Monday, November 5, 2012

South Florida Bankruptcies Up


South Florida Bankruptcies Up 
South Florida experienced a sharp increase in personal bankruptcies in October, a sign that banks are resuming efforts to foreclose on delinquent mortgages, local attorneys say. Filings jumped nearly 19% in a month in Broward, Palm Beach and Miami-Dade counties after they declined in September by 11.5%. There were more filings in October than even in August, when bankruptcies increased by 7%, according to records released Thursday by the US Bankruptcy Court in Miami. Overall, personal bankruptcy filings were down 6% in South Florida from a year ago -- which shows that the local economy continues to rebound from the worst economic times since the Great Depression. In the months ahead the improving economy may also further lower the number of bankruptcies -- even more than October's 6% drop from last year, suggested South Florida attorney Tim Kingcade. But the recovery hasn't been strong enough to save some strapped families. The struggling include contractors, doctors and o ther affluent South Floridians who never thought they would be unable to pay all their bills, said Plantation attorney Langley. "They've just been crushed by this economy," he said. Like other South Floridians many have been forced to take pay cuts and now can't afford their hefty mortgages and other bills, Langley said.

Service sector down

The Institute for Supply Management said its services index eased to 54.2 last month from 55.1 in September, shy of economists' forecasts for 54.5, according to a Reuters survey. A reading above 50 indicates expansion in the sector. The forward-looking new orders gauge fell to 54.8 from 57.7, but the measure of employment gained to 54.9 from 51.1. The vast services sector has fared better than its manufacturing counterpart, which contracted during the summer. Still, this was the first time since June that the rate of growth in services firms has cooled.

Housing crisis from Sandy

A housing crisis loomed in New York City as victims of superstorm Sandy struggled on Sunday without heat in near-freezing temperatures, and officials fretted displaced residents would not be able to vote in Tuesday's presidential election. Fuel shortages and power outages lingered nearly a week after one of the worst storms in US history flooded homes in coastal neighborhoods, leaving many without heat and in need of shelter in New York and New Jersey. Mayor Michael Bloomberg said 30,000 to 40,000 people in New York City alone would need housing, including around 20,000 from public housing. "We don't have a lot of empty housing in this city. It's a problem to find housing. We're not going to let anybody go sleeping in the street," Bloomberg said. "But it's a challenge and we're working on this as fast as we can." US Homeland Security Secretary Janet Napolitano said on Sunday federal agencies are looking for apartments and hotel rooms for people displaced by S andy. "Our goal is to try to get people out of the shelters," Napolitano said at a news conference in New Jersey with Governor Chris Christie. Overnight, at least two more bodies were found in New Jersey - one dead of hypothermia - as the overall North American death toll from Sandy climbed to at least 111. "People are in homes that are uninhabitable," New York Governor Andrew Cuomo said at a news conference.

US firms flock to 3rd world - Europe

US corporations have been flocking to Asia in search of lower wages for quite some time. The toll taken on middle-class Americans is not to be underestimated, as documented by GlobalPost's "America the Gutted" series. But Asia isn't the only locale with low-cost conditions — especially with aeuro zone debt crisis sweeping the continent. That's right folks. Widen that belt around the developing world, cuz its belly is getting bigger. Ireland and Poland are among the locales gaining popularity among potential outsourcers, notably legal outsourcers. White & Case, a major US law firm, recently announced that it would like to open a business and legal support center in either Belfast or Poland. "We have a support hub in Manila and now we're looking at building another one in Europe, which may provide legal services support as well as back office," White & Case chair man Hugh Verrier told legalweek.com. Two other law firms, Allen & Overy and Herbert Smith, have also recently set up shop in Northern Ireland. Also important to note is that at this stage in the outsourcing game, it's not just money that is calling the shots. Major US law firms have started outsourcing domestically, or "Amerisourcing," in lower cost US cities like Nashville and Wheeling, W. Va. No matter how much money can be saved in New Delhi, many firms find that they are simply more comfortable being able to keep a closer eye on what's going on. In Europe, especially in Eastern Europe and parts of the hard-hit euro zone, outsourcers find skilled workers and flexibility in addition to low labor costs and tax breaks. That's a pretty good deal. Ireland isn't new to outsourcing, either. Indeed, an influx of global companies helped earn the country its title "Celtic Tiger" during the 1990s, when Ireland's growth rate was between 8 and 9%.

