New home sales jumped almost 10% in July, while the Case-Shiller home price index rose for the second successive month. Yet luxury homebuilder Toll Brothers lost $493 million in the quarter ending July 31, considerably worse than analysts had expected.

Housing stocks are certainly acting as if a recovery must be on the way. Pulte Homes Inc. (NYSE: PHM) has more than doubled from its low. Toll Brothers Inc. (NYSE: TOL) is up around 70% from its bottom. D.R. Horton Enterprises (NYSE: DHI) is up almost four times from its bottom. Lennar Corp. (NYSE: LEN) is up about 4½ times from its low. Finally, Hovnanian Enterprises Inc. (NYSE: HOV) is up almost tenfold from its low after a flirtation with bankruptcy. Yet all of these companies are still racking up quarterly losses, according to their most recently released earnings reports.

In terms of house prices, it would seem unlikely that a bear market bottom has been reached. Yes, the average house price is now back down around its long-term average of about 3.2 times average earnings, or only a little above it. But history suggests that markets don’t bottom at their average valuation: In fact, after such a huge excess to the upside, they overshoot on the downside.

The Case-Shiller 20-cities index is still 42% above its January 2000 level, having outpaced inflation during the last 9½ years. Yet January 2000 was not the bottom of a housing depression – far from it, in fact. That was actually close to the top of the dot-com bubble, when valuations of all assets were at all-time highs. So an average price over the whole country that – even now – remains 42% above the average price recorded at the very top of a huge economic boom does not seem like a market bottom to me.

You also have to remember that the U.S. federal government is hugely subsidizing the market. Interest rates are artificially low, and the U.S. Federal Reserve has bought more than $1 trillion worth of housing debt. Fannie Mae (NYSE: FNM) and Freddie Mac (NYSE: FRE) have been rescued by the government, and provided with more than $100 billion of taxpayer capital. And Ginnie Mae (the Government National Mortgage Association), directly a government agency, has provided almost $1 trillion of mortgages that require a 3% down payment.

And that’s not all.

The government is spending additional billions helping homeowners avoid foreclosure. First-time buyers are given a tax credit of $8,000 towards the down payment on their house – this credit currently runs out on December 1. So the current overall market bottom is propped up artificially. Even if the proposed tax-credit extension is approved, at some point, those props will be removed.

In individual cities, the picture is somewhat brighter. Phoenix and Las Vegas prices are less than 10% above their 2000 levels, having been halved from their respective peaks. In those markets, house prices may truly be reaching a bottom, although the overhang of foreclosures after such a huge drop may make recovery slow. At the other extreme, Detroit housing is 30% cheaper than in 2000, a testimony to the awful economic environment there, with the bankruptcies of General Motors Corp. (NYSE:GRM) and Chrysler Group LLC.

Again, with the government bailouts of both companies, there may be something of a recovery in the local housing market.

Probably the best prospects, however, are in Denver and Dallas, where prices are about 20% above their 2000 level, roughly in line with the increase in consumer prices during that same period. However, the local economies are strongly based on natural resources, particularly oil, whose price is triple its 2000 level. With prices in Dallas and Denver down only about 10% from their 2000 peaks, a true recovery in those cities may be near.

At the opposite extreme are the metropolitan “Big Three” of Los Angeles, New York and Washington, where prices are 61%, 71% and 74% above their 2000 levels, respectively.

Washington will be fine, of course: The Obama administration’s spending-and-legislation plans have attracted yet another huge influx of bureaucrats, lobbyists and lawyers, all of which will boost the housing market to new highs. With New York you have to worry about all the financial-services jobs being lost as a result of the worst financial crisis since the Great Depression.

From a nationwide standpoint, the most likely path for the housing market is for a modest recovery, with some later slippage as subsidies are removed. Housing is likely destined to once again become a highly regional market, as it always was prior to the 2001-2006 market boom, with the cycles in each market being very different.

As for homebuilding stocks, they appear to already be discounting a recovery in their businesses that may well be years away. Selling at well above net asset value (NAV), with Price/Earnings (P/E) ratios that are infinite because the companies continue to lose money, shares of homebuilders represent a very poor value, indeed.

Source: The U.S. Housing Market’s False Dawn

Source: Investment News Briefs Thursday, August 13, 2009

The mainstream press would have us to believe a real estate market rebound is imminent. They keep glomming onto any data that shows the slightest sign of stability.

• For instance, Bloomberg jumped all over the July 1 report from the National Association of Realtors that showed pending sales for previously owned homes rose for the fourth consecutive month.
• Other outlets had a field day with the news out of the Mortgage Bankers Association that refinancings hit a three-month high in early July.
• And ditto for the news that foreclosures dropped 11% in the second quarter.

But these “signs of stabilization” are bogus. Or to beg, borrow and steal from value-investing legend, Whitney Tilson, they are the “mother of all head fakes.”

Fact is, these short-term improvements were fabricated. They materialized because of temporary factors like the $8,000 first time homebuyer tax credit (set to expire November 30), artificially low interest rates (remember the Fed’s been buying Treasuries, en masse, since March to suppress rates) and government and bank moratoriums on foreclosures.

