Corelogic Foreclosure Rate In November 2013 Still 119% Above Normal Pre-Crisis Rate

As reported here on January 9th:

There were 46,000 completed foreclosures in the United States in November 2013, down from 64,000 in November 2012, a year-over-year decrease of 29 percent. On a month-over-month basis, completed foreclosures decreased 8.3 percent, from 50,000 in October 2013. ... Completed foreclosures are an indication of the total number of homes actually lost to foreclosure. As a basis of comparison to the 46,000 completed foreclosures reported for November 2013, completed foreclosures averaged 21,000 per month nationwide between 2000 and 2006 before the decline in the housing market in 2007. Since the financial crisis began in September 2008, there have been approximately 4.7 million completed foreclosures across the country.

5.6 Million American Homes Repossessed 2006-2013

As reported here:

Including the 2013 numbers, over the past eight years 10.9 million U.S. properties have started the foreclosure process and 5.6 million have been repossessed by lenders through foreclosure.

Foreclosed New Jersey Homeowners Staying In Their Homes Rent-Free For YEARS!

From the story here:

"Its happening all over new jersey with Hudson & Cape May ranking the highest, 80% of people remaining in the home for years during foreclosure."

Completed Foreclosures In July Still 133% Of Pre-2006 Averages, Starts Down To 7.25% Above Normal

Corelogic reports here at the end of August that completed foreclosures in July 2013 ran at a level of 49,000. The pre-2006 average level was 21,000. Though still highly elevated, July 2013 is a big improvement over July 2012 when completed foreclosures were at 65,000. That means conditions have improved by almost 25% in the last year.

Corelogic puts completed foreclosures since September 2008 at 4.5 million, with 949,000 homes presently in some state of foreclosure.

Separately CNBC and AP Obama here are happy to report that foreclosure starts are almost back to 2005 levels and are within 7.25% of normal at 55,775 in August:

Lenders initiated foreclosure action in August against the fewest U.S. homes for any month in nearly eight years, a trend that should help reduce the number of homes lost to foreclosure in the months ahead. Some 55,775 homes entered the foreclosure process last month, a decline of 8 percent from July and down 44 percent from August last year, foreclosure listing firm RealtyTrac Inc. said Thursday.

Economic Stress: Almost Half Of TARP Funded Mortgage Mods Redefault

As reported here:

While HAMP has helped about 865,100 homeowners avoid foreclosure over the lifetime of the program through permanent loan modifications, more than 306,000 homeowners had redefaulted on their modified mortgages as of the end of April, the report stated.

Banks Are Not Foreclosing On Hundreds Of Thousands Of Mortgages Nationwide?

That's still the suspicion of Keith Jurow, here, who maintains that the numbers on Long Island alone continue to put 35% there seriously delinquent, and in Chicago, and probably other major metros, a similar percentage:

"What this means is that the Greater Chicago metro looks rather similar to the shocking situation in NYC and Long Island. Here is my simple conclusion: When the banks finally begin to take action on these delinquent owners in the NYC and Chicago metro areas, home prices will start to collapse.

"Is this situation also prevalent in other major metros? I'm working on that. Stay tuned."

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This state of affairs would seem to be the best explanation for continued Federal Reserve policies of near zero interest rates and quantitative easing, long after the panic of 2008. The housing crisis remains a banking crisis requiring extraordinary leniency toward banks to give them time to repair their balance sheets. The dead weight of non-performing mortgage loans remains the elephant in the American living room.

Completed Foreclosures Still Running 148% Higher Than Normal

According to Corelogic's monthly foreclosure report, here, completed foreclosure activity is still running at a rate of 52,000 per month in April, down from 62,000 per month a year earlier.

The average monthly rate before the financial panic, however, was 21,000 per month, making the current rate, though improved, nearly 148% higher than was the case in the years between 2000 and 2006.

But don't worry, everyone says things are better now and housing has recovered.

Housing, Shmousing. Here's What's Really Been Happening.

RC Whalen, here, in January:

"[J]udicial states remain mired in foreclosure backlogs that still stretch ahead for years to come.  Because Barack Obama and Tim Geithner refused to restructure the truly sick parts of the US housing sector (and the zombie banks with these exposures), only sectors where speculative capital can be deployed quickly and easily are showing signs of life.  You don’t see private equity firms buying homes in Scarsdale, NY, or Greenwich, CT, now do you?  Even ignoring the horrible effects of SS Sandy, was NJ housing really recovering?"  

