Housing Is Still ‘Shadowed’ by Excess Supply

 

Home demand took a step forward in February. But oversupply remains a problem.Sales of existing homes dipped in February to an annualized rate of 4.59 million. But the drop reflected an upward revision to January sales, rather than a sign of weakness. Compared to a year ago, resales were up 8.8%.

The uptrend in sales over time has whittled down the number of homes for sale. According to the National Association of Realtors, the inventory of homes for sale is equal to a 6.4 months’ supply at the current sales pace, an improvement from 8.6 months a year ago.But that doesn’t mean housing has overcome its oversupply problem. The market still faces a shadow inventory of millions of homes whose owners will put them on the market once conditions look more stable.

Mortgage information tracker CoreLogic calculates homes that are seriously delinquent, in foreclosure or already owned by lenders constituted a pending inventory of 1.6 million units in January.What’s disturbing is that little headway in the number of homes just waiting on the sidelines. Although about 3 million distressed sales have taken place over the past three years, “the shadow inventory in January 2012 is at the same level as in January 2009,” the CoreLogic report says.Some of those homes will enter the market during the upcoming important spring selling season. The potential overhang means more selection for buyers–but at the cost of further downward pressure on prices.

Given the drop in prices already seen over the past 5 years along with dirt-cheap mortgage rates, affordability is much less of a problem than it was just a few years ago. Real estate website Trulia calculates that buying a home is cheaper than renting in 98 of 100 U.S. metro areas even when expenses like insurance and taxes are included.Yet even as owning wins out financially, home demand still remains far below what history suggests given the recent formation of new households.

“Many people cannot afford a downpayment or qualify for a mortgage,” says Trulia’s chief economist Jed Kolko. “High unemployment and credit tightening during the recession have sidelined many people from considering homeownership.”

Housing has made progress. But the most powerful catalyst for better housing demand remains stronger income growth. Solid job growth is a Realtor’s best friend.

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Pump Primer: What Makes Gasoline Prices Rise?

Watching the numbers on the gas pump tick ever higher can boil the blood and lead the mind to wonder: Why are gasoline prices so high?

Many stand accused, including oil companies, the president, Congress, and speculators on Wall Street. Others assume that the earth is just running out of oil.

The reality, economists say, is fairly simple, but it isn’t very satisfying for a driver looking for someone to blame for his $75 fill-up. Last year, the average price of gasoline was higher than ever, and it hasn’t gotten any better this year.
The average price nationwide is $3.88 per gallon, the highest ever for March. Ten states and the District of Columbia are paying more than $4.

 

Q: What determines the price of gasoline?

A: Mainly, it’s the price of crude oil, which is used to make gasoline.

Oil is a global commodity,, traded on exchanges around the world. The main U.S. oil benchmark has averaged $103 per barrel this year. The oil used to make gasoline at many U.S. coastal refineries has averaged $117 per barrel.

Oil prices have been high in recent months because global oil demand is expected to reach a record this year as the developing nations of Asia, Latin America and the Middle East increase their need for oil. There have also been minor supply disruptions in South Sudan, Syria and Nigeria. And oil prices have been pushed higher by traders worried that nuclear tensions with Iran could lead to more dramatic supply disruptions. Iran is the world’s third largest exporter

Q: How are gasoline prices set?

A: When an oil producer sells to a refiner, they generally agree to a price set on an exchange such as the New York Mercantile Exchange. After the oil is refined into gasoline, it is sold by the refiner to a distributor, again pegged to the price of wholesale gasoline on an exchange.

Finally, gas station owners set their own prices based on how much they paid for their last shipment, how much they will have to pay for their next shipment, and, perhaps most importantly, how much their competitor is charging. Gas stations make very little profit on the sale of gasoline. They want to lure drivers into their convenience stores to buy coffee and soda.

Oil companies and refiners have to accept whatever price the market settles on; it has no relation to their cost of doing business. When oil prices are high, oil companies make a lot of money, but they can’t force the price of oil up.

Q: Are prices high because the world is running out of oil?

A: Not yet. Prices are high because there’s not a lot of oil that can be quickly and easily brought to market to meet demand or potential supply disruptions from natural disasters or political turmoil. Like most commodities, the need for oil is so great that people will pay almost anything, in the short term, to get their hands on what might be the last available barrel at any given moment.

But substantial new reserves of oil have been found in shale formations in the United States, in the Atlantic deep waters off of Africa and South America, and on the east coast of Africa. Canada has enormous reserves, and production is growing fast there. The Arctic, which is largely unexplored, is thought to have 25 percent of the world’s known reserves.

