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Home prices plateau as high mortgage rates chill market

Home prices plateau as high mortgage rates chill market
PR Newswire
SEATTLE, Nov. 17, 2022

A new, slower equilibrium may be settling in after years of imbalance
High mortgage rates stifled sales, now down 24% year over year and 17% from October 201…

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Home prices plateau as high mortgage rates chill market

PR Newswire

A new, slower equilibrium may be settling in after years of imbalance

  • High mortgage rates stifled sales, now down 24% year over year and 17% from October 2019
  • Rates are also stymieing sellers. New listings dropped by more than 12% since September. 
  • Typical rent in the U.S. fell for the first time in two years.

SEATTLE, Nov. 17, 2022 /PRNewswire/ -- Buyers and sellers are both stepping away as skyrocketing mortgage rates have settled the housing market into a more balanced state, according to the latest Zillow® market report1. Home values remained nearly flat in October as new inventory waned and sales continued to fall from the pandemic frenzy.

"Home prices in October remained in suspended animation as more buyers, but especially sellers, took a wait-and-see approach to market conditions," said Skylar Olsen, chief economist at Zillow. "Fewer home sales is the hallmark of a housing market lull, but right now potential sellers sensitive to losing their historically low mortgage rates have as much, if not more, of a reason to wait for a robust spring season and hope for mortgage rate relief. With some renewed competition, buyers hoping for aggressive price declines may be disappointed in all but the frothiest pandemic-era markets." 

Rapidly rising mortgage rates coupled with stubbornly high home prices are driving drastic drops in affordability. The share of income spent on monthly mortgage payments has risen from 27.7% in February to 37.3% in October — well above a previous peak of 35% in 2006. Housing payments are considered to be a financial burden when they exceed 30% of a household's income. 

The monthly mortgage payment on the purchase of a typical house in the U.S., even when putting 20% down, was $1,910 in October. That's a 77% jump year over year and a 107% increase — nearly $1,000 — from 2019. Monthly payment figures are even higher when including taxes and insurance and when putting less than 20% down, as more than half of borrowers do.

Affordability challenges are weighing heavily on sales. Sales counts, nowcast for the most recent month due to latency, show significant slowing in recent months and standing 16% to 17% below pre-pandemic October norms. 

While it's tempting to focus on buyers, mortgage-rate-driven affordability changes are highly impactful on seller behavior, keeping more existing homes out of the market. While first-time buyers have experienced continued pressure on rent as well, homeowners who bought or refinanced when rates were near record lows in 2020 and 2021 are sitting on substantial home value gains and have little incentive to take out a new home loan, deciding instead to enjoy their current monthly payment. 

To that point, the number of new for-sale listings dropped by more than 12% month over month, bringing the flow of listings to the market 24% lower than in 2021 and 21% below 2019. The steepest drops in new listings from September came in Seattle (-28.5%), Denver (-26%) and Washington, D.C. (-24.2%). New inventory increased month over month in two major metros — Jacksonville (3.1%) and Tampa (1.3%) — while the smallest declines took place in other Florida cities and across relatively affordable metros in the Midwest. 

The drastic pullback of new listings has stalled out the recovery in total inventory that began in March. There are slightly more (1.8%) for-sale listings on Zillow than a year ago, but still far fewer (-36.1%) than in October 2019. 

With both supply and demand drying up, U.S. home values held steady, rising 0.1% since September, marking the fourth consecutive month of muted movement. Typical home values are $358,458, up nearly 12% over 2021 and 43% higher than before the pandemic. Major metros with the largest home value appreciation since 2019 are Tampa (72%), Austin (64%), Jacksonville (62%) and Phoenix (60%). 

Some expensive Western markets, including Los Angeles (+0.8%) and Riverside (+0.4%), abruptly snapped steep value-losing streaks; time will tell if September marked the bottom for price declines in these cities. Las Vegas (-2.3%) and Austin (-2.2%) saw the sharpest home value declines among major metro areas.

