Tag Archives: mortgage rates

Housing Heads South – Precious Metals Getting Ready To Soar

“We’re now forecasting slower revenue growth for the third quarter based on an unexpected drop in Redfin’s bookings growth in the past three weeks, slowing traffic growth in a weakening real estate market.” – CEO of Redfin (RDFN) on the earnings conference call. Redfin stock plunged 22% after it reported its latest quarter this past Thursday after the market closed. I’ve been recommending RDFN as a short for several months in my Short Seller’s Journal.

I joined Elijah Johnson and Eric Dubin on SD Bullion’s weekly Metals & Markets podcast  to discuss the popping housing market bubble and to explain why the risk of missing a big move higher in the precious metals market is much greater than the risk of more downside from here:

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I just released my latest issue of the Short Seller’s Journal in which I explain why Tesla’s days may be numbered and I offer ideas for speculating that TSLA goes to zero sometime in the next two years. I also update my homebuilder short-sell ideas. You can learn more about this newsletter here:  Short Seller’s Journal information

Wash, Rinse, Repeat: The Big Short Mortgages Are Back

This almost makes me wonder if Angelo Mozilo is running NASA Federal Credit Union.

A Short Seller’s Journal subscriber heard an ad for this mortgage product on his local radio in Atlanta. NASA Federal Credit Union is offering 0% down payment, 0% PMI (Private Mortgage Insurance. “This is unique because conventional lenders will normally require PMI when your down payment is less than 20% of the home purchase price. So, if that down payment was keeping you from getting into your new home, talk to a mortgage loan professional at NASA Federal!”

Fast closing guaranteed. If you don’t close by the contract data, NASA Federal will give you $1000 toward closing costs. Jumbo Mortgages are included in this offering.

The only thing guaranteed about this product is that a large percentage of the borrowers will eventually default.  With 0% down, the borrower is going to be underwater by at least 10% after all closing costs are factored into the equation.

What could possibly go wrong?  Lending Tree stock, which reflects loan demand, primarily from potential homebuyers shopping online for mortgages, is down 42% since early February:

Lending Tree reported that mortgage products revenue fell 9% from Q1 and 6% from a year ago when it reported its earnings yesterday. Easy-money mortgages offered by the Government have fueled home price inflation. TREE’s numbers tell us that mortgage activity is rapidly declining, which means that homebuyer demand is declining. NASA Federal is offering a subprime product at the top of the market in a desperate attempt to stimulate its mortgage underwriting fees. I can only wonder if the proprietors are counting on another Taxpayer bailout of the banks this time around…

I presented Lending Tree as a short idea to my Short Seller Journal subscribers in early June at $260. In the next issue I’ll update my view on TREE and how to play it with put and call options. One subscriber emailed me yesterday to report that he shorted August $300 calls for $2.92 when I suggested the idea in June and covered them for a dime. You can learn more about this newsletter service here:  Short Seller’s Journal information.

The Q2 GDP Farce, The Big Short 2.0 And Gold

The Bureau of Economic Analysis (BEA) released its “advance” estimate of Q2 GDP on Friday. The Government would have us believe that the U.S. economic growth accelerated to a 4.1 annualized growth rate in Q2. Other than the fact that a one-time jump in soybean exports ahead of the trade war contributed to 25% of the alleged 4.1% growth, nothing about the report is credible. (excerpt from the latest issue of the  Short Seller’s Journal)

Total home sales in SoCal were down over 11% year over year in June (as reported by the California Association of Realtors).   With housing, as goes SoCal, so goes the rest of the nation.  The homebuilders are the short seller’s gift that keeps on giving.

Silver Doctors invited me on the Weekly Metals & Markets podcast to discuss the GDP report, the housing market and gold:

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I just released my weekly issue of the Short Seller’s Journal. In this issue I present more stunning housing market collapse data, I discuss AMZN’s latest earnings report and I talk about Steve “The Big Short” Eisman’s latest short position, which has been one of my SSJ recommendations for a several months.  You can learn more about this newsletter service here:  Short Seller’s Journal information.

