Morning Report: Mortgage delinquencies continue to fall

Vital Statistics:

			Last	Change
S&P futures			2824	-16.5
Eurostoxx index			380.78	-4.14
Oil (WTI)			66.49	-0.55
10 Year Government Bond Yield				2.86%
30 Year fixed rate mortgage				4.58%

Stocks are lower this morning on overseas weakness. Bonds and MBS are up.

Kind of a mixed bag with economic data this morning. 

Retail Sales came in well above expectations in July, with the headline number rising 0.5%. The control group, which excludes autos, gas, and building materials was up the same amount. While July's numbers were strong, June's estimate was revised downward, so expect to see a downward revision on Q2 GDP from the first estimate of 4.1%.

Mortgage Applications fell 2% last week as purchases fell 3% and refis were flat. The typical mortgage rate fell 3 basis points, which helped push refis up to 37.6% of all mortgages. 

Productivity increased 2.9% as output increased 4.8% and hours worked increased 1.9%. Compensation costs increased 2%, so with the productivity gain, unit labor costs fell 0.9%. This will certainly make the Fed happy, as higher productivity leads to higher non-inflationary wage growth and higher standards of living. This is the preliminary estimate for the second quarter and will be subject to revision. 

Industrial production only managed a 0.1% gain in July, and manufacturing production was up 0.3%. June numbers were revised sharply higher, so that offset the weakness. Capacity Utilization was flat at 78.1%. 

Homebuilder confidence slipped last month to the lowest in a year as labor shortages and higher material prices dampen sentiment. “The good news is that builders continue to report strong demand for new housing, fueled by steady job and income growth along with rising household formations,” said NAHB Chairman Randy Noel, a homebuilder from LaPlace, La. “However, they are increasingly focused on growing affordability concerns, stemming from rising construction costs, shortages of skilled labor and a dearth of buildable lots.”

Despite the strong economic news, we are starting to see a bit of a risk-off trade in the structured credit market. Bank of America has gone negative on structured products and agency MBS. This means that mortgage spreads are widening which will either lead to higher mortgage rates or lower profit margins (probably a bit of both). That said, B of A is calling for a flattening of the yield curve, which will offset the wider spreads at least somewhat. 

The strong economy is lowering delinquencies, according to CoreLogic. The 30 day + DQ rate fell from 4.5% to 4.2% in May. Seriously delinquent rates are lower overall, except for the hurricane hit states of Florida and Texas. The California wildfires have the potential to goose up DQ rates in the coming months. 

Morning Report: Inflation comes in lower than expected

Vital Statistics:

			Last	Change
S&P futures			2632.25	-22.75
Eurostoxx index			375.86	-2.56
Oil (WTI)			66.25	0.74
10 Year Government Bond Yield				2.77%
30 Year fixed rate mortgage				4.43%

Stocks are lower this morning on tensions in the Middle East. Bonds are up on the risk-off trade.

In political news, House Speaker Paul Ryan will not run for re-election. 

Inflation came in lower than expected in March, falling 0.1% MOM and rising 2.4% YOY. Ex-food and energy, the index rose 0.2% MOM and 2.1% YOY. Bonds are breathing a sigh of relief on the number. 

We will get the minutes from the March FOMC meeting today at 2:00 pm. They usually aren't market-moving, but just be aware. Since this is Jerome Powell's first meeting as head of the FOMC, it might be parsed a little more closely than usual. 

Mortgage applications fell 2% last week, as both refis and purchases fell by the same amount. This was in spite of a 3 basis point drop in the typical 30 year fixed mortgage rate. Refis are at their lowest level in a decade. Refi activity is going to be driven more by home price appreciation these days.

Luxury homes are taking longer and longer to sell, and are trading at bigger discounts to the asking price. This is especially acute in high tax states like New York, where there is an absolute glut of homes above $1 million. Part of it is simple over-pricing. The homes that sat on the market for over 180 days went for 71% of asking price, while homes that went in under 180 days got 93% of the asking price.