All of this oil, however is hard to get and expensive to produce. That leads analysts to believe that oil will never stay much below $60 a barrel for an extended period again. As soon as oil prices fall, producers will stop developing this expensive oil until demand, and high prices, return.
Current high prices have fueled a boom in oil exploration that is sure to bring more crude to the market in coming years. But it is not here yet, so for now, pump prices — and frustration — are expected to remain high.

 

 

By:CNBC.com

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30-year mortgages back above 4%

Long-term mortgage rates followed bond yields higher this week amid continued signs of an improving economy.Freddie Mac says a 30-year fixed-rate mortgage averaged 4.08 percent in the week ending March 22, up from 3.92 percent last week. A 15-yeaer fix averaged 3.30 percent, up from 3.16 percent last week.A one-year adjustable-rate mortgage averaged 2.84 percent this week, up from 2.79 percent.

“Mortgage rates are catching up with increases in U.S. Treasury bond yields, placing the average 30-year fixed mortgage rate above 4 percent for the first time since the end of October 2011,” said Freddie Mac chief economist Frank Nothaft.

The Mortgage Bankers Association reported a decline in mortgage applications last week, with applications to refinance an existing mortgage falling about 9 percent from the previous week.

 

By:Cnnmoney.com

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Obama cuts refinance costs for some mortgages

Borrowers with some federally insured mortgages will be able to refinance into lower interest rate loans more easily and cheaply under a plan unveiled Tuesday by the Obama administration.At a news conference, President Obama announced that the Federal Housing Administration will cut upfront fees for refinanced loans it already insures.

The new fees are for borrowers whose FHA loans were issued before June 1, 2009. An estimated 2 to 3 million borrowers could take advantage of the savings, which could reduce mortgage payments for the typical FHA borrower by about a thousand dollars a year, according to the administration.

“It’s like another tax cut in people’s pockets,” said President Obama.

Borrowers who refinance their existing FHA loans will pay an upfront insurance premium equal to 0.1%, the lowest allowable rate, of the mortgage amount — $100 for a $100,000 loan — plus an annual fee of  0.55%.

The new refinancing fees contrast sharply with the cost of obtaining a FHA loan, according to Jaret Seiberg, an analyst with the Washington Research Group. A borrower making a 3.5% down payment on a home purchase as of April 1 will pay a 1.75% upfront fee and a 1.25% annual fee. Those purchase fees were raised barely a week ago to improve the FHA’s capital reserve.

 

By:Cnnmoney.com

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Average Rate on 30-Year Loan Rises to 3.92%

The average rate in the U.S. on the 30-year fixed mortgage hovered near historic lows this week, making home-buying and refinancing more attractive to those who can qualify.

Mortgage buyer Freddie Mac said Thursday that the U.S. rate on the 30-year loan increased to 3.92 percent. That’s up from 3.88 percent the previous week. The rate touched 3.87 percent four weeks ago, the lowest since long-term mortgages began in the 1950s.

The average on the 15-year fixed mortgage rose to 3.16 percent, up from a record low of 3.13 percent last week.

Rates on the 30-year loan have been below 4 percent for three months. Low rates are among the positive signs emerging that suggest this year could mark a turnaround for the depressed housing market. Still, many people are unable to qualify for the rates.

Builders are more optimistic after seeing more people express interest in buying a home. Construction has picked up and builders are requesting more permits to build single-family homes. And the supply of homes on the market is falling, which could send home prices higher.

A key reason for the optimism is the improving job market. Employers have added an average 244,600 net jobs per month from December through February. That has helped lower the unemployment rate to 8.3 percent, the lowest level in nearly three years.

Frank Nothaft, Freddie Mac’s chief economist, said Thursday the positive February jobs report caused yields on U.S. Treasury bonds to increase over the week. Mortgage rates then to track the yield on the 10-year Treasury note.

Even with the improvement, home prices continue to fall. Millions of foreclosures and short sales – when a lender accepts less than what is owed on a mortgage – remain on the market. And the housing crisis and recession have also persuaded many Americans to rent instead of buy, which has led to a drop in homeownership.

Economists say housing is years away from returning to full health.

To calculate the average rates, Freddie Mac surveys lenders across the country on Monday through Wednesday of each week.

The average rates don’t include extra fees, known as points, which most borrowers must pay to get the lowest rates. One point equals 1 percent of the loan amount.

The average fees for the 30-year and 15-year fixed loans were 0.8, unchanged from 0.8 last week.

For the five-year adjustable loan, the average rate rose to 2.83 percent from 2.81 percent, and the average fee edged up to 0.8 from 0.7.

