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End to credit crisis is just an American pipedream

To blog  Using Gmail at 05/24/2008 07:38 PM 99 views

End to credit crisis is just an American pipedream


THOSE in the US who have begun predicting the end of the credit crisis ought to have tuned in to National Public Radio last week when they would have heard what the housing crisis means for ordinary Americans.


Stories of families moving back to Mom and Dad's after struggling to either buy a home or keep the one they already had rammed home the message that this is a problem likely to run and run.

At the beginning of the week, it was easy to write these people off as a tail-end minority emerging from the trough of the worst US housing slump in more than two decades. However, opinion has shifted significantly as signs of a continuing decline in house prices and a build up of inflationary pressures have caused Wall Street to worry about consumers' ability to spend the US out of economic slowdown.

"I don't think anybody is fooling themselves that it is going to be easy from here on out," says Paul Ashworth, senior US economist with Capital Economics in Toronto. "House prices are plummeting, confidence is plummeting, and inflation is very much on the rise."

Indeed, the cost of oil and food, not to mention other products, has made investors quite jittery. Although oil prices eased back from an all-time peak of more than $135 per barrel, no one expects any serious relief in the near future.

Even before oil touched these record-breaking levels, the cost of gas had been grabbing headlines for months in the auto-addicted United States. E-mails on how to get best value at the pump – "fill up your tank when the temperature is cooler" – have been zipping their way across the internet for months.

In response, the US House of Representatives overwhelmingly passed legislation last week that would allow member states of Opec to be sued in US courts for limiting oil supplies and colluding to fix prices.

The Gas Relief for Consumers Act is not expected to make it into law, as it must still be approved by the US Senate and President Bush, the latter of whom has already threatened a veto on the basis that such lawsuits would be counter-productive to overall trade. However, this political gesture in an election year should play well with voters who are increasingly short of cash despite the return of tax dollars by the federal government in the coming weeks.

"Obviously we have got the tax rebates coming, so that should be some help (towards boosting consumer spending], but of course a lot of that will be swallowed up by filling up at the pump," says Ashworth.

Meanwhile, US homeowners can only sit and watch as the value of their properties continues to drop. On Thursday, a key government index showed that home prices fell at a record pace in the first three months of 2008, resulting in a year-long decline in house prices.

The house price index produced by the Office of Federal Housing Enterprise Oversight (OFHEO) recorded a 1.7% drop between January and March, the largest quarterly decline since the index began in 1991.

The index is down 3.1% during the last four quarters, the largest decline over that period in the history of the index.

The unease caused by these continuing declines has cut into the profits of nearly every major quoted firm reliant upon the US housing market, as homeowners cut back on everything from major maintenance to the purchase of new fixtures and fittings. Most recently, DIY chains Lowe's and Home Depot fell victim to the spending crunch, while hundreds of thousands of smaller firms are feeling the pinch as well.

Adding to the gloom is the increasingly unlikely prospect that US interest rate authorities will further cut the cost of borrowing. Having slashed rates by 3.25 percentage points since mid-September, the US Federal Reserve has little room left to cut from the current 2% benchmark, particularly against a backdrop of surging prices for energy and commodities. Despite the simple arithmetic weighing against a further cut, some analysts still believe monetary authorities will be forced into further bold moves. The pressure was not eased when a top official from the International Monetary Fund warned on Tuesday that the global economy remained threatened by both financial instability and the spread of slowing US economic growth to the rest of the world.

"We still see serious risks to global financial stability," said John Lipsky, first deputy managing director of the IMF.

"Policy-makers need to avoid complacency and take steps to restore confidence."

Lipsky, whose remarks were made in Tokyo, added that "perhaps extraordinary" measures would be needed if the US economy did not recover from its current malaise later this year.

"Persistently weak US growth would significantly inhibit a return to trend growth in other advanced economies, and could undermine growth in emerging economies as well," he said. Just a day after his comments, the IMF confirmed it was cutting its global growth forecast for 2008 to 3.7%, down from 4.1% previously.