The CFPB released its annual review of consumer complaints, and credit / consumer reporting topped the list, which is unsurprising given the Equifax data breach last year. Debt collection was the next biggest issue, followed by mortgages. Richard Cordray's bugaboo - payday lending - failed to garner even 1% of complaints. This is what Mick Mulvaney was referring to when he said "data will drive our decisions."

Rising home prices relative to incomes are pushing up debt to income ratios, which is why this Spring Selling Season is shaping up to be the worst in years. Part of the problem was alluded to above - a dearth of inventory at the low end of the price scale and a glut at the high end.

City grind got you down and you are thinking of moving to the country? Here are some things to consider..

A record 64 million Americans (or about 20%) live in multi-generational households. This is largely driven by younger adults who continue to live with their parents. The ratio bottomed in 1980 and has been moving steadily upward ever since. 

Morning Report: More on volatility

Vital Statistics:

	Last	Change
S&P Futures	2700	5.0
Eurostoxx Index	376.7	-8.8
Oil (WTI)	63.2	-0.8
US dollar index	83.9	0.0
10 Year Govt Bond Yield	2.78%
Current Coupon Fannie Mae TBA	103.591
Current Coupon Ginnie Mae TBA	103.688
30 Year Fixed Rate Mortgage	4.33

Stocks are flat this morning after recovering about half of Monday's losses. Bonds and MBS are up. 

Mortgage applications were up 0.7% last week as purchases were flat and refis rose 1%. This is despite an increase in rates. Spring Selling season is more or less upon us. Inventory will continue to be an issue, especially if wage growth continues.

Here is a Bloomberg story discussing the volatility we saw on Monday. Much of it traces back to an ETF - the inverse VIX or XIV. This was the easiest way for retail investors to play the volatility in the market. The XIV had been rising all through last year and the beginning of this one as volatility compressed in the equity markets. This shows the possible unintended consequences of some of these products. The XIV is basically a proxy of a proxy of a proxy. In other words, it is an easily-tradeable proxy for the VIX, which is a proxy for how index options are trading. Hedging activity ultimately drove the volatility of the underlying index and arbitrage activity caused the movement in the underlying stocks. Bottom line, the catalyst for the sell-off is probably over. 

Note the price action in the XIV. Some investment activities are like picking up nickels in front of a steamroller. It works until it doesn't, and when it no longer works, it can wipe you out. $145 to $7 - worse than Bitcoin.  Note Goldman thinks most cryptocurrencies are doughnuts. 

Remember when the story was that Millennials wanted to be urban dwellers? Well, now they want the suburbs. The article includes some of the most desirable suburbs based on income growth, affordability, etc. 

Dallas Fed Chairman Robert Kaplan said yesterday that he doesn't think the nascent upward wage pressure is going to translate into higher inflation. He believes that businesses simply don't have the market power to increase prices (in other words, the environment is too competitive). Interesting theory, and certainly supports the prevailing view of the Fed that there is no inflation problem on the horizon. The lack of pricing power is more or less borne out in the various business sentiment surveys. This in turn will cause central banks worldwide to continue to "feed the beast" according to Yale economist Stephen Roach. 

Morning Report: Possible deal on funding the government

Vital Statistics:

	Last	Change
S&P Futures	2791.8	9.5
Eurostoxx Index	398.3	0.0
Oil (WTI)	63.6	-0.2
US dollar index	84.6	0.0
10 Year Govt Bond Yield	2.55%
Current Coupon Fannie Mae TBA	102.375
Current Coupon Ginnie Mae TBA	103.25
30 Year Fixed Rate Mortgage	4.03

Stocks are higher this morning on no real news. Bonds and MBS are up small. 

Slow news day. 

Builder sentiment fell somewhat last month, but is still strong, according to the NAHB.

Mortgage Applications increased 4% last week as purchases rose 3% and refis rose 4%. This is a bit of a surprise given that bond yields moved up aggressively on stronger economic data and speculation that China would reduce its Treasury purchases. The 30 year fixed rate mortgage rose 10 basis points to 4.33%. 

The deadline to fund the government is fast approaching, and it looks like we will only get another temporary (one-month) deal. The deal won't include anything on immigration, however it will fund the Children's Health Insurance Program for 6 years, and delays some Obamacare taxes. Bond Traders are not so sanguine on a deal, and are selling Treasuries maturing in early March. 

