More Pittsburgh real estate trends

Lest we forget some of the bigger stories in all of this. The other day I played with the housing data  for the trends across metro areas since 1991.  I have renormalized the data to show changes over just the last 5 years.  Just fun with numbers, but this is what you get:

So we can quibble over what the Pittsburgh time series means in itself, but clearly some awful awful times in a lot of, if not most, other real estate markets over what is now a half of a decade. So we are not merely talking about a bad month, quarter or even year. Some markets out there are stabilizing, but not all are and by most opining I see projects more pain elsewhere. All while

Anecdotal I know it is.. but if this is not a sign of something weird in local real estate markets I don’t know what is.  It is almost done, but there is not one, but THREE  new townhomes being squeezed onto this triangle plot of land (below) in Lawrenceville that I thought for sure was undevelopable.It really is kind of remarkable.

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I honestly had imagined a drill of some kind going in on that site. A bit too small I know.  Just so Wiz does not feel forgotten: Look at those parcels. Lawrenceville was one of the first parts of the city where the Landmen started to buy up leasing rights for Marcellus shale production within the city of Pittsburgh. By all acounts they have given up for now on city development, but why they started with the densist part of the city is just a bit confusing.

Paging Dr. Sowell

Researchers with the Federal Reserve Bank of New York found that investors who used low-down-payment, subprime credit to purchase multiple residential properties helped inflate home prices and are largely to blame for the recession. The researchers said their findings focused on an “undocumented” dimension of the housing market crisis that had been previously overlooked as officials focused on how to contain the financial crisis, not what caused it.

More than a third of all U.S. home mortgages granted in 2006 went to people who already owned at least one house, according to the report. In Arizona, California, Florida and Nevada, where average home prices more than doubled from 2000 to 2006, investors made up nearly half of all mortgage-backed purchases during the housing bubble. Buyers owning three or more properties represented the fastest-growing segment of homeowners during that time.

“This may have allowed the bubble to inflate further, which caused millions of owner-occupants to pay more if they wanted to buy a home for their family,” the researchers noted.

Investors defaulted in large numbers after home values began to drop in 2006. They accounted for more than 25 percent of seriously delinquent mortgage balances nationwide, and more than a third in Arizona, California, Florida, and Nevada from 2007 to 2009.

Sweet Keynes but the banksters just do not have a clue. Somehow, the FRB of New York has come to the hilarious conclusion that somehow, mysteriously, those who “flip” houses are the root cause of the recession. Talk about clueless.

The question that the NY FRB is apparently too stupid to ask is: Why would some people suddenly decide to “flip” houses? Answer: because it’s generally profitable due to the increased demand for houses as a result of a)artificially low interest rates from The Fed, b) massive fraud among the banks in regards to loan application, c) the Federal Government’s willingness to subsidize market risk, and thus eliminate moral hazard, through the agencies Freddie Mac and Fannie Mae, and d) the general tendency of the government to encourage and subsidize home ownership through, among other things, federal income tax breaks. Basically, the government as at the root of most of the problem here, and the Federal Reserve played a major role.

Of course, the FRB is not going to admit to wrongdoing, particularly since greedy businessmen make for a more compelling villain in this narrative. But blaming people for responding to incentives at the margin, as clearly happened in this case, is indicative of just how worthless mainstream macroeconomic analysis clearly is. Quite simply, it takes an astonishing amount of either dishonesty or short-sightedness to come to the conclusion that greedy businessmen are to blame for the current recession instead of the incentive system in which they operated.

The shallowness of this analysis, if honest, is simply evidence that those who are currently in charge are simply too stupid to merit the power with which they’ve been entrusted. If, on the other hand, they are liars, the case for their removal from power is not in any way diminished. In sum, there is no excuse for those presumed to be intelligent, and thus deserving of power, to be offering analysis this putridly vapid; they must be summarily dismissed and the system must be dispatched with.

* Cf. Dr. Sowell’s book Applied Economics.

Random Shots - Is it Over Yet?

It was telling that just as the ECRI and other notable research outfits decided to push recession button on the US economy the data flow became notably more positive. This could be a sign of the times that the cycle is just too volatile for even capable analysts to call or it could simply be a blip to the otherwise fundamental issue that economic weakness is here to stay for now.

Risk asset markets however made no mince of the recent stabilisation of the euro land crisis as well as the better news flow from the US economy. Just take the following headlines from Bloomberg and you know exactly what kind of sentiment I am talking about.

Quote Bloomberg

U.S. stocks advanced, giving the Standard & Poor’s 500 Index its biggest weekly gain since July 2009, as retail sales beat economists’ estimates and the Group of 20 nations began discussions on Europe’s debt crisis.