At the heart of Wall Street, the consumer crunch is also making waves. Infamous banking analyst Meredith Whitney – who shot to notoriety when she predicted troubles at Citigroup last autumn – has now weighed in with her opinion that the major US banks will need to take an extra $170bn of write-downs by the end of next year.

The notoriously bearish Whitney cited the collapse of the securitisation business and a "sharp" pullback in consumer spending as the main reasons for this prediction.

There are few among the ranks of analysts who count Whitney as a friend, but there are also few who now disagree that economic recovery will be a long slog, rather than a quick rebound.

"There is no magical cure here," said Capital Economics' Ashworth. "Consumers are just facing a lot of headwinds now."

------------------------------------

Bought but can't hold

Commentary: Put your house on the market now? Are you nuts?

CHICAGO (MarketWatch) -- Either American home sellers are an incredibly optimistic lot, or they think they are stock traders who need to dump their assets in a declining market. How else to explain the surge in homes going up for sale in April, in the teeth of the worst downturn in housing since the Great Depression?
Because home buyers are spooked by the current environment, in which home prices have been falling in many markets across the country, there has been a glut of unsold homes on the market for more than a year. Sellers have been cutting their prices to attract the limited buyers out there -- the median price of a home sold in the U.S. in April was off 8% from a year earlier -- but that has done little to cut into the inventory. See full story.
Against that backdrop, sellers still concluded April was the time to move. The inventory of unsold homes on the market jumped 10.5% in April to 4.55 million units. At the current sales pace, that represents an 11.2-month supply of houses -- nearly double what the real estate industry considers to be a health level.
Of course, April is the biggest time of the year for putting houses on the market. That's because of the school-year cycle; families with kids in school who need to move in the June-August summer recess have to get their homes on the market then in order to sell, buy and close on both transactions before the fall term begins.
But even by seasonal standards the number of houses put on the market last month was high. And here is why that is particularly ominous:
  • Many of those potential sales are likely forced. Strapped homeowners who are struggling to keep up with mortgage payments may feel compelled to sell and get what they can for their house before the financial burden overwhelms them.
  • Many of those houses are foreclosures. With foreclosure proceedings nearly double what they were a year ago, banks are being handed the keys to record number of properties. Their aim is to get rid of them, regardless of market conditions.
  • Many of these moves are not discretionary. Let's face it: The job market is not the most stable right now. Folks who face layoffs or are "asked" to transfer may have little choice but to put their home on the market.
  • Many of these properties are failed investments. The speculators who bought -- mostly condos -- in the boom times in anticipation of quick profit have been caught with their windows down. They may have been tempted to hold for a rebound, but like stock traders they will also cut and run with no bottom in sight.
Some of the folks who put their houses on the market in April may end up pulling them off the market in subsequent months, once they see how choppy the water really is. But for most, it's now sink or swim.

--------------------------------------------

Home prices post record decline

A government study finds home prices fell 1.7% in the first quarter of 2008. California, Nevada see sharpest drop.


housing2.03.jpg
Compared to the first quarter of 2007, home prices fell 3.1% in the first quarter of 2008.

Washington, D.C. -- The prices of homes sold in the first quarter of 2008 posted a record decline, according to a new report from the Office of Federal Housing Enterprise Oversight.

Home prices fell 3.1% from the first quarter of 2007, the largest decline in the purchase-only index, which excludes refinancings, since the agency began keeping records 17 years ago.

First-quarter prices dropped 1.7% from the fourth quarter, the largest quarterly dip ever.

"It's not going to be the largest decline on record for long," said Peter Schiff, president and chief global strategist at Euro Pacific Capital."Prices are going to keep falling until we get to the equilibrium, which is much, much lower. This is only the beginning."

The inflation-adjusted price of homes fell 7.7% on a year-over-year basis. At the same time, the prices of other goods and services rose 4.6%, according to OFHEO.

"The nominal price declines aren't as spectacular as they would be if we didn't have so much inflation," Schiff said. "Houses are becoming a less valuable asset relative to the cost of living."

