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How Mortgage Applications for Vacation Homes Spiked Early in the Pandemic

Mortgage applications for vacation homes rose almost 30% from 2019 to 2020 as many home buyers likely sought to take advantage of flexible working arrangements…

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  • Vacation home applications increased nearly 30% between 2019 and 2020.
  • The counties with the highest share of home purchase applications accounting for vacation home applications were Kane County, Utah, Nantucket County, Mass., and Grand County, Colo.
  • The median value of vacation homes sought by applicants was 25% more than for those seeking primary homes, but vacation home applicants also had more than twice the median household income as applicants for primary homes.

Mortgage applications for vacation homes rose almost 30% from 2019 to 2020 as many home buyers likely sought to take advantage of flexible working arrangements in the early phases of the pandemic, according to a Zillow analysis of 2020 data from the Home Mortgage Disclosure Act (HMDA). 

Perhaps unsurprisingly, applications for vacation homes were highly concentrated around coasts and mountain ranges in 2020, as those who could afford a second home looked to spend more time soaking up the sun or hitting the slopes. The counties with the highest share of home purchase applications accounting for vacation home applications were Kane County, Utah, Nantucket County, Mass., and Grand County, Colo. 

 

But while more borrowers clearly were willing to try their hand at getting a loan for a vacation home, the process itself remained more difficult than for buyers of primary residences. The minimum down payment accepted by many mortgage lenders on vacation homes is typically 10% – 20%, helping to explain why the typical down payment for vacation home applications was 20% across age groups – higher than the median for all buyers. There are also often higher credit score requirements and lower debt-to-income thresholds. .

Still, more people are finding ways to make it work. The median value of vacation homes sought by these applicants was 25% more than for those seeking primary homes, yes – but vacation home applicants also had more than twice the median household income as applicants for primary homes – $170,000 vs $79,000. It's also worth noting that applicants for vacation homes skew much older than applicants for primary homes, with the majority of second home applications coming from Gen X and Boomers. Around 70% of vacation home applications were from applicants aged 45-74 and only 27% of these applications were from applicants under 44. In comparison, 66% of primary home applicants were under 44. Younger buyers who did apply for vacation home mortgages were doing so on less-expensive properties. The typical property value for applicants under 25 was $195,000, compared to $355,000 for applicants aged 35-54.

The disparities don't stop at age. There are also haunting differences apparent in the racial breakdown of vacation home applicants. Only 2.3% of all vacation home purchase applicants were Black in 2020, or a meager total of just 7,628 applicants nationwide. This compares to the 222,096 applications coming from white applicants – 68.2% of all applicants. And Black vacation home applicants applied for homes worth roughly the same as the median home for Black primary home applicants ($235k).[1]  Applicants of other races applied for more-expensive vacation homes (applicants overall applied for vacation homes valued at $345k compared to primary homes valued at $275k). And even though there are so few Black vacation home purchase applications and they are for relatively cheaper homes, the denial rates were still astonishingly high compared to denial rates overall. Black vacation home applicants were denied 18.5% of the time, compared to 7.9% for all applicants and 6.6% for white applicants. 

Another consideration for buyers shopping for vacation homes is the recent increase in upfront fees from Fannie and Freddie. This new fee addition ranges from 1.125% – 3.875% of the entire value of the loan, not a small sum given the median loan value for a vacation home in 2020 was $255,000. This fee increase could add anywhere from $2,870 to $9,880 in upfront costs for a vacation home with a loan of that value – potentially adding height to an already high hurdle for those that struggle to save a down payment and other upfront costs, particularly first-time buyers and buyers of color. And given the rapid rise in home values since 2020 (the latest year for which data is available), the overall effect of this fee on today's buyers is even larger.

Investment properties

Rapidly increasing home price appreciation over the last year and a half intuitively should have translated to an increase in purchasing investment properties, since the return is highly favorable. But the HMDA data doesn't tell that story. Between 2019 and 2020, there was actually a 6% drop in the number of investment home mortgage applications. This doesn't mean that there were fewer people buying investment properties, rather, there were fewer people buying investment properties with mortgages. The rise of the cash buyer has sidelined many would-be novice investors who need to meet the strict investmentment property mortgage guidelines. 