Olick - what Friday's job report says about the housing market

Any jump in jobs is good for housing, and October's gain of 171,000 is no different. One of the biggest barriers to entry for potential home buyers, new and move-up, has been uncertainty in employment. So this positive report can only add to rising consumer confidence and wealth. When you dig down into the numbers, however, you can see where the numbers are not quite as rosy as some would hope for both home buyers and builders. While overall construction added 17,000 jobs in October, residential-building construction employment fell by 2,000. Residential specialty contractor jobs increased by 6,700, which speaks to the real root of today's housing recovery. All-cash investors are leading the gains; they buy distressed properties and then repair and remodel them to turn them into rentals. It's no wonder remodelers are seeing greater gains than the home builders. An industry index of remodeling finally climbed into the positive in October, making a significant jump to its highe st level since the end of 2005. Both current conditions and future expectations saw gains on the National Association of Home Builders' remodeling index (RMI). The builders claim it is not just investors, but a result of rising home equity. “The strength of the RMI, especially in owner-occupied properties, shows that home owners are investing in remodels as home prices stabilize,” said NAHB Remodelers Chairman George Moore Jr., a remodeler from Elm Grove, La. “As owners become more confident that investments in housing will hold their value, they are beginning to undertake projects to improve their comfort that they had been putting off.” While any construction is better than no construction, housing analysts focus more on home building than remodeling, as the nation's home builders contribute more to the overall economy, with more jobs and materials. Home builders have ramped up production dramatically, as they rise from the ashes of the housing bust . Housing starts and permits are up significantly from the bottom, and the public builders are all reporting at least double-digit gains in new orders. They still, however, need to see more demand from their historically strong cohort, the first-time home buyer. Those younger Americans are seeing employment gains, but are still proportionally harder-hit than the rest of the work force. "Among 25-34 year-olds, the prime age group for housing demand, 75.1% were employed in October, up from 74.9% in September and from 73.6% in October 2011,"" notes Jed Kolko of Trulia.com, a real estate sales and information website. "For this age group, the unemployment rate was 8.3% in October, down from 9.7% one year ago – an even bigger drop than for the economy overall. Labor force participation increased for this key group." The downside in October's jobs report, however is that job growth in what Kolko calls “clobbered metros” was just 0.5% (annualized rate) through Sep tember – behind the national average of 1.6% for the same period. (These figures are annualized 3-month growth rates to September, the latest data released for metros.) Kolko defines clobbered metros as the areas with the biggest price declines during the bust and the highest vacancy rates now: "Job growth there is especially important for housing demand," he notes.

Friday, November 2, 2012

FHA helps with faster loan qualifications

FHA helps with faster loan qualifications

Obama's "foreclosure mistake"

Yale University economist John Geanakoplos said Thursday the failure of President Barack Obama's administration to stem the foreclosure crisis has stymied efforts to restart the economy. "I think that's the biggest mistake of the Obama administration," Geanakoplos said, referring to the administration's failure to convince lenders to reduce the principal on underwater mortgages. "Writing-down interest, as the government did, just produced a bunch of people who re-defaulted anyway." Geanakoplos made his comments at a panel of economists at Yale Law School. He said reducing the principal on mortgages that exceed the value of homes would have made everyone better off by helping borrowers stay in their houses, helping lenders recoup as much money as possible, and helping housing prices recover. But instead, he said, the Federal Reserve has been stuck with the burden of reviving the housing market when it does not have the power to oversee debt in the economy. As a result, he said , the Fed's stimulus measures have been ineffective: "The rich are getting richer. The Fed wants them richer so that they’ll spend a little more money. That’s trickle-down economics." There have been roughly 8 million mortgage foreclosures since the housing crisis began, according to Geanakoplos.

