Will Job Growth Start Pushing Interest Rates Higher?

Keeping you updated on the market! For the week of November 17, 2014

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MARKET RECAP Will Job Growth Start Pushing Interest Rates Higher? The economy continues to manufacture employment at a brisk pace: Payroll jobs advanced by 214,000 in October. This marks the ninth-consecutive month of 200,000+ job gains. Other positives from the October employment report include the unemployment rate, which declined to 5.8%. Better still, the composition of the workforce is improving. The prime working age group – people in their 20s and 30s – is growing again. This developing trend bodes particularly well for housing. After all, we're all waiting for millennials to finally participate in the housing recovery. At the beginning of the year, we speculated that a strong employment trend would lead to higher mortgage rates. That hasn't been the case. But in our defense, our speculation was based on Federal Reserve guidance. The Fed had initially set an unemployment rate target of 6.5% before it would consider raising interest rates. We're obviously well below that rate, yet the Fed is showing no signs of raising rates soon. Fed officials still believe the economy is too weak and job growth too sluggish to raise rates. It's interesting that the Fed remains cautious. The fact is that the economy is on track to add 2.74 million jobs this year. This means 2014 would be the best year for job growth since 1999. Despite the upbeat data on jobs, mortgage rates drifted slightly lower over the past week: Bankrate.com's survey has the 30-year fixed-rate loan averaging 4.13%. Freddie Mac has the 30-year loan averaging 4.01%. Low rates and strong employment gains, yet overall mortgage activity remains subdued. The MBA's refinance index decreased 0.9% last week. The purchase index increased, but only by 1%. The MBA did report positive news on new-home sales. The MBA estimates sales increased by 8.5% in October to an annual rate of 461,000 units. On an unadjusted basis, the MBA estimates that there were 36,000 new home sales in October, a 12.5% increase from September sales of 32,000. The downside to this week's data is that a market dichotomy persists: Job grow and low mortgage rates are driving growth in the upper levels of the housing market. Tight credit, on the other hand, still impedes entry-level growth. We are encouraged, though. With more young people finding employment, we should see more growth in the lower echelons of the housing market in the coming year.

 

Economic Indicator	Release Date and Time	Consensus Estimate	Analysis
Home Builder Sentiment Index (November)	Tues., Nov. 18, 10:00 am, ET	55 Index	Important. Sentiment remains positive, but has not improved in recent months.
Mortgage Applications	Wed., Nov. 19, 7:00 am, ET	None	Important. Activity remains flat, but job growth points to more activity in coming months.
Housing Starts (October)	Wed., Nov. 19, 8:30 am, ET	1.03 Million Units (Annualized)	Important. Gains have stalled, but starts continue to hold above one million.
Existing Home Sales (October)	Thurs., Nov. 20, 10:00 am, ET	5.1 Million (Annualized)	Important. Sales continue to hold above five million, but show little inclination to move much higher.

 

Does Economic Growth Matter? The short and quick answer is “it depends.” When pundits discuss the economy, they usually speak of gross domestic product (GDP). You'll frequently read that GDP is growing at a 3% annual rate, or some similar number. Financial markets are encouraged when GDP grows at a higher rate, and discouraged when it grows at a lower rate. The Federal Reserve certainly focuses on GDP and will adjust interest rates based on GDP growth. In that respect, GDP growth impacts our business. But in other respects, GDP doesn't really matter. GDP is an aggregated national number. It's a measure of all the goods and services produced domestically. But like in real estate, a number taken from the economy as a whole can be meaningless to any local economy. For example, what occurs in Silicon Valley can have little relationship to what occurs in the Bakken oil shale fields of North Dakota. One local economy could grow, while the other could shrink. A national GDP number would likely be meaningless to either market. What most of us really care about is the specific data in our neck of the woods. The businessperson rightly establishes his or her own network of information concerning a particular venture in a particular market. Only that businessperson will know what type of information he or she needs in order to succeed. Most likely, that information won't be based on national numbers. So don't let the national data overly influence your mood or real estate market outlook. What occurs in our backyard is what matters most. Article Courtesy of Patti Wilson, American Momentum Bank

Post-Election Fallout: What does it mean?