In the end, all this massive intervention is doing is propping up short-term results and prolonging the inevitable. Furthermore, to turn a blind eye to all this government meddling and pretend it’s not artificially influencing demand and prolonging foreclosures, would be irresponsible.

Don’t get me wrong. I’m happy to see an improvement in the market from bad to less bad. But overall, the numbers are still crap.

Three Obstacles to a Housing Market Rebound

Over half of the homeowners who took advantage of loan modification programs, are delinquent again. They weren’t paying before they got interest rate and/or principal reductions. And go figure? They’re not paying now. Great idea Washington!

On top of that, housing prices are still too high to attract buyers yet too low for sellers who are underwater on their mortgages. Such out-of-whack supply/demand dynamics will only foster more uncertainty.

In my opinion, before any meaningful recovery in real estate prices can take root, we need to overcome three major obstacles…

• Rebound Obstacle #1: Inventory Glut. Nearly 10% of all homes built this decade are sitting vacant, compared to a historical average of 2.2%. In total, we’re sitting on almost 10 months worth of inventory versus a historical average of four months. If we factor in the “shadow inventory” – the roughly 600,000 homes that banks are withholding from the market – the problem worsens. Excess supply always erodes prices.
• Rebound Obstacle #2: Loan Resets. Forget subprime. We’ve already worked through 80% of those resets and written down $1.47 trillion in the process. Now we’re facing a $2.5 trillion mountain of Alt-A loan resets. The first big wave hits mid-2011, with the peak expected to come in early 2013. So we’ve still got time, but the early stats hardly instill confidence.More than 20% of Alt-A loans are already 60-plus days late, up from an average of about 3% for the last decade. If interest rates creep up even modestly in the next two years – a near cinch given the likelihood of inflation – payments will increase notably. In turn, so too will default rates.Bottom line, another wave of massive writedowns looms on the horizon.
• Rebound Obstacle #3: Foreclosures. One in four homeowners are now underwater. If we break it out by loan type the picture gets worse – 25% of prime loans, 45% of Alt-A loans, 50% of subprime loans are severely underwater. Add in the 6.5 million Americans out of work since the recession began and it doesn’t take an Einstein to predict where foreclosures are heading. Credit Suisse estimates that we’re in store for a total of 6.5 million by 2012.Even the Mortgage Bankers Association (MBA) concedes the obvious in its first quarter update, saying, “Looking forward, it does not appear the level of mortgage defaults will begin to fall until after the employment situation begins to improve.” Since the rosiest prediction doesn’t expect unemployment to peak until early 2010, as the MBA acknowledges, “…It is unlikely we will see much of an improvement [in foreclosure rates] until after that.”The fact that the social stigma attached with “walking away” has been severely (and sadly) diminished over the past decade only adds to the foreclosure heap. And more foreclosures will inevitably push prices lower.

The Housing Market’s Reality Bites… But We Can Still Profit

As I’ve said, a simple supply and demand equation underpins the housing market. Right now, there’s way too much supply. Thus, prices can only go lower. And in my opinion, they’ll go significantly lower.

Since the peak, home prices have dropped 34%, based on the Case Shiller Index. However, prices still rest roughly 10% above the long-term trend line.

But given the supply imbalance is so dramatic, and the fact that markets consistently overshoot resistance and support levels, I’m convinced that prices will crash right through the trend line, falling another 20% to 30% before we see a legitimate turnaround in 2011.

I’m not alone, either. Mortgage insurer PMI Group estimates that a 75% chance exists that the majority of our metropolitan areas will experience price declines through the first quarter of 2011. And if we experience a double-dip recession, all bets are off on how low prices will go.

The brave at heart can look to profit from the decline by shorting any of the major homebuilders like:

• Pulte Homes (NYSE: PHM)
• KB Home (NYSE: KBH)
• DR Horton (NYSE: DHI)
• Toll Brothers (NYSE: TOL)
• Or Lennar (NYSE: LEN)

Be warned, though. The ride will be volatile.

Otherwise, the newly launched MacroShares Major Metro Down ETF (NYSE: DMM) is an option. The exchange traded fund is benchmarked to the S&P/Case-Shiller Composite-10 Home Price Index and features three times (300%) leverage. For every 1% decline in the index (i.e. real estate prices), the ETF should increase in value by 3%.

For the truly conservative investor, I recommend the “nothing ventured, nothing lost” approach. In other words, wait to go long when buying real estate because we’re nowhere close to a bottom. At the very least, wait for the prevailing shrink-wrap frenzy to end.

Good investing,

Louis Basenese

Source: Three (More) Reasons Real Estate Isn’t Rebounding

Here is an interesting question for you. Over the last year, the worst in post-war history for investors, what would you rather own, Toll Brothers (NYSE:TOL) or a sample of the entire market like the S&P 500?

Off the top of their heads, most investors would likely want to own the market. After all, how in the world would a homebuilder be able to “beat the market” during a horrific crash in housing prices?

Here’s the surprising answer…

If you went with the S&P, you would have lost double what you would be down in Toll Brothers. Yes, the nation’s most prominent homebuilder, a company that helped us get into this financial fiasco, beat the pants off the market over the last year.

Toll’s shares are down 16%. The S&P is down 35%. It is even beating the index over a five-year range:

The gap between the two is only going to get bigger as the economy and the real estate sector recover. Toll’s future looks significantly brighter than most publicly traded companies.