The average on the one-year adjustable loan rose to 2.79 percent from 2.73 percent, and the average fee was unchanged at 0.6.

From: Associated Press/AP Online

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Here Comes The 2012 Tidal Wave Of Foreclosures

 

Foreclosure filings fell 8 percent year-over-year in February, with 206,900 U.S.  properties receiving some form of filing, according to RealtyTrac’s  U.S. Foreclosure Market Report.

 

But don’t be fooled by these numbers. Foreclosure activity is  expected to increase 15 percent this year compared to 2011, according  to RealtyTrac’s Daren Blomquist.

While foreclosure activity was pushed down by decreases in some of the larger  states, 21 states reported annual increases in foreclosure activity, a level not  seen since November 2010.

RealtyTracCEO Branon Moore said he  expects foreclosures to rise this year, pushed by states where courts are  working through a backlog of foreclosed properties:

“February’s numbers point to a gradually rising  foreclosure tide as some of the barriers that have been holding back  foreclosures are removed.

…Not surprisingly, many of the biggest annual  increases in February were in states with the more bureaucratic judicial  foreclosure process, which resulted in a larger backlog of foreclosures built up  over the last 18 months in those states.”

RealtyTrac’s Daren Blomquist said foreclosure activity fell to  artificially low levels last year because of the fall-out from the robo-signing  scandal where banks were accused of shoddy mortgage paperwork and when  judges prevented banks from foreclosing on homes.

A comparison of states with a judicial foreclosure process and ones without  shows how much of an impact this had on foreclosure activity as a whole. In the  26 states with a judicial foreclosure process, foreclosure activity was up 2  percent month-over-month (MoM) and 24 percent year-over-year (YoY). In the 24  states with a non-judicial foreclosure process, activity fell 5 percent MoM and  23 percent YoY.

By:Mamta Badkar

 

 

 

 

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20 Cities Where Foreclosures Are A Huge Problem

 

Foreclosure filings in the U.S. declined by 2 percent in February from the  previous month.  Filings are down 8 percent from a year ago.

 

But the latest U.S.  foreclosure market report from RealtyTrac shows that ten of the nation’s  twenty largest metro areas saw year-over-year increase in foreclosure  activity.

RealtyTrac’s Daren Blomquist explains that foreclosure activity is increasing  as some states use the judicial process where each foreclosure becomes a court  case:

“The foreclosure process became more bogged down in these states as a result  of the fallout from the robo-signing scandal, causing foreclosure activity to  drop to artificially low levels in 2011. Now we’re seeing some pretty  eye-popping increases off those artificially low levels and the foreclosure  industry plays catch up.”

Drawing on RealtyTracdata we put together a quick  guide to the foreclosure activity in the 20 largest metropolitan areas across  the U.S.. The metros that saw increases in foreclosure activity were mostly on  the East Coast or the Midwest, while those in the West saw decreases.

And the outlook for 2012 isn’t much better, “More waves of foreclosure  rolling into the market over the course of the year, which will result in an  overall increase of 15 percent in foreclosure activity for the year compared to  2011.”

 

By:Mamta Badkar

 

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Solid Q4 2011 Economic Growth Provides Early 2012 Momentum

Growth Expectations Modest at Start of Year

Solid Q4 2011 Economic Growth Provides Early 2012 Momentum, but Pace Expected to Slow for Remainder of the Year

Housing Expected to Add to GDP for First Time in Seven Years, Albeit by a Very Modest Amount

WASHINGTON, DC – The 2012 outlook is improving modestly from a disappointing 2011. Economic growth picked up in the fourth quarter of 2011 to 2.8 percent and is expected to come in at 2.3 percent for 2012, up from 1.6 percent growth for all of last year, according to Fannie Mae’s (FNMA/OTC) Economic & Strategic Research Group. However, the year-end growth rate was due largely to a positive swing in business inventory growth, which is not indicative of underlying consumer demand or the overall health of the economy. Nevertheless, consumer spending improved modestly and manufacturing and services activity expanded at a strong pace. Importantly, labor market conditions continued to improve with nonfarm payroll job growth increasing nearly 250,000 across many industries, including construction. The unemployment rate dropped to 8.3 percent, down from 8.5 percent the month prior, as the large increase in employment outweighed a growing number of people joining the work force – indicating a genuine improvement in the labor market. If we continue to see this level of positive data, the Group notes, the labor market may become an upside determinant for an improved outlook.

