CNBC: home buyers have an incentive to delay

You can save about 100 bps by waiting for the extended limits for jumbos to kick in:

Hurdles for Jumbo Borrowers

by Jennifer Woods

For starters, if you’re looking in certain high-cost metropolitan areas such as New York, Los Angeles, Boston or San Francisco, you may want to sit tight for a few weeks.

That’s because a measure in the fiscal stimulus package recently signed into law by President Bush that will temporarily change the guidelines on what constitutes a jumbo mortgage.

As it stands, mortgages above $417,000 on single-family homes are considered “jumbo” , or non-conforming, in that they are not backed by federal mortgage entities, and carry higher rates than conforming mortgages which are below $417,000.

The new bill, however, allows that amount to be bumped up — in some areas to as much as about $729,750. The actual guidelines were set March 6 by the Department of Housing and Urban Development.

“It makes huge sense to wait [for the guidelines to be determined] said Fenton Soliz, president and chief executive of Mortgage Experts. “You might qualify for substantially more money at a lower rate,” he said.

The current average for a 30-year fixed mortgage is 5.90 percent, compared to 6.88 percent for a 30-year fixed jumbo mortgage.

Proposal for mortgage ‘crisis’

As previously proposed a few years back:

  1. Fund agencies (fnma/freddy) through the US Fed Financing Bank that funds directly with Treasury at Treasury rates.
    This lowers costs for the agencies that gets passed through to borrowers and removes liquidity issues for agencies.
    Shareholders are still at risk of mortgage defaults; so, market discipline is unchanged.
  1. Expand scope of the agencies to markets the Fed wants served – jumbos, etc.
    This eliminates the need for any kind of ‘repackaging’ .

New home sales

Weak winter sales, but the absolute number of homes in inventory did go down again and is well off the highs.

A modest pickup in the sales rate will now translate into a larger drop in the number of months of inventory.

The median price is more a function of which category of houses are selling.

The first quarter is looking weak domestically. Whether GDP goes negative or not will be a function of export strength.

New Home Sales Take Biggest Fall in Nearly 13 Years

(Reuters) New U.S. single-family home sales fell 2.8 percent in January to the lowest rate in nearly 13 years while the median sales price slipped and the housing overstock shrank, according to a government report on Wednesday that delivered more grim news for the ailing housing sector.

AP
New home sales fell to an annual rate of 588,000 from an upwardly revised rate of 605,000 in December, the Commerce Department said.

Economists polled by Reuters were expecting January sales to fall to an annual rate of 600,000 from the December previously reported rate of 604,000.

In January, the median sales price for a new home fell 15.1 percent $216,000 from $254,400 a year ago.

S&P cuts Alt A mortgages

From Bloomberg:

S&P Cuts Alt-A Mortgage Bonds; Analysts Warn on Prime

Should already be priced in – been talked about for a long time.

Standard & Poor’s reduced its ratings on about $7 billion of Alt-A mortgage securities, citing a sustained surge in delinquencies during the past five months on loans considered a step above subprime.

Since July, late payments on Alt-A loans in bonds issued in 2005 have increased 37.3 percent to 8.62 percent, while delinquencies for such mortgages in 2006 securities rose 62.1 percent to 11.64 percent, S&P said.

Not catastrophic yet.

And this is all aging, static pool analysis now that new loans aren’t being made.

The article also has some analyst comments on prime loans:

Prime “jumbo” mortgages from recent years packaged into securities also have rising delinquencies that may create losses among some bonds with investment-grade ratings, according to reports yesterday by New York-based securities analysts at Credit Suisse Group and UBS AG. …

Yes, but those delinquencies are still reasonably low.

This can all deteriorate if aggregate demand falls, the economy weakens, and income and employment falls. But delinquencies don’t cause falling aggregate demand, though they may be a symptom of it and certainly are signs of possible Main Street weakness.

“It’s not just a subprime problem,” Joshua Rosner, managing director at New York-based research firm Graham Fisher & Co., said …


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2007-12-19 US Economic Releases

Mortgage Applications Past 5 Years

Purchase Applications going back 5 years


2007-12-19 MBA Mortgage Applications

MBA Mortgage Applications (Dec 14)

Survey n/a
Actual -19.5
Prior 2.5
Revised n/a

Looks like it’s still turning up, and continues to be up year over year.

Note the sharp fall off every December into year end and quick bounce back early Jan.


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2007-12-18 US Economic Releases

2007-12-18 Housing Starts

Housing Starts (Nov)

Survey 1176K
Actual 1187K
Prior 1229K
Revised 1232K

2007-12-18 Building Permits

Building Permits (Nov)

Survey 1150K
Actual 1152K
Prior 1178K
Revised 1170K

While housing is still down and out, I’m going out on a limb and saying it’s not going to get much worse, and the next meaningful move is up, particularly if exports hold up. December, January, and February are slow months, and the data doesn’t tell me much; so, it will be ninety days before we get any clarity of where it’s actually going.


2007-12-18 ABC Consumer Confidence

ABC Consumer Confidence (Dec 16)

Survey n/a
Actual -17
Prior -23
Revised n/a

The CNBC Effect wearing off some?


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Bank losses remain less than a year’s earnings

(Reuters article)

Big Banks Lower Outlook, Overshadowing Fed Plan

Three major U.S. banks said they expect more write-downs and loan losses in the fourth quarter, eroding investor enthusiam over a Federal Reserve plan to ease the global credit crunch.

The warnings from the three banks, Bank of America, Wachovia and PNC Financial Services Group, triggered a selloff in financial stocks and reversed a huge rally in the markets.

Nell Redmond / AP

Executives of all three spoke at a Goldman Sachs conference in New York.

Lewis said Bank of America is likely to be profitable in the quarter but expects to set aside $3.3 billion for losses and write-downs.

Loss less than ¼’s earnings.

“While we do not make a practice of forecasting quarterly earnings, I think you certainly can assume results will again be quite disappointing,” Lewis said.

Wachovia’s Thompson told the conference his bank was facing “as tough an environment as I’ve ever seen” and did not know when the credit crunch would be over.

Thompson said Charlotte, North Carolina-based Wachovia had boosted its loan loss provision for the fourth quarter to about $1 billion from a previous $500 million to $600 million.

He said fourth-quarter losses from commercial and consumer mortgages, leveraged finance and structured products, including subprime-backed mortgage securities, had reached about $1.4 billion, similar to the
level seen in the third quarter.

Pittsburgh-based PNC now expects to report earnings of 60 to 75 cents a share for the quarter, or between $1.00 and $1.15 excluding items. Analysts on average had expected PNC to report earnings of $1.33 a
share before items.

Still profitable as well.

The changes reflect a write-down of $1.5 billion in commercial mortgage loans, weak trading results amid market volatility and a higher provision for credit losses stemming from residential real estate development, it said.

Bank of America’s Lewis said he had hoped that the Federal Reserve would cut rates by half a point rather than the quarter point cut it made Tuesday “because the capital markets are still so fragile.”

Can’t blame him for trying!

Lewis said in response to analysts’ questions that the bank hopes to sell off some of its 9 percent stake in China Construction Bank starting in 2008 and is “talking to the Chinese to see what level they would be comfortable with us holding.”

Wachovia’s Thompson said despite the difficult environment, he expected to grow earnings in 2008. He added that the bank might consider raising capital next year in a “relatively inexpensive form,”
such as a preferred stock offering.

Seems to me these losses are ‘well contained’ and not threatening to interrupt business or aggregate demand.