Rising input costs are the biggest challenges to homebuilding. 84% of all builders surveyed said that rising labor costs and rising material costs are going to be a problem this year. High land prices are also an issue. Affordable housing is one of the nation's biggest problems right now, and it is extremely difficult to build at price points that are affordable for the entry-level homebuyer. 

Industrial Production rose 0.9% in December and manufacturing production rose 0.1%. Capacity Utilization jumped to 77.9% from 77.3%. Utilization is still relatively low, and indicates that we still have plenty of unused capacity. High utilization rates (85%-ish+) are usually associated with increasing inflation. 

Bitcoin is now trading below $10,000. Easy come, easy go. 

Morning Report: Inflation at the consumer level increases moderately

Vital Statistics:

	Last	Change
S&P Futures	2567.0	-11.0
Eurostoxx Index	380.9	-3.0
Oil (WTI)	55.1	-0.6
US dollar index	87.0	-0.4
10 Year Govt Bond Yield	2.32%
Current Coupon Fannie Mae TBA	102.688
Current Coupon Ginnie Mae TBA	104
30 Year Fixed Rate Mortgage	3.87

Stocks are lower this morning as a risk-off feel is dominating the markets. Bonds and MBS are up.

As stocks swoon, we should continue to see mortgage rates tick lower, at least at the margin. We came close to positive reprices yesterday. 

Mortgage Applications increased 3.1% last week purchases increased 0.4% and refis increased 6%. There was no adjustment for the Veteran's Day holiday, and the 30 year fixed rate mortgage was unchanged at 4.12%. 

While inflation may be picking up at the wholesale level, it hasn't translated to the consumer level, at least not yet. The consumer price index rose 0.1% MOM and is up 2% YOY. Ex-food and energy, it was up 0.2% MOM and 1.8% YOY. The Fed is targeting 2% inflation, so they still have more work to do there. It probably won't change much in the way of the Fed's thinking, which is still on a gentle path of increasing interest rates. The Fed Funds futures are currently predicting a 100% chance of a hike in December, with 92% predicting a 25 basis point hike and 8% predicting a 50 basis point hike. 

Retail sales moderated in October after spiking in September on strong gasoline sales. Retail sales increased 0.2%, while sales less autos and gasoline rose 0.3%. The control group was also up 0.3%. Separately, Target forecasted moderate holiday spending growth, although that could be specific to that company, which is locked in a price war with Wal-Mart and Amazon. 

Manufacturing in New York State decelerated last month but is still historically strong according to the Empire State Manufacturing Survey put out by the New York Fed. Employment continue to expand, albeit at a slower pace than last month. 

Household debt balances increased in the third quarter, according to the latest Fed data. Overall debt rose to just under $13 trillion, which eclipses the high set in 2006. Mortgage debt is still lower than the peak levels, however, while non-housing debt is higher. We are seeing an increase in the share of auto debt, as well as student loan debt. If you look at the historical charts, you can see just how dramatically credit scores have improved for mortgage debt. 

The Senate has added a twist to tax reform. In order to come within the statutory limits for the national debt, they have added a wrinkle to save money: eliminating the individual mandate for Obamacare. This supposedly increases savings by some $300 billion. Some of those savings may be used for additional tax cuts. This will make tax reform an easier push legally, but will probably push some of the more liberal Republicans away from it. The Republican majority in the Senate will probably get even narrower, with the special election in Alabama looking like a D pickup. 

Morning Report: Are we heading into a recession?

Vital Statistics:

	Last	Change
S&P Futures	2443.0	-9.8
Eurostoxx Index	374.4	-1.5
Oil (WTI)	47.7	0.3
US dollar index	86.1	0.3
10 Year Govt Bond Yield	2.20%
Current Coupon Fannie Mae TBA	103.09
Current Coupon Ginnie Mae TBA	103.97
30 Year Fixed Rate Mortgage	3.89

Stocks are lower this morning after Donald Trump threatened to shut down the government over a wall. Bonds and MBS are up small. 