OFHEO reported that prices fell in 43 states, with eight states seeing quarterly price declines of more than 3%. California and Nevada were the biggest losers, with home prices falling more than 8% in both states.

Prices on all transactions, including homes sales and refinancings, fell 0.2%year-over-year and remained flat compared to the fourth quarter, OFHEO reported.

California, Nevada, Florida, Arizona and Michigan exhibited the greatest price depreciation in all transactions in the first quarter. Wyoming, Utah, Montana, Texas and Alabama saw prices for all transactions increase the most. To top of page






COMMENTS

http://www.signonsandiego.com/news/business/20080523-9999-1b23homes.html

First-quarter ranks worse than year ago
By Roger Showley
UNION-TRIBUNE STAFF WRITER

May 23, 2008

In yet another sign of weakness in the housing sector, a government measure of home prices showed the sharpest nationwide decline in its 17-year history, down 3.1 percent in the first quarter from a year earlier.


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Yesterday's report from the Office of Federal Housing Enterprise Oversight showed prices in San Diego County down 10.1 percent in that period. That was the 27th-largest decline out of 292 metro areas in the report.

Merced dropped the most, down 24.7 percent, reflecting a general downturn in the Central Valley, plagued by overbuilding during the early-2000s boom.

Prices were not released, but an online calculator available at www.ofheo.gov gives a rough idea of what prices are in any metro area. For San Diego, the calculator showed that a home sold for $500,000 in the first quarter of 2007 would now typically be worth $449,000.

The agency derives its House Price Index from homes with loans no higher than the so-called conforming loan limit of $417,000 – a limit that was recently increased temporarily for most of the country to help borrowers obtain affordable loans. Loans made at those higher levels are not included in the agency survey.

The figures followed by a few days another ranking by the National Association of Home Builders, which listed San Diego County at 208th out of 223 areas in affordability.

Next week, a third ranking is scheduled from the Standard & Poor's/Case-Shiller index that looks at price changes on the same properties in each market area over time. It previously has ranked San Diego among the most depreciating markets.

Patrick Lawler, chief economist at the agency that released yesterday's report, said in a statement the overall decline in prices nationally is due to “the large overhang” of homes for sale “particularly in places that had seen very sharp appreciation.”

San Diego is one of those places. With its House Price Index set at 100 for the first quarter of 1995, the index number rose to a high of 322.98 in 2006 and then fell back to this past quarter's 283.54, roughly the same as it was four years ago.

In other words, San Diego prices more than tripled after 1995 before retreating, but they are far ahead of where they were 13 years ago. Over the same period, the national index level has only doubled, from 181.95 to a high of 388.59 a year ago before falling back slightly to the present level of 387.54.
boilerroom at 05/24/2008 07:42 PM
http://afp.google.com/article/ALeqM5hNGJR-Cn2LIEqLg-oIeSqaPfd6Pg


US home sales decline, leaving record inventory glut

1 day ago

WASHINGTON (AFP) — The troubled US housing sector saw little relief in April as sales declined and prices fell further, creating a record glut of homes for sale, an industry group said Friday.

Sales of existing homes, the largest segment of the housing market, fell one percent in April from March to a seasonally adjusted annual rate of 4.89 million units, the National Association of Realtors (NAR) said in a monthly update.

The sales pace was a tick stronger than analysts' consensus forecast of 4.85 million units.

The slide in home prices since the housing boom collapsed two years ago has worked against sellers as many would-be buyers face tightened credit and hesitate to jump into a market when home values are still declining.

Sales in March were upwardly revised a notch to a pace of 4.94 million homes, up from a prior estimate of 4.93 million.

On an annual basis, existing home sales were 17.5 percent below the 5.93 million units sold in April 2007.

"Over the past seven months, existing home sales have moved within a fairly narrow 4.89-5.06 million unit range. While this implies some stability in demand, the headwinds of tighter lending standards, falling employment and falling net worth suggest that a recovery in home sales in 2008 remains remote," said Gary Bigg, economist at Bank of America.

