Tuesday, February 28, 2006

Existing-Home Sales Ease

Existing-home sales fell, as expected, in January, while prices continued to rise across the country.

The National Association of Realtors said that total existing-home sales -- including single-family, townhomes, condominiums and co-ops -- dropped 2.8% to a seasonally adjusted annual rate of 6.56 million units in January from an upwardly revised pace of 6.75 million in December. Economists expected a 6.6 million sales rate in January, according to Reuters. Sales were 5.2% higher than the 6.92 million-unit level in January 2005.

The national median existing-home price was $211,000 in January, up 12% from the year earlier, when the median was $189,000. The median is a typical market price where half of the homes sold for more and half sold for less. The NAR says it only makes sense to compare pricing year-over-year and not month-to-month because of the seasonal nature of housing purchases.

David Lereah, NAR's chief economist, said sales are tracking the trend in the association's Pending Home Sales Index.

"Our leading indicator, based on pending sales, has been trending down since hitting a record last August," he said in a statement. "In the wake of interest rates peaking in November, I expect we are in a bit of a trough that may be followed by a modest rise and then a general plateau in the level of sales activity. Existing-home sales should stay below the record levels experienced over the last two years, but they'll maintain a historically high pace."

According to Freddie Mac (FRE:NYSE - commentary - research - Cramer's Take), the national average rate for a 30-year, conventional, fixed-rate mortgage was 6.15% in January, down from 6.27 percent in December; the rate was 5.71 percent in January 2005.

Total housing inventory at the end of January was 2.91 million existing homes available for sale, representing a 5.3-month supply at the current sales pace.

From December to January, single-family home sales fell 1.5%, while condos and cooperative housing sales declined 10.6%

By region, overall sales in the South rose 2.6% from month to month, while the median price rose 5.3% year over year to $178,000. Sales in the West fell 3.5% during the month, while the median price grew 11.5% from a year earlier to $310,000.

In the Midwest, existing-home sales dropped 7.7% during the month, while the median price was $167,000, up 12.1% from January 2005. Sales in the Northeast fell 10% from December to Janaury, while the median price rose 9.5% year over year to $253,000.

Thursday, February 23, 2006

Existing-Home Sales Slow in December

Home resales in the United States fell 5.7% in December to the lowest level since March 2004 as the market cooled on the back of slowing Midwest economies and the loss of investors, a trade group said Wednesday.

But for the year, 7.1 million existing homes were sold, making 2005 the fifth record year in a row, the National Assn. of Realtors said.

"So, 2005, when we look back, was the best year in housing in recent memory, probably of all time," said David Lereah, the group's chief economist.

December's sales rate of 6.6 million units compared with an upwardly revised 7.0-million-unit pace in November. That includes both single-family homes and condos.

Analysts had expected overall sales to decline to a 6.9-million-unit annual rate in December from an originally reported 7.0-million-unit rate the previous month.

December's drop in existing-home sales signaled further cooling in the U.S. housing market after five years of gains that shattered construction and sales records and sent prices up more than 55% nationwide.

The decline in total sales for the month was driven by a 6.8% drop in single-family home sales. Condo sales rose 1.6%.

But some of the slowing was happening in markets that never experienced a housing boom, such as Detroit and Columbus, Ohio, and other markets in the Midwest, Lereah said. He said job losses and slowing local economies were hurting housing there.

"There are job problems in some of those local markets, and we're starting to see it in the housing numbers," he said.

While the number of homes available for sale nationwide fell 4.4% to a 5.1-month supply at the current sales pace, inventories in non-boom markets increased, Lereah said.

What's more, inventories in some of the hottest markets, such as Las Vegas and some areas of California, fell last month, signaling that demand continued to outstrip supply there.

Lereah said investors and speculators who had flocked to the housing market and boosted demand and prices in recent years had begun to exit.

"I think that's good for the housing markets, but right now it is exacerbating the slowing that we're starting to see," he said.

