Wednesday, December 12, 2012

Nation's Jobless Rate Edges Down

Employers in U.S. add 146,000 jobs in November

WASHINGTON — The unemployment rate dipped and job creation remained steady in November, as the U.S. economy shrugged off any major impact from Hurricane Sandy and showed resilience in the run-up to the “fiscal cliff.”

The November jobs report, released Friday, was a pleasant surprise to analysts who had braced for some ugly numbers for a period during which much of the Northeast was reeling from the superstorm. In fact, the national unemployment rate fell to 7.7 percent from 7.9 percent, and the nation added 146,000 jobs, not the mere 85,000 that forecasters had expected.

But the report contained some ominous elements as well. The jobless rate fell because 229,000 people without jobs stopped looking for work and so were no longer counted as unemployed. The number of people saying they had a job actually fell by 122,000. And the Labor Department revised downward its estimates of job creation in September and October by a combined 49,000 jobs.

Add it all up, and the conclusion is this: The trend that many thought was under way, of a U.S. economy growing steadily but at an unspectacular pace, remains under way. It was not undone either by the hurricane or by anxiety over looming austerity — the tax hikes and spending cuts scheduled to take effect Jan. 1 if Congress and the White House can’t reach a deal.

Indeed, the job market has been remarkably consistent over the past year, adding an average of 157,000 jobs a month — well above the level needed to keep pace with a growing labor force, but slow enough that it would still take years to bring unemployment down to the 5 percent to 6 percent range. The new report shows no real shift in that trend, which in its way is still good news: It suggests that businesses did not bring their hiring to a halt in November out of fear that lawmakers will be unable to reach a deal and the nation will hit the fiscal cliff.

The report was “stronger than feared but does not materially change the outlook for the labor market,” economist Ryan Wang of HSBC said in a research note.

Investors appeared pleased with the report. The Dow Jones industrial average closed up 81 points.

Alan Gin, an economist at the University of San Diego, called it a fairly good report. He said while the labor force did get smaller, the U-6 rate — which includes people who want a job but aren’t looking and part-timers who can’t find full-time work — dropped from 14.6 to 14.4.

“If there had been a surge in discouraged workers, then the U-6 rate wouldn’t have dropped,” he said.

While the unemployment rate didn’t go down due to more people getting jobs, payroll employment data — a separate measure — reflected 146,000 new positions added in November.

Lynn Reaser, chief economist at Point Loma Nazarene University, called the 146,000 new jobs a surprisingly good number given Hurricane Sandy, which made landfall on Oct. 29.

“It hit a key part of the country, so people couldn’t get to work and output was lost,” he said. “It will be reversed significantly in the next few months. We’ll get a little boost as some people get back to work, and they hire some people to clean up the mess.”

The November report is the first snapshot of the job market released since President Barack Obama was re-elected Nov. 6, and the first since negotiations over deficit reduction between the White House and House Republicans over the fiscal cliff have resumed and intensified.

Responding to the report Friday morning, House Speaker John Boehner, R-Ohio, referred to those negotiations and focused on the people who are out of work rather than on the drop in the jobless rate.

“The Democrats’ slow-walk strategy is unfair to taxpayers, unfair to small businesses, and unfair to all those looking for work,” Boehner said in a statement. “If the president doesn’t like our plan, he has an obligation to send us one that can pass both houses of Congress as quickly as possible. We’re ready and eager to work with him on such a proposal.”

Worries about the cliff have led some companies to cut back on purchases of heavy equipment. Consumers are also signaling concern. A survey of consumer sentiment fell sharply in December, economists noted, partly over worries that taxes could rise next year.

“If we do go over the cliff, even though all of the cuts and tax increases won’t go into effect immediately, the impact on the economy will be seriously negative,” said Dan Seiver, chief economist at San Diego-based Reilly Financial Advisors. “We will start undoing all the progress we’ve made in the recession.”

Alan Krueger, chairman of the White House Council of Economic Advisers, said in a statement that “while more work remains to be done, today’s employment report provides further evidence that the U.S. economy is continuing to heal from the wounds inflicted by the worst downturn since the Great Depression.”

Forecasters had expected a significant impact from Sandy, which disrupted commerce in large parts of New Jersey, New York and surrounding states. The level of new claims for unemployment benefits spiked from about 370,000 before the storm to 451,000 in the first week of November.

But the Labor Department said that “survey response rates in the affected states were within normal ranges” and that “our analysis suggests that Hurricane Sandy did not substantively impact the national employment and unemployment estimates for November.” More detailed data will be available Dec. 21, when state jobs numbers will be released, allowing a closer look at any employment changes in the affected states.