Adios Housing Bubble

The homebuilder and related stocks are in an “official” bear market.  For a short-seller it’s the perfect scenario, as the decline in homebuilder stocks has received little to no attention from the mainstream financial media.  The current bubble is a “price bubble” that was fueled by the $2.5 trillion of printed money dumped into the housing market by the Fed and de facto subprime mortgages underwritten by the Government (Fannie Mae, Freddie Mac, FHA, VHA, USDA).

Prices are beginning to fall in many markets and inventory is rapidly increasing.  Many of the new listings are flippers who soon will become desperate to unload.  This is how the mid-2000’s market collapse was triggered.

Meanwhile, the housing market stocks began to collapse in mid-2005 – an omen ignored most.  It would appear that history will once again repeat.  And the homebuilders have a long way still to fall:

My Short Seller Journal subscribers and I are making easy money shorting the homebuilder stocks. I called Hovnanian at the beginning of the year at $2.88. It’s currently trading at $1.53. The homebuilder stocks provide opportunities for profitable short term trades plus positioning for long term short-sell “investing.” In last week’s issue I discussed a strategy for navigating yesterday’s earnings reports for DHI, PHM and BZH. We are already making money on these ideas. You can learn more about this newsletter service here:  Short Seller’s Journal information.

Home Sales Data Show The Bubble Is Bursting

There’s no question in my mind now that the housing “snowball” has started downhill and it won’t take long to develop into an avalanche. In addition to all of the “for sale” and “for rent” signs I’m seeing with my own eyes popping up around Denver, I’ve been receiving emails from subscribers describing the same thing in their area.Short Seller’s Journal, July 22nd issue

The existing and new home sales reports this week were worse than even I expected.  Given the statistical manipulation tools used by the National Association of Realtors (existing home sales) and the Census Bureau (new home sales) – both entities use the same regression software – one can only wonder about the true rate of home sales decline.

Yesterday, CNBC.com featured a report titled, Southern California home sales crash, a warning sign to the nation.  I was surprised to see CNBC issue a bearish report on anything.  This report is similar to what’s occurring in New York City – rising inventory and falling sales.  Apartment rents in NYC are also dropping.  It’s similar in nearly all “bellwether” markets.

The Housing Bubble Blog (thehousingbubble.com), which was around during the mid-2000’s housing bubble, posted an article on Friday titled, “Discount sales can create a snowball effect.” The article featured articles from different cities, Portland, Dallas, Ft Collins (Colorado) and Minnapolis/St Paul which described rising inventory and falling prices.

This explains why the homebuilder stocks are in an official “bear market,” with some homebuilder stocks down over 30% since late January. I have yet to hear or read about this fact from the mainstream financial media or Wall Street.

Today’s new home sales report, along with the serial decline in the housing starts  data, disproves the “low inventory” narrative.  Affordability, rising rates and a shrinking pool of potential homebuyers who can qualify for a conforming mortgage has torpedoed demand.  The latest U of Michigan Consumer Sentiment report featured this chart on homebuying sentiment:


As you can see, the consumer “sentiment” toward buying a home is at its lowest reading since 2008. This is not a fact that would ever show up in the mainstream financial reporting on the housing market.

As for the low inventory narrative. The California Association of Realtors reported that June existing home sales plunged 7.3% from June 2017 and inventory is up 8.1%. A subscriber of the Short Seller’s Journal showed me an email in which Pulte Homes (PHM) was offering up to an unprecedented $20,000 bonus to realtors who sold Pulte homes in new developments in northern Florida.

Housing starts for June reported last Wednesday came in at 1.17 million (SAAR). The Wall Street brain trust was looking for 1.32 million. This was a 12.3% plunge from May.  May’s original report was revised lower. Starts for both single-family and multi-family homes were down sharply across the entire country. If inventory were “low,” housing starts would be soaring, not falling.