Price gains have already begun to ease, the Realtors group said, noting that price appreciation hit 16.6% in October and then slowed to 13% in November and 10.5% in December.

The national median sales price in December was $211,000, the group said.

For 2005, prices nationwide rose 12.7%, but as the market cools and mortgage rates rise, this should slow to about 6% in 2006, Lereah said.

Regionally, sales in December dropped 11.4% in the West, 7.2% in the South and 2.6% in the Midwest. Sales were flat in the Northeast, according to the Realtors group.

In a separate report, U.S. mortgage applications climbed for the third straight week in January, fueled by a decline in long-term rates to 3 1/2 -month lows, an industry trade group said Wednesday.

The Mortgage Bankers Assn. said its seasonally adjusted index of mortgage application activity for the week ended Friday rose 7.7%, boosted by demand for home loans and refinancing.

Wednesday, February 22, 2006

Fed leaves door open to interest rate hike

Federal Reserve policymakers last month indicated that interest-rate decisions could become less predictable, relying more heavily on short-term economic prospects than on more sweeping monetary strategy.

Minutes of the Fed's closed-door meeting on Jan. 31 -- Chairman Alan Greenspan's last -- were released Tuesday and offered insight into policymakers' thinking as they contemplated what might be the appropriate end point in the Fed's nearly two-year credit tightening campaign and as they prepared for new chief, Ben Bernanke.

"Although the stance of policy seemed close to where it needed to be given the current outlook, some future policy firming might be needed" to keep inflation and the economy on an even keel, according to the minutes.

Sunday, February 19, 2006

Home prices posted solid gains in 2005

Single-family home prices finished 2005 with gains of more than 10 percent for the year, according to the latest report from the National Association of Realtors.

The median home price in the United States jumped 13.6 percent last year, thanks mostly to big increases over the first three quarters. By the fourth quarter, when the pace of increases slowed, the median home sold for $213,900. Half the homes sold for prices above the median and the rest below.

About half of the markets surveyed -- 72 of 145 -- showed double digit increases.

"Although home sales have eased, the tremendous momentum in price appreciation was sustained in the fourth quarter because tight inventories still favored sellers," NAR chief economist David Lereah said in a statement.

The hottest metro market in the United States in 2005 was Phoenix, Ariz., where the median price soared 48.9 percent to $268,400. It barely edged out Cape Coral-Ft. Myers, Fla., where prices soared 48 percent to $293,100.

Florida cities claimed six of the top 10 spots rated by percentage increase with Orlando, Ocala, Tampa, Sarasota, and Daytona all recording gains of 28.5 percent or more.

Others cracking the Top Ten were Tucson, Virginia Beach, and New Orleans. Midwestern towns had many of the poorest performing metro areas, with South Bend real estate prices falling 5.3 percent, the most in the nation.

Some once skyrocketing markets took a breather in 2005. These include San Jose, which at $747,000 is the most expensive U.S. metro area, and rose only 3.7 percent last year. Denver went up 4.4 percent and San Diego, 6.6 percent.

Many of the most expensive metro areas clustered in California. San Francisco homes cost $718,700 and Anaheim houses $699,800. Honolulu was fourth at $620,000 and the New York metro area was eighth at $472,400.

Regionally, the West led all others in house price appreciation, rising 18.2 percent for the year. The Midwest was next at 11 percent, followed by the South at 9.2 percent and the Northeast at 8 percent.

Thursday, February 16, 2006

Housing starts near 33-year high

Construction of homes in the United States soared in January to the highest in nearly 33 years thanks to mild winter weather, the government said on Thursday in a report showing unexpected strength in housing.

Separate reports showed import prices surged and jobless claims climbed more than expected.

The housing data initially pushed Treasury prices lower, but analysts chalked the robust construction numbers up to unusually clement weather in much of the country.

January's spike was unlikely to change expectations that the Federal Reserve will tighten rates in March, they said.