The median sales price in April for all categories of existing homes plunged eight percent from a year ago to 202,300 dollars. That was the second largest year-over-year decline.

In a worrying sign that the worst housing crisis in decades is far from over, inventories of homes for sale rose 10.5 percent to 4.55 million units, an 11.2-month supply at the current sales pace.

That is the highest level for combined single-family houses and condominiums/cooperatives since the NAR records began in 1995.

The backlog for condos was a record 14.2 months and that for single-family homes 10.7 months, the highest reading since June 1985.

"In today's market, the fence sitters outnumber the bargain hunters. Prices will have to drop further to turn this inequality around," said Patrick Newport of Global Insight,

"Our view is that with demand weak and credit tight, sales will fall another 10 percent before turning around late this year."

Contributing to the inventory glut are spiking home foreclosures, which hit a fresh all-time high in April, according to a survey released last week by the research firm RealtyTrac.

The NAR said that sales of single-family houses, which are less volatile than condos and considered a better market indicator by economists, slipped 0.5 percent, a decline of 16.1 percent from a year ago, while the median price fell slid 8.5 percent to 200,700 dollars.

Sales of condominiums and cooperatives fell 5.2 percent, down 27.9 percent from April 2007, and their median price dropped 3.7 percent to 214,900 dollars.

The snapshot on the US housing market was mixed, with sales on the upswing in the West, rising 6.4 percent, and steady in the South. Sales tumbled in the Midwest by 6.0 percent and in the Northeast by 4.4 percent.

Both the number of homes on the market and the median price usually rise in spring and the numbers are not seasonally adjusted.

NAR chief economist Lawrence Yun said current market conditions are creating "large distortions in the marketplace."

Sales activity in lower-priced areas has been higher than in areas with more expensive homes. That is because the lack of availability of so-called jumbo loans of greater than 417,000 dollars.
boilerroom at 05/24/2008 07:44 PM
http://www.bloomberg.com/apps/news?pid=20601103&sid=a3vMYaNBGrfM&refer=news

U.S. Economy: Home Resales Decline, Inventories Jump (Update3)

By Shobhana Chandra
Enlarge Image/Details

May 23 (Bloomberg) -- Sales of previously owned homes in the U.S. fell in April and the supply of unsold properties reached a record, signaling no let-up in the 27-month housing slump.

Purchases declined 1 percent to an annual rate of 4.89 million, higher than forecast, the National Association of Realtors said today in Washington. The median price fell 8 percent from April last year, the second-biggest drop.

``There is no indication that things are improving,'' said Christopher Low, chief economist at FTN Financial in New York, who forecast sales would drop to a 4.9 million pace. ``Inventories will stay out of balance at least until the end of 2009 and prices will keep falling.''

Defaults on subprime mortgages have prompted lenders to restrict credit, while falling property values have given buyers who are still able to get financing reason to delay purchases. The slide in home values may hurt consumer spending, which accounts for more than two-thirds of the economy.

Treasury securities, which had risen before the report, stayed higher. Benchmark 10-year note yields fell to 3.84 percent at 4:20 p.m. in New York, from 3.92 percent late yesterday. The Standard & Poor's 500 stock index slid 1.2 percent to 1,375.93.

Resales were forecast to fall 1.6 percent to a 4.85 million annual rate, according to the median forecast of 67 economists in a Bloomberg News survey.

Sales were down 18 percent compared with April 2007.

Glut of Homes

The number of previously owned unsold homes on the market at the end of April jumped to 4.55 million from 4.12 million in March. The total represented 11.2 months' supply at the current sales pace, the highest on record and up from 10 months at the end of the prior month.

The median price of an existing home fell to $202,300 from $219,900 in April 2007.

``We had an unrealistic run-up of prices and the faster they come back down to the real world the better,'' William Cheney, chief economist at John Hancock Financial Services in Boston, said in an interview with Bloomberg Television. ``The faster prices come down, the quicker we can get back to an equilibrium where we actually have transactions.''