Mortgage Applications dipped half a percent last week as purchases fell 2% and refis rose 0.3%. The average rate on a 30 year fixed was unchanged, while jumbos dropped 5 basis points. Mortgage rates are back at the lows of November 2016.

New Home Sales slipped to 571,000 in July, which was lower than expectations. 

For all the talk about Millennials wanting to stay in cities, many are beginning to move to the suburbs. I guess it was only a matter of time. That age cohort is now the biggest group in the housing market. They are starting later than previous generations, however and the median age for a first time homebuyer is 33, which has been inching upward for decades. So, for all the handwringing articles about this generation being reluctant to buy houses, it turns out that they are pretty much like every generation before them: preferring to live in urban areas until they get married and have kids. That said, they are largely renters for the moment, as a combination of a dearth of starter homes and high student loan debt keeps them from buying. Eventually builders will realize there is an opportunity in starter homes, but as of now they are remaining lean and are stymied by regulation and a lack of skilled labor. 

Several investment banks are warning that we are approaching the tail end of the expansion and are heading for another recession. They note that global correlations (in other words markets all moving together) has broken down and is back at levels we saw back in 2005. They also cite the fact that companies that beat earnings estimates are not seeing the sort of pop we are used to seeing. We also could be seeing a downturn in profits just as equity valuations reach stretched levels. FWIW, the fact that we are not seeing inflation provides some comfort. Most recessions in the past were driven by an overheating economy (low unemployment, high resource utilization) which caused inflation and tightening from the Fed. We aren't seeing that at all today - in fact the fear is that inflation is too low. The Fed has been increasing rates not to slow the economy, but to eliminate some of the distortions caused by rates sitting at the zero bound. While you can't rule out some sort of black swan event (some sort of shock that comes out of left field) the imbalances that usually precede Fed-driven recessions simply aren't there at the moment, aside from a low unemployment number. 

Morning Report: Housing starts disappoint

Vital Statistics:

	Last	Change
S&P Futures	2468.0	4.3
Eurostoxx Index	379.3	2.8
Oil (WTI)	47.7	0.2
US dollar index	86.7	0.1
10 Year Govt Bond Yield	2.28%
Current Coupon Fannie Mae TBA	103.09
Current Coupon Ginnie Mae TBA	103.97
30 Year Fixed Rate Mortgage	3.88

Stocks are higher this morning on no real news. Bonds and MBS are down. 

The big event of the day will be the release of the FOMC minutes at 2:00 pm EST. The Street will be looking for more info on how the Fed plans to wind down its QE portfolio. Investors will also be parsing the statement for clues regarding the Fed's stance on the current status of low inflation. While inflation remains low if measured against the Fed's inflation target, we are starting to see wage inflation. The hawks on the Committee will push to get ahead of that, while the doves (like Yellen) will prefer to let the labor market "run hot" for a while. The minutes will probably not be market-moving, but just be aware if you are locking around that time. 

The minutes will be interesting given the recent GDP forecasts out of the Atlanta Fed, which have Q3 growth coming in at 3.7%, and are predicting a much stronger second half to the year. You could really start to see a battle between the hawks and the doves. The Fed Funds futures contracts are still predicting no move in September and a 50-50 chance of a hike in December. 

Mortgage Applications fell 0.1% last week as purchases fell 2% and refis increased 2%. Mortgage rates continue to tick lower, with the 30 year fixed rate mortgage down to 4.14%, the lowest since November. 

Housing starts disappointed last month, coming in at 1.15 million, down 4.8% MOM and 5.8% YOY. The notoriously volatile multi-family segment drove the decrease, as single family starts were more or less unchanged. The Street was looking for 1.22 million units. Building permits came in at 1.22 million, lower than estimates as well. They were down 4% on a MOM  basis but were up 4% on a YOY basis. 

Where is the growth in housing construction? Texas. Of course Texas didn't really experience the bubble type behavior the way states like California, Arizona, and Florida did. This may be because Texas has more restrictions on cash-out refinances than other states. Here is a chart of where the action is (and is not)

Morning Report: Existing home sales rise

Vital Statistics:

	Last	Change
S&P Futures	2436.5	-1.0
Eurostoxx Index	387.7	-1.5
Oil (WTI)	43.3	-0.9
US dollar index	88.9	-0.1
10 Year Govt Bond Yield	2.17%
Current Coupon Fannie Mae TBA	103.31
Current Coupon Ginnie Mae TBA	104.375
30 Year Fixed Rate Mortgage	3.92

Stocks are lower this morning on no real news. Bonds and MBS are flat.