35% Of Long Islanders Seriously Delinquent On Mortgages, Banks Not Foreclosing

And the people just keep living in the homes so long the notices of default expire and have to be refiled.

So says Keith Jurow for BusinessInsider here, who thinks the recovery in the housing market is a mirage actually created by the banks to help them unload some inventory at higher prices:

"I have solid figures from the Federal Reserve Bank of New York on the number of first mortgages in both NYC and Long Island. So the latest figures from the NYS Division of Banking indicate that roughly 30% of all owner-occupied properties in NYC are now seriously delinquent. For Long Island, it is an incredible 35%. ...

"Had the banks been foreclosing in the NYC metro, then the total number still delinquent would certainly be much lower than the Division of Banking figures. But the banks are not foreclosing in the NYC metro. I have shown this in several previous articles. ...

"Once a filing (called a notice of default) has been active for three years, it expires under NY state law. So the attorney for the lender has to refile the notice and begin the process all over. Picture those owners living in their house for more than three years without having paid a nickel toward the mortgage. It’s crazy, but that is what is occurring throughout Long Island." 

AP Story On Auto Delinquencies Gets Peak Wrong, TransUnion Doesn't Seem To Care

The AP story here, "Late Auto Payment Rose in the Fourth Quarter: TransUnion", was picked up and dutifully reproduced at at least 900 websites containing the error "The national late-payment rate on auto loans peaked in the first three months of 2000 at 2.39 percent, the firm said":

The rate of auto loans with payments late by 60 days or more was 0.41 percent in the last three months of 2012. That's up from 0.38 percent in the previous quarter, but down from 0.46 percent a year earlier, TransUnion said.

Turek noted that the company always sees a slight uptick in the auto loan delinquency rate during the fourth quarter. The financial pressures of holiday shopping can lead some borrowers to delay or skip a loan payment — a dynamic that also leads to higher late-payment rates for credit cards and home loans.

Even so, the fourth quarter's late-payment rate remained near the lowest rate on TransUnion's records going back to 1999. That record-low rate, 0.33 percent, was recorded in the second quarter of last year.

The national late-payment rate on auto loans peaked in the first three months of 2000 at 2.39 percent, the firm said.

If the firm said that, I'd be very surprised.

Turek in 2010 previously stated, here, that the peak was in late 2008, at 0.86%, which is 160% higher than the all time low on TransUnion's scale:

"The good news is that TransUnion expects national auto delinquency rates to continue to be well below the peak of 0.86 percent -- a rate experienced during the heart of the recession in the fourth quarter of 2008."

TransUnion's own graphic shows that the scale of the national rate is measured in tenths and hundreths of a percent, while the scale measuring the worst delinquencies in the worst of times in the worst states doesn't even reach as high as 1.80%:

So something is really amiss with the AP story.

Separately, a story here from March 2011 indicates that auto loan delinquencies, measured using a different scale but with a similar difference between highs and lows in the neighborhood of 160%, were never higher than in 2008-2009, which rules out the year 2000 for worst year in modern times for auto loan delinquencies:

From late 2008 through 2009, dealers and consumers found themselves in the midst of the worst credit crisis in modern US history. Lending activity froze, thus limiting dealers’ ability to finance their inventories and provide consumers access to auto loans. With unemployment rising and home foreclosures breaking records during this time, auto loan delinquencies peaked as well. Normally, seriously delinquent (90-plus days past due) auto loans represent between 4% and 7% of outstanding auto loans. In the fourth quarter of 2008, however, such loans totaled $8.5 billion and 13.9% of outstanding auto loans. In the first quarter of 2009 that share climbed to a historic high of 15.9%. Fortunately for the auto-sales industry, delinquencies, in value and percentage terms, rapidly declined during the second half of 2010.

Messages left with two different individuals in TransUnion's media relations department in Chicago yesterday seeking confirmation of the AP story remain unanswered at this hour. 

What Is The Cost Of 5 Million Homes Repossessed By The Banks?

In 2009, it is estimated the average mortgage was $172,000. If 5 million homes have been repossessed by banks in the current 7 year housing catastrophe, using that average amount as a proxy for the cost would mean a hit to the banks of about $860 billion, far less than the $7.7 trillion in emergency lending extended by the Federal Reserve which we have learned about.