Consumer confidence up

Consumer Confidence rose to 72.2 in October from 68.4 in September; the strongest level since February 2008. Looking beneath the headline, economists at RBS cited in a research note: "The results confirmed the improvement suggested by other October measures of consumer confidence. Though the fiscal cliff appears to be weighing on business sentiment, households have thus far been more resilient. The underlying details of the report were also generally favorable. On net, consumers' assessment of the current labor market ("jobs plentiful" less "jobs hard to get") improved by 3.5 points to -29.1, the best since November 2008. Their view of current business conditions ("good" less "bad") rose by 1.9 points to -16.5, the best since April 2008." Data from the retailers themselves confirms the improved sentiment. October is typically a breather month for spending, falling in between back-to-school and the holiday shopping seasons. Same-store sales, excluding Wal-Mart (WMT) rose 4.7% in October versus estimates of 4.3%, with luxury and discount stores posting stronger gains. Economist Chris Christopher of IHS Global Insight called the numbers a "positive signal for holiday sales." In a client note Christopher states: "The recent news on the consumer front has been favorable. The unemployment rate has fallen below 8.0%, personal income gains have been favorable, the housing marketing is looking brighter, pump prices started falling, and consumer mood is elevated. This is a good report. It serves as a positive signal that the holiday retail sales season is looking significantly brighter. We expect holiday retail sales to rise 4.5% above last year, not as strong as the past couple of years, but a solid showing."

FHA helps with faster loan qualifications

While mortgage giants Fannie Mae and Freddie Mac make people wait seven years after a foreclosure, the Federal Housing Authority (FHA) will approve loans after three years, providing the buyer has established good credit and the ability to pay the mortgage. "There's definitely a movement of folks who have had a foreclosure to re-emerge and re-engage in the market," said Dustin Hobbs of the California Mortgage Bankers Association. He said brokers have picked up on the trend. "It helps the housing market," said Guy Schwartz of CMG Financial, which handled the Davises' mortgage. The FHA, which is self-supporting, provides mortgage insurance for loans with low down payments and more flexible household income requirements. "An FHA loan is a good option for those who can qualify," said Paul Leonard, California director of the Center for Responsible Lending. And there couldn't be a better time to try, he said. "We are at near substantial price corrections," he noted. That and low in terest rates present "kind of a historic opportunity if people can qualify," he said. But it's not clear whether there's a flood or a trickle of new borrowers with foreclosures in their recent past. The FHA said it doesn't have data on how many of the loans it insures involve people who are buying homes after a foreclosure or short sale. Wells Fargo, the country's largest FHA loan originator and servicer, said it doesn't break out those loans. In the first six months of this year, Wells Fargo has made more than $73 billion in FHA-backed loans compared with $47 billion last year, spokesman Jim Hines said.

Unemployment up in final campaign week

The unemployment rate moved higher to 7.9%, setting the stage for a final push to the finish line in the heated presidential campaign. Economists had been expecting the report to show a net of 125,000 new jobs and a steadying of the unemployment rateat 7.8%. Nomura Securities predicted the rate would fall to 7.7%, but most expected no change. A broader measure of unemployment that includes discouraged workers and those employed part-time who would rather work full-time ticked lower to 14.6%. The labor force participation rate, a key metric that measures those working and looking for jobs, edged higher to 63.8% after wallowing around 31-year lows for the past several months. Unemployment for blacks showed the highest increase in the survey, surging to 14.3% from 13.4%. Also, the average duration of unemployment climbed to a 2012 high of 40.2 weeks. President Barack Obama has touted the more than 4 million jobs created since the 2009 economic nadir, while Repub lican challenger Mitt Romney has said pointed out that job creation has been slow and well behind the pace of previous recoveries. Friday's report comes a month after the Labor Department reported a drop in the unemployment rate below 8% that virtually no economists saw coming. There were 114,000 new jobs initially reported in September, but that number was revised up to 148,000 Friday. The September rate drop prompted criticism and charges that the government was manipulating the data to boost Obama's election fortunes.

