All eyes are on the drama being played out on Wall Street today. But the cause of all the bloodshed was the downturn in the US housing market. This left banks and financial institutions with exposure to toxic subprime loans with a load of worthless securities on their books. This led to writedowns and losses. And the rest is history. Shockingly, given the scale of the crisis, John Maudlin says the housing crisis has a ways to run yet. Alt-A mortgages may the next to fall…

The short answer is no, but let’s look at the data from one of the most knowledgeable sources on that topic. John Burns of John Burns Real Estate Consulting consults with over 2000 of the largest banks and homebuilders in the country (his client list is a who’s who of banks, builders, and hedge funds). He has a reputation for solid research and pulling no punches. Some of his hedge fund clients were the ones you read about who made billions. (He wishes he had negotiated a percentage!) He is deeply involved in analyzing trends in the housing market. His web site is www.realestateconsulting.com. He has graciously sent me the executive summary of his latest posting (a 27 page executive summary) that we will be looking at for the next few pages.

Let’s start with a quote from John at the beginning of his report: “The prospects for the U.S. housing market have changed for the worse. It has become increasingly clear that the U.S. economy is on the brink of recession, as overall job growth has slowed to zero and retailers are reporting abysmal results. New home sales, traffic and pricing are all heading down according to the results of our survey of over 300 builder executives. Resale [existing home] sales are starting to plateau in some markets, but pricing continues to fall as distressed sales dominate the market. The new housing bill will help in some ways, but will first serve a devastating blow to homebuilders, with the elimination of seller-funded down payment assistance, which accounts for 17% of new home demand by one estimate.”

How far along are we? Burns thinks that home prices will drop by 22%, 12% which has already occurred. His analysis differs from that of the Case-Shiller Indices, which suggests a much steeper decline. Note in the graph below that the Case-Shiller Index shows home prices rising more than does Burn’s work. Part of it is different methodology and part of it is the CS index focuses on major markets and Burns work is more broadly based.

However you slice it, there has been a lot of pain. Shiller’s work shows home prices in the areas he measure to be down about 17%. He said last week that he does not think it unlikely that we sill see home prices drop by as much as 30%, or about the same as during the Depression of the 30s. Burns see less of a drop, but from not as high a point, so they both end up close to the same end point.

The graph above shows Burns’ projection for the next few years. He thinks it will be 2011 before housing prices begin to turn back up on a nationwide basis, with national prices continuing to fall into 2010. That will not sit well with the pundits who keep telling us each month that we have seen the bottom.

For the difference in his numbers with Case-Shiller, he offers the following explanation: “The Case-Shiller national number, which is a “paired sales” analysis, showed much more price appreciation than other indices based on median prices. We suspect that there was a shift in the mix of homes sold to lower priced homes in 2006 due to subprime lending, which depressed the median value and showed large % increases in the paired sales index.”

Sales volumes are suffering. “We believe sales volumes have already fallen back to 1995 levels and will hit 1992 levels sometime next year, when they will begin to slowly rebound later in the year. We are already seeing rebounds in some of the hardest hit markets, such as Southern California, where sales fell to below the levels of the early 1990s. The rebound in sales will be driven by foreclosure buying activity and demand from real households that need to move for personal reasons and have been delaying their purchase for fear of further price corrections. Our 8% per year projected [starting in 2010] increase doesn’t get us back to normal sales volumes until after 2012, and that is because the tremendous excesses of this cycle moved many renters into homeownership earlier than usual, and allowed existing homeowners to “move up” to their dream home earlier than usual. Conservative mortgage lending will also prevent a sharp turnaround.”

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More on this topic (What's this?)

Zandi on Housing: "I think we are going see to another leg down" (Wealth Daily, 11/20/09)

Ivy Zelman: “Home prices are going back down” (naked capitalism, 11/20/09)

Housing as the Great Investment (The DIV-Net, 11/14/09)

Read more on Subprime lending, U.S. Housing Market at Wikinvest

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