Don’t hate me because I’m beautiful

One of the most interesting facets of the current economic downturn is the horrific impact it has had on the nation’s builders. In this world, it is true only the strong survive. The notion is especially poignant in the housing industry.

Toll Brother’s recently issued debt with a coupon rate of just 8.9%. That figure is less than many folks are paying for a used car loan and is indicative of an extremely strong balance sheet.

The company will be able to use this sort of leverage to overpower its competitors. In the high-end construction business, few builders are able to get construction loans. Even fewer can do it as cheaply as Toll.

A valuable portfolio of high-quality land assets is also not hurting the company’s long-term chances. While competitors are forced to turn to the faster-moving low-end market, Toll is sitting on top-notch properties that are bound to pay off in as little as a few years.

Toll is not the kind of investment short-term speculators want to mess with. This company is a long-term winner that will become even more dominant in an industry that is slowly but surely rebuilding.

Granted, Toll will never be the fast-growth wealth generator it was just a few years ago, but that industry is gone. In its place is a more secure, dare I say more conservative, industry where fundamentals matter and a strong market stance will propel a company towards healthy long-term revenue streams.

It goes against much of what mainstream investors believe these days, but the housing market is not the death trap so many folks believe it is.

Source: Don’t Hate Me Because I’m Beautiful

The problem I have with this dogmatic definition of a bear market rally is the following: Assuming (and this isn’t a forecast, since I really haven’t the foggiest idea where stock markets will be in six or 12 months’ time) the S&P 500 moved up to 1350 and then declined to 500, as an investor should you care if the move to 1350 — a 100% gain! — was a bear market rally?

My impression is that investors’ fixation on the recent rally being a bear market rally has actually kept most investors on the sidelines and hoarding cash. Now, put yourself in the shoes of a fund manager who, in the last 18 months, has lost 50% of his clients’ money and missed the recent rally (34% for the S&P 500). What is he likely to do? I would think that he would be inclined to purchase equities as they correct the sharp advance since early March, especially as the economic news in the near term becomes less negative.

Based on our conversations with numerous managers in recent weeks, we believe that most quantitative managers’ portfolios were not positioned in expectation of a rally. Of the nearly 80 managers we have talked to, only one manager said they were up since March 9th and the clear majority admitted to being notably down or stopped out on their positions. These managers were both long-only and long-short quant managers using market neutral and non-market neutral strategies, sector neutral and non-sector neutral strategies, longer term and intermediate-term holding periods. It is fair to say that just about everyone is bewildered and trying to understand when this rally will end.

Another factor to consider is that there has been a significant improvement in the technical position of world stock markets. In the US the largest number of new 12-month lows was reached in October. At the November 21 low at 741 for the S&P 500, the number of new lows had already contracted, and even more so at the index’s March 6 low at 666. Also, market breadth and the number of stocks moving above their 200-day moving averages have taken a decisive turn for the better, indicating that the stock market advance is broadening and that the number of stocks that have bottomed out (at least in the intermediate turn) is expanding.

I have explained repeatedly in the past that if a government is really determined to try and postpone an inevitable collapse by “printing money” in order to lift or support asset prices, it can be done. However, the result of such a monetary policy is to lower the purchasing power of its paper currency, with catastrophic long-term consequences for its economic and financial volatility.

It forces individuals and institutions with cash to buy something…anything. So, this cash is channeled into gold and/or different paper currencies, commodities, equities, bonds, real estate, and consumer goods and services, but obviously with different intensities and at different times. For instance, at some times, such as in 2008, more money will be allocated to gold; while at other times, such as since early March, more money will flow into equities and industrial commodities. It is well understood that these money flows are driven largely by speculative activity (and more than a little dose of manipulation). The result in all asset markets is very high volatility and price fluctuations that don’t appear to make any sense to most market participants and observers who don’t understand the new rules of the investment game that were brought about by “money printing”.

This is where we are today, irrespective of whether or not you and I like policies of “quantitative easing, massive bailouts, and frightening fiscal deficits” and their long-term consequences! Another positive factor for stock markets is that a large number of Asian stock markets and individual stocks in the region had already bottomed out in October and November of 2008 and didn’t confirm the new low in the S&P in early March.

In Asia, the Taiwan and Shanghai indexes, and Korea’s Kospi Index, are all up by more than 50% from their late October 2008 lows. (The Shenzhen Index is up 90%.) But it is not only the Asian equity markets that have outperformed the US and Western European markets over the last few months; since late January 2009, the RTS Russian Index is up 66% and the MSCI Emerging Market ETF is up by 55% from its early November 2008 low.

This is not to say that the global economy is about to embark on a strong and sustainable growth phase. It also doesn’t mean that a new bull market in global equities à la 1982– 2000 has begun. But I think that, at least in nominal terms (inflation-adjusted), the global printing presses being run by the world’s central banks and fiscal deficits have begun to impact asset prices positively. Therefore, in the case of resource and mining stocks, as well as Asian equities (and, for that matter, most emerging and other stock markets around the globe), the lows thatwere reached between October and March of this year are likely to hold — that is, for now.

