Posts Tagged ‘home buying tips’

Washington State. The Big Layoff

In yesterdays Seattle Times a front page article caught the Trolls eye. It was titled “State government offices-Where are all the people?” The article states that the recent decline in state employment is unprecedented in the 26 years they have tracked the data. I must admit that it comes as no surprise to the Troll that government layoffs have and will continue to play a big role in employment numbers for the foreseeable future. You see, there are a lot of foreclosures and short sales out there. These properties are not current on their debt and therefore are not contributing to the states tax pool in the way of property taxes. Without property taxes coming in there is no where to run and cutbacks are the result. Something else to consider, unemployment benefits are also at unprecedented levels. Unemployment benefits have been extended to a nearly unbelievable 2 year duration which has exhausted the state coffers. As companies layoff employees there is less and less money available to social programs in the way of payroll taxes. A viscous cycle indeed.

It’s tough out there people, we need to look no further than those rioting in England last week over current economic opportunities. It’s a little scary to contemplate the typical 6 month lag for things happening in Europe to reach the United States. And while the domestic economy continues to make tough cuts, this Troll hopes the 6 month lag still only pertains to fashion.

Still, as the Troll wrote yesterday, conditions couldn’t be better for those that have the means to purchase a rental or qualify to refinance at a lower interest rate.

The Troll

The Week Ahead

From our friends at Calculated Risk

The most anticipated event this coming week is Fed Chairman Bernanke’s speech at Jackson Hole on Friday.

The key economic releases this week are July New Home Sales on Tuesday and the second estimate of Q2 GDP on Friday. Several high frequency releases will be closely watched: weekly initial unemployment claims, consumer sentiment (final) and two more regional Fed manufacturing surveys. On Monday, the MBA will release the Q2 National Delinquency Survey.

—– Monday, Aug 22nd —–

8:30 AM ET: Chicago Fed National Activity Index (July). This is a composite index of other data.

10:00 AM: Mortgage Bankers Association (MBA) 2nd Quarter 2011 National Delinquency Survey (NDS)

The MBA reported 8.32% of mortgage loans were delinquent at the end of Q1, seasonally adjusted, and another 4.52% were in the foreclosure process (total of 12.84%). The delinquency rate probably decreased in Q2, but the in-foreclosure rate probably increased.

Expected: The Moody’s/REAL Commercial Property Price Indices (commercial real estate price index) for June.

—– Tuesday, Aug 23rd —–

10:00 AM: New Home Sales for July from the Census Bureau.  The consensus is for a slight increase to 313 thousand SAAR in July.

10:00 AM: Richmond Fed Survey of Manufacturing Activity for August. The consensus is for the index to be at minus 7, down from minus 1 in July. (below zero is contraction).

—– Wednesday, Aug 24th —–

7:00 AM: The Mortgage Bankers Association (MBA) will release the mortgage purchase applications index. This index has been very weak over the last several months, although refinance activity probably increased sharply last week.

8:30 AM: Durable Goods Orders for July from the Census Bureau. The consensus is for a 2.0% increase in durable goods orders after decreasing 2.1% in June.

10:00 AM: FHFA House Price Index for June 2011. This is based on GSE repeat sales and is no longer as closely followed as Case-Shiller (or CoreLogic).

—– Thursday, Aug 25th —–

8:30 AM: The initial weekly unemployment claims report will be released. The consensus is for an increase to 415,000 from 408,000 last week.

11:00 AM: Kansas City Fed regional Manufacturing Survey for August. The index was at 3 in July.

—–Friday, Aug 26th —–

8:30 AM: Q2 GDP (second estimate). This is the second estimate for Q2 GDP from the BEA.

The first estimate was for 1.3% annualized growth in Q2. The consensus is for a downward revision to 1.1% annualized real GDP growth.

9:55 AM: Reuters/University of Mich Consumer Sentiment final for August. The consensus is for a slight increase to 56.0 from the preliminary August reading of 54.9.