(…)

U.S. 30-year bonds capped the longest weekly losing streak since January as concern eased that Europe is unable to curb its debt crisis and U.S. retail sales climbed, damping bets the country will fall into a recession.

The question is then whether it signals a decisive and lasting breakout or whether it was simply a rally to the top of a choppy range before we start another descend to test the lows. Recent weeks’ market movement will suggest that you sell the current levels as top of a post crash range and I, for one do not think we are out of the woods yet. It is important to emphasize two issues on the US economy when it comes to the likelihood of a recession.

Firstly, the US housing market has never recovered and inventories remain low. This means that there is not much room for the economy to slump even if it does enter a recession. Any recession is then likely to be relatively short. Secondly, all liquidity gauges we are watching are pointing strongly upwards which is likely to provide strong tailwinds for risky assets 9-12 months out. Excess global liquidity, US broad and narrow measures of money are all shooting up.

In addition, we should consider the slow but sure movements by all four major central banks to increase either the short term liquidity or simply re-starting QE.

The BOE put itself at the front of the pack with the recent addition of another bn 75 GBP worth of QE, but likewise at the ECB it was interesting to see that long term liquidity operations was re-instated together with an expansion of the covered bond purchasing programme. Additionally, the ECB has been and will continue to be more or less forced to support bonds in the periphery, particularly in Spain and Italy, in order to ring fence the periphery from the coming Greek default. In comparison, the Fed’s latest much debated Operation Twist looks almost modest since it is, by the letter of the theory, not quantitative easing but rather qualitative easing [1]. Of course, the market is fully expecting the Fed to act aggressively should the economy falter further with a joint financing programme with the Treasury for long duration mortgage products as the most likely initiative alongside the more technical move in the form of reducing interest rates on excess bank reserves to negative.

I think it is important to realise that the Fed, with its latest actions, have its gaze firmly fixed on stimulating a recovery in the US housing market which is seen as the most important missing leg in an already faltering US recovery.

In Japan, the BOJ’s situation is different in the sense that economic has been distorted by first the devastation of the earthquake and then obviously the technical recovery as supply side disruptions have eased off. I take note of the fact that the BOJ has verbally put a lot of promises on the table in terms of stimulating the economy not least, one would imagine, in relation to the ongoing strength of the JPY. Finally, it is worth pointing out that the BOJ’s balance sheet has actually expanded briskly in the past two months.

The main conclusion to draw here I think is that while it is certainly not over yet, developed market policy makers are starting to open the floodgates. The euro zone crisis will remain a severe drag and like an almost chronic illness will continue to flare up. A disorderly Greek default can still not be ruled out and as the euro zone policy makers seem to take comfort on even a second of calm it seems to me that the market will have to push harder before we get a realistic proposal for a Greek default.

The recovery in the periphery (or obvious lack thereof) is still not working. The internal devaluation in the European periphery is alive and well when it comes to nominal wage increases which is getting a beating but in the context of lingering inflation in core and headline it leads to a squeeze in real wages and further depresses the recovery. The problem is that a sharp reduction in living standards through a decline in real wages to restore competitiveness is needed but if it occurs without any form of nominal currency depreciation not to mention in the context of very sticky core inflation, it just becomes counterproductive. Absent a fiscal union to socialise the risks it is difficult to see how the euro zone policy makers will be able to come with a fudge that will satisfy markets. In that regard I agree with Chris Wood here.

Ultimately, GREED & fear’s view on all of the above remain the same. This is that the only coherent end game for Euroland remains a formal move towards collective fiscal responsibility, which would ultimately address the fundamental cause of the present crisis. This is the financial fault line represented by monetary union without fiscal union. Euroland either has to go down this path or it has to confront all the problems associated with a break up since in GREED & fear’s view there is no “middle way”

One positive development on Greece is that the private sector involvement (PSI) proposal originally envisioned seems to have been abandoned for a much more realistic haircut.

But more challenging issues remain.

It was hardly surprising that the S&P downgraded Spain last week which only serves to underline the issue that while Greece may be the imminent worry the real problem lies in Spain and quite possibly Italy. There is a limit to the amount of Italian and Spanish bonds that the ECB can buy as long as it is evidently clear that growth prospects continue to remain difficult.

In emerging markets and touching on the theme I dealt with in my last installment the recent inflation data from India indicate why I continue to think that investors may hold too high expectations for easing in big emerging markets.

Quote Bloomberg

India’s inflation exceeded 9 percent for a 10th straight month in September, maintaining pressure on the central bank to extend its record interest-rate increases.The benchmark wholesale-price index rose 9.72 percent from a year earlier after a 9.78 percent jump in August, the commerce ministry said in New Delhi today. The median of 21 estimates in a Bloomberg News survey was for a 9.75 percent increase.