The markets that have the highest probability of having made major longer-term lows are resource-related equities, emerging markets, and Japan. Conversely, the asset market that has the highest probability of having made a secular high (such as Japan in 1989, or the Nasdaq in March 2000) is the US long-term government bond market.

Despite a still-weakening economy and massive quantitative easing, long-term bond yields appear to be on the verge of breaking out on the upside. I have listed again below all the equity recommendations I have made since December 2008. Some of these equities have already moved up substantially (resource and mining companies, in particular) and, therefore, I would only buy most of these recommendations on a correction.

In addition, a number of BRIC and other (mostly emerging market) closed-end country funds and ETS were recommended, such as Brazil ETF (EWZ), the Templeton Russia Fund (TRF), the Greater China Fund (GCH), the Asia Pacific Fund (APB), Taiwan iShares (EWT), the Japanese ETF (EWJ), the Japan Smaller Capitalization Fund (JOF), the Morgan Stanley India Fund (IIF), the Turkish Fund (TKF), and the MSCI Emerging Market ETF (EEM).

In the US, late last year we recommended buying the iShares iBox Investment Grade Corporate Bond (LQD) and Nicholas Applegate Convertible & Income Fund (NCV), while earlier this year we recommended the accumulation of stocks of high-tech companies such as Cisco (CSCO), Intel (INTL), Oracle (ORCL), and Yahoo (YHOO). More recently, we recommended beaten-down insurance companies and financials as rebound candidates, including Leucadia National (LUK) and CNA Financial (CNA), Citigroup (C), the BKX, the Financial Bull 3x Shares (FAS), and the Financials Select Sector SPDR.

The market’s advance had been broadening and that more and more groups such as airlines (AMR), homebuilders (TOL, CTX, HOV), and cyclicals such as Dow Chemical (DOW), International Paper (IP), and Alcoa (AA) are showing signs of having bottomed out. Among commodities, I am particularly intrigued by natural gas. There are natural gas ETFs (UNG, GAZ), but costs are high. A better way is probably just to buy future contracts, or Pioneer Natural Resources (PXD) or the First Trust ISE Revere Natural Gas Index Fund (FCG).

Source: What to Buy…or Not Buy

The real estate industry is like a dog chasing its tail. Good news follows bad news in a never-ending cycle. The American consumer, like most dogs do when they finally give in, has laid down and refuses to move.

Until they have proof that the downward spiral is over, potential buyers are not signing any contracts, no matter how weak our legislators have made the timeless legal principle.

For proof of the industry’s malaise, we have two options. We can either look at the companies at the heart of the housing market or we could see what our elected officials are cooking. We’ll start with the private sector. There is more of a chance of actual facts.

Shares of Toll Brothers (NYSE:TOL) are jumping in value today after the company released its fiscal first-quarter results. While the figures would have caused wailing just two years ago, under current economic conditions they look better than most expected.

The company reported a loss of $89 million for the past three months. Bad, but not as bad as a year ago when that figure hit $96 million.

The reason for the difference? Fewer write-downs.

After writing down the value of its land and purchase options by over $245 million this time last year, the company only had to scratch out $156 million from its assets this quarter. Without the write-downs, the company would have made $9.6 million.

The most important statement in the company’s report today, however, was not a financial figure. It was the Toll Brother’s announcement that it has yet to make any new land purchases, but is getting closer.

That statement pretty much wraps up the dog chasing its tail analogy. Builders are waiting until prices stop falling, yet prices won’t stop falling until builders start to buy.

How much lower will prices have to go before buyers return to the market?

If President Obama’s plan works, Washington may be able to tie a parachute to the industry in freefall. But as anybody who has ever jumped out of a plane knows, no matter how big your parachute, you always fall to the ground. Sometimes it just takes a bit longer and hurts less.

Go ahead and jump

After a horrific debut, a speedy return to the drawing board and a tea-party inducing official unveiling, Obama’s foreclosure solution is finally available and open to all… or at least the folks paying mortgage payments of more than 38% of their monthly gross income.

Under his plan, the federal government and mortgage lenders will work in tandem to reduce a “troubled” homeowner’s mortgage payments to just 31% of their monthly pay.

That’s great. Combine the $200 that they will save each month with the $13 weekly pay increase Obama gave all of us middle-class workers and now they can afford that big-screen, high-def TV they have been wanting.

Problem solved.

Well, there are a few problems remaining, but only if you believe in contract law and a free market. If not, we are in the clear. The government is picking up the check for our sloppy habits.

The way I figure it, as long as the taxes come out of my paycheck before I ever get to see it, it is like money I never even had… right?

If only more people felt that way, Obama’s job would be so much easier.

But don’t worry, he is getting closer by the day. Soon, that dog will catch his tail.

Source: The housing market: Pennies where there was once dollars

That’s because the total value of residential properties fell $2.4 trillion in 2008, from $21.5 trillion in December 2007 to $19.1 trillion at of the end of 2008, according to a study from First American CoreLogic.

Worse, an additional 2.16 million properties could go underwater if home prices fall another 5%, the study said.

“We have way too much supply and not enough demand,” Sam Khater, senior economist for First American, told Bloomberg. “People aren’t going to purchase a home as long as prices keep falling, and someone who is worried about their job isn’t going to purchase a home either.”