Housing also showed signs of improvement late last year with existing home sales rising in December for the third consecutive month. Indicators point to some good pickup in construction of apartment buildings and modest pickup in single-family construction in some locations. Overall, housing is expected to add to gross domestic product (GDP) for the first time in seven years, albeit by a very modest amount. Near-term improvement in housing sales is expected to be quite modest due to the current very low level of sales and continued expected declines in home prices, which remain a challenge to the housing market.

“Risks to the forecast are more balanced between the upside and downside since our January forecast,” said Fannie Mae Chief Economist Doug Duncan. “The economy appears to be more resilient than in previous months, and should be less vulnerable to shocks, including any spillover from the European sovereign debt crisis. However, economic growth will remain constrained by various headwinds, such as a potential spike in oil prices due to tension in the Middle East; an expected decline in net exports from the global slowdown; and an expected increase in fiscal drag, including the fading of federal spending from the stimulus and a decline in defense spending for operations in Iraq and Afghanistan.”

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Bank of America to Reduce Loans for Homeowners

NEW YORK – Bank of America is providing mortgage relief to about 200,000 homeowners

Homeowners that qualify are those whose home values have fallen below what they owe on their mortgages. Bank of America will reduce the amount owed by the homeowners by as much as $100,000 in some cases. Only mortgages that are currently owned by Bank of America will qualify. Those that are owned by government entities Fannie Mae and Freddie Mac, or backed by the Federal Housing Administration will not be eligible.

The move will help the bank reduce the amount of penalties it owes to the government’s Housing & Urban Development agency by $850 million.

The penalties were part of a broader $25 billion settlement announced Feb. 9 by federal and state attorneys general and the largest mortgage lenders in the country to resolve investigations into abusive home lending and fraudulent foreclosure practices.

About 11 million American households are “underwater” on their mortgages, meaning they owe more than their homes are worth. The broader settlement with five mortgage lenders is expected reduce loans for only about 1 million of those Americans and send checks to others who were improperly foreclosed upon.Of the five major lenders, Bank of America’s penalties were the highest: $11.8 billion.

The settlement ended a painful chapter of the financial crisis, when home values sank and millions edged toward foreclosure. Lender abuses exacerbated the crisis. Many companies processed foreclosures without verifying documents. Some employees signed papers they hadn’t read or used fake signatures to speed foreclosures, a practice known as robo-signing.In the fall of 2010, Bank of America along with other large lenders temporarily halted foreclosures after a furor over robo-signed documents.

Details of Bank of America’s and other mortgage lenders’ plans to help homeowners as part of the settlement will be contained in court documents that are expected to be filed Friday.

 

A service of YellowBrix, Inc.

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Seven Reasons the Job Gains Could Last This Time

Companies are generating waves of jobs, and unemployment is down.The same thing happened last year around this time. Then everything faded to black starting with the earthquake in Japan, which struck a year ago Sunday.Does a happier ending await the job market this time? Economists seem to think so.

For reasons ranging from progress on Europe’s debt crisis to a slowly improving housing market to slightly less gridlock in Congress, the economy and the job market appear better able to withstand setbacks than they were in 2011.

“The internal dynamics of the U.S. economy look pretty good right now,” says Bill Cheney, chief economist at John Hancock Asset Management.

U.S. employers added 227,000 jobs in February, the third straight month of 200,000-plus job growth. The unemployment rate remained 8.3 percent, but it was 9 percent as recently as September. By all measures, the job market is strengthening by the month.

Then again, the numbers can conjure an unsettling sense of deja vu. Last year, the job market had a similar three-month run. From February through April, the economy added an average 239,000 jobs each month.

Helping drive that growth was a new Social Security tax cut that put more money in paychecks for 160 million Americans. The tax cut gives $1,000 a year, or nearly $20 a week, to someone making $50,000. It gives up to $4,272 or roughly $82 a week, to a household with two high-paid workers.

The Social Security tax cut was supposed to expire at the end of 2011. But under election-year pressure, Congress has extended it through 2012.

On top of that, a bond-buying program by the Federal Reserve drove interest rates on mortgages and other consumer loans to historic lows.

Yet just as things were perking up, a freeze descended on the economy and job market.

The March 11 earthquake and tsunami cut off supplies from Japanese factories to U.S. and other manufacturers. The Arab Spring protests escalated oil prices. And gasoline prices followed them up, to a painful $3.98 a gallon by mid-May.

A clash in Washington over the federal debt limit brought the nation to the verge of default and sapped consumer and business confidence. Europe’s debt crisis panicked investors and further shook confidence.

From May through August last year, job growth averaged less than 80,000 a month before regaining strength in the fall.

