Housing Hype Fades with Sales Numbers

The 'Helicopter Economics Investing Guide' is meant to help educate people on how to make profitable investing choices in the current economic environment. We have coined this term to describe the current monetary and fiscal policies of the U.S. government, which involve unprecedented money printing. This is the official blog of the New York Investing meetup.


During last summer and fall, the mainstream media was filled with glowing reports of recovery in the U.S. housing market. Government programs were juicing the numbers, which doesn't represent recovery of anything, but that wasn't the spin the media put on increased home sales. Special tax credits, which are still in place, were behind the better numbers. They are losing their affect though and the housing market is already beginning to turn down again.

According to the NAR (National Association of Realtors), existing home sales fell 0.6% in February to a seasonally adjusted 5.02 million units. This is the third monthly drop in a row. The impact of the 'seasonal adjustments' seems to have caused sales in the snow-buried Northeast and Midwest to rise significantly during the month. The overall number would have been much worse without the supposed strong sales in those geographic areas. Inventories of homes on the market, which are not seasonally adjusted, jumped 312,000 to 3.59 million. This represents an 8.2 month supply based on current sales rates. The median sales price was $165,100, down 1.8% year over year.

While the federal government has a number of programs to prop up the housing market, including funneling questionable mortgages through the FHA (Federal Housing Administration) and its blank-check support of nationalized and money-bleeding Fannie Mae and Freddie Mac, the first-time home buyers credit was the most immediate impetus for increased sales during the second half of 2009. The credit was originally slated to expire on November 30th, but at the last minute was extended to this April 30th and expanded to include non first-time buyers. Nevertheless, sales started to dip after November. It is now clear that the credit merely sped up purchases that were already going to take place and higher sales last fall mean lower sales early this year.

Existing home sales peaked in 2005 at 7,075,000. The latest number at 5,020,000 represents and almost 30% drop - and we are now entering the fifth year since the top. The pattern of sales from the homebuyer's tax credit indicates that it was too little to fix what is a massive systemic problem. House prices went too high during the bubble, actually doubling or more in a four-year period in some cities, and they need to come down to market clearing prices. Until this happens, the market cannot recover and grow again, nor can the overall U.S. economy.

Disclosure: None

NEXT: Will Expanding Euro Crisis Continue to Benefit U.S. Stocks

Daryl Montgomery
Organizer, New York Investing meetup
http://investing.meetup.com/21

This posting is editorial opinion. Like all other postings for this blog, there is no intention to endorse the purchase or sale of any security.

Consumer Confidence Game and Housing's False Bottom

The 'Helicopter Economics Investing Guide' is meant to help educate people on how to make profitable investing choices in the current economic environment. In addition to the term helicopter economics, we have also coined the term, helicopternomics, to describe the current monetary and fiscal policies of the U.S. government and to update the old-fashioned term wheelbarrow economics.

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Signs of a "resurgent economy" are everywhere - at least if you believe the reporting of the mainstream media. The "recession appears to be over" and "the U.S. economic ship is finally righting itself" according to one 'expert' after another quoted in news articles. Examination of the data backing up these claims indicates the truth might be quite different. While there was supposedly 'good news' on consumer confidence and housing prices yesterday (as long as you didn't look too closely at the numbers), it was little noticed that the White House raised its projected budget deficits to a total $9 trillion between 2010 and 2019. The budget deficits for the next decade will only be this good as long as the economy is growing at a robust pace and inflation remains unusually low. This is the most optimistic possibility imaginable, with imagine being the key concept here.

The Conference Board released its monthly consumer confidence survey yesterday. It came in at 54.1 and was up from 47.4 in July. The results are very different form the University of Michigan survey which had consumer confidence plummeting only a couple of weeks ago. What caused the big rise? Consumer's view of the current economy are still highly negative, but they see a rosier future - especially after hearing how the economy is recovering every time the turn on the TV or open a newspaper. Surprisingly after being bombarded (perhaps brainwashed is a better term) with news about an improving economy, more survey respondents when questioned whether they thought the economy was going to get better said yes. To put the 54.1 number in context, the average number over time is 95. A robust economy has a number well over 100, so we are about at half that level.

According to Case-Shiller, U.S. housing prices have now gone up two months in a row - May and June. This got huge coverage in the mainstream media yesterday. Did this actually happen? Well, not exactly, if you're a stickler for details. The Case-Shiller numbers are not seasonally adjusted and late spring is usually the strongest part of the year for home sales. If you seasonally adjust the numbers, it turns out May was actually negative. June was still positive, but you would need a magnifying glass to see the number it was so small. Suppose you adjusted the numbers for the $8000 tax credit the federal government was giving first time buyers? Well, the June number would sort of be negative too. What about year over year numbers? Well for the entire U.S. they're down 15%. From the peak there has been a 30% drop so far. The 20-city index, which is the one that was up in May and June has fallen 45.3% since the 2006 top. Yeah, those numbers really scream recovery.

The underpinnings for a housing recovery are also just not there. Colonial BancGroup just filed for bankruptcy. It was closed down by the FDIC about two weeks ago and was the sixth largest failure in U.S. bank history. A lot of bad mortgages did it in. The bank is under criminal investigation for accounting irregularities (you should wonder how many other banks may have engaged in similar behavior, but have not yet been found out). Bank of New York is its biggest creditor. Yes, the big banks have exposure to these medium and small banks. Taylor, Bean & Whitaker Mortgage Corp., one of the largest independent mortgage companies in the U.S. was also forced into bankruptcy as well because it relied on Colonial for its funding. Bank failures can have a lot of collateral damage. So far this year we are at 81 and counting. Despite the 'resurgent' economy and 'bottomed' real estate market, I have a feeling there's going to be a lot more.

NEXT: Enron Accounting and GDP; FDIC's Money Shortage

Daryl Montgomery
Organizer,New York Investing meetup
http://investing.meetup.com/21


This posting is editorial opinion. Like all other postings for this blog, there is no intention to endorse the purchase or sale of any security.