The Zillow Observed Rent Index showed a slight 0.1% decrease from September to October, ending a two-year streak in rent growth. The decline is a small step toward normalcy, harking back to October declines seen from 2017 through 2020. Typical U.S. rent is now $2,040, up 9.6% since last October and nearly 27% since 2019.

Metropolitan
Area*

October
Zillow
Home
Value
Index
(ZHVI)
(Raw)

October
ZHVI
Year-
Over-
Year
(YoY)
Change 

Monthly
Mortgage
Cost (20%
Down)

Monthly
Mortgage
Cost
Change,
YoY

New For-
Sale
Listings
Change,
Month
Over
Month
(MoM) 

Zillow
Observed
Rent
Index
(ZORI)

Zillow
Observed
Rent
Index
Change,
YoY

United States

$358,458

11.9 %

$1,910

77.0 %

27.0 %

$2,040

9.6 %

New York, NY

$618,741

7.9 %

$3,303

69.7 %

17.8 %

$3,212

13.2 %

Los Angeles, CA

$904,367

5.4 %

$4,826

66.5 %

27.1 %

$2,979

8.9 %

Chicago, IL

$312,194

8.2 %

$1,663

70.8 %

29.0 %

$1,869

8.7 %

Dallas–Fort Worth, TX

$391,640

16.1 %

$2,082

84.3 %

36.1 %

$1,855

9.8 %

Philadelphia, PA

$341,929

9.8 %

$1,813

71.5 %

26.0 %

$1,793

6.8 %

Houston, TX

$315,089

13.0 %

$1,678

78.8 %

31.0 %

$1,613

5.8 %

Washington, DC

$552,639

6.0 %

$2,939

65.9 %

29.8 %

$2,257

6.5 %

Miami–Fort Lauderdale, FL

$473,630

23.3 %

$2,526

96.8 %

23.1 %

$2,827

16.4 %

Atlanta, GA

$380,542

14.2 %

$2,038

84.6 %

32.9 %

$2,002

7.2 %

Boston, MA

$646,045

6.9 %

$3,457

69.0 %

24.0 %

$2,806

10.1 %

San Francisco, CA

$1,369,586

1.9 %

$7,340

61.2 %

27.5 %

$3,199

5.8 %

Detroit, MI

$239,563

6.9 %

$1,276

68.2 %

27.7 %

$1,460

7.5 %

Riverside, CA

$571,380

8.3 %

$3,052

72.1 %

30.7 %

$2,584

7.1 %

Phoenix, AZ

$449,590

6.4 %

$2,418

70.7 %

44.2 %

$1,938

4.8 %

Seattle, WA

$757,177

7.9 %

$4,042

71.5 %

37.9 %

$2,285

6.8 %

Minneapolis–St. Paul, MN

$371,658

5.6 %

$1,979

65.7 %

30.4 %

$1,632

4.3 %

San Diego, CA

$876,288

7.6 %

$4,711

71.3 %

32.4 %

$3,105

12.8 %

St. Louis, MO

$246,368

10.1 %

$1,308

72.0 %

25.3 %

$1,273

9.8 %

Tampa, FL

$391,409

21.2 %

$2,090

94.0 %

34.8 %

$2,135

9.8 %

Baltimore, MD

$378,548

7.6 %

$2,014

68.4 %

27.9 %

$1,798

4.1 %

Denver, CO

$621,003

8.0 %

$3,319

71.8 %

39.1 %

$2,028

6.3 %

Pittsburgh, PA

$209,221

3.4 %

$1,117

62.4 %

28.3 %

$1,338

6.6 %

Portland, OR

$562,754

5.4 %

$3,008

66.5 %

33.7 %

$1,949

7.6 %

Charlotte, NC

$386,769

16.4 %

$2,072

86.9 %

35.0 %

$1,824

10.4 %

Sacramento, CA

$590,167

4.4 %

$3,153

64.3 %

36.9 %

$2,326

4.9 %

San Antonio, TX

$339,669

12.9 %

$1,818

80.2 %

34.2 %

$1,518

6.0 %

Orlando, FL

$402,170

20.9 %

$2,148