I’m sure northern Florida is not the only market in which Pulte is offering large selling bonuses and I’m sure Pulte is not the only homebuilder offering large broker incentives. I look at the inventory numbers across homebuilders every quarter. A lot of the inventory is “work-in-process.” But finished a new home does not necessarily show up in the MLS system unless the builder lists it. This is why, on the surface, new home inventory might look relatively low but the builders are showing huge inventory levels in their SEC-filed financials.

Because of the nature of the asset, and the relative illiquidity of the market relative to actively traded financial assets, change in the direction of the momentum in the housing market is like turning a large ocean-freighter around. The manic phase of the housing bubble is over. The momentum has been turning in the opposite direction since late 2017. Flippers who bought homes in the last 3-6 months will soon become desperate to sell. Some will look to rent and “wait for the market move through this valley and head up again” only find that rental prices in many areas are now below the cost of carry.  They forget to tell you that part in flipper seminars advertised on local radio stations.

Soon the “discount effect” of falling prices will snowball into an avalanche.  If you think this is wrong, take another look at homebuilder stock charts.  The commentary above is partially excerpted from the latest issue of the Short Seller’s Journal.  In this issue I discuss various strategies for building and managing short  positions in the homebuilder stocks in the context of the homebuilder earnings reports due out tomorrow (Thursday, July 26th).  New subscribers get a handful of back-issues, an option trading primer and a copy of my Amazon Dot Con report.

WTF Just Happened? Stock Market Ignores Escalating Trade War & Spent US Consumer

Every month Government, corporate and household debt hits a new all-time high. The entire financial system is heading down an unsustainable path of debt issuance. The delinquency rate for auto and credit card debt is already at levels last seen in late 2008. The only reason the banks are not on the ropes – yet – is because they are still sitting on most of the liquidity the Fed injected into the banking system from 2009 to 2015.

This “slush fund for a rainy day” has been declining. As this money flows into the economic system, it’s starting to ignite inflation. Even the monthly Government-generated CPI and PPI reports, which are highly manipulated to minimize the true inflation rate, are starting to show rising inflation. Of course, with wage growth stagnant, the average household disposable income level is dwindling rapidly, which is why the personal savings rate is at a historically low level and revolving credit use is at an all-time.

Consumer sentiment has been trending lower off a recent peak. While the media puppets explain that trade war headlines are weighting consumers expectation, in truth consumer sentiment is falling because the average household is suffocating from the crushing weight of debt and a diminished ability to service that debt because real disposable income is declining. In most areas, home prices are falling. In fact, the home buying sentiment component of the U of Michigan sentiment survey is at its lowest level since 2008.

In this episode of WTF Just Happened?, we discuss these issues plus whether or not gold is forming a tradable bottom here (WTF Just Happened is a produced in association with Wall St. For Main Street – Eric Dubin may be reached at  Facebook.com/EricDubin):

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I recommended Arizona Mining in May 2016 at  $1.26 to my Mining Stock Journal subscribers.  It was acquired for $1.3 billion, or $4.65/share.  My subscribers and I are making a small fortune shorting homebuilders plus this week’s issue features an idea that is the ultimate contrarian play.

Visit these links to learn more about the Investment Research Dynamic’s  Mining Stock Journal and Short Seller’s Journal.   

The Real Data Show The Real Economy Hit A Wall

The economy is melting down – the only support for the Propaganda Narrative of a “booming economy” is a rising stock market. Without a doubt Trump has ordered the Working Group on Financial Markets – AKA “the Plunge Protection Team” – to push stocks higher for now so insiders can unload.

The huge jump in credit card debt reported yesterday by the Fed was received as “good news” for consumer spending. However, this is typical  technical color vomit served up through the mainstream financial media by Establishment “economists” and Wall Street. The likely explanation is that the average consumer is now forced to use revolving credit in order to maintain the current lifestyle.  This assertion is reinforced by the fact that the latest data from Transunion show that personal loans hit a record high in Q1 2018.