Olick - homeowners to save on deductibles

"The fact that Hurricane Sandy was downgraded to a 'Post-Tropical Cyclone' before it made landfall on the East Coast will save homeowners potentially thousands of dollars in home insurance deductibles. New Jersey’s Department of Banking and Insurance Acting Commissioner Ken Kobylowski communicated that to the insurance industry Tuesday night and New York’s Governor Andrew Cuomo announced the same Thursday morning. 'Homeowners should not have to pay hurricane deductibles for damage caused by the storm and insurers should understand the Department of Financial Services will be monitoring how claims are handled,' Governor Cuomo said in a release. How is a hurricane deductible different from your basic homeowner policy deductible? It is based on a percentage of your property’s insured value, and it can be up to 5%. So let’s say your home is insured for $300,000. That’s a $15,000 deductible, which is likely far higher than your regula r deductible. The average homeowner deductible is between $500 and $1000. 'We have informed the insurance industry that hurricane deductibles are not triggered because Sandy did not have sustained hurricane-force winds when it made land in New York,' noted NY’s Superintendent of Financial Services Benjamin Lawsky in the release. 'We will be working with insurers to help them respond as quickly as possible to homeowners who need to file claims. And we will be sending our mobile command center to hard hit areas to help consumers with insurance questions and problems.' There is very specific language in homeowner insurance policies in terms of hurricane deductibles. Usually the storm has to reach specific wind speeds to trigger the deductible. A state governor couldn’t necessarily override that private contract. 'The way the insurers look at it is that this is a private contract between the insurer and the policy holder, and the policy as written is going to be enfo rced,' noted Michael Barry of the Insurance Information Institute. 'In this case Sandy does not appear to have reached the threshold to activate the hurricane deductible.' The insurance companies probably didn’t need Governor Cuomo’s directive as such, since they were already doing their own assessments immediately following the storm. 'We have done a review of the best available National Weather Service data and compared that to our language, and we have determined that the hurricane deductible will not apply in those states,' said State Farm spokesman Phil Supple. As for how much the difference in the deductibles will cost the nation’s insurance companies, that is impossible to calculate at this point, as the companies are still waiting to get in to the hardest hit areas and tally the damage. It is also, as Supple added, 'moot' to do any figuring, as they higher deductible clearly doesn’t apply.

Saturday, July 7, 2012

New Jersey's new foreclosure law

New Jersey's new foreclosure law

In response to the increasing number of foreclosures in New
Jersey, a new law written by Assemblyman Gary Schaer of the 36th
Legislative District, will provide critical protections to ensure
homeowners are not preyed upon at their most vulnerable time.
When facing the potential loss of their home, many people seek
out the services of foreclosure prevention companies. The
Foreclosure Rescue Fraud Prevention Act requires mortgage
foreclosure consultants to adhere to stringent rules and
guidelines when providing services to individuals facing the loss
of their home.  Schaer explained that the new law requires that
these consultants be "experts, with documentation and education
behind them."  The new law seeks to protect residents from the
potential fraudulent acts of foreclosure rescue companies by
requiring such companies to post a bond with the Department of
Banking and Insurance before conducting any business in the State
of New Jersey. The law also provides contract rights for owners
of financially distressed residential property who contract with
foreclosure consultants.  The salient points of the law require
that the contract for services be in writing and must contain
disclosures and notice requirements in 14-point boldface type;
may be canceled at any time until every service has been
performed and the prescribed relief secured; and that fees may
not be collected prior to the completion of all agreed upon
services and the securing of the distressed property.
Additionally, the law prescribes specific civil penalties for
foreclosure consultants who violate its provisions.

Disappointing jobs report, unemployment up

The US economy created just 80,000 jobs in June and the
unemployment rate held steady at 8.2%, reflecting continued slow
growth in the economy with the presidential election just four
months away.  The Bureau of Labor Statistics said private
payrolls increased 84,000, while the government lost 4,000 jobs.
Economists expected job growth of about 100,000 and the
unemployment rate to be unchanged, though many had increased
their forecasts based on some recent indicators.  With yet
another month of weak employment growth, the second quarter marks
the weakest three-month period in two years.  May's weak initial
69,000 report was revised upward to 77,000, which made the June
number essentially flat.  A measure of unemployment that includes
discouraged workers ticked higher to 14.9%, its highest level
since February, while the labor force participation rate stayed
near a 30-year low at 63.8%.  Unemployment for blacks surged to
14.4% — the highest level of 2012 and up from 13.6% in May —
while the 11.0% rate for Latinos was unchanged over May but also
at a high for the year.

Olick - is the rental market overheating?

The still faltering housing recovery, tight credit, lackluster
employment growth and overall weak consumer confidence has kept
demand for apartments high, despite historic housing
affordability.  That, plus a shortage of supply, means rents are
going higher, increasing at their fastest pace since the fall of
2007, according to Reis Inc., which expects rent growth to
accelerate even more as vacancies tighten.  How tight are
supplies? Less than five% of the national apartment supply was
vacant this past spring, according to Reis. That’s only the
third time that’s happened in over thirty years.  “The target
renter demographic (younger Americans) has seen what’s happened
in home buying, and the ease of just writing a monthly check is
compelling,” says analyst Alexander Goldfarb at Sandler
O’Neill.  For investors in apartment REITs (real estate
investment trusts), that means higher returns. For buyers in the
space, however, that means pricier properties, and smaller
gains.