94.0 %

29.3 %

$2,045

11.7 %

Cincinnati, OH

$265,208

10.2 %

$1,412

73.3 %

26.8 %

$1,505

11.5 %

Cleveland, OH

$219,237

9.7 %

$1,171

72.3 %

27.0 %

$1,370

8.8 %

Kansas City, MO

$291,747

10.4 %

$1,548

73.6 %

30.1 %

$1,364

11.0 %

Las Vegas, NV

$422,503

8.3 %

$2,304

77.6 %

39.7 %

$1,832

1.6 %

Columbus, OH

$302,536

10.7 %

$1,622

76.4 %

30.2 %

$1,509

9.0 %

Indianapolis, IN

$275,638

14.0 %

$1,466

80.9 %

32.9 %

$1,483

10.4 %

San Jose, CA

$1,568,484

6.2 %

$8,287

65.8 %

27.2 %

$3,341

8.3 %

Austin, TX

$541,125

2.3 %

$2,934

65.8 %

37.2 %

$1,912

6.0 %

Virginia Beach, VA

$335,691

10.6 %

$1,786

73.7 %

21.9 %

$1,648

5.3 %

Nashville, TN

$451,005

17.5 %

$2,420

90.2 %

37.9 %

$1,906

9.5 %

Providence, RI

$449,220

8.4 %

$2,398

71.2 %

24.7 %

$1,986

10.1 %

Milwaukee, WI

$271,085

8.5 %

$1,436

68.5 %

18.6 %

$1,243

6.8 %

Jacksonville, FL

$378,695

19.8 %

$2,024

92.4 %

33.8 %

$1,810

8.3 %

Memphis, TN

$236,600

13.2 %

$1,261

80.4 %

25.3 %

$1,501

7.6 %

Oklahoma City, OK

$223,762

13.5 %

$1,188

78.5 %

26.8 %

$1,316

6.4 %

Louisville, KY

$244,522

9.2 %

$1,302

72.4 %

31.1 %

$1,293

11.5 %

Hartford, CT

$324,546

10.3 %

$1,724

72.2 %

21.8 %

$1,707

9.1 %

Richmond, VA

$344,784

11.9 %

$1,834

75.5 %

24.8 %

$1,613

10.5 %

New Orleans, LA

$269,678

7.8 %

$1,442

70.6 %

28.6 %

$1,527

6.8 %

Buffalo, NY

$244,383

8.1 %

$1,303

69.9 %

21.3 %

$1,255

8.3 %

Raleigh, NC

$445,853

13.7 %

$2,396

84.5 %

41.7 %

$1,793

9.5 %

Birmingham, AL

$250,650

11.9 %

$1,335

76.6 %

23.3 %

$1,326

7.7 %

Salt Lake City, UT

$583,074

6.1 %

$3,110

69.0 %

43.4 %

$1,764

10.6 %

*Table ordered by market size 

1 The Zillow Real Estate Market Report is a monthly overview of the national and local real estate markets. The reports are compiled by Zillow Research. For more information, visit www.zillow.com/research.

About Zillow Group
Zillow Group, Inc. (NASDAQ: Z and ZG) is reimagining real estate to make it easier to unlock life's next chapter. As the most visited real estate website in the United States, Zillow® and its affiliates offer customers an on-demand experience for selling, buying, renting, or financing with transparency and ease. 

Zillow Group's affiliates and subsidiaries include Zillow®; Zillow Premier Agent®; Zillow Home Loans™; Zillow Closing Services™; Trulia®; Out East®; StreetEasy®; HotPads®; and ShowingTime+™, which houses ShowingTime®, Bridge Interactive®, and dotloop®. Zillow Home Loans, LLC is an Equal Housing Lender, NMLS #10287 (www.nmlsconsumeraccess.org). 