10:00 AM: Fed Chairman Ben Bernanke speaks at the Federal Reserve Bank of Kansas City Economic Symposium, Jackson Hole, Wyoming, “Near- and Long-Term Prospects for the U.S. Economy”

Market Update for 8-16

Mortgage Backed Securities have rallied this a.m.

A mixed bag of news is causing bonds to rise slightly and stocks to fall. Germany is showing signs of trouble and concerns stocks. We also had a weak housing start number (bond friendly) and Fitch has affirmed their AAA rating for US bonds. Nice!

Treasuries and mortgages started a little better this morning with the stock indexes trading lower, suggesting a weak opening at 9:30. Mortgage markets stalled here for the last few days with markets consolidating recent strong moves. The stock market put three consecutive days up or the best showing in weeks, this morning a little pullback on the open.

At 8:30 July housing starts were expected down 3.5% but declined just 1.5%; building permits were right on forecasts, down 3.2%. Housing still in depression and likely will continue to be well into next year. Housing starts so far this year are running on a 566,000 pace for all of 2011. The result compares with last year’s tally of 587,000 starts, the second-fewest on record. Home construction totaled 554,000 units in 2009, the lowest since record-keeping began in 1959. During the past decade’s housing boom, starts reached a peak of 2.07 million in 2005. (data from Bloomberg)

July import prices were up 0.3% while US export prices declined 0.4%. Paying more for imports while earning less on exports. July imports followed a revised 0.6% drop in June.

At 9:15 July industrial production, expected +0.4%, increased 0.9%; July capacity utilization, expected at 77.0% from 76.7% in June increased to 77.5%. Better than expectations pushed treasuries down a little and mortgages lower. The better reports on housing starts and industrial production and capacity utilization helped take some pressure off stock indexes which were down 100 points on the DJIA to -55.

Fitch came out this morning affirming US credit rating at AAA; S&P lowered the US rating to AA2 and sent the stock market into a tail spin before recovering the last three days. S&P is feeling the pressure over its US downgrade. Eleven days after lowering the credit rating on the U.S. for the first time, the rating agency is suffering a downgrade among global investors as American bonds are proving world beaters — undermining S&P’s mathematical assumptions — and prompting disbelief among political scientists months after the company upgraded China because of the stability fostered by Communist Party rule.

At 9:30 the DJIA opened -90, the 10 yr note +3/32 at 2.30% and mortgage markets, choppy this morning, down 2/32 (.06 bp) at 9:30.

No growth in Germany in Q2, or in the euro zone overall. Germany’s GDP rose 0.1% from the first quarter, when it jumped a revised 1.3%. Economists had forecast growth of 0.5%. A separate report today showed euro-area economic growth slowed in the second quarter more than economists had forecast. Gross domestic product in the 17-nation euro area rose 0.2% from the first quarter, when it increased 0.8%; estimates were for an increase of 0.3%. The German DAX declined to, the first decline in four days, on the soft economic data.

German chancellor Merkel and French Pres Sarkozy will meet later; according to press reports there will be no discussions regarding issuing euro bonds in an effort to shore up those debt ridden economies in the zone.

The wider look for US interest rates remains positive, but we are becoming concerned that the benchmark 10 yr note tested and failed to break below 2.00% last week; below 2.00% would be the lowest rate on the 10 yr note since back in the 50s. The 10 hit 2.00% back in 2008 as the subprime crisis unfolded and took down Lehman Bros and others. It is less likely now that rates will fall much over the next couple of weeks as markets are likely to swing around with not much changing until the Jackson Hole conference that begins August 26th.

The Troll

The Troll’s Visit Disneyland

If you are looking for rest and relaxation on your vacation I would not recommend taking your family to Disneyland. While on vacation the Troll realized something about little trolls. They can and will sleep anywhere. Catching up on rest is not an issue for them. Conversely, larger Trolls cannot just sleep anywhere because we must watch the little trolls. Larger trolls must also chase after little trolls when they are awake and excited which is often the case at an establishment such as Disneyland. The Troll is glad to be back but feels as though he needs a vacation to rest up from his vacation.

