1. So, again, it’s down for the winter, then up and this time back down to begin Q2 (with the growth of healthcare expenses backing off some):

pending home sales y/y

From the NAR: Pending Home Sales Edge Up in April

The Pending Home Sales Index, a forward-looking indicator based on contract signings, increased 0.4 percent to 97.8 in April from 97.4 in March, but is 9.2 percent below April 2013 when it was 107.7.

The PHSI in the Northeast increased 0.6 percent to 79.3 in April, but is 12.0 percent below a year ago. In the Midwest the index rose 5.0 percent to 99.2 in April, but is 6.9 percent below April 2013. Pending home sales in the South slipped 0.6 percent to an index of 111.9 in April, and are 6.4 percent below a year ago. The index in the West declined 2.9 percent in April to 88.4, and is 15.0 percent below April 2013.

Note: Contract signings usually lead sales by about 45 to 60 days, so this would usually be for closed sales in May and June.


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Hamp increases

Got HAMP? Mortgage payments will increase

By Polyana da Costa

(Bankrate.com) — Monthly house payments will go up soon for homeowners who received government-sponsored loan modifications after the financial crisis.

The first wave of rate and payment increases will begin this year, affecting about 30,000 homeowners who modified their mortgages in 2009 through the Home Affordable Modification Program, or HAMP. Next year, more than 290,000 homeowners will see their rates reset. Eventually, the majority of homeowners who have received a HAMP refinance will pay more for their mortgages.

New home sales

Another uninspiring chart, as sales dipped with the cold weather and only partially recovered, down vs same month last year, and, at best, looking very flat as we enter the ‘prime selling season’

Not to mention inventories are up and the composition of sales was towards condos, last I read:

Highlights



April did provide a spring lift to the housing sector at least compared to March, evident in yesterday’s report on existing home sales and especially evident in today’s 6.4 percent jump in new home sales to a higher-than-expected 433,000 annual rate. Also positive is an upward net revision of 11,000 to the two prior months.

A dip in prices contributed to April’s sales strength with the median price down 2.1 percent to $275,800. Year-on-year, the median price is at minus 1.3 percent for only the second negative reading since July 2012. Prices are now in line with sales where the year-on-year rate is minus 4.2 percent.

But, unlike the existing home sales report that shows a sudden swelling in supply, supply on the new home side remains scarce and will remain a negative for sales. Supply was hardly changed on the month, at 192,000 units for sale, while supply at the current sales rate fell to 5.3 months from March’s 5.6 months.

The new home market got an April bounce but against a very weak March. In context, April’s 433,000 is the second weakest rate of the last seven months. Still, the gain is welcome and should give a slight boost to the housing outlook. The Dow is holding at opening highs following today’s report.

Just landed Portland and still somewhat out of close touch.

My concerns remain that the too small federal deficit is keeping a lid on aggregate demand as the demand leakages continue, and the automatic fiscal stabilizers keep tightening the noose even with modest levels of growth.

It’s also possible the monthly employment numbers have been supported by the 1.2 million who lost benefits at year end taking ‘menial’ jobs, which would ‘front load’ jobs to the first several months of 2014, followed by lower than otherwise increases subsequently.

Early car sales forecasts are coming in just over 16 million, so that chart would continue it’s flattish appearance as well.

I’m thinking June numbers will show whether this economy can keep it’s head up with credit expansion sufficient to replace the reduction in govt deficit spending, or head south.

Existing home sales

This doesn’t add to GDP.

While a bit higher than expected, it’s yet another case of a ‘bounce’ that doesn’t even get up to where things were before the dip.

Furthermore, it seems that if it wasn’t for distressed sales, sales would have been substantially lower for the last several years. With distressed ‘bid hitting’ fading, prices are gravitating back to ‘non distressed’ offered prices, and price is high enough to be slowing things down while remaining below construction costs which is keeping a lid on new home building (which directly adds to gdp)

Home sales finally thaw, but just slightly

By Diana Olick

April 28 (CNBC) — U.S. home buyers signed more contracts to buy existing homes in March, as weather in much of the country warmed and as more listings came onto the market. An index of so-called “pending” home sales from the National Association of Realtors rose 3.4 percent from February, the first gain in nine months, but is still down 7.9 percent from March of 2013.

“After a dismal winter, more buyers got an opportunity to look at homes last month and are beginning to make contract offers,” Lawrence Yun, chief economist for the Realtors. “Sales activity is expected to steadily pick up as more inventory reaches the market, and from ongoing job creation in the economy.”

Regionally, sales in the Northeast increased 1.4 percent, but are 5.9 percent below a year ago. In the Midwest, sales slipped 0.8 percent and are 10.1 percent below March 2013. Pending home sales in the South rose 5.6 percent, but are 5.3 percent below a year ago. The index in the West increased 5.7 percent monthly, but is 11.1 percent below March, 2013. The Realtors still predict overall home sales for 2014 will come in lower than last year, at 4.9 million units sold.

Fast-rising home prices have caused at least some of the slowdown in sales during this spring season. In fact, prices in several major metropolitan markets hit new peaks in February. With median home values well above the national average, Denver, San Jose, Austin, Dallas and Houston hit new price highs, according to Black Knight Financial Services. Metropolitan markets in California made up eight of the top ten biggest price gains in February, with Portland, Ore., and Seattle, rounding out the list. Home prices fell in several Northeast and Midwest markets, like Cincinnati, Allentown, Pa. and Atlantic City, N.J. Nationally, home prices are still 13.5 percent below their June, 2006, peak, but that gap is closing fast.

Credit availability and cost are also keeping potential buyers on the sidelines. Despite anecdotal reports of a loosening in credit conditions, it is still far tougher to get a mortgage today than it was even prior to the housing boom.

Existing home sales:


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Existing home sales Y/Y:

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