Consumer Confidence up/labor market answers show a sign of life

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By Peter Boockvar - January 26th, 2010, 10:42AM

Consumer Confidence was 55.9, 2.4 pts above forecasts and up from 53.6 in Dec. It’s at the highest since Sept ’08 and the rise was mostly due to an almost 5 pt rise in the Present Situation while Expectations rose by 1.4 pts to the most since Oct ’07. The answers to the job market questions showed improvement. Those that said jobs were Plentiful rose 1.2 pts to the most since Aug ’09 and those that said jobs were Hard To Get fell by .7 pts to the lowest since Sept ’09. Those that plan to buy a home within 6 mo’s rose .1 pt from the lowest level since 1982 in Dec. Those that plan to buy an automobile within 6 mo’s rose 1.2 pts to the highest since Aug ’09. Those that see business conditions as Good rose by 1.5 pts to the highest since Nov ’08 but those who see it as Bad rose .4 pt with the balance being ‘Normal.’ One year inflation expectations rose to 5.3% from 5.2%. Net-net, the labor market answers are most relevant and showed a sign of life.

Groucho Marx: “Whatever It Is, I’m Against It!”

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By Barry Ritholtz - January 26th, 2010, 10:30AM

Don’t know about you but I’m with Groucho

Case Shiller’s “Mixed Messages in the Data”

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By Barry Ritholtz - January 26th, 2010, 10:15AM

Case-Shiller Home Price Indices data through November 2009 reveal the annual rates of decline of the 10-City and 20-City Composites are improving. There were price declines measured across many markets during November.

This was the 10 month of improved readings — less bad price declines — in the annual statistics. It was also the third consecutive month of “only” single digit drops, following 20 consecutive months of double digit price declines.

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Source: Standard & Poor’s and Fiserv

The 10-City and 20-City Composite (above) declined 4.5% and 5.3% respectively.

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S&P/CS home price index

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By Peter Boockvar - January 26th, 2010, 9:56AM

The Nov S&P/CS 20 city home price index fell 5.3% y/o/y which was a touch more than expected but is the smallest rate of decline since Sept ’07. The index is now up 5% from its low in April but still remains 29% below the peak in July ’06. Four cities saw y/o/y gains and those were Dallas, San Francisco, Denver and San Diego. Las Vegas remained the mess with a y/o/y drop of 24.5%. Bottom line, as I mentioned yesterday, it won’t be until late spring, early summer that we will know the true equilibrium between supply and demand and thus pricing as the Fed ends (maybe) their MBS purchase program and the home buying tax credit expires, again. Thus, it is too premature to call the bottom in pricing and in fact with another wave of foreclosures and mortgage rate resets ahead, the odds are for another leg down, albeit more modestly than what has been seen so far, hopefully.

What’s Contributing to Market Volatility?

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By Barry Ritholtz - January 26th, 2010, 9:00AM

This will be the last mention of media bias for the foreseeable future: The NYT wades into the market action last week, and spots numerous factors contributing to the volatility:

“Worries about the strength of the global recovery and proposals from Washington to clamp down on banks have sent fresh jitters through financial markets, prompting chatter among traders that stocks could be poised for that rare but alarming phenomenon: a correction…

Over three tense days last week, stocks tumbled nearly 5 percent; the Dow posted triple-digit losses on Wednesday, Thursday and Friday, ending the week at its lowest level since November.Some analysts believe the downward momentum may continue. They say the ingredients are there: a spike in volatility (up 55 percent in the three-day period last week, according to one gauge); activism from Washington (the Obama administration’s crusade against risky banks and uncertainty over the future of the Federal Reserve chairman, Ben S. Bernanke); and concerns over the slow pace of a global recovery (worries of a default in Greece and inflation in China).”

One cannot help but point out this is what balanced market reporting — as opposed to the front page laugher we saw in the WSJ last week — looks like.

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click for larger graphic

courtesy of NYT

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Previously:
WSJ Jumps the Shark (January 22, 2010)
http://www.ritholtz.com/blog/2010/01/wsj-jumps-the-shark

The WSJ Responds (January 22, 2010)
http://www.ritholtz.com/blog/2010/01/wsj-another-view/

What Balanced Market Reporting Looks Like (January 23, 2010)
http://www.ritholtz.com/blog/2010/01/what-balanced-market-reporting-looks-like-ft/

Source:
Volatility and Politics Are Feeding Fears of a Market Correction
JAVIER C. HERNANDEZ
NYT, January 24, 2010
http://www.nytimes.com/2010/01/25/business/25markets.html

An Insider’s View of the Real Estate Train Wreck

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By John Mauldin - January 26th, 2010, 9:00AM

I have been writing for a very long time about the coming debacle that the commercial real estate problem is going to be. This week’s Outside the Box is an interview that my good friend David Galland did with Andy Miller, a man on the inside of the coming commercial real estate crisis. I thought it was very revealing, as there are so many nuances to the problem. For instance, in some cases, if you default and walk away from the loan you may trigger huge taxes as the loan loss to the bank is now considered income to you. Ouch! So many strings to unravel as you figure this one out.