Property values may drop more than 30 percent from their peak in 2006, Robert Shiller, an economics professor at Yale University and co-creator of a housing-price index, said in an interview with the London-based Times last month.

Shiller Index

The S&P/Case-Shiller March home-price index covering 20 metropolitan regions is due May 27. Through February, the measure was down 15 percent from the record set in July 2006. Shiller was unavailable for comment today.

Existing home sales account for about 85 percent of the U.S. housing market while new home sales make up the rest. Monthly figures on resales are compiled from contract closings and may reflect sales agreed upon weeks or months earlier.

Purchases of new homes, which are recorded when a contract is signed, are considered a more timely barometer of the market. The Commerce Department's report is due next week.

Today's report showed resales of single-family homes dropped 0.5 percent to an annual rate of 4.34 million. Sales of condos and co-ops declined 5.2 percent to a 550,000 rate.

Purchases decreased in two of four regions, led by a 6 percent decline in the Midwest.

Fed View

Federal Reserve policy makers, who cut their 2008 growth estimate by almost 1 percentage point, said ``tight credit conditions and the deepening housing contraction are likely to weigh on economic growth over the next few quarters,'' according to minutes of their April meeting released on May 21.

The economy will expand by 0.3 percent to 1.2 percent this year, policy makers estimated. Their efforts to support growth include 2.25 percentage points of reductions in the benchmark interest rate this year, the most in almost two decades.

Recent reports signal little relief for the housing market. The number of banks reporting tighter lending standards approached a record in April, a Fed survey showed. Builders broke ground on single-family homes last month at the slowest pace in 17 years, Commerce figures showed.

Residential construction, which has subtracted from economic growth since the first three months of 2006, will remain a drag through most of this year.

Less Credit

Restricted access to credit will continue to depress property values, eroding household wealth as home equity shrinks. The declines are likely to weaken consumer spending further.

Housing-related firms have faced the brunt of the economic slump. Home Depot Inc., the largest home-improvement retailer, this week said full-year earnings may be at the low end of its prior forecast. Rival Lowe's Cos. said 2008 sales won't meet its estimates. First-quarter profit plunged 66 percent at Home Depot and 18 percent at Lowe's as consumers cut back on remodeling.

``The housing and home-improvement markets remain very difficult,'' Home Depot Chief Executive Officer Frank Blake said on a May 20 conference call. There will be ``more risks than opportunities through the remainder of the year.''

The worsening housing market signals that the Bush administration's efforts to contain the slump aren't working.

The U.S. Senate Banking Committee this week approved housing legislation to stem foreclosures by insuring as much as $300 billion in mortgages. The plan, yet to be approved by the full Senate, also would create a new regulator for Fannie Mae and Freddie Mac, the two largest U.S. mortgage-finance companies.
boilerroom at 05/24/2008 07:45 PM
http://latimesblogs.latimes.com/laland/2008/05/calif-home-pric.html

Calif. home prices fall 32% from April '07 levels

K1a053ncThere is another ugly headline, but also a hint of recovery in the new monthly sales statistics from the California Association of Realtors.

Ugly headline: Median sales prices in the state plummeted 32% from year-ago levels in April. From the Silicon Valley Business Journal: "The median price of an existing, single-family detached home in California during April was $403,870, a 32 percent decrease from the revised $594,110 median for April 2007, C.A.R. reported. The April 2008 median price fell 2.6 percent compared with March's revised $414,640 median price."

If you are scoring at home, that's a decline of $190,000 in a year, or $3,600 per week. I understand the median price is an imperfect measure, and doesn't indicate that individual homes lost that much value. Still, that is Tom Petty stuff, my friend, because that is free-falling (It's Friday, a bonus link).

Now the glimmer of recovery: Sales in April actually increased 2.5% over year-ago levels, breaking a 30-month streak of declines, the CAR reported.
boilerroom at 05/24/2008 07:47 PM

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