"It looks like warm weather had a big impact so the big jump in January housing starts can be attributed to that," said Patrick Fearon, senior economist at A.G. Edwards & Sons in St. Louis. "However, the moderating trend in housing really is still in place."

Brian Bethune, U.S. economist at Global Insight, said: "That number itself I don't think is going to have any impact one way or another on the Fed."

The Commerce Department said housing starts hit a 2.276 million unit annual rate in January, above Wall Street forecasts of a 2.0 million unit pace. December starts were revised up to a 1.988 million unit pace from an originally reported 1.933 million unit rate.

January's 14.5 percent rise was the largest monthly percentage gain since March 1994, when starts rose 17.0 percent.

New construction of single-family homes increased 12.8 percent to a record 1.819 million unit pace in January while multifamily housing starts surged 21.9 percent to a 457,000 unit pace, the Commerce Department said.

Starts jumped across the United States, climbing 29.2 percent in the Northeast, 23.7 percent in the Midwest, 16.9 percent in the West and 8.7 percent in the South.

Permits for future construction, an indicator of builder confidence, posted an unexpected increase, up 6.8 percent to a 2.217 million unit rate from December's 2.075 million pace. Economists had expected a decline to a 2.062 million pace.

Treasury bond prices fell after the data, with 10-year notes off 2/32 in price to yield 4.612 percent.

Economists and analysts said the data did not suggest the long-awaited cooling in the housing market had come to a halt.

"The housing numbers look pretty strong, but we have to discount them due to the mild weather effects," said Stephen Gallagher, chief U.S. economist at Societe Generale in New York. "We are getting confirmations from the companies themselves about lower orders."

Housing, which has helped boost the U.S. economy amid a years-long rally, will likely be among the many topics addressed by Federal Reserve Chairman Ben Bernanke on Thursday when he makes his first appearance before the Senate Banking Committee as head of the U.S. central bank.

Thursday, February 09, 2006

2005 is record year for housing

Despite concerns to the contrary, 2005 was another record year for housing in Alabama and the U.S., according to the Alabama Real Estate Research and Education Center at The University of Alabama.
Statewide, both the number of existing homes sold and average selling price set records last year, according to the real estate center. A total of 59,922 existing homes were sold in Alabama in 2005, a solid 10.03 percent increase from the total amount sold in 2004. The average selling price for 2005 was $148,184, up 13.58 percent from the average in 2004.
For the year the total supply of existing homes offered for sale in Alabama rose slightly from 2004, while average days on the market declined to an average of 130 days, a little more than four months.
Existing home sales rose during December, up just less than 2 percent from November. Home prices, however, continued their slide down for the fourth consecutive month to $150,312.
“Some of this decline can be attributed to seasonal factors, but the numbers do point to a slowing housing market as we enter 2006,” according to Dr. Leonard Zumpano, director of the UA center.
Existing home sales and average selling price both increased in 11 of the 21 areas tracked by the Alabama Real Estate Research and Education Center, while the 10 remaining locations reported a decrease.
All but two areas, Baldwin and Gadsden, reported an increase in total homes sold for the year 2005.
Jackson County was the only location that did not see an increase in average selling price for the year. The year 2005 was a record-breaking year for existing homes sold in 17 of the 21 areas.
At the national level, 2005 was also a record year for the housing market. Annual existing home sales totaled more than seven million units, up 4.2 percent from 2004. This is the fifth consecutive year that existing home sales set a record. Median prices for existing homes also set a record, up 12.7 percent from 2004, the largest price increase since 1979.
In December, existing home sales fell for the third consecutive month. A total of 6.60 million homes were sold nationally on a seasonally adjusted, annualized rate, according to the National Association of Realtors® (NAR), representing a 5.7 percent decrease from November. Prices remained relatively strong with the national median existing home sales price standing at $211,000 at the end of December.
In contrast to the December decline in existing homes sold, nationally, new home sales increased by 2.9 percent to 1.27 million units sold. The number of new homes sold rose by 1.8 percent for all of 2005, resulting in a fifth consecutive record-breaking year. The inventory of new homes for sale continues to rise and now stands at a 4.9 month supply. The national median sales price for new homes was $237,300, representing a rise of 7.4 percent in 2005.
Housing starts, an indicator of the future direction of new home sales, declined by 9.0 percent to 1.93 million units (seasonally adjusted, annualized) in December.
According to the Federal Housing Finance Board, the 30-year fixed mortgage rate averaged 6.35 percent in December. The rate on 30-year fixed mortgages steadily declined during December, resulting in a rate of 6.22 percent during the last week of the month. The Consumer Price Index fell by only 0.1 percent in December.
The number of homes sold in 2005 broke records in the state of Alabama and nationally, despite many forecasts that 2005 would not be as strong as 2
“As we enter into 2006, Alabama’s real estate market seems healthy and poised for another good, if not record, year,” Zumpano said. The only exception may be Baldwin County, where the number of homes sold and selling prices continue to decline. These numbers suggest the prices in the Baldwin County area are returning to more realistic and sustainable levels, Zumpano said.
Nationally, with existing home sales trending down and new home sales rising in 2005, predicting where the housing market will be going in 2006 is difficult, according to Zumpano. “Economists for the National Association of Realtors claim that the year 2006 will be one of normalization,” Zumpano said.