The homebuilder sector is in trouble. A Colorado-based credit union is now offering 0-percent down payment mortgages. Credit Union of Colorado will underwrite the 3% down payment FNM/FRE mortgage product and it will cover the remaining 3% of a home’s cost by giving the “buyer” an interest-free loan that is repayable at a future date or through a refinancing. The bank is charging 0.375% more for the mortgage than the rate for a 3% down payment conforming mortgage. The bank is betting the value of these homes will rise enough to cover the 3% down payment loan through a refinancing.  This is a de facto zero-down payment mortgage sponsored by the Government. 

I am certain that this product reflects the fact that banks are getting desperate for mortgage fees because the pool of borrowers who can qualify for FNM/FRE/FHA loans has dried up. The economy hit a wall in the last month or two and it’s going to crush the housing market. By the end of the summer it will be impossible for the NAR and the media puppets to blame low sales on low inventory.

In fact, recent reports from around the country show that home listings are soaring. This includes Seattle, where King County reported a 43% jump in single-family home listings in June, and Orange County (SoCal), which saw a 218% jump in home listings YTD. A 10% drop in contracts in Orange Country was also reported (The Orange County Register). In Denver, new rate of new listings exceeds contract signings now by a considerable amount.

The June employment report continues to show a “tight labor market.” This is utter nonsense given that over 95 million working age people are no longer consider part of the “labor force” using the methodology devised to compute unemployment by the Government. Again, “however…”

…the “tight labor market” narrative is not confirmed by help-wanted advertising. Help-wanted advertising is considered an accurate indicator of broad economy. The Conference Board has been tracking help-wanted advertising going back to 1919.  Formal tracking of help-wanted advertising shifted from tracking ads in printed media to tracking help-wanted ads online in 2005.

The Conference Board’s Help-Wanted Online Advertising for June declined 3.7% from May. May was down 2.1% from April. April was down 1.4%. The May and April declines were revised lower in the latest report from the original reports. New ads were down 4.6% in June from June 2017. The total number of ads were down 5.7% year-over-year for June.

The fact that help-wanted ads as tracked by the Conference Board are declining sharply month-to-month and year-over-year reinforces my view (and I’m not alone in this view) that the real economy – as opposed to the “fake news” economy reported in the mainstream media – is contracting.

A portion of the above commentary is an excerpt from the latest Short Seller’s Journal. My subscribers and I are making easy money shorting the home construction sector as well as other select stocks. This includes specific ideas for using put options plus market timing. You can learn more about this newsletter here:   Short Seller’s Journal information

The Housing Market: A Bigger Bubble Than 2008 Is Popping

The XHB homebuilder ETF is decisively below three key moving averages after it knifed below its 50 dma last week.  KB Homes reported a big earnings and revenue “beat” on Thursday after the market closed.  The stock soared as much as 9% on Friday.  Per the advice I gave my subscribers about shorting the inevitable price-spike in the stock,  I shorted the stock Friday mid-day (July and August at-the-money puts).  The stock is down 6% from its high Friday and is back below all of its key moving averages (21, 50, 200).

Several subscribers have emailed me today to report big gains on put options purchased Friday.   When a stock sells off like this after “beating” Wall St estimates and raising guidance, it’s a very bearish signal.  I’ve identified the best homebuilders to short and I provide guidance on timing and the use of put options.

Housing is dropping and it’s demand-driven, not supply-driven – All three housing market reports released two weeks ago showed industry deterioration. The homebuilder “sentiment” index for May, now known as the “housing market” index for some reason, showed its 4th decline since the index peaked in December. The index level of 68 in May was 10 points below Wall Street’s expectation. The index is a “soft data” report, measuring primarily homebuilder assessment of “foot traffic” (showings) and builder sentiment.

While the housing starts report for May showed an increase over April’s report, the permits number plunged. Arguably the housing starts report is among the least reliable of the housing reports because of the way in which a “start” is defined (put a shovel in the ground, that’s a “start”). On the other hand, permits filed might reflect builder outlook. To further complicate the analysis, the report can be “lumpy” depending on the distribution between multi-family starts/permits and single family home starts/permits.