While some analysts believe the space is overheated, Goldfarb
notes that given incredibly low financing today make apartments a
good buy overall, even in the pricey coastal markets.  “What
people never say is, let’s put it in context. You’ve got a
ten-year [US Treasury bond yield] under two%, so if you go back
to the 2006 peak, the ten-year was around 5-6%…so while
absolute valuations are back to historic peaks, the cost of
financing is a lot cheaper, so people can still make money buying
at current prices,” explains Goldfarb.  He does, however, like
the sunbelt over the coastal markets, as prices there are not as
high.  Post Properties focuses on the sunbelt, with 30% of its
portfolio in Atlanta, which has very little supply and high
demand due to a surge in foreclosures.  “We still love the
apartment sector,” says Mitch Roschelle of PwC, citing the
falling home ownership rate. “We’re going to have, for the
foreseeable future, an excess of people who want to rent versus
apartments that are available.”

Still he cautions that investors looking to the future may move
away from the pricey apartment market and toward office,
“because they think that offices may be the next story down the
road.”  The office space is still struggling to find its
footing, especially in the smaller, inland markets.  “A shift
in improving investor sentiment across the office sector is
really a function of the fact that apartments are sort of
yesterday's story. They're overbought,” warns Roschelle.
Analysts at Reis also warn that supply in the apartment sector is
coming fast. They estimate 70,000 units to come online in 2012,
double the rate of 2011, and around 150,000-200,000 in 2013.
“While this kind of supply growth need not push apartment
fundamentals back into contractionary territory, it is important
for individual investors to consider how greater competition in
specific submarkets caused by the proliferation of apartment
rentals will impact their property’s or portfolio’s
performance,” notes the Reis report.

Bankruptcies down

The number of US businesses and consumers filing for bankruptcy
fell 14% in the first half of 2012 and could end the year at the
lowest level since before the 2008 financial crisis, according to
data released yesterday.  New bankruptcy filings fell to 632,130
in the first six months of the year compared to the same period
last year, according to Epiq Systems, which manages documents and
claims for companies in bankruptcy.  The number of businesses
filing for bankruptcy dropped 22% to 30,946 and the number of
consumers seeking court protection from creditors fell 13% to
601,184.  Gerdano attributed the decline to low interest rates,
which have been kept at rock-bottom levels since the financial
crisis by the US Federal Reserve.  Despite the drop in filings,
there have been several large bankruptcies this year, including
photography icon Eastman Kodak, textbook publisher Houghton
Mifflin Harcourt Publishers, and Hostess Brands, the maker of
Wonder Bread and Twinkies.

WSJ - why so few sought foreclosure redress

US bank regulators didn't work hard enough to make sure the
public understands a process set up to compensate borrowers who
were subject to foreclosure-processing errors, a federal watchdog
has found.  The Government Accountability Office, in a report
released Thursday, found that the review process designed by the
Office of the Comptroller of the Currency and Federal Reserve has
been difficult for consumers to understand. The report echoed
concerns raised over the past year by several Democratic
lawmakers on Capitol Hill.  An outreach letter sent to consumers,
a website and a form needed to request a review were "written
above the average reading level of the US population, indicating
that they may be too complex to be widely understood," the GAO
found. Without those details, "borrowers may not be motivated to
participate," the report said.  Though the review process was
launched last fall, regulators announced just last month that
borrowers may be eligible for up to $125,000 per consumer,
depending on the severity of the error. The bank regulators'
compensation system is separate from a $25 billion settlement
that federal and state officials announced earlier this year to
settle foreclosure-abuse allegations.  Comptroller of the
Currency Thomas Curry didn't dispute the report's conclusions,
and said the agency will work to make sure the forms used by
borrowers are more readable and contain information about how
much money borrowers are in line to receive.