I asked David if I could use this as an Outside the Box, and he agreed. This was from Casey Research, a very good source for non-mainstream investment ideas. You can learn more or subscribe at a discount at here.

I really think you will find this a very easy and informative read. Have a great week.

Your writing from Monaco on my way to Zurich analyst,

John Mauldin, Editor
Outside the Box


An Insider’s View of the Real Estate Train Wreck

By David Galland, The Casey Report

The first time I spoke with real estate entrepreneur Andy Miller was in late 2007, when I asked him to serve on the faculty of a Casey Research Summit. As John Mauldin, a former faculty member himself, knows, we’re very selective with our speakers. And there was no one in the nation I wanted more than Andy to address the critical topic of real estate.

My interest in Andy was due to the fact that he has been singularly successful in pretty much all aspects of the real estate market, including financing and developing large projects – such as shopping centers, apartment communities, office buildings, and warehouses – from one end of the country to the other. His expertise has also allowed him to build an impressive business providing assistance to large financial institutions that need help in dealing with problem commercial real estate loans. As you might suspect, business is booming.

Back in 2007, however, what most intrigued me about Andy was that he had been almost alone among his peer group in foreseeing the coming end of the real estate bubble, and in liquidating essentially all of his considerable portfolio of projects near the top. There are people that think they know what’s going on, and those who actually know – Andy very much belongs in the latter category.

In fact, he initially refused to speak at our event, only agreeing very reluctantly after I had hounded him for several months. The reason for his refusal, I later found out, was that he had spoken at several industry events before the real estate collapse and had been all but booed off the stage for his dire outlook.

The happy ending of this story is that Andy’s speech at our Summit was a rousing success, and he enjoyed it so much that he has now spoken at several, and has kindly agreed to sit for periodic interviews to keep our readers up to date on the latest developments in this critical sector. So far, Andy’s real estate forecasts continue to come true.

As you’ll read in the following excerpt from my latest interview with Andy, who now spends considerable time each day helping the nation’s biggest banks cope with growing stacks of problem loans, he remains deeply concerned about the outlook for real estate.

David Galland

No one has been more right on the housing market in recent years. So, what’s coming next? Some of the housing numbers in the last few months look a little less ugly. Could housing be getting ready to get well?

MILLER: I don’t think so.

For all intents and purposes, the United States home mortgage market has been nationalized without anybody noticing. Last September, reportedly over 95% of all new loans for single-family homes in the U.S. were made with federal assistance, either through Fannie Mae and the implied guarantee, or Freddie Mac, or through the FHA.

If it’s true that most of the financing in the single-family home market is being facilitated by government guarantees, that should make everybody very, very concerned. If government support goes away, and it will go away, where will that leave the home market? It leaves you with a catastrophe, because private lenders for single-family homes are nervous. Lenders that are still lending are reverting to 75% to 80% loan to value. But that doesn’t help a homeowner whose property is worth less than the mortgage. So when the supply of government-facilitated loans dries up, it’s going to put the home market in a very, very bad place.

Why am I so certain that the federal government will have to cut back on its lending? Because most of the financing is done via the bond market, through Ginnie Mae or other government agencies. And the numbers are so big that eventually the bond market is going to gag on the government-sponsored paper.

The public doesn’t have any idea of the scale of the guarantees the government is taking on through Fannie, Freddie, and FHA. It’s huge. If people understood what the federal government has done and subjected the taxpayers to, there would be a public outrage. But you can’t get people to focus on it, and it’s very esoteric, it’s very hard to understand. But it’s not something the bond market won’t notice. The government can’t keep doing what it has been doing to support mortgage lending without pushing interest rates way up.

Refinancings of single-family homes are very interest-rate sensitive. Consumers have their backs against the wall. They have too much debt. Refinancing their maturing mortgages or their adjustable-rate mortgages is very problematic if rates go up, but that’s exactly where they’re headed. So anyone who’s comforted by current statistics on single-family homes should look beyond the data and into the dynamics of the market. What they’ll find is very alarming.