The news comes the same day Toll Brothers Inc. (TOL), the largest luxury home builder in the U.S., reported its sixth consecutive quarterly loss – $88.9 million, or 55 cents a share, down from $96 million, or 61 cents, a year earlier.

Chief Executive Officer Robert Toll, citing research from the National Association of Realtors, said that, “ironically, now is a very good time to buy a home. With the decline in home prices and historically low mortgage rates, home price affordability is at an all-time high.”

Never shy about commenting on housing-related issues floating through Congress, Toll also used the press release that announced quarterly earnings as a soapbox for his solution.

“Many experts continue to believe we must first stem home price declines before we can resolve the nation’s economic and financial crisis. The recent stimulus bill shows that Washington is paying greater attention to our industry; however, we think more is needed,” Toll said in the statement. “We advocate a buyer tax credit of $15,000 to be made available to all buyers of homes, not just first-time buyers: We must motivate the entire food chain of home buyers to stop the decline of home prices.”

Starting today, at least one remedy will take effect.

As apart of President Obama’s $75 billion foreclosure prevention program, loan servicers will lower interest rates of struggling borrowers so total payments are no more than 31% of their gross income. In addition to subsidizing a portion of the reduction, the government will throw in a few incentives.

Source: One in Five Homeowners Underwater: Report

Martin Denholm of the Smart Profits Report shows us where to find the profits in the wreckage.

This from Martin:

Hey… wake up, Larry. The coffee is ready.

If you were as amazed as I was at the sight of President Obama’s chief economic advisor, Larry Summers, snoozing through Obama’s Fiscal Responsibility Summit on Monday (on the podium, no less), hopefully these numbers will shake him out of his slumber…

The latest S&P/Case-Shiller index shows that home prices in 20 U.S. cities plummeted by 18.5% in December, compared with December 2007. On the back of an 18.2% slide in November, it was the fastest decline on record and extends a decline that began in 2005. The 10-city index fared even worse, sinking by an annual 19.2%.

From its high in 2006, the 20-city index has tanked by 27%, with Phoenix, Las Vegas, and San Francisco leading the way down during December. On a national scale, the Case-Shiller index showed an 18.2% drop compared with Q4 2007.

Let’s take a look at the real estate market and see how investors could play this news…

Homebuyers Should Have Adopted The PAYGO Plan

The housing numbers came just a day after Obama proposed a PAYGO approach to government spending at the Fiscal Responsibility Summit. Simply put, it’s based on the “You don’t spend what you don’t have” concept, making cuts to fund spending plans.

Forcing the government to balance its books and pay more attention to the national debt sounds great in theory. It’s an approach that helped turn America’s federal deficit into a surplus over the 1990s and the early part of the 2000s.

But of course, the country wasn’t mired in two prolonged military conflicts, nor did it face the worst economic climate in a generation – issues that don’t discriminate when it comes to book-balancing efforts or debt levels.

And at the current rate the government is going, it’s going to have to find a lot of extra pennies buried in the couch – or make some significant cuts – because Obama is clearly determined to spend his way back into prosperity.

There’s No Place Like Home For $275 Billion

With housing however, this fiscally responsible PAYGO approach would have worked wonders for many homebuyers who now find themselves clutching for the last bit of rope. Record foreclosures (up 83% to 2.3 million in 2008, according to RealtyTrac) and slumping property prices (down a record 8.2% in 2008, according to the Federal Housing Finance Board) have eaten into Americans’ wealth and eroded consumer spending, which makes up about two-thirds of the economy.

To combat it, Obama wants to pump $275 billion into the real estate market in order to flatten out its freefall. And as I wrote last week, $75 billion of that housing aid package will go towards allowing homeowners to refinance and lower their monthly mortgage payments in a bid to slow the foreclosure rate.

Whether these efforts will work… time will tell. But check out this interesting nugget from Minyanville:

“While pundits and politicians debate the various aspects of President Obama’s $275 billion housing bailout, one piece of data proves just how misguided federal efforts to revitalize the housing market are: $275 billion could buy more than half of all American homes already in foreclosure.

“Such an undertaking would remove distressed homes from the market and spur community revitalization efforts throughout areas desperately in need of the hope they were promised in November.”

The housing recovery isn’t going to happen anytime soon. With the foreclosure rate still rising (up 18% in January), it’s still squashing prices. And with home demand very weak, there’s a big supply of excess homes on the market.

And that’s crippling this industry…

Trouble For Toll

“The past five months have been among the most difficult in U.S. economic history.”

And the award for “Most Obvious Statement” goes to…

Robert Toll, CEO of fallen homebuilder giant Toll Brothers (NYSE: TOL).

Toll was speaking on the back of a 51% plunge in his company’s first quarter revenues – a trend symptomatic among the nation’s homebuilders.

Prospective buyers aren’t buying, amid job security fears. And sellers can’t sell their homes, due to the depressed economy and market. And with the glut of unsold homes on the market and prices falling, homebuilders have no reason (and no money) to build any more. Toll says new home construction is at its lowest level in 50 years.

And profits are tanking. Analysts project a $0.30 per share first quarter loss for the company – but Toll is so concerned about the economy and uncertain about the market that it hasn’t even bothered to issue any guidance itself.