The government could have stepped in, if it had had the resolve, and paid off each mortgage at that cost to save the banks in question who were on the hook, and renegotiated ownership with each homeowner. An additional 10 million plus mortgages today are underwater, and could have been incorporated also into the payoff deal.

For its part, the government could have prevented moral hazard in the arrangement by enforcing foreclosure and assuming ownership where applicable, and expanded its public housing role by radically expanding its owned housing stock and becoming the landlord to the former owners, now transformed into renters.

Why that is not preferable to the current arrangement where we continue to bail out the banks and extend and pretend on housing I do not know. It would be bad, but it couldn't be worse.

Yes, it is a formidable logistical task, not without considerable cost in itself, but we'd have this behind us by now if there had only been resolve and decisive action had been taken.

It takes imagination, and our leaders don't have it, in either party.

5 Million American Homes Repossessed In The Last 7 Years

DrHousingBubbble.com has a sobering post at the end of November 2012 here looking at the big picture for American homeowners in the wake of the bursting of the housing bubble.

Out of 10 million foreclosure filings since the beginning of 2006, about half have ended up in flat-out repossession by the banks. With 50 million mortgages out there, that means roughly 9% of mortgaged homes have ended belly up over the period.

With 5.3 million mortgages currently 30 days or more in arrears, a similar repo rate would mean we could expect another 2.5 million mortgages to go to the dogs.

It's still my opinion that housing in the United States is about 12% too expensive overall at the very minimum, and that federal interventions on a massive scale are prohibiting price discovery for this and other asset classes.

Probably more than anything else, however, those interventions are not designed to obscure these matters intentionally, nor to help individual Americans with their financial problems even as they protest to the contrary. Instead the interventions are primarily designed to rescue the biggest banks which have all these non-performing loans turning their books into Swiss cheese, not to mention helping their pals in Congress who need the cheapest dollars they can get to finance all the overspending which keeps them in power. 

Are We Still In The Eye Of The Housing Hurricane?

Anthony Randazzo thinks so, here:

RealtyTrac data suggests a 1.6 million home foreclosure backlog at present. Add this to the roughly 2 million foreclosures currently in progress, according to Barclay's Capital research, the 1.5 million to 4 million homes that are at least three months behind on their payments, and the 10 million mortgages that remain underwater and candidates for defaulting down the road, and you get headwinds of several different storms coming together to create a potential foreclosure hurricane headed right for the shores of today's supposedly bottoming out housing market.

Obama has done nothing important to address this problem, or the unemployment problem, during his entire tenure. 

And Romney actually INTENDS to do nothing about housing if he is elected.

So expect more of the same, with downward pressure on housing prices.

Single Investor Buys 650 Macomb County Michigan Tax Foreclosures For $4.8 Million

It was a package deal in which every tax delinquent property was sold to the investor, not just the nice ones.

Story with links here.

The buyer wasn't a Wall Street vulture, but now that he's got them he can certainly resell them.

I wonder if there's a fracking angle?

Neil Barofsky Calls Geithner And Obama Two-Faced Housing Bailout Liars

'[I]n 2009, $50 billion in TARP funds had been committed to help homeowners through the Home Affordable Modification Program (HAMP), a program that the president announced was intended to help up to 4 million struggling families stay in their homes through sustainable mortgage modifications. Hundreds of billions more were still available and could have been used by the White House and the Treasury Department to help support a massive reduction in mortgage debt. But Geithner avoided this path to a housing recovery, explaining that he believed it would be “dramatically more expensive for the American taxpayer, harder to justify, [and] create much greater risk of unfairness.” Treasury amplified that argument in 2010, after it reluctantly instituted a weak principal reduction program in response to overwhelming congressional pressure. ...

'[T]hree years later, with a tightening presidential election and a Democratic base disillusioned by the government’s abandonment of its promise to help homeowners (less than 8 percent of the funds originally allocated in TARP for foreclosure relief has actually been spent), Geithner and the administration would like to present themselves as having undergone a conversion.'

Read the entire entry here.

The announcement of HAMP is what really got Rick Santelli's goat on CNBC one day in early 2009 and set off a fire storm which coalesced in the outrage of the Tea Party movement. The conservative instincts of the Tea Party movement were and remain opposed to bailouts of homeowners, bankers, car manufacturers, insurers, multinationals like GE, and on and on. Barofsky is probably right that this is nothing more than a cynical political ploy to shore up support among Democrats. But if he's not buying it, who will? 