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Morning stuff

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By Peter Boockvar - January 26th, 2010, 8:46AM

The China led market correction continues as the Shanghai index fell to a 3 month low and the Hang Seng dropped to a 5 month low. Both are down about 12-13% from their ’09 high in response to policy steps by China to cool loan growth. After the Nikkei closed, S&P revised Japan’s sovereign credit outlook to negative from stable due to their “diminishing economic policy flexibility” with net debt at 100% of GDP which may rise to 115% over the next several years. Japan’s CDS are rising 3 bps to 87, the highest since Apr ’09 and in line with the Czech Republic. Germany’s IFO business confidence # rose to the highest since July ’08 and was a touch more than expected and French consumer spending was above forecasts but the euro is lower on the global market pullback. After 6 quarters of m/o/m declines, the UK economy grew in Q4 by a whopping .1%, .3% less than expected. The FOMC begins their 2 day meeting and oh to be a fly on the wall.

Observations On Bernanke

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By Invictus - January 26th, 2010, 7:30AM

Like Paul Krugman, I am torn over the issue of Bernanke’s confirmation.  Certainly, he was instrumental in bringing us back from the brink.  Regrettably, he was also instrumental in getting us there in the first place.  Here are some of my observations about Dr. Bernanke over the past several years.

On August 9, 2005, Bernanke, then chairman of president George W. Bush’s Council of Economic Advisors, met with the president and subsequently fielded questions from the media.  I recall the question below as if it were only yesterday.  (Director Hubbard is Al Hubbard, then Director of the National Economic Council.)

Q Did the housing bubble come up at your meeting? And how concerned are you about it?

DIRECTOR HUBBARD: Let me let Ben answer that question.

CHAIRMAN BERNANKE: We talked some about housing. There’s a lot of good news on housing. The rate of homeownership is at a record level, affordability still pretty good. The issue of the housing bubble is one that people have — whether there is a housing bubble is one that people have raised. Housing prices certainly have come up quite a bit. But I think it’s important to point out that house prices are being supported in very large part by very strong fundamentals.

And particularly, we have a strong economy, we have lots of jobs, employment, high incomes, very low mortgage rates, growing population, and shortages of land and housing in many areas. And those supply-and-demand factors are a big reason for why housing prices have risen as much as they have.

I think over a period of time, the housing prices are likely to stabilize. I don’t expect them to keep rising at this rate indefinitely; I don’t think anybody really does. But, again, I do think that the bulk of the increases are associated with strong economic fundamentals.

Bernanke’s position on housing would soon begin to evolve, and continue to do so over the next couple of years, as economist David Rosenberg — then plying his trade for Merrill Lynch – chronicled beautifully in August 2007:

“Low mortgage rates, together with expanding payrolls and incomes and the need to rebuild after the hurricanes, should continue to support the housing market. Thus, at this point, a leveling out or a modest softening of housing activity seems more likely than a sharp contraction, although significant uncertainty attends the outlook for home prices and construction. In any case, the Federal Reserve will continue to monitor this sector closely.” (15 February 2006).

“At this point, the available data on the housing market, together with ongoing support for housing demand from factors such as strong job creation and still-low mortgage rates, suggest that this sector will most likely experience a gradual cooling rather than a sharp slowdown.” (27 April 2006).

“Home prices, which have climbed at double-digit rates in recent years, still appear to be rising for the nation as a whole, though significantly less rapidly than before. These developments in the housing market are not particularly surprising, as the sustained run-up in housing prices, together with some increase in mortgage rates, has reduced affordability and thus the demand for new homes.” (9 July 2006).

“Although residential construction continues to sag, some indications suggest that the rate of home purchase may be stabilizing, perhaps in response to modest declines in mortgage interest rates over the past few months and lower prices in some markets.” (28 November 2006).

“Some tentative signs of stabilization have recently appeared in the housing market: New and existing home sales have flattened out in recent months, mortgage applications have picked up, and some surveys find that homebuyers’ sentiment has improved. However, even if housing demand falls no further, weakness in residential investment is likely to continue to weigh on economic growth over the next few quarters as homebuilders seek to reduce their inventories of unsold homes to more-comfortable levels … Despite the ongoing adjustments in the housing sector, overall economic prospects for households remain good. Household finances appear generally solid, and delinquency rates on most types of consumer loans and residential mortgages remain low.” (14 February 2007).

“Although the turmoil in the subprime mortgage market has created severe financial problems for many individuals and families, the implications of these developments for the housing market as a whole are less clear. The ongoing tightening of lending standards, although an appropriate market response, will reduce somewhat the effective demand for housing, and foreclosed properties will add to the inventories of unsold homes. At this juncture, however, the impact on the broader economy and financial markets of the problems in the subprime market seems likely to be contained. In particular, mortgages to prime borrowers and fixed-rate mortgages to all classes of borrowers continue to perform well, with low rates of delinquency. We will continue to monitor this situation closely.” (28 March 2007).