Others aren’t hanging around to participate in the carnage any more…

Insiders Are Bailing On This Builder

Recent SEC filings show that Dwight Schar, founder of NVR Inc. (NYSE: NVR) recently cashed in his housing chips, dumping 339,059 shares worth $139 million.

Smart move. He sold at an average price of $409.90 each. The stock’s current price is around $348.

He’s not the only one either. Four other company directors and the CEO have also been busily selling their holdings this month.

One razor sharp analyst called this spate of so-called “cluster selling” (which occurs during particularly weak periods) “a pretty bad signal” for investors (okay, so I’m giving that “Most Obvious Statement” award to him now).

Profit From The Housing Pain

With the National Association of Realtors announcing this morning that existing U.S. home sales defied projections for a rise and dropped by an annual 5.3% in January from December – the lowest since July 1997 – homebuilder stocks are getting knocked around again.

The median home price: Down 14.8% to $170,300 in January – the lowest price since March 2003. And 9.6 months worth of unsold housing inventory.

Whether this marks anything approaching a bottom or not remains to be seen. But in any event, homebuilders that have struggled to turn a profit over the past few years are now closer to going bust instead.

To combat the slide, homebuilders have dumped as much land as they can and trying to load up on cash instead. But in this market, that’s obviously coming at a loss. And when the assets run out… what then in a still-depressed market? Not to mention the debt that many companies have accumulated, due to excess leveraging during the boom times.

On a broad scale, you could take a look at playing the downside of sector ETFs like the SPDR S&P Homebuilders (NYSE: XHB) – already down 55% over the past year.

But if you want to look for downside in individual stocks, focus on ones whose debt-to-equity level is high and/or who are running low on cash. And when insiders are selling, that’s usually a good indication that you should do the same.

Source: How To Send Your Profits Up As America’s Homebuilders Go Down

The numbers offer more evidence of the dismal economic conditions facing President Barack Obama’s administration.

The news confirms a relentless downward spiral for home builders, who have all but shut down building projects as home values plunge and potential buyers stay on the sidelines.

“What you’re seeing is capitulation by home builders,” John Lonski, chief economist at Moody’s Corp. (MCO) told The New York Times. “The news you got today reinforces the view that stabilization of housing starts is well off into the future.”

Housing starts fell 15.5% to a seasonally adjusted annual rate of 550,000 units from an upwardly revised rate of 651,000 units in November, the lowest on record, the Commerce Department reported yesterday (Thursday).

The pace of new-home construction in December was 45% below its levels from a year ago. For all of 2008, the government estimated that 904,300 housing units were started, down 33% from 2007.

A Labor Department report spelled more bad news for the housing market, as the number of Americans filing first-time unemployment claims matched a 26-year high in the week ended Jan. 17. Initial jobless claims increased by 62,000 to 589,000, greater than economists had expected.

“The worst is not over,” Lonski said. “Rising unemployment and tightening credit conditions are worsening the prospects for housing, which by itself suggests that we could be surprised at how poorly the economy performs in the early part of 2009.”

As Money Morningsaid in its 2009 Housing Forecast, skyrocketing unemployment acts like a 1000-pound ball and chain around the neck of the real estate market.

Builders, whose shares have lost 76% of their value over the last three years, are slashing prices to compete with a record number of foreclosed homes coming onto the market, Bloomberg News reported.

“Homebuilders have no choice,” Ryan Sweet, an economist at Moody’s Economy.com, told Bloomberg. “The market is bloated with excess supply and demand is weak. The pace of housing starts will remain depressed until 2011.”

Big homebuilding firms like D.R. Horton Inc. (DHI), Lennar Corp. (LEN) and Toll Brothers Inc. (TOL) are limping along, bleeding cash and fighting for survival. But the downturn isn’t just hurting only big builders anymore.

The malaise is spreading now to the smaller mom and pop builders. Approximately 20% of the nation’s homebuilders have closed their doors.

Hammered by collapsing prices and banks scrounging for cash, even the industry’s brightest stars are finding themselves with their backs against the wall.  Banks are now yanking credit lines from small and mid-size homebuilders even before they miss a single payment, The New York Times reported.

Lenders, for their part, are demanding more collateral to mitigate risk.

That’s what happened to Brown Family Communities, a well-known builder in the Phoenix area. Despite never missing a payment, JP Morgan Chase & Co. (JPM) demanded millions in cash for land on the outskirts of town that had fallen in value. Brown balked and lost the property, ultimately closing his doors.

“The real estate market is gone,” Brown said.

Banks like JPMorgan loaned builders hundreds of billions of dollars to buy up vacant land. Now that buyers in some areas can pick up previously constructed homes for less than it costs to build a new one, demand for new homes has plunged. That means builders’ are no longer able to turn a profit.

Obama’s National Economic Council Director Lawrence Summers said last week the president intends to use between $50 billion and $100 billion of the remaining half of the $700 billion bank bailout fund enacted last year to address foreclosures and bring stability to the housing market.

Source: Homebuilders Give Up as New Housing Starts Hit 50 Year Low

This from Money Morning:

The U.S. housing market is already being pounded by the “perfect storm.” And the outlook for the New Year is for the stormy weather to continue – and probably to get worse.