“They predict that a slight decline in home sales, a more moderate rate of price appreciation, and an increase in housing inventory will bring supply and demand into better balance,” Zumpano said. “The most recent and, hopefully last, increase in interest rates by the Federal Reserve may help dampen demand for housing in 2006, but mortgage interest rates should remain at attractive levels throughout the new year.”

Monday, February 06, 2006

Experts welcome expected decline in home sales

Home sales will decrease in number this year, and that's good news, according to top real estate analysts.

That seemingly conflictive view that "less is better" is even expressed by representatives of organizations representing real estate brokers. They point to the need of moderating sales activity to produce a more normal and healthy real estate market.

"We don't need to break a sales record every year for the housing market to be good," said David Lereah, chief economist for the National Association of Realtors. "In fact, cooling sales are necessary for the long-term health of this vital business sector.

"A modest slowdown in home sales this year, coupled with improvements in housing inventory, means the market is in the process of normalization. That will help bring balance between both buyers and sellers — yet sales will remain historically strong."
After setting a fifth consecutive annual record, reaching about 7.1 million sales units last year, existing-home sales are forecast to ease by 4.4 percent, to about 6.8 million units this year. That would still be the second-highest activity on record.

New home sales that reached about 1.3 million units last year are expected to decline by about 6 percent, to 1.21 million this year. This would also be the second-best year in history for new home sales. There were about 2.07 million home construction starts last year — the greatest number of starts since 1972. That volume is predicted to decline by about 6.6 percent this year.

As for resale home prices, they are projected to rise by about 5 percent (nationally) this year, a normal rate of price increases. Last year, prices increased by nearly 13 percent. Newly constructed home prices are expected to increase by 6 percent this year, according to NAR analysts.

A Nation Addicted to Oil -- and Debt

The United States is addicted to oil, President Bush warned Americans last week in his State of the Union address.

But what's likely to hurt us more in the long run — our addiction to oil or our addiction to debt?

The oil addiction we share with the rest of the planet. Debt addiction isn't our issue alone among major nations, but as the world's biggest economy our fearless embrace of debt in recent years has created risks that are global in scope.

We can cut back on oil consumption. Even if we stop borrowing tomorrow, however, our outstanding debt still must be repaid or refinanced.

And those bills will come due in the next 20 years concurrent with 79 million baby boomers reaching retirement age. In theory, at least, they're going to take more from the economy than they contribute, stretching already leveraged resources.

The problem with any discussion of U.S. debt levels is that the nation has largely become inured to the topic. Warnings about excessive debt have been a staple on Wall Street since the early 1980s. Yet stock and real estate prices have soared and interest rates have plunged since then.