“The rise in subprime mortgage lending likely boosted home sales somewhat, and curbs on this lending are expected to be a source of some restraint on home purchases and residential investment in coming quarters. Moreover, we are likely to see further increases in delinquencies and foreclosures this year and next as many adjustable-rate loans face interest-rate resets. All that said, given the fundamental factors in place that should support the demand for housing, we believe the effect of the troubles in the subprime sector on the broader housing market will likely be limited, and we do not expect significant spillovers from the subprime market to the rest of the economy or to the financial system. The vast majority of mortgages, including even subprime mortgages, continue to perform well. Past gains in house prices have left most homeowners with significant amounts of home equity, and growth in jobs and incomes should help keep the financial obligations of most households manageable”. (17 May 2007).

“Of course, the adjustment in the housing sector is still ongoing, and the slowdown in residential construction now appears likely to remain a drag on economic growth for somewhat longer than previously expected. Thus far, however, we have not seen major spillovers from housing onto other sectors of the economy … However, fundamental factors–including solid growth in incomes and relatively low mortgage rates–should ultimately support the demand for housing, and at this point, the troubles in the subprime sector seem unlikely to seriously spill over to the broader economy or the financial system.” (5 June 2007).

“Rising delinquencies and foreclosures are creating personal, economic, and social distress for many homeowners and communities — problems that likely will get worse before they get better … even if demand stabilizes as we expect, the pace of construction will probably fall somewhat further as builders work down stocks of unsold new homes. Thus, declines in residential construction will likely continue to weigh on economic growth over coming quarters, although the magnitude of the drag on growth should diminish over time.” (17 July 2007).

Now let’s get back to Bernanke’s August 2005 presser.  The fundamentals were anything but strong, as Rosenberg had pointed out in this prescient piece (a true gem of research) he penned in August of 2004, which I wrote up over at Blah3.com after the bubble had popped.

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Guest Hosting Bloomberg 1/26, 7:00-10:00 am

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By Barry Ritholtz - January 26th, 2010, 6:30AM

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If you are anywhere near a radio Tuesday morning, I will be the guest host of “Bloomberg Surveillance” with Ken Prewitt from 7:00am to 10:00 am. (Tom Keene is in Davos)

You can catch my dulcet tones live, or via podcast at either Bloomberg or at iTunes.

The lineup for tomorrow is top notch:

7:07a Jeffrey Saut
7:37a Jim Bianco
8:07a David Rosenberg (for the entire hour)
9:07a Brad Hunter of MetroStudy to cover Case/Shiller
9:37a Josh Rosner

As you can see, I cheated, stacking the guest list with very insightful people who will make my job easier.

Tune in — should be fun!

Not Much of a Comeback

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By Jack McHugh - January 26th, 2010, 1:33AM

Good Evening: After three successive down days that left the major averages some 5% below their recent peak, U.S. stocks were well positioned for a nice comeback on Monday. It didn’t happen; most of the major asset classes spent much of the day simply marking time. Just why investors refused to let their risk appetites feast on last week’s decline may or may not be important, but it does beg a few questions.

After all, didn’t one of last week’s highlighted uncertainties — the status of Chairman Bernanke’s renomination before the U.S. senate — become clearer over the weekend? And hadn’t CNBC’s, Jim Cramer, instructed his viewers to “buy, buy, buy!” once Bernanke’s status was clarified? At the risk of over-reading the situation, I think it’s quite possible market participants were unmoved during today’s session because there is a split of opinion as to whether Mr. Bernanke’s likely confirmation is actually good, bad, or indifferent for the markets. I, for one, wish we had a person at the helm of the Fed who is actually experienced in the ways of markets and finance — maybe someone like GMO’s Jeremy Grantham.

The damage visited on U.S. stocks on Friday did not spread very far overnight, as equities in both Asia and Europe stabilized to varying degrees. U.S. stock index futures were pointing higher in the hope that a show of support by the Obama administration and senators on both sides of the aisle would lead to Mr. Bernanke’sconfirmation sometime this week. None of the earnings news out this morning was able to dampen this early enthusiasm, and stocks opened 0.5% higher when the bell rang. Hoping for more, investors soon received less when existing home sales data were weaker than had been expected. Down 16.7% month over month, the figures served to remind investors that recoveries from recessions can be a tad uneven.