A good friend of mine in North Carolina was looking at the Denver apartment rental market earlier this week and was shocked at the high level of vacancies. I would suggest this is similar in most larger cities. It also means that multi-family building construction will likely drop off precipitously over the next 12 months.

Existing home sales for May reported Wednesday showed the second straight month-to- month drop and the third straight month of year-over-year declines. The headline SAAR (Seasonally Adjusted Annualized Rate) number – 5.43 million – missed Wall Street’s forecast for 5.5 million. April’s number was revised lower. Once again the NAR chief spin-meister blames the drop on low inventory. But this is outright nonsense. The month’s supply for May increased from April and, at 4.1 months, is above the average month’s supply for the trailing 12 months. It’s also above the average months supply number for all of 2017. If low inventory is holding back pent-up demand, then May sales should have soared, especially given that May is historically one of the best months seasonally for home sales. The not seasonally adjusted number for May was 3.4% below May 2017.

The primary reason for declining home sales, as I’ve postulated in several past issues, is the shrinking pool of buyers who can afford to support the monthly cost of home ownership. The Government lowered the bar for its taxpayer-backed mortgage programs every year since 2014. It lowered the down-payment requirement, broadened the definition of what constitutes a down-payment (as an example, seller concessions can be counted as part of a down-payment) thereby reducing even further the amount of cash required from a buyer’s bank account at closing, it cut mortgage insurance fees and it lowered income and credit score restrictions. After all this, the Government is running out of people into whom it can stuff 0-3% down payment, 50% DTI mortgages in order to keep the housing market propped up.

A lot of short term (buy and rent for 1-2 years and then flip) investors and flippers are holding homes that will come on the market as home prices fall. The majority of the MLS notices I receive for the zip codes in Denver I track are “price change” notices. All of them are price reductions. Whereas a year ago the price reductions were concentrated in the high-priced homes, now the price reductions are spread evenly across all price “buckets.” Denver was one of the first hot markets to crack in the mid-2000’s bubble and I’m certain what I’m seeing in Denver is occurring across the country in most mid to large metropolitan areas. Yes, I’m sure there’s a few exceptions but, in general, high prices, rising mortgage rates and stagnant wages are like poison darts being thrown at the housing bubble.

The analysis above is an excerpt from the June 24th Short Seller’s Journal.   My subscribers and I are making a small fortune shorting homebuilders and homebuilder-related stocks.  I will adding a couple other sectors in up-coming issues that are ready to shorted aggressively.  You can learn more about this service by following this link:  Short Seller’s Journal information.

No Virginia: The Falling Housing Market Isn’t About Tight Inventory

The National Association of Realtors released its monthly  “Pending” home sale report for April this morning.  It fell 1.3% from March.  The Wall Street analytic “brain trust” was looking for a 0.4% gain.  The housing data is repetitively coming in well below Wall Street forecasts. This is emblematic of the unrealistic amount of “hope” built into the psychology of the American investor, who wants badly to believe anything he is told by “experts.”  A cynic might say it’s adverse denial of reality…

The NAR’s chief pimp, Larry Yun, once again is blaming the bad numbers on shortages of homes across the country.  This narrative is the pinnacle of mendacity.  Too be sure, in certain “hot” areas, there is a shortage of sub-$500k homes.  Blame the Government, which has made available Taxpayer-backed mortgages to anyone who can fog a mirror – see this article, for instance.  And blame the flippers, who are snapping up low-priced homes on the hope that they can turn it around and sell it to one of the fog-the-mirror buyers using a Government subsidized mortgage.

In truth, a recent survey showed that more than 50% of the inventory nationwide is in the high-priced (over $750k) price segment.  And prices are falling in most markets in this category, led by New York City (all five boroughs), which is starting to get decimated.

XHB is an ETF that tracks the S&P Homebuilders Select Industry Index. Lowes and Home Depot are the largest holdings. Pulte (PHM), NVR Inc (NVR) and DR Horton (DHI) are the next three largest holdings. Like the DJUSBH, it’s a mix of homebuilders and housing market-related stocks (building construction suppliers, etc).