 

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SOURCE Zillow

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February Employment Situation

By Paul Gomme and Peter Rupert The establishment data from the BLS showed a 275,000 increase in payroll employment for February, outpacing the 230,000…

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By Paul Gomme and Peter Rupert

The establishment data from the BLS showed a 275,000 increase in payroll employment for February, outpacing the 230,000 average over the previous 12 months. The payroll data for January and December were revised down by a total of 167,000. The private sector added 223,000 new jobs, the largest gain since May of last year.

Temporary help services employment continues a steep decline after a sharp post-pandemic rise.

Average hours of work increased from 34.2 to 34.3. The increase, along with the 223,000 private employment increase led to a hefty increase in total hours of 5.6% at an annualized rate, also the largest increase since May of last year.

The establishment report, once again, beat “expectations;” the WSJ survey of economists was 198,000. Other than the downward revisions, mentioned above, another bit of negative news was a smallish increase in wage growth, from $34.52 to $34.57.

The household survey shows that the labor force increased 150,000, a drop in employment of 184,000 and an increase in the number of unemployed persons of 334,000. The labor force participation rate held steady at 62.5, the employment to population ratio decreased from 60.2 to 60.1 and the unemployment rate increased from 3.66 to 3.86. Remember that the unemployment rate is the number of unemployed relative to the labor force (the number employed plus the number unemployed). Consequently, the unemployment rate can go up if the number of unemployed rises holding fixed the labor force, or if the labor force shrinks holding the number unemployed unchanged. An increase in the unemployment rate is not necessarily a bad thing: it may reflect a strong labor market drawing “marginally attached” individuals from outside the labor force. Indeed, there was a 96,000 decline in those workers.

Earlier in the week, the BLS announced JOLTS (Job Openings and Labor Turnover Survey) data for January. There isn’t much to report here as the job openings changed little at 8.9 million, the number of hires and total separations were little changed at 5.7 million and 5.3 million, respectively.

As has been the case for the last couple of years, the number of job openings remains higher than the number of unemployed persons.

Also earlier in the week the BLS announced that productivity increased 3.2% in the 4th quarter with output rising 3.5% and hours of work rising 0.3%.

The bottom line is that the labor market continues its surprisingly (to some) strong performance, once again proving stronger than many had expected. This strength makes it difficult to justify any interest rate cuts soon, particularly given the recent inflation spike.

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Mortgage rates fall as labor market normalizes

Jobless claims show an expanding economy. We will only be in a recession once jobless claims exceed 323,000 on a four-week moving average.

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Everyone was waiting to see if this week’s jobs report would send mortgage rates higher, which is what happened last month. Instead, the 10-year yield had a muted response after the headline number beat estimates, but we have negative job revisions from previous months. The Federal Reserve’s fear of wage growth spiraling out of control hasn’t materialized for over two years now and the unemployment rate ticked up to 3.9%. For now, we can say the labor market isn’t tight anymore, but it’s also not breaking.

The key labor data line in this expansion is the weekly jobless claims report. Jobless claims show an expanding economy that has not lost jobs yet. We will only be in a recession once jobless claims exceed 323,000 on a four-week moving average.

From the Fed: In the week ended March 2, initial claims for unemployment insurance benefits were flat, at 217,000. The four-week moving average declined slightly by 750, to 212,250


Below is an explanation of how we got here with the labor market, which all started during COVID-19.

1. I wrote the COVID-19 recovery model on April 7, 2020, and retired it on Dec. 9, 2020. By that time, the upfront recovery phase was done, and I needed to model out when we would get the jobs lost back.

2. Early in the labor market recovery, when we saw weaker job reports, I doubled and tripled down on my assertion that job openings would get to 10 million in this recovery. Job openings rose as high as to 12 million and are currently over 9 million. Even with the massive miss on a job report in May 2021, I didn’t waver.

Currently, the jobs openings, quit percentage and hires data are below pre-COVID-19 levels, which means the labor market isn’t as tight as it once was, and this is why the employment cost index has been slowing data to move along the quits percentage.  