Why central banks can't stop the slowdown

The rate cuts from three major economies yesterday may have
dominated headlines, but it did little to inspire confidence in
global stock markets, which fell as investors took the move to
mean the world economy remains in trouble.  The European Central
Bank and the People's Bank of China both slashed interest rates,
the former to a record low, amid signs that economies in these
regions are still weakening. The Bank of England, whose rates are
already at an all-time low 0.5%, said it would buy 50 billion
pounds ($78 billion) of assets with newly printed money to help
the economy out of recession .  But such actions by central banks
are becoming less effective, says one money manager, who suggests
that policymakers should instead let the economic bust work
itself through the system.  "There's virtually zero chance of
that succeeding," Bill Smead, CEO of Smead Capital Management,
told CNBC Asia's said, referring to pump-priming by the central
banks. He cited the work of Michael Pettis, Finance Professor at
Peking University, who said that when an economy that's dependent
on fixed-asset investment like China unwinds, there are only two
options.  One is to have a "deep and long recession" lasting
three or four years, and the other is to go through 10 years of
zero growth, Smead said. But this will have huge impact on the
prices of all assets across the board, he warned.  Jian Chang,
China Economist of Barclays, agrees that that further moves by
central banks around the world will not be effective in spurring
growth.  "At this point, such central bank moves no long impress
the market. Central banks rate cut may well be perceived as a
sign of panic or desperation," Chang said. "Markets remain
cautious, given the weakening growth momentum seen across the
board in major economies and they doubt the effectiveness of such
monetary easing may have in lifting growth."

WSJ - cities consider seizing mortgages

A handful of local officials in California who say the housing
bust is a public blight on their cities may invoke their
eminent-domain powers to restructure mortgages as a way to help
some borrowers who owe more than their homes are worth.  Eminent
domain allows a government to forcibly acquire property that is
then reused in a way considered good for the public—new
housing, roads, shopping centers and the like. Owners of the
properties are entitled to compensation, which is usually
determined by a court.  But instead of tearing down property,
California's San Bernardino County and two of its largest cities,
Ontario and Fontana, want to put eminent domain to a highly
unorthodox use to keep people in their homes.  The
municipalities, about 45 minutes east of Los Angeles, would
acquire underwater mortgages from investors and cut the loan
principal to match the current property value. Then, they would
resell the reduced mortgages to new investors.

The eminent-domain gambit is the brainchild of San
Francisco-based venture-capital firm Mortgage Resolution
Partners, which has hired investment banks Evercore Partners and
Westwood Capital to raise funds from private investors. The
company's chief executive, Graham Williams, is a
mortgage-industry veteran who helped pioneer lending programs for
low-income borrowers at Bank of America Corp. in the early 1990s.
Its chairman, Steven Gluckstern, is an entrepreneur who once
owned the New York Islanders hockey franchise. Evercore's founder
and co-chairman, Roger Altman, served in the Clinton
administration and is raising funds for President Barack Obama's
re-election effort.  For a home with an existing $300,000
mortgage that now has a market value of $150,000, Mortgage
Resolution Partners might argue the loan is worth only $120,000.
If a judge agreed, the program's private financiers would fund
the city's seizure of the loan, paying the current loan investors
that reduced amount. Then, they could offer to help the homeowner
refinance into a new $145,000 30-year mortgage backed by the
Federal Housing Administration, which has a program allowing
borrowers to have as little as 2.25% in equity. That would leave
$25,000 in profit, minus the origination costs, to be divided
between the city, Mortgage Resolution Partners and its
investors.

Investors holding the current mortgages predict the move will
backfire by driving up borrowing costs and further depress
property values. "I don't see how you could find it anything
other than appalling," said Scott Simon, a managing director at
Pacific Investment Management Co., or Pimco, a unit of Allianz
SE.  A letter sent last week to city leaders from 18 trade
associations, led by the Securities Industry and Financial
Markets Association, warned that such a move "could actually
serve to further depress housing values" by making banks less
willing to lend. The plan's backers are unfazed. "The exact
opposite is true. There's no private market right now," said Mr.
Gluckstern of Mortgage Resolution Partners. "Until you clear out
this problem [of underwater loans], private lending will not come
back."