Recently there’s been some extraordinarily large put positions purchased on XHB (XHB closed at $39.11 on Friday). For instance, on Monday and Tuesday last week, someone bought 2,200 and 2,500 June 15th $40-strike puts. There’s 4,551 June 15th $38-strike put open interest as well. These numbers substantially outnumber the open call options for the June 15th expiry. There’s 15,033 of open interest in the September $35’s, with 4,400 of those purchased this past Thursday. The largest September call open interest is 1,393 $42’s.

The point here is that some entities – probably a few hedge funds – are making a rather large bearish bet on the housing sector. It’s hard to know if the puts are being used to speculate or as a hedge. Either way, the sheer volume of puts purchased reflects heavy bearish sentiment toward the sector.

Peak flipping? I also strongly suspect that the NAR skews its data-sample toward the lower-price market segment. In other words, if it included a higher percentage of over $750k homes in its data-collection and sales calculation, the existing home sales number for April would have been lower. It’s the magic of statistics. I would also suggest that there was probably some sales “pulled forward” out of fear of rising interest rates. Typically there’s a surge in homebuying when interest rates begin to rise. Certainly the mortgage brokers are pitching the “buy now before rates go higher” story.

On a seasonal basis, home sales should be rising from March to April, even on a seasonally adjusted annualized rate basis. Furthermore, the prospect for May – assuming the NAR does not pull any statistical chicanery – is not good. How do I know? Because mortgage purchase applications have been down 5 weeks in a row. Four of the past five weeks, purchase apps were down 2% each week and one week was down 0.2%. This is why the XHB is down 15.6% since peaking in late January. Some of the homebuilders I’ve been recommending as shorts are down north of 20%. They still have a long way to drop.

My Short Seller Subscribers and I are raking in easy money shorting and buying puts on individual homebuilders. I discuss timing and options strategies. I also disclose my trades.  I also present data and analysis that you won’t find in the mainstream or alternative media.  You can learn more about this newsletter here:  Short Seller’s Journal information.

SSJ provides outstanding practical advice for translating a company’s bottom line fundamentals into $$’s. Whether you’re a buy and hold long term investor or short term trader (or both), you’ll find all kinds of helpful advice on portfolio management, asset allocation and short term/long term options strategies. Really can’t recommend SSJ enough! Thanks Dave for your great service!   – John

Gold And Silver Are Extremely Undervalued

Patrick Vierra of Singapore Bullion invited me to discuss precious metals, the stock market and the fiat currency-fueled asset bubbles that will blow-up sooner or later.  I explain why investing in gold requires a long term perspective on investing and wealth preservation, why gold and mining stocks are extremely undervalued right now and why the world wants out of the U.S. dollar.

Singapore Bullion is Singapore-based bullion dealer and bullion storage facility with a wide-array of products and services – the podcast is ad-free:

01:37 Gold – A Long Term Perspective
08:14 Was 2015 the bottom for gold price?
13:14 Gold – One of the Best Performing Assets
14:45 Bullion vs Mining Stocks
17:10 Gold is very undervalued right now
19:20 The COMEX cycle that impacts the gold price
21:47 Silver will outperform gold
25:00 How overvalued are the stock markets
30:11 How every U.S pension funds will ‘blow up’
32:40 The ratio of paper to physical gold
35:01 Housing bubble rearing its head again
39:51 “Trump loves debt!”
41:09 Fed rate hike to prick the housing bubble?
45:25 The world wants out of the dollar

You can learn more about my research and stock idea newsletters here:

MINING STOCK JOURNAL                                     SHORT SELLER’S JOURNAL

The Mining Stock Journal is twice per month, every other Thursday evening. The Short Seller’s Journal is weekly, every Sunday evening. The last mining stock purchase recommendation (May 17th issue) is up 10.5% in the last five trading days. It’s going higher – a lot higher.  My Short Seller’s Journal subscribers have been raking in the profits in my homebuilder short ideas.