Friday, January 10, 2014

Radian Takes More Than 1,600 Delinquencies Off Its Books in December- but is this number misleading

Summary- 1300 delinquencies removed, 4600 delinquencies added

Radian Guaranty was able to remove more loans from its delinquent loan inventory in December than Mortgage Guaranty Insurance Corp., but both had more new notices than cures.
Philadelphia-based Radian started December with 62,556 loans in the portfolio. It added in 4,650 new notices of delinquency plus put back in another 109 loans it previously had rescinded or denied coverage on.
There were 4,104 cures and 2,084 paid claims during the month. As of Dec. 31, the inventory is 60,909 loans, a reduction of 1,647.
Last December, Radian’s inventory grew by 399 loans.
MGIC only had a 1,309 loan reduction. Its delinquency inventory started at 104,637, with 8,980 new notices.
In November, MGIC had more cures than new notices.
Cures took out 7,259, while it paid 2,445 claims, rescinded or denied coverage on 158 loans and removed an additional 427 loans from the inventory because of the settlement with Bank of America/Countrywide. There are now 103,328 loans in the inventory.
During December Radian had $2.9 billion of primary new insurance written, while MGIC did $2.1 billion. This compares with $3 billion for Radian and $2.2 billion for MGIC in November. In December 2012, Radian’s volume was $3.9 billion and MGIC was $2.2 billion.

Thursday, January 9, 2014

1 in 5 homeowners drowning- 9.3 million U.S. residential properties are underwater

RealtyTrac released its U.S. Home Equity & Underwater Report for December 2013, which shows that 9.3 million U.S. residential properties were deeply underwater, or about 1 in 5 of every property with a mortgage.
"Deeply underwater" is defined as worth at least 25% less than the combined loans secured by the property.
That was down from 10.7 million residential properties deeply underwater in September 2013, representing 23% of all properties with a mortgage, and down from 10.9 million properties deeply underwater in January 2013, representing 26% of all properties with a mortgage.
The high watermark for being deeply underwater came in May 2012, when 12.8 million U.S. residential properties were deeply underwater, representing 29% of all properties with a mortgage.
"During the housing downturn we saw a downward spiral of falling home prices resulting in rising negative equity, which in turn put millions of homeowners at higher risk for foreclosure when they encountered a trigger event such as job loss," said Daren Blomquist, vice president at RealtyTrac. "Now we are seeing the reverse trend: rising home prices resulting in falling negative equity, which in turn is giving millions of homeowners a lifeline to avoid foreclosure when they encounter a trigger event. On the other end of the spectrum, the percentage of equity-rich homeowners is nearing a tipping point that should result in a larger inventory of homes listed for sale and give the overall economy a nice shot in the arm in 2014."
“However, there are still millions of homeowners who are in such a deep equity hole that it will take years for them to regain their equity," Blomquist added. "The longer these homeowners remain in a negative equity position without relief in the form of a principal loan balance reduction, the more likely that foreclosure will become the path of least resistance for them."
The universe of equity-rich properties — with at least 50% equity — grew during the fourth quarter as well, from 7.4 million representing 16% of all residential properties with a mortgage in September, to 9.1 million representing 18% of all residential properties with a mortgage in December.
“With available home inventory and interest rates at all-time lows, we experienced an increased rate of appreciation throughout the Ohio housing market during the fourth quarter of 2013," said Michael Mahon, executive vice president/broker at HER Realtors, covering the Cincinnati, Columbus and Dayton markets in Ohio. 
RealtyTrac’s report also found the following:
  • States with the highest percentage of residential properties deeply underwater in December were Nevada (38%) Florida (34%) Illinois (32%) Michigan (31%) Missouri (28%) and Ohio (28%).
     
  • Major metropolitan statistical areas with the highest percentage of residential properties deeply underwater in December were Las Vegas (41%) Orlando, Fla., (36%) Detroit (35%) Tampa, Fla., (35%) Miami (33%) and Chicago (33%).
     