Elevated inflation in India and China are crimping room for policy makers to ease monetary policy and support global growth amid Europe’s debt crisis and a faltering U.S. recovery. India’s central bank Governor Duvvuri Subbarao said yesterday that a more than 9 percent inflation is above “comfort level.”

Of course, the picture is not uniform here with notable economies such as Brazil and Indonesia already lowering interest rates but all eyes are currently on China (and secondarily India) and here I think that we will have to see stronger signs of a hard landing or a relapse into a more severe global slowdown we can expect policy makers to actively stimulate.

In summary, I think that we are indeed nearing an inflection point at which money printing in the developed world will once again provide relief to risky asset markets but the problem is that the underlying economic backdrop has not improved much. In particular, the ongoing lack of resolution in the euro zone represents an issue but Eastern Europe as well as a housing bubble in Australia (and perhaps even in Denmark) are also potential sources of uncertainty not to mention the unravelling of credit excess in China. As such, “it” is far from over but a tradable bounce in risky assets which goes beyond the current choppy range may soon represent itself.

[1] – The distinction between quantitative and qualitative easing is simple. The former refers to an expansion of the balance sheet through the central bank increasing its liabilities and adding a corresponding amount of assets. The latter refers to changing the composition of the asset side of the central bank’s balance sheet and as I am reading the gist of OT the Fed has committed to keep its balance sheet unchanged by selling short term bonds and buying long term bonds. Try this one for a good recap of what QE is and isn’t.

Big Homes R Us

Bloomberg/Businessweek has a story: U.S. Zip Codes with the Biggest Houses with this line:

“Pittsburgh had the largest number of areas with big houses”

Of their top 25 zip code areas ranked by size of homes we have: Mars, Gibsonia, Sewickly, Wexford, and Fox Chapel.

Yin and Yang of Pittsburgh Real Estate Ever Again

Yet another ranking showing the Pittsburgh region as just about the only place in the nation with increasing real estate prices year over year. See this press release: Summer’s Last Stand: Clear Capital(R) Reports U.S. Home Prices Increase 4.0%. The headline there is about some decent quarterly numbers for the nation and a lot of regions, but year over years Pittsburgh’s +3.9% stands out.   The +9.5% quarter over quarter they are showing is pretty remarkable in itself. This is Pittsburgh right?

What I am more surprised nobody has noticed is something generated via RealtyTrac and spotted in passing in reporting from the WSJ.  Pittsburgh ranks near the top (not in a good way) in terms of the discounts properties being resold out of foreclosure are receiving in the market.  So our post-foreclosure homes drop in value a lot, and relatively more than most everywhere else.  I mentioned this over on the Pittsburgh Urban Blog and connected it to some work on Real-Estate-Owned (REO) property in the city.   Likely a reflection of our lower foreclosure rate and healthy real estate market overall that those properties that actually make it to foreclosure are self-selected to be among the worst properties (value wise relative to their previous sales prices) on the market. Still a big deal for local neighborhoods.

Current Home Loan Trends

With economic uncertainty continuing to hamper economic growth, inflation has been non-existent, and mortgage rates have remained low.  Current rates for conforming loans have dropped below the lows seen late last year to set new record lows for fixed rate mortgages, 5 year ARMs, and 1 year ARMs.

However, many new home buyers looking for a new mortgage and existing home buyers that would like to refinance their current mortgage have struggled to take advantage of these record low rates because of stricter lending standards put in place by most banks or a lack of equity in the home.

Fortunately for people looking for a mortgage that have been unable to obtain one, there have been rumors of another attempt by the federal government to assist existing homeowners swirling around Washington, and most of the plans under discussion are more focused on benefits for existing homeowners that are expected to end the decline in home prices, rather than improving bank balance sheets or handing out credits to new home buyers.  These programs are expected to help existing home owners immediately and new home owners in the long term by increasing home values, making a home a safer investment and a quality asset again.

One assistance program that has already been put into place is a refinancing program for existing home owners with little to no equity in their home.  The program is for mortgages owned by Fannie Mae that were originated before June 1, 2009 without any mortgage insurance, and it will allow qualified applicants to refinance their mortgage debt (including a second mortgage) up to 105% of your current home value at current market interest rates.   These stipulations do limit the pool of eligible home owners, but for people that qualify, it is a great opportunity.  You can begin by determining if your home loan is owned by Fannie Mae here.

If you believe that you qualify for the Fannie Mae program described above or are looking for any other type of mortgage assistance, you should contact a lender like Aurora Loans to start the process of obtaining a new mortgage or refinancing an existing one.

Real estate stream of consciousness

So we statrt with the Trib: East Liberty Target counts on food shoppers.  Points for mentioning Mansmann’s department store.  How come nobody ever mentions any of the Autenreith’s that were all around town?