Thursday, July 5, 2012

WSJ - rents increase, vacancies dry up

WSJ - rents increase, vacancies dry up

Despite the sluggish economy, average rents increased in all 82
markets tracked byReis Inc., a real estate data firm. Average
rents are now at record levels in 74 of those markets and now top
$1,000 a month on average in 27 of them, including Miami,
Seattle, San Diego, Chicago and Baltimore.  The biggest rent
boost of the second quarter was in New York City, where the
average rose to $2,935 per month, up 1.7% from the first quarter.
Apartment rents also increased in markets that have been hard hit
by the economic downturn such as Las Vegas and Phoenix, where
they rose 0.9% and 1% respectively in the second quarter. The
lowest average rent among the markets surveyed was Wichita, Kan.,
where the average was $510 a month.  "The market is in a very
tight position," Reis said in a research report. "There is a
paucity of available units."

The nation's vacancy rate fell during the quarter to 4.7%, its
lowest level since the end of 2001, Reis said. That's down from
4.9% in the first quarter of this year and from 8% in 2009, when
millions of would-be renters were doubling up or living with
family.  With the economy slowly recovering, more people are
looking for their own places. But many are opting to rent rather
than buy due to tighter lending standards—including higher down
payments—and because of concerns about job security.  Market
psychology also has shifted greatly from the boom years, when
buyers were concerned that prices would rise if they didn't move
fast. Today prices are stagnating—or even falling in some
markets—so buyers are asking: what's the hurry?

Reis said that this is only the third quarter in over three
decades that the vacancy rate has been below 5%. When vacancies
fall to this level, landlords typically accelerate rent increases
"and that is exactly what is transpiring," the Reis report
states.  And it's not likely to stop soon. Rents could "spike as
landlords perceive that tight market conditions afford them
greater pricing power over tenants," Reis said.  Values of
apartment buildings are soaring, contrasting sharply with the
single-family housing market. In some cities, investors are now
surpassing peak prices for rental property buildings. "We
continue to be optimistic in both the near and long term for
apartments," said Scott Anderson, senior director of global
real-estate asset management with TIAA-CREF, which spent $800
million on apartments last year and could spend more this year.
"All of the underlying demand drivers are positive. The supply
and demand equilibrium is in a good place. Rents are moving in
the right direction."

Analysts point out that the apartment sector may lose steam if
the economy weakens further and tenants begin doubling up again
or put up more resistance to rent hikes.  Demand for rental
apartments also may fall if some builders succeed with appeals to
move renters into the market for single family homes. Home
builders have begun marketing to renters: PulteGroup Inc., one of
the nation's largest publicly held builders, recently introduced
a line of homes marketed as being more affordable than some
monthly rents.  Another risk: construction. Developers are racing
to deliver new apartment supply, particularly in hot markets
including Washington, D.C, and Seattle. Zelman & Associates
expects 235,000 units to be started this year, followed by
285,000 in 2013and 320,000 in 2014.  Should too many units flood
the market, landlords could be forced to offer concessions to
fill units, such as free rent or flat-screen televisions.
Construction is "a wild card, definitely," says Luis Mejia, the
CoStar Group's director of multifamily research.

Retail down

Retailers reported largely disappointing sales in June, as
consumers pulled back on spending amid concerns about jobs and
the economy.  Thomson Reuters was expecting its same-store sales
index to inch up 0.5% in June, far weaker than a year-ago when
the index rose 6.7% in June.  June tends to be a weaker month on
the retail calendar with fewer reasons to drive shoppers to the
store.  Among the worst results were teen apparel retailers Wet
Seal and The Buckle. Sales declined 9% at West Seal, far deeper
than the projected 7.7% decline that was expected.  At the
Buckle, sales fell 2.5%, compared with estimates that called for
flat sales.

Mortgage applications fall

A sharp drop in demand for government loans caused mortgage
applications to fall 6.7% this past week.  The Mortgage Bankers
Association said the refinance index fell 8% over the previous
week as fewer borrowers obtained government loans. Still, the
HARP 2.0 share of refinance applications is up to 24%, compared
to 20% three weeks ago.  In addition, the seasonally adjusted
purchase index grew by less than 1%, suggesting unchanged demand
in new home loan applications.  Overall, the refinance share of
mortgage activity declined to 78% of total applications, compared
to 79% the previous week.  The average contract, interest rate
for a 30-year fixed-rate mortgage with a conforming loan balance
declined to 3.86% from 3.88%, the lowest rate since the MBA began
tracking rates. The average, 30-year FRM with a jumbo loan
balance declined from 4.12% to 4.08%.  The average interest rate
for a 30-year FRM backed by the FHA declined from 3.71% to 3.69%.
 Meanwhile, the average rate for a 15-year FRM declined from
3.24% to 3.2%, the lowest in survey history.  The average
contract interest rate for 5/1 ARMs declined from 2.81% to
2.76%.