The biggest category for job gains was the retail sector, which added 53,000 positions. But that growth could be due to Thanksgiving falling relatively early on the calendar this year, meaning retailers likely added temporary seasonal workers earlier than they normally would.

Other major sectors that saw job gains were professional and business services, which added 43,000 jobs, and leisure and hospitality, with 23,000.

The biggest category for job losses was construction, which shed 20,000 positions, though that may well be a Sandy effect, as construction sites temporarily shut down in the Northeast. If that’s the case, that sector will be expected to rebound in the months ahead.

Average hourly pay for private sector workers rose four cents to $23.63, a 0.3 percent increase in average weekly earnings.

By NEIL IRWIN
THE WASHINGTON POST
Staff writer from UT San Diego, Jonathan Horn, contributed to this report.

Wednesday, November 28, 2012

Orange County Inventory - Not All Price Ranges Flying Off the Shelf


Three Distinct Markets: Let’s start with the hottest price range and the most hype, homes below $750,000.
Of course the hype is well deserved. Homes below $750,000 account for 57% of current active listing inventory, an astounding 82% of demand, and an expected market time of just 24 days. That means that homes priced above the range account for 43% of the listing inventory and only 18% of demand. So, it is safe to say that the lower price ranges are on fire. These are the ranges where they are selling almost as fast as they are placed on the market, with multiple offers, selling prices above the list price, frustrated buyers, and sellers calling the shots. The inventory is scarce and demand is through the roof.

The problem with talking about the housing market as a whole, buyers and sellers incorrectly assume that the market is the same in every community and in every price range. For Orange County as a whole, the expected market time is 35 days; yet, in Dana Point it is 108 days, and Laguna Beach it is 4 months. Of course, those communities have an average list price in the millions. Yet, when homeowners in these cities pick up their Sunday paper and read about a robust housing market and homes flying off the market, they generate an unrealistic expectation of their housing market.

Homes priced between $750,000 and $1.5 million have an expected market time of 64 days. That is still a sellers’ market, just not as sizzling as the lower ranges. They too can generate multiple, strong offers, but are more dependent upon the price. Part of the problem is financing is a little tighter and there are a few more hoops to jump through in the upper ranges. Conventional loans limits are at $625,500 and FHA loan limits are at $729,750. Above those limits and the government is no longer participating, requiring jumbo financing from the private arena. Jumbo financing is getting a little bit better, but it still has a long way to go.

The $750,000 to $1.5 million range represents 23% of the active inventory and only 13% of demand. Last year this range was a lot cooler with an expected market time over five months. Today, even at just over two months, sellers run a higher risk of being a bit too overzealous and often overprice their homes.

The upper ranges, above $1.5 million, are drastically improved compared to just one year ago. With an expected market time of nearly 14 months last year, double digits, sellers often wondered if their home would ever sell. Flash forward to today and the expected market time has been more than halved, sitting at nearly 5.5 months. This remarkable improvement illustrates that the recovery’s depth includes all price ranges and every neighborhood regardless of price.

There is a profound difference, though, between luxury homes and the lower price ranges. At 167 days, sellers should hardly expect their newly listed home to procure an immediate offer or multiple offers. A 167 day market is much different than 35 days, Orange County as a whole. Yet, the media and housing experts, myself included, talk about the housing market in general terms. Luxury homeowners hear that the market is recovering and buyers are flocking to purchase everything in sight. Their expectations are out of whack. It is not their fault though because very little emphasis is placed on discussing the luxury housing market. It accounts for 22% of the active listing inventory and a paltry 5% of demand. The bottom line: the luxury market is much stronger and healthier than one year ago, but sellers still need to pack their patience, carefully arrive at the asking price, and know that all of the housing hype does not entirely apply to them.

Active Inventory – Another Record Established: The record low inventory hit a new record low. 
I am nothing short of amazed at the unabated drop in the active listing inventory. The inventory has continuously dropped from its 11,388 June 2011 mark to 3,534 homes today, a 69% drop. It shed 6%, 219 homes, in just two weeks and surprisingly still shows no signs of slowing. Since eclipsing the prior record low from 2005 of 4,912 homes back in August of this year, the current housing market has established a new record low every two weeks. As a buyer it was difficult to navigate back in 2005, but it is even tougher in today’s market. That is why the continuous drop is surprising. Part of the problem is that we are in the midst of the holiday market. Homeowners are not jumping at the opportunity to list their home, even if the market is outstanding; it is the holidays. Many potential sellers just don’t want to bother with the hassle of preparing their home for the market when there are parties to prepare for, presents to buy, and memories to make. The holidays are a special time and selling a home is very distracting. So, understandably, fewer homes are popping onto the market right now.