Keeping you updated on the market! For the week of November 10, 2014

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MARKET RECAP Post-Election Fallout: What Does It Mean? A good way to alienate just about everybody is to talk politics. Sometimes, though, you have to. Politics matters. That said, our intention isn't to pass judgment; it's merely to vet the past and gauge the future. As for the past, the last time we experienced an election outcome similar to Tuesday's occurred in 1994. Democrat Bill Clinton was president when the Republicans took control of the House and Senate. From a business perspective, 1994 lead to prosperous times. From 1994 though the end of the Clinton presidency in January 2001, the economy moved steadily ahead. What's more, it moved ahead at a brisk pace. Five and six percent annual Gross Domestic Product (GDP) growth was the norm. Over those years, the unemployment rate steadily declined to a low of 4% from over 6%. The stock market, as measured by the S&P 500 , nearly tripled. Over the same period, new home sales climbed to over 800,000 units annually from 600,000 units. Existing home sales increased to nearly 5.2 million units annually from just over 3.8 million units. As for mortgage rates, they were nearly double what they are today. The 30-year fixed-rate mortgage averaged 7.9% in 1995 and 8.05% in 2000. Despite what seemed to be high lending rates, the MBA's purchase mortgage index doubled over that time. (This is why we frequently downplay the importance of low lending rates when juxtaposed to growth.) Of course 2014 isn't 1994. The past never repeats in detail. 1994 also ushered in the beginning of a technology and productivity revolution driven by the Internet. Those variables won't be repeated. This isn't to say that the political climate at the time didn't encourage growth. It appeared to do just that. One thing is for certain: the purse strings were much looser 20 years ago than they are today. The loan-to-deposit ratio – a measure of banks' willingness to lend soared to 1.05 from 0.85 during the Clinton presidency. Strong economic growth encouraged more rational risk-accepting behavior, which materialized in continually rising loan volume. Rational risk-accepting behavior is less prevalent today. A couple weeks ago, we mentioned how former Federal Reserve Chair Ben Bernanke was unable to refinance his home. Bernanke had recently stepped down as Fed chair. Technically, he was unemployed, even though he was earning more money speaking and writing than he was as Fed chair. The Bernanke story is a one-off anecdote, but we know that lenders (and regulators) are still too risk averse. Risk averse behavior is reflected in today's low loan-to-deposit ratio. Let's hope that changes post election. To be sure, partisanship and acrimony will always exist in politics. But if past proves to be prologue, the partisanship and acrimony will be tolerable if Democrats and Republicans can set the table for a repeat of the 1994-2000 economic era.

 

Economic Indicator	Release Date and Time	Consensus Estimate	Analysis
Mortgage Applications	Wed., Nov. 12, 7:00 am, ET	None	Important. Recent rate increases have slowed refinance activity. Purchase activity continues to lag.
Retail Sales (October)	Fri., Nov. 14, 8:30 am, ET	0.1% (Increase)	Moderately Important. Declines in furnishings and building material sales are reflective of muted home sales.
Import Prices (October)	Fri., Nov. 14, 8:30 am, ET	1.1% (Decrease)	Moderately Important.Falling oil prices will help hold consumer-price inflation in check.
Consumer Sentiment (November)	Fri., Nov. 14, 9:55 am, ET	86.5 Index	Moderately Important. Sentiment remains optimistic, with more consumers expecting stronger wage growth.

 

Will Interest Rates Ever Rise? We suspect one day they will, but we doubt that day is imminent. We've done an about-face on interest rates compared to our outlook at the beginning of the year. Back in January, we thought the 30-year fixed-rate mortgage would be approaching 5% by now. That hasn't been the case. Today, it appears 5% lies somewhere on the distant horizon. We say that because the Federal Reserve has affirmed that it has no intention of raising the federal funds rate (the important rate banks lend short-term to each other). What's more, the Fed continues to plow money from maturing Treasury and mortgage-backed securities into new issues. Though quantitative easing (QE) officially ended last month, the Fed continues to support the mortgage market. We are still looking at a very accommodating low-rate monetary environment. At the same time, consumer-price inflation remains muted. This means the Fed has the leeway to hold interest rates low. (The Fed had offered a 6.5% unemployment rate and 2% annual inflation as guideposts before raising rates. The Fed has certainly disregarded the former, with the unemployment rate now below 6%.) Maybe interest rates will rise when GDP growth hits 6% annually and the unemployment rate hits 4%, as it did 15 year ago. If that drives the rate on the 30-year loan up to 6%, so be it. We'll take that trade-off any day. Article courtesy of Patti Wilson, American Momentum Bank.