Jobs up, unemployment down - ever so slightly

The U.S. private sector added 176,000 jobs from May to June while
filings for unemployment insurance declined, according to data
released today.  The jobs gain from April to May was revised
upward from the initial estimate of 133,000 jobs to 136,000
positions, according to the latest ADP National Employment
Report.  The report, which was created by HR solutions firm
Automatic Data Processing, is better than expected, with analysts
previously forecasting lower gains of roughly 100,000 jobs. With
the market anticipating a weak ADP report, many were expecting a
bloodbath on Wall Street after the July Fourth holiday. Instead,
the jobs reports were more optimistic than expected.  Most of the
gains were in the small business sector, with companies adding
93,000 positions. Meanwhile, medium-sized and large business
reported gains of 72,000 and 11,000 jobs, respectively.  The
goods-producing sector added 16,000 positions while the
service-producing sector ranked second in terms of growth, with
160,000 new jobs created.  During the same week, jobless claims
from unemployed Americans fell to 374,000 filings, compared to a
revised figure of 388,000 a week earlier.

The total number of people claiming benefits in all of the
programs for the week ending June 16 was 5.8 million, down 20,439
from the previous week.  Employment research firm Challenger,
Gray & Christmas also said the number of planned layoffs for June
hit 37,511, down significantly from 61,887 in May and 41,432 a
year earlier.  Analysts with Econoday reviewed the report,
saying, "Despite indications of slowing business activity, the
report says employers are reluctant to cut their staffs in what
is a good indication for both weekly jobless claims ... and for
Friday's monthly employment report."  The layoffs that did occur
in June occurred mostly in the areas of education and
telecommunications.

Recovery coming?

The quarterly VeroFORECAST, by  Veros Real Estate Solutions,
report projects that in the 12-month period ending June 1, 2013,
prices should improve from last quarter’s 0.86% forecast
depreciation to this period’s 0.26% forecast depreciation.
“We are definitely seeing a flattening for the first time in
years at a national level instead of overall depreciation, which
is a positive sign that the anticipated recovery is upon us,”
said Eric Fox, VP of statistical modeling, analysis and research.
 Phoenix is expected to appreciate the most at 6.4%. Veros stated
the continued growth is based on its reduced housing supply,
which is down by more than 70% from its peak, along with
affordability and low interest rates. Also, the lower
unemployment rate of 7.4% compared to the national rate of 8.1%
was also named as a factor helping the region.  The Reno-Sparks
region in Nevada is expected move in the opposite direction and
depreciated by five%, down further from the 4.7% depreciation
forecast in the prior quarter. The unemployment rate in the
region is 11.5%, and housing inventory is high along with the
mortgage delinquency rates.

Veros reported that Texas, Colorado, North Dakota, South Dakota,
Nebraska, and Oklahoma are strengthening the most, and markets
showing stability include Texas cities such as Houston, Austin,
and Dallas and Denver and Boulder in Colorado.  On the other
hand, inland California and Nevada have eight of the 10 bottom
markets in the forecast. Veros reported that the struggling
regions within the state face extremely high unemployment,
foreclosure and mortgage delinquency rates. Metro areas expected
to disappoint in the coming year are Atlanta, Chicago, and
Philadelphia.  Veros is a provider of enterprise risk management
and collateral valuation services and combines the power of
predictive technology, data analytics, and industry expertise to
deliver advanced automated decisioning solutions.

Forecast for the Five Strongest Markets
Phoenix-Mesa-Scottsdale, Arizona 6.4%
Boise City-Nampa, Idaho 3.8%
Boulder, Colorado 3.6%
Bismark, North Dakota 3.5%
Denver-Aurora, Colorado 3.3%

Forecast for the Five Weakest Markets
Reno-Sparks, Nevada -5%
Fresno, California -4.9%
Bakersfield, California -4.7%
Modesto, California -4.6%
Stockton, California -4.3%

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