For the rest of the year, expect fewer sellers to place their homes on the market as we ride out the holidays. A few weeks after we usher in a New Year, more sellers will hit the market. With demand so hot, the inventory may only rise slightly, but at least there will be fresh inventory.

Last year at this time there were 9,172 homes on the market, more than double today’s level. The active inventory stood at 8,114 homes at the beginning of this year, 4,580 more than today.


Demand: With fewer homes coming on the market, demand is dropping.

First, let’s get something clear, demand is through the roof, but the numbers are dropping not because it is the holidays, but there just are not enough homes to sell. We track demand as the number of new pending sales over the prior month, a gauge of buying activity. However, when the inventory falls to record low levels, it prevents new pending sales. Today’s demand readings can be misleading. Demand dropped by 166 homes in the past two weeks and now totals 3,013 pending sales. Last year at this time there were 90 fewer pending sales, a 3% difference. But, there were 9,172 active listings back then too. For the remainder of the year, with fewer homes coming on the market, expect demand to continue to fall through the holidays.

The Distressed Market: Just like the active listing inventory as a whole, the distressed inventory shows no signs of stopping its unabated drop. 
The distressed inventory shed an additional 8%, or 40 homes, in the past two weeks and now totals 450. That is not a typo; there are only 450 distressed homes, both short sales and foreclosures, on the active market, 13% of the total inventory and 33% of demand. In the past two weeks, the foreclosure inventory decreased by 20 homes, totaling 122, and has an expected market time of 19 days. The short sale inventory decreased by 20 homes in the past two weeks and now totals 328. The expected market time is only 12 days and continues to be one of the hottest segments of the housing market.


Written by,
Steven Thomas



Tuesday, November 27, 2012

Mortgage Defaults Dip To 6-Year Low

So much for the predicted surge in foreclosures this year.

Mortgage defaults in San Diego County, which have been consistently trending downward, have now hit a six-year low, based on October data from local real estate tracker DataQuick released on Tuesday. Foreclosures basically stayed flat last month over September at lower-than-normal levels.

Notices of default, the first formal filing in the foreclosure process, numbered 958 in October, down almost 9 percent from September and down more than half from the same month a year ago. October’s tally is the lowest since September 2006, when it was 872.

Foreclosures, marked by trustee deed filings, totaled 498 in October, up a smidgen from the 497 recorded in September and down more than 25 percent from the year-ago figure.

News of declining housing distress in the county comes at a time when pre-default figures also are trending down.

About 7.4 percent of mortgages in the nation were delinquent at least one payment by the end of the third quarter, down 0.0018 percent from the second quarter and down 0.0059 percent from a year ago, reported trade group Mortgage Bankers Association.

“Delinquency rates typically increase between the second and third quarters of the year,” based on the group’s report, which came out earlier this month. The survey includes delinquent home loans that are a minimum of one month late but excludes loans that are in already in the foreclosure process, which DataQuick reports.

“The 90-day delinquency rate is at its lowest level since 2008, and together with the decline in the percentage of loans in foreclosure, this indicates a significant drop in the shadow inventory of distressed loans — a real positive for the housing market,” Mike Fratantoni, MBA’s vice president of research and economics, said in a media statement.

The prospect of mortgage defaults continuing to decline was raised at a recent San Diego City Council meeting, where council members, community members and business groups debated the merits of an ordinance to create a city-run foreclosure registry.

Banks will now have to pay to register San Diego city homes in the foreclosure process into a tracking database starting early next year. They will also have to include accurate information of the responsible contacts of such homes upon the filing of a notice of default.

Opponents of the measure questioned if the idea would pay for itself considering that the number of defaults continues to fall in San Diego County. Those for the measure, which passed last week, said it’s still unclear if the county is in the clear with foreclosures and that banks must be held accountable for upkeep at problem properties.

Written by
Lily Leung

Wednesday, November 21, 2012

Tuesday, November 13, 2012

Inventory Shortage Hinders Homebuyers

Multiple bids make sellers happy, but many owners still face negative equity, low prices.

Ashley and Brian Standing have been house hunting for about a year, and they’re a little tired of the hunt.

In the past 12 months, the young San Diego couple have put in 80 to 100 offers on homes in the $500,000 to $750,000 range in areas like Point Loma, Ocean Beach and Bay Park. They admit some of their offers have been lowballs, but they learned quickly that those wouldn’t work. At times, they’ve tried bidding $20,000 to $30,000 above the asking price but still nothing.