Mortgage applications rose 0.6% last week as purchases fell 1% and refis rose 2%. The average 30 year fixed rate mortgage was flat at 4.13%. The share of refis rose to 46.6% from 45.4%. 

Existing home sales rose 1.1% MOM and 2.7% YOY, according to NAR. Lawrence Yun, NAR chief economist, says sales activity expanded in May as more buyers overcame the increasingly challenging market conditions prevalent in many areas. "The job market in most of the country is healthy and the recent downward trend in mortgage rates continues to keep buyer interest at a robust level," he said. "Those able to close on a home last month are probably feeling both happy and relieved. Listings in the affordable price range are scarce, homes are coming off the market at an extremely fast pace and the prevalence of multiple offers in some markets are pushing prices higher."

Chicago FRB President Charles Evans said the Fed can wait until December to hike rates, and that it could begin to start shrinking its balance sheet earlier than that. Note the Fed Funds futures are predicting the Fed will stand pat at the July and September FOMC meetings. The median house price was up 5.8% to $252,800. Unsold inventory is at 4.2 months' worth and days on market fell to 27 days. The first time homebuyer accounted for 33% of sales, down a percentage point from April but up 3 from a year ago. 

On this day, 10 years ago the financial crisis began as creditors began to auction off collateral at two Bear Stearns hedge funds. 

Is the high price of housing in the Bay Area bringing back the 19th century concept of the company town? Google has been buying apartments for temporary housing for its employees. Interesting issue, where builders won't take the risk on building new housing, but companies need the housing for their employees. 

The government is looking to tackle GSE reform again, Johnson - Crapo from 2014 was simply too complicated, and affordable housing types were against it as well. Sen Mike Warner said: "We have consensus on the importance of the 30-year loan, we have consensus that there needs to be more capital on the front end so in the event of a catastrophic event where the government guarantee kicks in, you'll have private capital at risk. We're also thinking of using Ginnie Mae as the wrap. And we're trying to maintain an active TBA market so there is liquidity and the ability of borrowers to lock in their mortgage rates." Warner went on to say that GSE reform could happen before financial reform as there is more bipartisan consensus on that. 

Morning Report - Hospital Thataway

Vital Statistics:

	Last	Change	Percent
S&P Futures	2097.5	6.6	0.32%
Eurostoxx Index	3808.6	24.0	0.63%
Oil (WTI)	54.39	1.1	2.06%
LIBOR	0.275	-0.002	-0.61%
US Dollar Index (DXY)	99.16	0.429	0.43%
10 Year Govt Bond Yield	1.89%	-0.01%
Current Coupon Ginnie Mae TBA	103.6	0.2
Current Coupon Fannie Mae TBA	102.5	0.2
BankRate 30 Year Fixed Rate Mortgage	3.79

Markets are higher this morning as ECB President Mario Draghi speaks and bank earnings continue to trickle in.

Mortgage Applications fell 2.3% last week. Purchases were down 3.1%, while refis were down 1.8%.

Some weaker economic data this morning: the Empire Manufacturing Index fell steeply in April, to -1.19 vs. 6.9 expected, while industrial production fell .6% and capacity utilization fell to 78.4%. Can't blame this on the weather - blame the dollar.  

Bank of America reported that mortgage originations increased 18% QOQ and 54% on a YOY basis. Between JPM, BAC, and WFC, it looks like the mortgage business is improving quite a bit. Maybe the long-awaited turn in the real estate sector is upon us. We will get more data tomorrow with housing starts and building permits. 

Builder confidence rose 4 points in March, according to the NAHB. 

Hillary officially launched her campaign over the weekend, unveiling her new logo, which looks like "Hospital Thataway."  Suffice it to say, the H logo appears to be a bomb, and the interwebs are already making fun of it.