Which just makes me wonder… how many residential townhomes could you fit within the footprint of the Shakespeare St. Giant Eagle? or I suppose of the entire Shady Hill Plaza where it sits is the better question. Just idle, and hypothetical mind you, questions is all.

Speaking of real estate.  Nationally the news of late has been almost universally bad with mostly accelerating declines went it comes to the state of real estate markets. See just a few headlines:

MSNBC: The housing slump is far worse than you think-Key housing market statistics point to years of stagnation

BloombergBusinessWeek: The Housing Horror Show Is Worse Than You Think

WashPo: Shiller Says U.S. Housing Market `Stuck in the Doldrums’

Yet our news today is sublimely understated. PG: Home Values Rise in Region.  Do the division and the annual % increase is really quite remarkable in absolute terms, but in light of what is happening everywhere else is another thing altogether.  Given low inflation, the ‘real’ real estate appreciation here continues to be unprecedented in the region’s history.   Some headlines still emphasize slow transaction flow: PBT:Pittsburgh region home sales down in June (and I am not sure what the ‘average median home price’ is quoted in that piece means), but again I am not sure transaction flow as a metric means as much as some think.  What if transaction flows are down because the demand out there can’t find a local supply of real estate it is looking for? What would you expect to see?   Rising values maybe?  Then there is this big national issue that so many folks elsewhere are trapped in underwater mortgages that they can’t sell and move on which is probably a big part of what is going on.

To complete the trifecta the Trib headline is conflicted: Home sales dip, but average prices rise, but buried in it may be the true headline of it all in a quote from a local real estate professional saying “prices continue to appreciate despite fewer sales because there are fewer, low-priced foreclosed properties on the market”. If true, that is the story.  I have not seen enough data to either concur or not, but in many ways I am the last to find out these things.

I'm shocked, shocked to find that housing appreciation is going on here!

First off, I’m shocked that nobody could find any way to spin some recent real estate news as a downer.  Given the national news of continued real estate price declines most everywhere*, some of the recent local data showing continuing price appreciation was reported as being a good thing.  None of the discounting that most all similar stories of late have generally focused on such things as the generally lower trend in the number of transactions which may not be good for real estate agents, but may or may not be a bad thing for the regional economy as a whole.

But just how much of a story is it that real estate prices are going up? Here is something I compiled quickly.  The OFHEO’s Housing Price Index is one general measure of real estate price trends that is reported for MSA’s, States and the US.  I created two time series for the year-over-year housing price appreciation in Pittsburgh and for the US.  The footnote is this is the seasonally-adjusted purchase-only data for those who want to check me. Then I computed the difference between the two time series (Pittsburgh appreciation minus US appreciation) over the last two decades and this is what it looks like.

So basically since 2007 or so we are in some unprecedented territory when it comes to how local real estate is performing compared to a national norm.  While I should know better than to presume, I think it is a safe bet there can be only rare and short (if any) periods in the decades before 1990 where local real estate outperformed the nation’s.  I bet you have to go back quite a few decades to find a comparable period where local real estate price appreciation has topped national trends for so many consecutive months.  You can’t just correlate it as a recession impact either.  Quite a few recessions over the last few decades where it looks like local real estate prices did not compare so favorably to the US.  This is an even more extreme case than the labor market trends which we also just learned April’s unemployment rate for the region was 6.8 percent, or 2.2 percentage points below the nation which is tied with one other month in 2009 as the largest gap by which the local unemployment rate has dipped below the nations in at least 40+ years if not significantly longer.  No small bit of news in that, not that anyone will notice.

The real estate time series is even more remarkable when you consider that we went from trailing the US trend by 6-8% points a year to gaining on the US by 6-8% points a year in such a quick period of time.  There was an inflection point you would have missed if you blinked.

* On a side note, that national real estate story linked there is from the same reporter who wrote the story on Pittsburgh that I really do believe was the spark that brought the G20 to Pittsburgh:  Remember: For Pittsburgh, there’s life after steel.

Australian Housing Prices

I’ve been following an excellent series of posts on the high cost of Australian housing and land from The Unconventional Economist blog. Worth a look if you are interested in the reasons why this is the case – Leith van Onselen’s puts it down to restrictive government policies on land use.
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Rent Control: Bad Then, Bad Now

I can’t believe that my local state representative, whom I’ve met several times and who came and talked with one of my University Seminar classes, will be introducing a rent control law for mobile home parks in the next state legislative session. Technically, the law requires justification of rent increases, instead of an absolute price ceiling, but the impact is the same.

OK, econ students, read this article and predict the impact of a rent control law on the mobile home market if it passes. Understanding that mobile home residents are lower income and probably hard hit by the recession, and certainly deserving of our sympathy, is this the best way to help them?

Extra credit – what will be the impact on other markets (forms) of lower cost housing?

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