“It’s been insane,” Brian said. “When we first got into the market, there was still more inventory. I don’t know if at the beginning we were more picky as far as putting in offers. But over the last nine months, we’ve been operating as not-as picky.”

Brian Standing is right. He can’t be superpicky because of a serious shortage of homes on the market in San Diego County.

The low inventory has left homebuyers submitting multiple bids and upbidding each other, pushing up prices and putting a damper on the idea of finding a deal on their dream property, experts say.

But for some sellers, the market seems just fine.

Ask Ellen Pansky, a Los Angeles attorney who just sold her condo in University City. After two weeks, she got two offers. Two more weeks later, her deal was closed with a buyer who gave her full price.

“My perception of the market was that it was still down,” said Pansky, who bought the condo for her daughter who was in college then. “I was a little surprised. My expectations weren’t that high about whether I would get a buyer for a full-price offer.”

This has become the new normal for the San Diego County housing market for roughly the past year, a time marked by frustrated buyers, pleased sellers of a certain price range and a lower-than-normal housing stock.

Written by
Lily Leung

Tuesday, November 6, 2012

The REALTOR Party (playlist)

Wednesday, October 31, 2012

Stakes Are High For Mortgage Deduction

Limiting the homeowner mortgage interest deduction came up in two of the presidential debates, but details about who would be affected and how much they might lose in tax benefits were minimal. To put some rough numbers on the issue, here's a quick primer on the mortgage interest deduction and related housing write-offs.

How big are they? According to estimates from the congressional Joint Committee on Taxation, the mortgage interest deduction alone will "cost" the federal government $484.1 billion between fiscal 2010 and 2014 — $98.5 billion in 2013 and $106.8 billion in 2014. Write-offs by homeowners of local and state property taxes account for an additional $120.9 billion during the same five-year period.

Keep in mind: What "costs" the government also represents significant tax savings for the people who take the deductions, in this case the millions of homeowners who save thousands of dollars a year that they are not paying to the IRS.

According to an analysis by Jed Kolko, chief economist for the real estate information site Trulia.com, among those taxpayers who itemize on their federal returns, 49 percent of total write-offs are housing-related. For homeowners as a group, this is a big deal.

But since only about one-third of all taxpayers itemize on their returns, who's really getting these tax savings? As you might guess, people who have higher incomes are more likely to itemize and claim mortgage interest and other housing deductions.

Citing the latest data on the subject, published by the IRS in 2009, Kolko found that while just 15 percent of households with incomes below $50,000 took itemized deductions, 65 percent of those with incomes between $50,000 and $200,000 did. Just about everyone with income above $200,000 — 96 percent — itemized on their returns.

Kolko said a $25,000 cap on itemized deductions, as proposed by Mitt Romney in the second debate, would hit people in the $50,000 to $200,000 income range, since their average total write-off (for mortgage interest, charitable contributions and all the rest) was $24,000. It would take a much bigger bite out of upper-income households beyond $200,000, of course, where the average total for all itemized deductions came to $81,000 in the IRS data from 2009.

Romney's plan envisions that the losses in deductions for all categories of taxpayers would be offset by the lower payments they would be making based on a one-fifth reduction in marginal rates. President Barack Obama supports a cutback in housing-related and other write-offs for people with incomes above $250,000, capping the marginal rate at which they can take their deductions at 28 percent.

So where do homeowners who claim the biggest mortgage interest deductions live? The Tax Foundation did a study based on the 2009 IRS data and found that there are dramatic differences state by state.

As a general matter, residents of states with high housing and tax costs, large average mortgage balances and high household incomes write off the most; states with low housing costs and incomes the least. Any significant cutbacks on deductions would hit the high-cost states the hardest, absent savings from elsewhere in any forthcoming tax code changes.

California ranked No. 1 in the size of home mortgage deductions, with $18,876 on average. Next came Hawaii ($16,730), the District of Columbia ($16,720), Nevada ($15,502), Washington ($14,262), Maryland ($14,162) and Virginia ($14,094). At the opposite end were homeowners in Oklahoma ($7,992), Iowa ($8,104), Nebraska ($8,233), Mississippi ($8,301) and Kentucky ($8,345). Maryland is tops in the percentage of taxpayers taking mortgage interest write-offs (37.5 percent), followed by Connecticut (34.7 percent), Colorado (33.7 percent) and Virginia (33.6 percent).

What's the outlook on cutting back deductions? The National Association of Realtors and the National Association of Home Builders say they are digging in for battles next year, no matter who wins the election.

"The real debate" on housing deductions, said Jamie Gregory, deputy chief lobbyist for the Realtors, is on Capitol Hill next year, where both groups are planning major defenses.

Written by,
Kenneth Harney