  • States with the highest percentage of equity-rich residential properties were Hawaii (36%) New York (33%) California (26%) Montana (24%) and Maine (24%. The District of Columbia also posted an equity-rich rate of 24%.
     
  • Major metropolitan statistical areas with the highest percentage of equity-rich residential properties were San Jose, Calif., (37%) San Francisco (33%) Pittsburgh (30%) Buffalo, N.Y. (30%) and Los Angeles (29%).
     
  • States with the highest percentage of deeply underwater residential properties in the foreclosure process included Nevada (65%) Florida (61%) Illinois (61%) Michigan (55%) and Ohio (48%).
     
  • Major metro areas with the highest percentage of deeply underwater residential properties in the foreclosure process were Las Vegas (66%) Tampa, Fla. (63%) Chicago (62%) Orlando (61%) and Detroit (61%).
     
  • States with the highest percentage of foreclosure properties with some equity included Oklahoma (62%) Colorado (54%) New York (52%) Texas (51% and North Carolina (45%).

Wednesday, January 8, 2014

Mortgage credit loosens a bit

Accessing mortgage credit is getting a bit easier, a new report from the Mortgage Bankers Association says.
The mortgage credit availability index rose 0.6% from 110.2 in November to 110.9 in December, which means a loosening of credit on what is an otherwise flatline.
The MCAI was benchmarked to 100 in March 2012. By comparison, a 2007 benchmarking would have been scored at about 800, indicating that credit was far more available.
Investors continue tuning their credit score and LTV eligibility matrices, and many have already made changes in anticipation of new Consumer Financial Protection Bureau mortgage regulations.

Mortgage credit loosens a bit

Accessing mortgage credit is getting a bit easier, a new report from the Mortgage Bankers Association says.
The mortgage credit availability index rose 0.6% from 110.2 in November to 110.9 in December, which means a loosening of credit on what is an otherwise flatline.
The MCAI was benchmarked to 100 in March 2012. By comparison, a 2007 benchmarking would have been scored at about 800, indicating that credit was far more available.
Investors continue tuning their credit score and LTV eligibility matrices, and many have already made changes in anticipation of new Consumer Financial Protection Bureau mortgage regulations.

Monday, January 6, 2014

Many Real Estate Brokers Believe 5.5% Rates Will Stunt Market: Redfin

Nearly 40% of real estate agents surveyed believe home sales and price appreciation would be slowed if mortgage interest rates reach 5.5%, a survey from Redfin finds.

An additional one-third of respondents believe rates will have to get to 6% to affect sales and home values.
There is some room before conforming mortgage rates reach that point. The most recent Freddie Mac Primary Mortgage Market Survey puts rates for the 30-year fixed-rate loan at just above 4.5%.
Meanwhile the run-up in values because of the inventory shortage is creating a logjam in the market. In 4Q13, 63% of agents said sellers have "unrealistic expectations" about the value of their home, nearly flat from the third quarter. At the same time, 31% say that sellers are frustrated with the number of homes available that they would be interested in buying.
Limited inventory is the No. 1 concern for buyers, nearly nine in 10 agents say, followed by bidding wars (65% of respondents). Eight in 10 respondents in 3Q13 cited a bidding war as a buyer concern.

Friday, January 3, 2014

Fed Purchase Stepdown Will Be $10B per FOMC Meeting

Judging from its most recent monetary policy moves, it appears the Fed's current plan is to reduce monthly asset purchases by about $10 billion at each of its FOMC meetings in 2014, according to Bill McBride, author of Calculated Risk.