Much like vacation homes, investment home mortgages have more requirements compared to primary home mortgages. The typical down payment on investment property applications was 25%, matching exactly with the minimum down payment required by many investment home mortgage lenders. But the good news is that investment properties are typically less expensive than primary homes and much less expensive (around 50% less) than vacation homes – investment homes are often more run down or in need of repair, representing a bargain for investors looking to fix and flip. So the bar is lower for people to get into second-home ownership via an investment loan instead of vacation loan — if they can win the bid. 

The typical investment property applicants had a higher income than primary home applicants in 2020 ($132k compared to $79k), but the property value for the typical investment home application was 14.5% less than a primary home. And unlike vacation home applicants, investment applicants are more likely to skew younger – with almost half (44.7%) of investment property applicants under 44. And denial rates are fairly similar across ages (with the exception of applicants under 25, who had a 13.7% denial rate compared to 9-10% for other age groups). 

 

 

[1] With the exception of Asian applicants, who applied for much cheaper vacation homes ($385k for the median vacation home value compared to $435k for the median primary home value). This is likely due to the fact that Asian households are more likely to live in higher cost metros with higher home values, and many mortgage lenders require vacation homes to be a certain distance away from the applicants' primary residence, which would be in lower cost areas. So it is likely that Asian vacation home applicants are applying in less expensive areas.

The post How Mortgage Applications for Vacation Homes Spiked Early in the Pandemic appeared first on Zillow Research.

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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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Angry Shouting Aside, Here’s What Biden Is Running On

Angry Shouting Aside, Here’s What Biden Is Running On

Last night, Joe Biden gave an extremely dark, threatening, angry State of the Union…

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Angry Shouting Aside, Here's What Biden Is Running On

Last night, Joe Biden gave an extremely dark, threatening, angry State of the Union address - in which he insisted that the American economy is doing better than ever, blamed inflation on 'corporate greed,' and warned that Donald Trump poses an existential threat to the republic.

But in between the angry rhetoric, he also laid out his 2024 election platform - for which additional details will be released on March 11, when the White House sends its proposed budget to Congress.

To that end, Goldman Sachs' Alec Phillips and Tim Krupa have summarized the key points:

Taxes

While railing against billionaires (nothing new there), Biden repeated the claim that anyone making under $400,000 per year won't see an increase in their taxes.  He also proposed a 21% corporate minimum tax, up from 15% on book income outlined in the Inflation Reduction Act (IRA), as well as raising the corporate tax rate from 21% to 28% (which would promptly be passed along to consumers in the form of more inflation). Goldman notes that "Congress is unlikely to consider any of these proposals this year, they would only come into play in a second Biden term, if Democrats also won House and Senate majorities."

Biden also called on Congress to restore the pandemic-era child tax credit.

Immigration

Instead of simply passing a slew of border security Executive Orders like the Trump ones he shredded on day one, Biden repeated the lie that Congress 'needs to act' before he can (translation: send money to Ukraine or the US border will continue to be a sieve).

As immigration comes into even greater focus heading into the election, we continue to expect the Administration to tighten policy (e.g., immigration has surged 20pp the last 7 months to first place with 28% in Gallup’s “most important problem” survey). As such, we estimate the foreign-born contribution to monthly labor force growth will moderate from 110k/month in 2023 to around 70-90k/month in 2024. -GS

Ukraine

Biden, with House Speaker Mike Johnson doing his best impression of a bobble-head, urged Congress to pass additional assistance for Ukraine based entirely on the premise that Russia 'won't stop' there (and would what, trigger article 5 and WW3 no matter what?), despite the fact that Putin explicitly told Tucker Carlson he has no further ambitions, and in fact seeks a settlement.

As Goldman estimates, "While there is still a clear chance that such a deal could come together, for now there is no clear path forward for Ukraine aid in Congress."

China

Biden, forgetting about all the aggressive tariffs, suggested that Trump had been soft on China, and that he will stand up "against China's unfair economic practices" and "for peace and stability across the Taiwan Strait."

Healthcare

Lastly, Biden proposed to expand drug price negotiations to 50 additional drugs each year (an increase from 20 outlined in the IRA), which Goldman said would likely require bipartisan support "even if Democrats controlled Congress and the White House," as such policies would likely be ineligible for the budget "reconciliation" process which has been used in previous years to pass the IRA and other major fiscal party when Congressional margins are just too thin.

So there you have it. With no actual accomplishments to speak of, Biden can only attack Trump, lie, and make empty promises.

Tyler Durden Fri, 03/08/2024 - 18:00

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