The major averages responded to the housing data by retreating back toward the unchanged mark, with the small cap and mid cap indexes even registering small declines by mid day. Stocks then settled into a sideways range for the rest of the session before settling roughly equidistant between the day’s highs and lows. Volume was on the light side, measures of volatility fell, and the major averages themselves scratched out gains of between 0.15% (Russell 2000) and 0.5% (Dow Transports). If stocks don’t don their rally caps tomorrow, we could be in for an interesting rest of the week. Treasury investors, too, sat on their hands today. Yields across the coupon curve rose a gentle 2 bps. Likewise our nation’s currency, as the dollar eased a mere 0.1%. Maintaining their recent correlation with equities, commodities also managed a half-hearted comeback on Monday. Shadowing the precious metals for most of the session, the CRB index finished 0.4% higher.

It’s not quite apathy, but many people I’ve spoken to are either ambivalent or equivocal when it comes to their feelings about a second term for Fed Chairman, Ben S.Bernanke. During this age of indulgent parenting, it’s somewhat easy to understand why. Our current Chairman either ignored, or was an accomplice to, the initial fires that soon raged in our banking system from 2007-2009; yet, he helped douse the flames by training the hoses of liquidity on them. Goat, or hero?

His qualifications also remind one of a typical, “on the one hand…” economist: He has the benefit of both continuity and on-the-job experience in his favor, and yet he spent almost no time outside the world of academia prior to his first stint at the Fed. And by trying hard to protect the Fed’s vaunted independence, Mr. Bernanke’sinsistence of privacy in the Fed’s dealings has actually let politics seep into the relationship between our elected officials on Capitol Hill and the appointed ones in theEccles building. Mr. Bernanke is a hard man to embrace, even if the alternatives (Summers, Krugman, etc.) might be worse.

For those on both the Left and the Right, one of Mr. Bernanke’s most worrisome traits is that, in addition to not seeing the financial crisis coming, he still maintains that the Fed had almost nothing to do with inflating the credit bubble that preceded it (see below). Taken directly from his speech of January 3 of this year, the following statement is intended to help remove the Fed’s fingerprints from the scene of the housing accident:

“My objective today has been to review the evidence on the link between monetary policy in the early part of the past decade and the rapid rise in house prices that occurred at roughly the same time. The direct linkages, at least, are weak”.

Bernanke goes on to say that it was access to exotic, poorly underwritten mortgages — and not low interest rates — that led to rapid price increases in U.S. residential real estate, concluding:

“I noted earlier that the most important source of lower initial monthly payments, which allowed more people to enter the housing market and bid for properties, was not the general level of short-term interest rates, but the increasing use of more exotic types of mortgages and the associated decline of underwriting standards. That conclusion suggests that the best response to the housing bubble would have been regulatory, not monetary.”

Well, now, Mr. Chairman…just which arm of the Federal government has a supervisory role over our nation’s largest banks? That would be the Federal Reserve, and the Fed could have stepped in at any time to say “no mas” to much of the reckless mortgage lending going on up and downWall Street. Since home prices were cresting just as Mr. Bernanke was given the keys to Mr. Greenspan’s former office, I blame the Maestro for both the low rates and the lack of mortgage lending oversight. The problem I have with Mr. Bernanke, however, is the same one that nags others and is brought into stark relief by this speech — he doesn’t get it. We need a real leader at the helm of the Fed, a man or woman of true character who will stand up to both Congress and the banks while implementing sound monetary policies.

The last person who fit the above description was Paul Volcker. Alas, he has done his time and is not available. With his deep knowledge of finance, and his unmatched appreciation for financial history and proper central banking, Jim Grant would be an ideal choice for Fed Chair. Sadly, Jim has said he would decline any nomination and would resign if somehow confirmed.

I’m sure there are others who would act responsibly as the leader of the world’s most powerful financial institution, and upon reading the latest “GMO Quarterly Letter”, I wonder if Jeremy Grantham would take the job. As you’ll see by reading the attached, Mr. Grantham knows our markets, how the different asset classes inter-relate, and has an especially keen eye for bubbles. I don’t agree with everything he says in this wandering missive about the decade just past, but his list of “lessons learned” is a very instructive read. I have no idea whether Mr.Grantham would either take the job or even be effective once confirmed. But, unlike Mr. Bernanke, Mr. Grantham saw the financial crisis coming from a mile away. He has a firm grasp of what happened and why. Best of all, his no-nonsense approach would be fascinating to watch during the next four years.

– Jack McHugh

U.S. Stocks Rise on Growing Confidence in Bernanke Confirmation

Monetary Policy and the Housing Bubble, by Ben S. Bernanke

GMO Quarterly Letter — What a Decade

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