I will be delving into the tsunami of economic news shortly. It appears all hell broke loose while I was “resting”.

The Troll

Reeling over the Debt Ceiling? Don’t

Unfortunately, and to the notice of some,  the Troll had to postpone his postings for a couple of weeks. I apologize to my faithful followers and will offer no excuses. With that said, please remember the Troll’s primary responsibility is to keep Mrs. Troll and his little Trolls happy. Surprisingly, he has realized over the years that it is increasingly difficult with regards to the former. You may have also noticed that there is now a picture of a real troll on the blog and realty website. The Troll found out that the Fremont Troll is off limits due to copywrite but he’s back and ready to pass along whatever knowledge he has left to the masses.

I’m sure you have heard about the negotiations to increase the debt ceiling to avoid an American debt default. The republicans and democrats have had all kinds of appearances offering sound bites that support their side in an attempt to reach a compromise that favors them. As we get closer to the deadline these arguments are magnified. The funny thing is there is no way in hell our mostly useless politicians will risk an American debt default. It’s ridiculous really. If the United States defaults on its debt economic armageddon will be the result. With our economy already staggering out of the Great Recession there is zero chance of this happening. And with all the debt fears manifesting themselves in Europe (see Greek Mythology) other countries (China) are buying our treasuries to park their assets in the safest place possible. If that place defaults then no one will place their money there. Interest rates would skyrocket and the housing recovery that has been completely underestimated by Washington would grind to a screeching halt. Consumers, already pinching their pennies would retract even more and economic growth would be something that we read about in history books. It ain’t gonna happen people so there is no use listening to the drivel. There is absolutely nothing to see here, a deal will be reached, the politicians will claim victory and try as much as possible to take credit for saving the full faith and credit of the United States.

The Troll

Greek Mythology

Lately, there has been a lot of talk about Greece and their debt. It amazes the Troll that Greece, with a similar population of New York City can be so destructive to the global markets. Did you notice the huge rally in stocks last week that coincided with the news that Greece would avoid defaulting on its debt. The Troll is wondering why Greece is getting all the attention and not some others. The real issue is this debt contagion spreading accross other countries that comprise the European Union. We already know that Spain, Ireland, Italy and Portugal  have debt problems similar to Greece. Ireland and Portugal were downgraded by Moody’s last week so the once isolated contagion appears to be spreading. The finance ministers of the 17 Eurozone countries have lowered interest rates and extended maturities for the nations in trouble in an effort to stem the spread of the sovereign debt crisis. The outlook is currently negative which drives more demand into the safe haven of U.S. Treasuries. The result of this  “flight to safety” is lower interest rates on mortgages.

The Troll thinks it’s funny that there has been no mention of default for States like California, Nevada or Florida in the financial markets. California is only the 8th largest economy in the world and for all intents and purposes is bankrupt!

Did you know that Greece is comprised of between 1200 and 1600 islands depending on the definition? Out of those islands 227 are inhabited. It should also be pointed out that Greece was the honeymoon destination of the Trolls back in 2000. The Troll still remembers cruising the backroads of Santorini on a scooter with his bride holding on for dear life. Those were the days.

The Troll

Do you have a Job Sir?

There were only 18,000 total payroll jobs added in June with 57,000 coming from the private sector. This of course means that the government is laying off workers (39,000). To make matters worse, the BLS revised down the jobs added in April and May by 44,000. Basically every number released was ugly. The unemployment rate ticked up to 9.2%, the workforce participation fell to 64.1% (lowest levels since the early 80’s) and the employment population ratio fell to 58.2% matching the lowest level during the current recession. Wow!

Our friend Chuck Butler at Everbank points out that without the BLS Birth/Death model added into the mix we would have had a -113,000 negative job growth number. The “real” unemployment rate which factors for economically forced part-time workers and the exhausted benefit unemployed rose from 15.8% in May to 16.2% in June. So basically, 1 in 6 workers over the age of 16 is either unemployed or underemployed.