Better Pricing Driving More Sales

Keeping you updated on the market! For the week of November 3, 2014

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MARKET RECAP Better Pricing Driving More Sales We've frequently mentioned that a slowdown in home-price appreciation would help drive sales volume. So far, our thesis has proven correct. New home sales surged to 467,000 units on an annualized rate in September. This was the best monthly display since July 2008. Discounting by home builders was a key factor in driving volume. The median price of a new home dropped 9.7% to $259,000 in September. Before the decline, the year-over-year median price was trending higher. But now the median new-home price is actually 4% lower than it was this time last year. New-home prices should stabilize going forward. Supply remains muted, with 207,000 new homes on the market. This means that supply relative to sales is at a reasonable 5.3 months. It appears existing-home sales might start trending higher with new-home sales. The pending home sales index was up 0.3% in September. This isn't a monumental increase, but it does point to another monthly gain in existing-home sales for October. The year-over-year trend in the index is another subtle plus. It had spent most of 2014 in the red but is now back in the black with a 1.0% gain. As for home prices, the S&P/Case-Shiller Home Price Index shows they were down in 12 of the 20 cities the index follows. In aggregate, this translates to a 0.1% index decline. This marks the fourth-consecutive monthly decline, which drives the year-over-year gain down to 5.6% compared to 6.7% in July. The downward trend will likely persist: Zillow projects the year-over-year gain will drop to 4.7% when Case-Shiller reports September numbers. Continued improvement in gross domestic product (GDP ) growth should keep home sales moving forward through the end of the year. GDP growth decelerated in the third quarter, falling to 3.5% on an annualized rate, compared to the second quarter's 4.6% annualized rate. That said, 3.5% is respectable, and still beat the consensus estimate for 3.1% annualized growth. What's more, GDP growth at the current level should keep monthly job growth above the coveted 200,000 level. Now, we just want to see an uptick in purchase-mortgage activity. Last week's numbers from the Mortgage Bankers Association weren't terribly encouraging. Purchase volume was down 5.0% for the October 24 week despite the fact rates remain low: sub-4% is still regularly quoted on the 30-year fixed-rate loan. What's more, rates are showing little inclination to move materially higher. The question is, will mortgage rates remain sedated now that the Federal Reserve has ended quantitative easing?

 

Economic Indicator	Release Date and Time	Consensus Estimate	Analysis
Construction Spending (September)	Mon., Nov. 3, 10:00 am, ET	0.7% (Increase)	Important. The trend in residential construction spending points to stable housing activity.
Mortgage Applications	Wed., Nov. 5, 7:00 am, ET	None	Important. Low purchase activity points to muted home-sales growth.
Employment Situation (October)	Fri., Nov. 7, 8:30 am, ET	Unemployment Rate: 5.9% Payrolls: 235,000 (Increase)	Very Important. Continual strong job growth will pull forward the Fed's schedule for raising interest rates.
Consumer Credit (September)	Fri., Nov. 7, 3:00 pm, ET	$13.1 Billion (Increase)	Moderately Important.Gains in non-revolving credit(auto and home loans) has been anemic and is reflective of pockets of market weakness.

 

What Does the End of Quantitative Easing (QE) Mean? This past week, the Federal Reserve announced it would cease using new money to purchase longer-term Treasury securities and mortgage-backed securities (MBS). This has lead many market watchers to believe interest rates will start to rise. After all, reduced Fed demand will lead to higher yields. It's not quite that simple. For one, the Fed will continue to reinvest the proceeds of maturing notes, bonds, and MBS into new notes, bonds, and MBS. The Fed has also said that it won't allow its portfolio of these holdings, which exceeds $4 trillion, to shrink until it starts raising short-term rates. This isn't expected to occur until the second-half of 2015 at the earliest. In addition, banks are picking up the slack in demand. Recent rules approved by the Fed, Office of the Comptroller of the Currency, and Federal Deposit Insurance Corp. leave banks about $100 billion short of the $2.5 trillion in easy-to-sell assets that they need to meet new liquidity standards. Treasury securities and MBS help banks meet the standards. At the same time, supply of Treasury securities is expected to drop. A falling fiscal deficit will result in less Treasury-debt issuance going forward. According to the CBO , the deficit for 2014 – for the fiscal year that ended on September 30 – was $486 billion, $194 billion less than the $680 billion deficit recorded in 2013. That’s the lowest deficit since 2007. In short, we don't expect a meaningful increase in mortgage rates for some time, possibly not until the second quarter of 2015. Article courtesy of Patti Wilson, American Momentum Bank.