2-US_Job_Quits_Rate-1-2

3. I wrote that we should get back all the jobs lost to COVID-19 by September of 2022. At the time this would be a speedy labor market recovery, and it happened on schedule, too

Total employment data

4. This is the key one for right now: If COVID-19 hadn’t happened, we would have between 157 million and 159 million jobs today, which would have been in line with the job growth rate in February 2020. Today, we are at 157,808,000. This is important because job growth should be cooling down now. We are more in line with where the labor market should be when averaging 140K-165K monthly. So for now, the fact that we aren’t trending between 140K-165K means we still have a bit more recovery kick left before we get down to those levels. 




From BLS: Total nonfarm payroll employment rose by 275,000 in February, and the unemployment rate increased to 3.9 percent, the U.S. Bureau of Labor Statistics reported today. Job gains occurred in health care, in government, in food services and drinking places, in social assistance, and in transportation and warehousing.

Here are the jobs that were created and lost in the previous month:

IMG_5092

In this jobs report, the unemployment rate for education levels looks like this:

  • Less than a high school diploma: 6.1%
  • High school graduate and no college: 4.2%
  • Some college or associate degree: 3.1%
  • Bachelor’s degree or higher: 2.2%
IMG_5093_320f22

Today’s report has continued the trend of the labor data beating my expectations, only because I am looking for the jobs data to slow down to a level of 140K-165K, which hasn’t happened yet. I wouldn’t categorize the labor market as being tight anymore because of the quits ratio and the hires data in the job openings report. This also shows itself in the employment cost index as well. These are key data lines for the Fed and the reason we are going to see three rate cuts this year.

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Inside The Most Ridiculous Jobs Report In History: Record 1.2 Million Immigrant Jobs Added In One Month

Inside The Most Ridiculous Jobs Report In History: Record 1.2 Million Immigrant Jobs Added In One Month

Last month we though that the January…

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Inside The Most Ridiculous Jobs Report In History: Record 1.2 Million Immigrant Jobs Added In One Month

Last month we though that the January jobs report was the "most ridiculous in recent history" but, boy, were we wrong because this morning the Biden department of goalseeked propaganda (aka BLS) published the February jobs report, and holy crap was that something else. Even Goebbels would blush. 

What happened? Let's take a closer look.

On the surface, it was (almost) another blockbuster jobs report, certainly one which nobody expected, or rather just one bank out of 76 expected. Starting at the top, the BLS reported that in February the US unexpectedly added 275K jobs, with just one research analyst (from Dai-Ichi Research) expecting a higher number.

Some context: after last month's record 4-sigma beat, today's print was "only" 3 sigma higher than estimates. Needless to say, two multiple sigma beats in a row used to only happen in the USSR... and now in the US, apparently.

Before we go any further, a quick note on what last month we said was "the most ridiculous jobs report in recent history": it appears the BLS read our comments and decided to stop beclowing itself. It did that by slashing last month's ridiculous print by over a third, and revising what was originally reported as a massive 353K beat to just 229K,  a 124K revision, which was the biggest one-month negative revision in two years!

Of course, that does not mean that this month's jobs print won't be revised lower: it will be, and not just that month but every other month until the November election because that's the only tool left in the Biden admin's box: pretend the economic and jobs are strong, then revise them sharply lower the next month, something we pointed out first last summer and which has not failed to disappoint once.

To be fair, not every aspect of the jobs report was stellar (after all, the BLS had to give it some vague credibility). Take the unemployment rate, after flatlining between 3.4% and 3.8% for two years - and thus denying expectations from Sahm's Rule that a recession may have already started - in February the unemployment rate unexpectedly jumped to 3.9%, the highest since February 2022 (with Black unemployment spiking by 0.3% to 5.6%, an indicator which the Biden admin will quickly slam as widespread economic racism or something).