What's more, whether our debts really have become excessive depends on what you measure them against. By some standards they don't look so onerous, particularly if you assume the economy keeps rolling along.

What we do know for certain is that the U.S. has been on a borrowing binge in this decade. The federal debt, for example, now is $8.2 trillion, up from $5.5 trillion just seven years go.

This week, the Treasury will issue 30-year bonds for the first time in more than four years. Uncle Sam will sell $14 billion of the securities Thursday. The return to the market of the 30-year bond is another sign of how dramatically the nation's debt picture has changed since 2000, when the government actually was running a budget surplus for the first time since the 1960s, and was paying down debt.

U.S. household debt, including mortgages, jumped from $6.4 trillion at year-end 1999 to $11 trillion by the end of the third quarter last year, a 72% increase, according to Federal Reserve statistics. The growth rate in household borrowing has reached double digits in recent years, a pace not seen since the mid-1980s.

The pace of borrowing by state and local governments also has accelerated sharply since 2000; lately it has picked up in the corporate sector as well.

Borrowers have been encouraged in this decade by the Federal Reserve, which from 2002 through mid-2004 kept interest rates at rock-bottom levels to bolster the economy.

And part and parcel with the rise in debt levels has been the surge in the U.S. current account deficit, the broadest measure of the nation's balance of trade and investment with the rest of the world. That deficit was about $200 billion in each quarter last year, double the pace of 2000 and nearly four times that of 1998.

A current account deficit tells you that a country is consuming more than it produces. One way to sustain that trend is to borrow to fund your consumption.

Americans have heard plenty in recent years about the ravenous appetite foreign governments have had for our Treasury securities. Foreign holdings of Treasury debt zoomed from $1.02 trillion in December 2000 to $2.17 trillion as of November.

But it isn't just Treasury debt foreigners have bought. The U.S. housing boom has been funded in part by foreign investors via their purchases of bonds backed by home mortgages.

This circular relationship has served all parties well so far. You know the story: Governments like China's effectively lend us the money to consume the goods they produce. By buying our debt, they help keep long-term interest rates down (and also finance the war in Iraq). We help keep their workers employed and enjoy the fruits of their labor.

Larry Fink, chief executive of BlackRock Inc., which manages more than $400 billion in assets for investors worldwide, says his Asian clients tell him they're very happy with this relationship.

"They would like this circle to last forever," Fink says. "And that's what frightens me. The whole world likes this model. It feels too good."

The danger, of course, is that we will borrow more than is healthy — meaning more than we can afford in the long run. And the more we're on the hook to foreign creditors, the less we control our own economic destiny.

One school of thought says the borrowing binge really isn't a problem, at least not yet. The optimistic view of the current account deficit is that it's a sign foreigners have great faith in the U.S. economy, because they're so willing to hold our investment paper and our currency.

Another counter argument to debt concerns is that the large numbers are misleading in isolation. The fiscal 2005 federal budget deficit was $319 billion, but as a percentage of U.S. gross domestic product it was 2.6% — much lower than in the mid-'80s, when deficits exceeded 4.5% of GDP four years in a row.

Similarly, although consumer debt overall has soared, it should be compared with the other side of the balance sheet: the value of Americans' assets.

By the Fed's reckoning, even though debt levels have mushroomed, American households' net worth — assets minus debt and other liabilities — was $51 trillion as of Sept. 30, up from $42.4 trillion at the end of 1999.

But household net worth has grown at a far slower pace than debt in this decade. And the problem with assets, including real estate, is that they can decline in value, while the owner remains fully liable for the debt used to buy them.

For now, there is no sign that the circle as described by Fink is coming undone. And it may not soon. If we can survive a current account deficit of $200 billion a quarter, why not $300 billion?

The nightmare scenario is that the U.S. economy begins to struggle under its debt load, causing foreigners to quickly lose their appetite for our securities, in turn sending the dollar's value tumbling, U.S. interest rates shooting higher and stock prices collapsing.