“That would put the monthly purchases at close to zero by December 2014,” he notes in his market outlook report. Meanwhile, many are wondering whether it is possible the Fed will continue to buy assets in 2015.
The reduction of monthly purchases of U.S. Treasury and mortgage-backed securities to $75 billion, instead of $85 billion, means the Fed trimmed QE from $1.02 trillion of new money it created in 2013 to $900 billion in 2014, says Richard Ebeling, professor of economics at Northwood University.
The Fed has also pledged to keep key short-term interest rates practically at zero. As a result, "for the foreseeable future, America’s central bank will continue to prevent financial markets from working properly,” he adds.
Artificially low interest rates and the Fed’s control over prices affect savers and borrowers by distorting the balance between “sustainable resource use and investment decision-making,” not allowing financial markets from correctly setting the price to borrow and lend, he argues. “This means that the ‘trimmed’ quantitative easing and interest rate manipulation continues to threaten investment instability and the danger of another boom-bust cycle further down the road.”
The Fed’s highly expansive monetary policy has primarily encouraged an increase in the demand for existing assets leading to “asset bubbles, rather than new investment," generating a boom in the stock market but inadequate returns for savers, says Nicholas A. Lash, professor of finance at the Quinlan School of Business, Loyola University Chicago.
“Moreover, low rates encourage both increased borrowing and the pursuit of higher returns through riskier investments. Did we learn nothing from the last crisis?”
In his view, the current expansive monetary policy would work if accompanied by tax cuts and less regulation, which unfortunately is not the case causing inadequate economic growth and “stubbornly high” unemployment.
Very slow economic growth and the still high unemployment rate at the 7% range are among the top concerns for this year that directly affect the housing market recovery.
“It is very likely that QE3 will be completed by the end of 2014,” notes McBride, but it is unlikely the Fed “will accelerate the pace of the taper significantly.”
The reason, McBride wrote, is because although the Fed is not on auto-pilot, it remains data-dependent.
His calculations based on Federal Open Market Committee data suggest that during its eight upcoming annual meetings of 2014, the FOMC may reduce the pace of asset purchases at about $10 billion per meeting.
In January FOMC will start reducing its purchase to $75 billion in assets, then $65 billion in February, and progressively less at each meeting all year, “and conclude QE3 at the end of the 2014.”
The Fed would slow the taper, McBride notes, only if inflation declines sharply or if the economy stalls, which he finds unlikely.
Regulation is creating a vicious circle and investor responses the Fed cannot control.
“Whenever Fed officials speak of manipulating interest rates, money supply, or other aspects of the economy, they speak of manipulating people,” says Steve Stanek, research fellow, budget and tax policy at The Heartland Institute. “If its commitment to go much longer with interest rates near zero continues the Fed’s war on savers, conservative investors, and persons living on fixed incomes.”
Going from $85 billion to $75 billion a month in money creation is virtually meaningless, he adds.
“The only sure thing from the Fed’s policies is that another bust is on the way.”

Thursday, January 2, 2014

Freddie Mac mortgage rates continue upward creep

The results of the weekly Freddie Mac mortgage survey indicate that average fixed mortgage rates continue to a slow climb entering the new year.
"Mortgage rates edged up to begin the year on signs of a stronger economic recovery," said Frank Nothaft, chief economist for Freddie Mac.
"The pending home sales index inched up 0.2% in November, after five consecutive months of decline," he added. "The Conference Board reported that confidence among consumers rose in December and the S&P/Case-Shiller 20-city composite house price index rose 13.6% over the 12 months ending in October 2013."
According to Freddie, 30-year fixed-rate mortgages averaged 4.53% with an average 0.8 point for the week ending Jan. 2, 2014. This is up from the last week of December when it averaged 4.48%. One year ago, the 30-year stood at 3.34%.
The 15-year fixed averaged 3.55% with an average 0.7 point, up from last week when it averaged 3.52%. Last year it was 2.64%.
The 5-year hybrid adjustable-rate mortgage stood at 3.05% this week with an average 0.4 point. It was 3% last week and 2.71% a year ago.
The 1-year adjustable averaged 2.56% this week with an average 0.5 point, unchanged from last week and down just 0.01% from a year ago.