And then there were average hourly earnings, which after surging 0.6% MoM in January (since revised to 0.5%) and spooking markets that wage growth is so hot, the Fed will have no choice but to delay cuts, in February the number tumbled to just 0.1%, the lowest in two years...

... for one simple reason: last month's average wage surge had nothing to do with actual wages, and everything to do with the BLS estimate of hours worked (which is the denominator in the average wage calculation) which last month tumbled to just 34.1 (we were led to believe) the lowest since the covid pandemic...

... but has since been revised higher while the February print rose even more, to 34.3, hence why the latest average wage data was once again a product not of wages going up, but of how long Americans worked in any weekly period, in this case higher from 34.1 to 34.3, an increase which has a major impact on the average calculation.

While the above data points were examples of some latent weakness in the latest report, perhaps meant to give it a sheen of veracity, it was everything else in the report that was a problem starting with the BLS's latest choice of seasonal adjustments (after last month's wholesale revision), which have gone from merely laughable to full clownshow, as the following comparison between the monthly change in BLS and ADP payrolls shows. The trend is clear: the Biden admin numbers are now clearly rising even as the impartial ADP (which directly logs employment numbers at the company level and is far more accurate), shows an accelerating slowdown.

But it's more than just the Biden admin hanging its "success" on seasonal adjustments: when one digs deeper inside the jobs report, all sorts of ugly things emerge... such as the growing unprecedented divergence between the Establishment (payrolls) survey and much more accurate Household (actual employment) survey. To wit, while in January the BLS claims 275K payrolls were added, the Household survey found that the number of actually employed workers dropped for the third straight month (and 4 in the past 5), this time by 184K (from 161.152K to 160.968K).

This means that while the Payrolls series hits new all time highs every month since December 2020 (when according to the BLS the US had its last month of payrolls losses), the level of Employment has not budged in the past year. Worse, as shown in the chart below, such a gaping divergence has opened between the two series in the past 4 years, that the number of Employed workers would need to soar by 9 million (!) to catch up to what Payrolls claims is the employment situation.

There's more: shifting from a quantitative to a qualitative assessment, reveals just how ugly the composition of "new jobs" has been. Consider this: the BLS reports that in February 2024, the US had 132.9 million full-time jobs and 27.9 million part-time jobs. Well, that's great... until you look back one year and find that in February 2023 the US had 133.2 million full-time jobs, or more than it does one year later! And yes, all the job growth since then has been in part-time jobs, which have increased by 921K since February 2023 (from 27.020 million to 27.941 million).

Here is a summary of the labor composition in the past year: all the new jobs have been part-time jobs!

But wait there's even more, because now that the primary season is over and we enter the heart of election season and political talking points will be thrown around left and right, especially in the context of the immigration crisis created intentionally by the Biden administration which is hoping to import millions of new Democratic voters (maybe the US can hold the presidential election in Honduras or Guatemala, after all it is their citizens that will be illegally casting the key votes in November), what we find is that in February, the number of native-born workers tumbled again, sliding by a massive 560K to just 129.807 million. Add to this the December data, and we get a near-record 2.4 million plunge in native-born workers in just the past 3 months (only the covid crash was worse)!

The offset? A record 1.2 million foreign-born (read immigrants, both legal and illegal but mostly illegal) workers added in February!

Said otherwise, not only has all job creation in the past 6 years has been exclusively for foreign-born workers...

Source: St Louis Fed FRED Native Born and Foreign Born

... but there has been zero job-creation for native born workers since June 2018!

This is a huge issue - especially at a time of an illegal alien flood at the southwest border...

... and is about to become a huge political scandal, because once the inevitable recession finally hits, there will be millions of furious unemployed Americans demanding a more accurate explanation for what happened - i.e., the illegal immigration floodgates that were opened by the Biden admin.

Which is also why Biden's handlers will do everything in their power to insure there is no official recession before November... and why after the election is over, all economic hell will finally break loose. Until then, however, expect the jobs numbers to get even more ridiculous.

Tyler Durden Fri, 03/08/2024 - 13:30

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