As if a locked-up credit market and tidal waves of foreclosures weren’t already enough, we’re now watching unemployment climb and consumer confidence plunge.

But even when the housing market is taking on water, there are ways to stay afloat. Indeed, investors nimble enough to maneuver can even make money.

The watchword on this market, though, is caution.  If an investor decides to test the waters, beware of the extraordinary financial undertow.

Here’s a look at what’s happening now, and what the implications there are for investors in the New Year.

Rising Unemployment Feeds into Sinking Demand

The grim reality is that skyrocketing unemployment is a major threat to the recovery of the U.S. housing market.  And consumers shackled with record levels of debt are unlikely to ride to the rescue this time.

Since this recession is expected to be long and deep, economists are projecting high rates of unemployment. And the latest statistics released by the U.S. Labor Department show the crucial jobs market deteriorating at an alarmingly rapid pace.

The U.S. unemployment rate jumped to a 14-year high of 6.5% in October as another 240,000 jobs were cut – an uptick from 6.1% in September and the 10th month in a row the jobless rate has risen. Most forecasts are calling for unemployment to spike as high as 8.5%, which would be the worst showing since 1980.

So far this year, a staggering 1.2 million jobs have disappeared. More than half the decrease occurred in the past three months alone, Money Morning reported in its “Outlook 2009” series economic forecast story. Even worse: A year ago, job cuts were concentrated in the financial-services and homebuilding sectors. Now they’re rising across the board; virtually every part of the economy is feeling the squeeze.

For instance:

• U.S. automaker Chrysler Corp., one of Detroit’s wheezing “Big Three,” is laying off 25% of its white-collar work force of 18,500.
• Appliance maker Whirlpool Corp. (WHR) recently announced it would cut 5,000 jobs to cope with declining sales.
• Worldwide shipping giant DHL, a subsidiary of Deutsche Post AG, is laying off 9,500 people, and threatening to close its U.S. distribution center.
• Onetime Internet search giant Yahoo! Inc. (YHOO) plans to let 1,100 workers go – on top of the 1,000 already jettisoned in January – the result of several botched merger attempts.
• Ailing banking giant Citigroup Inc. (C) heaped more bad news on the financial sector, announcing whopping 50,000 layoffs in the next 12 months.

Layoffs of this magnitude are more than a mere shot across the bow of the housing market – they’re actually a direct hit amid ship. People who are unemployed cannot buy homes. Period. But even consumers who are afraid that they might be joining the jobless ranks are loath to take on the added risk – making them unlikely candidates to buy a new home.

Foreclosures Still Rising

As unemployment climbs, foreclosures will continue to multiply. That only exacerbates an already unappealing combination – more houses being dumped onto the market even as the pool of potential buyers grows increasingly smaller.

RealtyTrac Inc. reported that more than 81,000 homes were foreclosed on in September – 71% increase from the same period just a year ago. For 2008, foreclosures rose to a record 765,558.

“I wouldn’t be surprised to see foreclosures increase as the economy slows down,” said Rick Sharga, RealtyTrac’s vice president of marketing. “The people living paycheck to paycheck are at risk if they lose their jobs. It will cause more people to lose their homes.”

And while foreclosure volumes are outpacing projections, the cumulative losses by banks on bad mortgages may have yet to hit their books.  Since loan losses don’t get recorded until the property is sold, it’s likely there’s a lot of bank-owned inventory that hasn’t been unloaded – meaning there may be more foreclosures out there investors don’t yet know about.

“We are in uncharted waters,” said Brian Bethune, an economist at research firm Global Insight (IHS).

Making the waters even rougher was the decision by Standard & Poor’s Inc. (MHP) to cut the ratings on $34.1 billion of “Alt-A” residential loan packages that had been issued in 2006 and 2007.  Alt-A mortgages are those written with little or no documentation, i.e., without proof of income or assets. Even worse, S&P put an additional $351.7 billion of Alt-A securities up for possible review reflecting the rating company’s “belief that further declines in home sales will depress prices further and push loss severities higher than we had previously assumed.”

On top of all that, record numbers of borrowers are already “underwater,” or “upside down” on their mortgages, making it more attractive for them to default by simply walking away, than to hang around and drown.

About 18% of homes nationwide are now “upside down,” according to a report from First American CoreLogic.  Almost two-thirds of those homes are in just seven states: Arizona, California, Florida, Georgia, Michigan, Nevada and Ohio. In Mountain House, Calif., an unincorporated planned housing community located in the foothills of the Diablo mountain range, the housing crisis right now has nearly 90% of the homeowners owing more on their houses than they are worth – the highest percentage in the country, The New York Times reported on Nov. 10. The average homeowner is underwater by $122,000, the newspaper said.

Other areas are suffering almost as much: In Nevada, alone, borrowers owed a whopping 89% of the value of their homes.

Despite such dramatic anecdotes, this housing slump is nationwide in nature. It’s more severe than any other such downturn since World War II, mostly because of the risky lending practices that inflated the real-estate bubble in the first place.

The Downdraft in Housing Prices

Meanwhile, while unemployment rises, the downward spiral in housing prices is gaining momentum.

“The No.1 thing that drives housing values is incomes,” said Todd Sinai, an associate professor of real estate at the Wharton School at the University of Pennsylvania. “When incomes fall, demand for housing falls.”

