Housing update -- Some good news. Some bad news.

The good news is it appears the number of people with late home loans may have peaked.  From the data released by Fannie Mae and presented at blog Paper Money it looks like the percentage of seriously delinquent home loans may have peaked and is on the way back down.

Unfortunately one reason the late pay rate is falling is Fannie Mae foreclosing on homes. From Calculatedrisk one can see the total real estate owned (REO) by the big 3 goverment agencies continues to rise.   These homes owned will need to be eventually sold by the Gov't agencies and until both the late pay rate and excess inventory is worked off home prices will remain sluggish at best.

Another wrinkle is the late pay rate may be declining if Fannie Mae is increasing their foreclosure rate and 'clearing out' some of the late payers by taking their homes.  Only when both the late payer rate and REO's in inventory are on the decline can we start considering the worst of the storm as having passed.

A word about the change in Fed policy today

Today the Federal Reserve altered their policy regarding principal payments on their Mortgage Backed Security holdings.

From the press release:

To help support the economic recovery in a context of price stability, the Committee will keep constant the Federal Reserve's holdings of securities at their current level by reinvesting principal payments from agency debt and agency mortgage-backed securities in longer-term Treasury securities. The Committee will continue to roll over the Federal Reserve's holdings of Treasury securities as they mature.

The stock market immediately moved upwards from the news, reducing the losses for the day.  The ten year treasury bond shot upwards in value.

A few comments regarding the change in policy:

Before the announcement the Fed intended allowing MBS principal paydowns to slowly reduce the Fed's balance sheet over time which would have reduced the quantity of narrow money in the economy.  With this news the the Fed's balance sheet will remain the same size (for now) but the composition will change from GSE backed assets to Treasury bonds and bills.

If the Fed had allowed the MBS paydowns to shrink their balance sheet the narrow and broader money supplies would have shrunk as well.  As you can see from this chart the M2 gauge of money supply has been very sluggish of late and shrinking the Fed balance sheet at this time would have slowed M2 growth even further.

This measure is not stimulative, no more money is going to be injected into the system.

If the economy was on the mend why did the Fed alter their strategy of slowly removing this stimulus?

Hugh Hendry watch

Here's some linkage and video of hedge fund manager Hugh Hendry.

NY Times article - July 19, 2010

Vdeo interview posted July 23:

Chinese property developers cut prices.

From Chinadaily:

BEIJING - More property developers have began to cut prices and adjust their business portfolios to cope with sluggish transaction numbers due to government tightening of the real estate sector.   According to Li Wenjie, general manager of property agency Centaline China's North China Region, most Beijing developers have lowered prices by 15 percent on new projects.
Shenzhen-based Vanke, the country's largest real estate firm, made public sale prices of a large-scale project in Beijing over the weekend, with units priced 1,600 yuan ($236) lower than the expected price of 15,000 yuan per square meter.

Shanghai-headquartered Shimao Group just launched an upscale residential project called "Royal Garden" in Beijing's Central Business District area at a price of 65,000 yuan per sq m. The average price of similar projects nearby has been close to 70,000 yuan per sq m.

Of course the article quotes real estate firms spinning the lower prices but as I have mentioned previously first volume slows and then the price cuts start.  Is the beginning of the end or just the end of the beginning? 

Consumer credit keeps rolling downhill.

Earlier this month the Fed released the consumer credit data for May.  Total consumer credit keeps rolling downhill with no sign of slowing down.  I've included a longer term year over year chart as well as a more recent graph showing total consumer credit outstanding.

As you can see from this longer term year over year chart a sustained decline in lending has not occurred since this data series began at the end of World War II.  This is just one example of how this recession is different than all other post WWII slowdowns.

Looking at graph #2 for a shorter time period one again sees the steady decline in consumer credit.  Compare this to the early 90's where consumer credit levelled off but did not decline. 

In my opinion until the employment numbers start to seriously improve and home prices start creeping upwards we are going to see continued declines in consumer credit and thus sluggish growth (at best) in the overall economy.

Source: Federal Reserve

Unemployment claims and Google trends continue to diverge

One of my topics (and headscratchers) recently has been the disparity between the Google Trends unemployment data and initial unemployment claims data from the government.  While both of them are trending upwards the difference between the two data series grows. 

Here's a few possible reasons why:

• The Google Trends data changes. A lot.  As I update my data series I have noticed the entire set has changed (all the way back to 2005!) up to 10%  Comparing the older and newer data series gives you the same shape of the graph for year over year purposes but seeing data change that much is perplexing.  I've emailed Google about this but we'll see if I get any response. 
• The strong seasonality of layoffs (Go look at the government non seasonally adjusted data. It is very 'spikey') could be making the two series non comparable at this time of year. Even though both series are compared on a year over year basis something may still be incorrect.
• There could just be anxiety about losing ones job right now and those searches are showing up in the Google data.
• Census workers are getting laid off right now and looking for new jobs but they may not be showing up in the unemployment claims data.
• The Google data is relative to all other searches which should remove the bias of greater internet usage over time but it may not properly isolate this specific function used more as compared to others. 

Looking at the data you can see both series tend to follow the same direction but the Initial Claims data leads the Google Trends data (the graph is of a 30 day simple moving average of the daily data)  This time the Google data is leading the Initial Claims data (or is just plain wrong)  I could perhaps be asking too much of the Google data as well. Considering the slope of both is upwards I should perhaps call it good . . .

I don't have any bets placed due to this data but I'm still hopeful something can come of this series.  In a few hours we'll see if I'm still banging my head against a wall or onto something.

Source: Federal Reserve, Google

Inflation watch -- Headline inflation rolling over.

Inflation data was released recently.  The headline rate of inflation continues to roll downwards towards zero as the chart shows.  (Source: Federal Reserve)  With oil prices no longer going higher it is likely the headline inflation rate will continue declining.  'Core' inflation (red line)  has been stuck at 1% for the last few months but the longer term trend looks downwards to me as well.  The housing component is stuck in negative territory.

Overall the trend is down for all the sub components of inflation.