And what might be the most hideous statistic of them all is the number of jobless for more than 27 weeks went up 89,000 to 6.29 Million! Jobless recovery indeed.

The silver lining of course is that the Washington State numbers are significantly better than the nation. The weak jobs report is pushing interest rates lower but conversely the Troll also knows that you need a JOB to get a loan. Good luck out there.

The Troll

Wallingford Realty Grand Opening and the Solstice Parade

Well, the day has finally arrived. After nearly a year’s worth of planning and preparing we are finally ready to officially launch Wallingford Realty Inc.

We will officially open our doors on June 18th which conveniently coincides with the always entertaining Fremont Fair and Solstice Parade.  So get your asses down to Fremont for some interesting people watching and an epic barbecue style party. We will be serving food and adult beverages all day. It will be a kid friendly environment so bring the rugrats too.

The Solstice Parade starts at 12:00 so be sure to get down there early so you can check out the naked bicyclists! We will not encourage public nudity at our event but please come by anyway. 🙂  After the parade the party will kick into overdrive with our DJ spinning at 4:00. We will be sponsoring a ping pong tournament for some awesome prizes. Don’t miss out on this once in a generation event! Some day you will be able to tell people that you were there and you met a real live Troll. See you there!

The Troll

The Mariners, Trolling and a Party

The Troll’s busy week has hampered his postings but with M’s tickets in hand for today’s game he is ready to post about a new topic. The Mariners. They are rolling right now which is a welcome sight after a horrible season last year. Yes, the Troll is pumped to get out from under the bridge and into the sunshine at Safeco Field. His white legs may be glaring, translucent even but he is determined to flip flop his way downtown. He will be joined by his son and future Mariner Trevor Troll who was last seen tearing up the coaches pitch Little League under the Ballard Bridge. It’s a family business you see and we have divided up the Seattle bridges. I have the Fremont Bridge, my lovely wife Trina has the University Bridge and my daughter Trisha has just set up shop under the Montlake Bridge. Some people say she is too cute to troll but I say it’s in the blood.

So with the smell of beer and suntan lotion in the air it can only mean one thing, baseball season. Or I guess it could mean other things like the Fremont Fair and Solstice Parade. Which coincidently will be the setting for Wallingford Realty’s Grand Opening. If you are planning to go to the parade this year please stop by and have an adult beverage at our new digs. I will post more info about the Grand Opening as we get closer to it so stay tuned.  Until then, Go M’s!

The Troll

Foreclosure Numbers

LPS Applied Analytics recently released their mortgage performance data. Delinquencies increased slightly in April but are down almost 10% on the year and over 25% from the delinquency peak in January 2010. Improvement continues in the pipeline for early stage or newly delinquent loans. The inventory for those loans has dropped to 3 year lows. Even as the overall foreclosure pipeline remains bloated, these are positive signs for the housing recovery. According to LPS, 12.11% of owner occupied mortgages are delinquent or in foreclosure. The numbers break down like this:

2.24 million loans less than 90 days delinquent

1.96 million loans 90+ days delinquent

2.18 million loans in the foreclosure process

6.39 million total loans are delinquent or currently in foreclosure as of April

When will these properties come available you might ask? The answer isn’t clear at the moment. Lenders have, through a variety of ways, slowed the supply of available foreclosures. There have been moratoriums on foreclosures due to lender ineptitude with many overwhelmed by the sheer volume of properties now on their books. Lenders are also trying to avoid dumping too much supply on the market as it would devalue their inventory and create even steeper losses. It looks to this Troll that the supply will be brought to the market evenly over a long period of time.

The good news locally is the overall foreclosure inventory is not nearly as severe in the Pacific Northwest. Great deals are out there with short sales and the chances of them seriously tanking our market are increasingly slim.

The Troll

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