Economists expect the 2012 sequel to improve on the 2011 original. Here are seven reasons the job market appears on surer footing this time:

- COMPANIES CAN’T SQUEEZE MORE OUTPUT FROM WORKERS

During and right after the Great Recession, companies shrank their work forces because demand plunged and fewer workers were needed.

Once demand started growing again, companies were reluctant to hire immediately. They managed to produce more with the employees they had. But now many companies are finding they can’t continue to do more with less. As demand grows, they’re finding they have to hire.

- CONSUMERS ARE STURDIER

Since the recession, households have cut their debts and rebuilt savings. One key measure of household debt burdens – debt payments as a percentage of after-tax income – is at its lowest point since 1994, according to the Federal Reserve.

“Consumer finances are fundamentally healthier than they were,” says Stuart Hoffman, chief economist at PNC Financial Services Group.

As the labor market has healed, Americans have worried less about losing their jobs. As a result, they’re less likely to curtail spending – even in the face of shocks such as a 29-cent jump in gasoline prices in the past month to an average $3.78 a gallon.

- TENSIONS EASE IN WASHINGTON

The debt-limit showdown waged last summer between the Obama administration and congressional Republicans rattled confidence in America’s leadership. It looked as if the United States might default on its debts for the first time in history because leaders couldn’t reach a deal.

Since then, thanks in part to election-year pressures, tensions have eased. Republicans dropped threats to let the payroll tax expire. And in an unusual show of cooperation, House lawmakers from both parties backed a bill last week to make it easier for small businesses to obtain financing they need to hire and expand.

- HOUSING IS INCHING BACK

The collapse of real estate lies at the heart of America’s economic problems. House prices have plunged 30 percent since 2006. The drop has wiped out $7 trillion in homeowners’ equity. Millions of construction workers have lost jobs.

Now, there are tentative signs of recovery. Apartment construction is growing. Construction jobs are slowly returning. Home builders are seeing more foot traffic and gaining confidence that sales will pick up in the spring buying season.

No one expects another boom. But real estate is no longer subtracting from U.S. employment. And there’s hope among economists that higher sales could stop prices from falling further by spring.

Once home prices stabilize, more people will likely decide it’s time to buy. And consumers who worry less about a loss of home equity – the main source of wealth for most people – are more likely to keep spending.

- STATE AND LOCAL GOVERNMENT CUTS SLOWING

The Great Recession and the housing collapse dried up tax revenue for state and local governments. Many were forced to lay off teachers and other public workers. Since December 2008, state and local governments have slashed 613,000 jobs, offsetting some of the hiring by private companies.

But the cuts appear to be easing. State governments have added 10,000 jobs so far this year. Local governments last month added 2,000 – a modest total but only the third increase in two years.

“There’s only so many teachers you can cut, so many police officers, so many firemen,” says Mark Vitner, senior economist at Wells Fargo Economics.

- EUROPE’S THREAT HAS SUBSIDED

Investors panicked last year over the prospect that Greece and some other European countries would default on their debts, stick banks with huge losses and trigger a global credit crunch. Such fears sent stocks tumbling and helped diminish U.S. consumer confidence in the second half of 2012.

But confidence is rebounding. Greece has received a $172 billion bailout, pushing back the threat of a destructive default. And the European Central Bank has made more than $1.3 trillion in low-rate three-year loans to banks since December, making clear it won’t let the European banking system fail.

- U.S. BANKS LENDING MORE TO BUSINESSES

After the September 2008 collapse of Lehman Brothers shook the financial system, U.S. banks cut loans to businesses in 2009 and 2010. The credit crunch fed the economy’s misery by starving many companies of financing needed to grow and hire.

But banks are healthier now. So are the prospects for their business customers. Bank lending to businesses rose nearly 14 percent last year to $1.35 trillion, according to the Federal Deposit Insurance Corp. Loans to small businesses grew at the end of last year for the first time since the FDIC started tracking them nearly two years ago.

William Dunkelberg, chief economist of the National Federal of Independent Business, says the outlook for hiring by small businesses offers “a better picture than we have seen for years.”

Economists are still cautious. A shock like the Japanese quake or further Middle East turmoil could always reverse the gains. Ever-higher oil prices would hurt. And even with the improvements, the recovery from the 2007-2009 remains weaker than past recoveries.

But economists say the job market has likely gained enough momentum to avoid a repeat of mid-2011′s gut-churning drop.

“This year will not be the same,” PNC’s Hoffman says. “We won’t be sitting here in six months saying, `Uh-oh, it was another false dawn.’”

 

 

By PAUL WISEMAN

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