The S&P/Case-Shiller Index of home prices plunged 16.6% in August from the year before, following a 16.3% drop in July. The index has fallen every month since January 2007 (See accompanying chart, “Plummeting Prices.”).

Prices were lower in all 20 of the major cities the index covers, with Phoenix and Las Vegas down nearly 31% from last year.

Nationwide home prices have fallen 20.3% since peaking in June 2006.

And the skid isn’t over.

According to Fitch Ratings Inc., U.S. home prices will fall another 8% to 10% before they show signs of stabilizing.  According to a Fitch forecast, the peak-to-trough price decline will be 30%.
And still one other reliable indicator of housing prices seems to confirm that, in many cities, home prices still have further to fall.

According to analysis by Moody’s Investors Service (MCO), Miami houses are right now priced at about 22 times annual rental income – versus an average of just 15 over the past two decades. This suggests that a home currently priced at $350,000 is actually worth only $238,600 – meaning the price would have to drop 32% to reach the fair-value point.

Congressional Missteps

In an effort to help more than 400,000 homeowners avoid foreclosure, Congress came up with the “Hope for Homeowners” program.  Unfortunately, in their infinite wisdom, federal lawmakers designed a program that is almost certain to fail.

The program supposedly makes as much as $300 billion available to at-risk borrowers, enabling them to refinance into a 30-year, fixed-rate loan insured by the Federal Housing Administration (FHA).

The biggest mistake Congress made was to make this program strictly voluntary for participating banks, experts say.

Just as bad: In an effort to make the program more affordable for beleaguered homeowners, it also requires the lenders to write the value of the home down to 90% of its current market value. So in a downtrodden market like Phoenix, if a lender holds a $400,000 mortgage on a home currently appraised at $300,000, the bank would have to settle for a new mortgage worth only $270,000.

Needless to say, the response has been underwhelming.  After four weeks, a whopping 79 people had applied for the program.

Not to be deterred, the Federal Deposit Insurance Corp. (FDIC) is proposing another package, which would extend the terms of at-risk loans from 30 years to 40 years, with interest rates as low as 3.0%.  Housing payments for delinquent borrowers could not exceed 38% of gross monthly income.

In order to sweeten the pot for lenders, the government would share as much as 50% of the losses if a borrower ended up in default anyway.  In addition, the FDIC would pay servicers who process these new mortgages a fee of $1,000 for each re-worked loan.

FDIC officials estimate that this anti-foreclosure program would cost $24.4 billion, and would prevent 1.5 million of the 2.2 million at-risk homes from falling into foreclosure.

But that also means the taxpayer will be on the hook for half the value of 700,000 mortgages that do fail.

Can you say “fuzzy math?”

Homebuilders on the Ropes

You can probably guess where this leaves the nation’s homebuilders – gasping for air.

D.R. Horton Inc. (DHI), one of the nation’s biggest homebuilders, just wrote down $1.1 billion in land, deposits and inventory in the third quarter, as sales fell by half. The Ft. Worth, Tex.-based company expects to post a fourth-quarter net loss of between $800 million and $900 million, 18 times more than it lost in the fourth quarter a year ago.

Other builders are in similar shape. Pulte Homes Inc. (PHM) and The Ryland Group Inc. (RYL) just reported quarterly losses of $280.4 million and $65.7 million, respectively.

Even Toll Bros. Inc. (TOL), which caters to the high-end buyer, said fourth-quarter revenue fell 41% from the same period last year.

The Forecast for 2009: More Pain Before Any Gain

No matter what happens in the U.S. housing market, until a large inventory reduction takes place, housing prices will not stabilize.

In a recent Forbes magazine column, A. Gary Shilling, president of an economic consulting firm of the same name, said the worst is yet to come. Says Schilling: “Excess inventory, the mortal enemy of prices, now amounts to 1.8 million homes, which is a huge number relative to the net demand (new families minus departures due to deaths and moves to nursing homes) which is only 1.5 million a year.”

And one of the architects of the U.S. housing debacle – former U.S. Federal Reserve Chairman Alan Greenspan – is also downbeat: “At a minimum, stabilization of home prices is still many months in the future,” Greenspan said in an October speech.

The question that needs to be answered, then, is this: In the current atmosphere, does anyone believe we actually need homebuilders to add even one new home to the market?

Some pundits claim this may be a golden opportunity to short U.S. homebuilders. Even though they’re already down 80% from their highs, the deadly combination of skyrocketing unemployment, deflating prices and tight credit continue to spell further pain for the industry.

Short sellers would obviously look at any of the companies mentioned above. They might also consider iShares US Home Construction (ITB), the prominent exchange traded fund (ETF) for the group. However, any such move would have to be made with extreme caution.

The reason: All bets are off if the new Barack Obama Administration implements a moratorium on mortgage foreclosures. There’s also the possibility that Obama will be able to shepherd through any one or more of the proposed mortgage guarantee programs now on the table.

Those kinds of moves could provide a boost to homebuilders and leave short sellers in the grips of an uncomfortable squeeze – just like the millions of homeowners saddled with mortgages they can no longer pay.

Source: New Year U.S. Housing Market Forecast: No Gain, More Pain