Right On Schedule, Obama's Pals In FIRE Start To Snap Up Your American Dream

Having unleashed all that pent up capital in the American dream of home equity, skimmed it, and tag-teamed it, leaving you underwater and broke, Obama's pals in the financial, insurance and real estate sectors from Wall Street are starting to swoop in and gobble up your broken dreams.

Stephen Gandel reports for Fortune, here:

In the past six months or so, a number of investment firms, hedge funds, private equity partnerships and real estate investors have turned into voracious buyers of single-family homes. And not just any homes, but foreclosures. Investment banks, who also want in on the action, are lining up financing options to keep the purchases going.

Take for instance private equity mega-firm Blackstone Group (BX). ... Blackstone now owns 2,000 single-family homes. At $300 million, that might be small compared to Blackstone's overall real estate portfolio of about $50 billion. But it's one of the biggest piles of homes ever intentionally put together (banks and Fannie and Freddie are sitting on many more foreclosed homes, but that's a different story) by an institutional investor, and it's likely not the largest portfolio out there these days. ...

[L]andlords have always tended to be mom-and-pop outfits often not owning more than a few dozen units confined to one area. Large Real Estate Investment Trusts and private equity funds generally focused on apartment buildings and commercial real estate, like malls and office buildings. That appears to be changing.

Robert Fitch tried to tell everyone that this is what was coming under Obama, because it's what Obama helped make happen on the near south side of Chicago's Loop as a state senator. Obama helped throw out all the poor black people there, nearly 50,000 of them, so his friends could buy up the land, develop it, and make lots of money off it. They ended up helping finance him to the US Senate and The White House.

Looks like they might be at it again.

I first read about it here.

A Nation of Renters Does Not Spend on the Nest

The Fiscal Times, here, tries to put a pretty face on the current economic situation in "Real Recovery: America's Debt is on the Decline," but the underlying facts show, as the article concludes, that there is no driver for jobs and thus nothing driving increases in real income, without which prospects for growth going forward are poor:

[A] new report from the McKinsey Global Institute says U.S. consumers are unlikely to assume their historic posture as spender of last resort for the global economy. ...

The lingering impact of the Great Recession is turning America into a “renter nation,” and that will have major implications for the rest of the economy over the next few years. ...

U.S. households have reduced their debt-to-disposable-income ratio by 15 percentage points to about 110 percent, which is a greater reduction than any of the ten largest industrial economies over the last four years. ...

The $150 billion in reduced mortgage debt – deleveraging – was more than offset by the $170 billion in new consumer credit. ...

[M]uch of the reduced mortgage debt is due to banks foreclosing on properties and writing off loans, not people paying off debts.


(image source)

US Foreclosure Law Map

From the Short Sale Association of America, here.

Banks Make Out Like Bandits Again, Mortgage Settlement a Drop in the Bucket

As detailed by Gretchen Morgenson for The New York Times here:

There's no doubt that the banks are happy with this deal. You would be, too, if your bill for lying to courts and end-running the law came to less than $2,000 per loan file.

As for the supposed benefits to the economy, skeptics abound. One of them is Paul Diggle, property economist at Capital Economics in London. In a report last week, he rejected the notion -- espoused by both banks and government authorities -- that this deal would help turn around the American housing market.

For most homeowners, it will barely move the needle. Forgiving $17 billion in principal "is a drop in the ocean," Mr. Diggle said, "given that close to 11 million borrowers are underwater on their loans to the tune of $700 billion in total." Doing the math, $17 billion in write-downs would be about 2.4 percent of the total negative equity weighing down borrowers across the nation now.

Romney's Biggest Demographic in FL Was Women

As reported here and here.

52 percent of women overall, and 51 percent of married women.

Also notable about Romney voters:

Self-described moderates, 62 percent;
$200K+ in income, 60 percent;
Self-described moderate/liberal, 59 percent;
Oppose Tea Party, 57 percent;
Religion Catholic, 56 percent;
Abortion legal in all cases, 57 percent;
Doing well financially, 52 percent;
Foreclosures not a problem where I live, 54 percent;
Mitt about right on the issues, 82 percent;
Decided more than a month ago, 55 percent;
Campaign ads were important to decision, 59 percent;
Self-described Republican, 48 percent;
Self-described Independent, 41 percent.

"Sure, I'm a Republican."