Warnings about the peril of high debt, and particularly about reliance on foreign creditors, were heard in the early '80s as well. Obviously, the Republic still is standing, the economy far larger, and investors far richer for staying in stocks and bonds.

The one crucial difference today compared with the 1980s is that the U.S. then wasn't confronting the imminent retirement of the baby boomers, with all of the attendant costs for Social Security and Medicare.

If prudence were in a little greater supply, U.S. consumers would begin to slow their borrowing and spending, and focus on rebuilding their balance sheets by saving more. The Federal Reserve could encourage this shift by continuing to tighten credit, painful as that may be.

As for Uncle Sam, nearly everyone agrees that the budget deficit should be brought down, and quickly, with the boomer retirement wave looming. But talk is cheap.

The great risk with economic and financial imbalances like excessive debt is that it often takes a crisis to correct them. The stakes seem far too high to be resigned to that kind of resolution.

Wednesday, February 01, 2006

NAR Releases Monthly and Annual 2005 Existing Home Sale Numbers

The National Association of Realtors (NAR) has issued its report for both December existing home sales and for the entire last year.

Total sales for the year, including single-family houses, townhouses, condos, and co-ops totaled 7,072,000 units. This was 4.2 percent higher than the 6,784,000 recorded in 2004 and represented the fifth year in a row that existing home sales set a record. NAR has been keeping these sales records since 1968.

The median existing home price for the year was 208,700, up 12.7 percent from the median of $185,200 in 2004. Comparative sales figures for December 2005 and December 2004 were $211,000 and $191,000, an increase of 10.5 percent year over year.

However, total sales moderated in December, indicating what is widely assumed to be a slowing market at year end. Sales in December were down 5.7 percent to a seasonally adjusted annual rate of 6.60 million units as compared to the upwardly revised sales number of 7.0 million in November. December, 2005 sales were down 3.1 percent from those in December, 2004.

David Lereah, NAR's chief economist, was not dismayed by the slower sales figures. "This is part of the market adjustment we've been discussing, with a soft landing in sight for the housing sector," he said. He emphasized that underlying fundamentals are strong and population and employment growth will allow the housing market to remain historically high, but lower than the record pace in 2005.

Inventory levels declined to 2.80 million units at the end of December, a 5.1 month supply at present sales levels. Inventory in December 2004 was 2,214,000, a 3.9 month supply at the then-current rate.

Condo and co-op sales were up in December to a seasonally adjusted annual rate of 877,000 units in December; this was 1.6 percent higher than November figures. For the year, condo sales were up 9.3 percent to 896,000 units which set the 10th consecutive annual record. The median price for a condo was $228,100 for the month which was 10.2 percent higher than the median in December, 2004. On an annual basis the median price for 2005 was up 12.7 percent to 218,200.

Single family houses, however, declined 6.8 percent to a seasonally adjusted annual rate of 5.72 million in December, from 6.14 million annualized units in November. December 2004 figures were also down from figures a year earlier by 4.2 percent.

The median price of a single family home was 209,300 in December, 10.8 percent higher than the prevailing median price one year earlier. The median figure for the year was $207,300, 12.6 percent higher than 2004.

On a localized basis, every region but the Northeast, which broke even, dropped from November to December and only the South held its own when it came to year-over-year sales, achieving a 1.2 percent increase over last year on an adjusted basis and just shy of a 1 percent increase on an unadjusted basis. Sales in the West fared the worse, down11.4 percent adjusted and 12.1 percent unadjusted from last year. The other three regions had lower sales but were in a narrow range of less than a negative 4 percent adjusted and 6 percent unadjusted.

Interestingly, while sales were suffering in the West, that was the region that showed the greatest increase in median prices during the year, and the South, which led in sales growth, showed the lowest growth in price. Prices in the West finished the year 14 percent higher than last year - $318,000 vs. 279,000 while the South increased 4.6 percent from $174,000 to $182,000. Median prices nationally and in most regions hit a peak for the year in August and have trended downward since.