Archive for October, 2011
The housing market faces several more years with 800,000 to 1 million new foreclosed properties per year, according to Rick Sharga, an executive vice president with Carrington Mortgage Services.
Sharga recently left RealtyTrac, where he helped build a network that tracked foreclosure filings across the country. Recently, analysts at Bank of America Merill Lynch estimated REO sales would peak until 2013 when nearly 1.5 million properties would be sold.
According to RealtyTrac, there have been 8.9 million homes lost to foreclosure since 2007, the height of the credit crisis.
Sharga said based on lender behavior, he doesn't see a spike happening, rather a slow, steady burn in order to spare home prices from further reductions. Today, roughly 4 million homes sell per year. If 1.5 million REO sold, that would be almost 40% of the market, which would be double the current market share of these properties.
"I think it’s less likely that we’re going to see a 'peak' year in REO sales that looks dramatically different than what we’ve been seeing over the past few years. This is partly due to relatively weak demand, partly due to what I’d call 'inventory control' being executed by the lenders and servicers, and partly due to the fact that foreclosure processing, evictions and redemption periods have all become extended, and often appear to be in a state of flux," Sharga said.
The largest delay came when servicers were found to be improperly foreclosing on homeowners last year. RealtyTrac said the delays, investigations and ongoing attorneys general settlement talks pushed more than 1 million foreclosures that were supposed to occur in 2011 to 2012.
According to Lender Processing Services (LPS: 16.86 +1.87%), mortgages facing foreclosure are delinquent an average of 611 days. Once a foreclosure is initiated, Sharga said it can take as long as 400 days to complete. So, he said, a loan entering foreclosure in December 2011 won't hit the market as an REO until January or February 2013.
"Sales volume will be high in 2012, 2013 and probably 2014 as well," Sharga said. "But it still seems more probable that we’ll see consistently high – yet closely managed – numbers of these sales over several years than it is that we’ll see a huge spike followed by a precipitous drop."
Write to Jon Prior.
Follow him on Twitter @JonAPrior.
Tags: BofA, Carrington, foreclosed, forelcosure, LPS, Merrill Lynch, RealtyTrac, REO, sales, Sharga
Posted in Servicing/Default, Slider, Top Stories | 4 Comments »
Real estate investment trust AvalonBay Communities (AVB: 134.525 -0.27%) reported Monday $107.6 million in funds from operations, or $1.17 a share, for the third quarter, up from $84.6 million, or 98 cents a share, a year ago.
The Arlington, Va., REIT that acquires, builds and manages apartments, attributed the 19.4% increase per share to growing revenue from established multifamily communities. Year-to-date rental revenue was up 5.8% over last year, with total revenue at $253.2 million.
Net income for AvalonBay was $44.8 million, up from $24.7 million in the third quarter of 2010. Earnings per share hit 49 cents for the quarter, up from 29 cents a year ago.
Year-to-date earnings per share was $1.33, down 24.4% from $1.76 in 2010, largely due to declining real estate sales.
The company started construction on four apartment communities during the third quarter. The new projects total 921 apartment homes and development costs of $210.1 million.
AvalonBay reported $759 million in unrestricted cash and cash in escrow, as of Sept. 30.
For the fourth quarter of 2011, the company expects earnings per share in the range of 54 cents to 58 cents. It expects EPS for the full year 2011 to be in the range of $1.84 to $1.88.
Write to Andrew Scoggin.
Follow him on Twitter @ascoggin.
Tags: AvalonBay, AvalonBay Communities, real estate investment trust, REIT
Posted in Origination/Lending, Top Stories | No Comments »
Post Properties Inc. (PPS: 44.37 -0.40%) earned $7.9 million, or 15 cents a share, following solid rent growth and sustained high occupancy.
That compares to earnings of $21.7 million, or 44 cents per share, for the year-ago quarter.
Funds from operations, a common measurement of performance for real estate investment trusts such as Post, was $26.7 million in 3Q, or 52 cents a share, compared to $40.3 million, or 82 cents per share, for the third quarter of 2010. Post beat the Thomson Reuters consensus estimate of 44 cents a share.
FFO for the third quarter of 2010 included a net gain of $20.9 million related to the acquisition of all remaining interests in its Atlanta condominium project, adjacent land and infrastructure and the acquisition of the related construction loans.
In the nine months ended Sept. 30, FFO was $72.8 million, or $1.44 per share, compared to $38.1 million, or 78 cents per share, for the nine months ended Sept. 30, 2010. Post's FFO for the first nine months of 2010 included a noncash impairment charge of $35.1 million primarily relating to its Austin condominium project.
Total revenue for 3Q was $78.6 million, up 7% from $72.9 million in the year-ago period.
Post said the average monthly rental rate per unit increased 5% during the third quarter of 2011, compared to the third quarter of 2010. Occupancy rose slightly, clocking in at 96.7% at its mature communities, or those that have been open and operating at least a year. In the year-ago period, it was 95.8%.
"Ongoing favorable supply-and-demand conditions are prevailing against the uncertain economic environment, and support another increase in our full-year guidance for property operating results and FFO," said Post Chief Executive Dave Stockert.
Last quarter, the apartment developer stated that it began development of apartment communities in Orlando, Fla., and Raleigh, N.C. In total, the company has 1,568 units in five apartment communities and 37,567 square feet of retail space under development with a total estimated cost of $272.1 million.
Post Properties and its subsidiaries develop, own and manage upscale multifamily apartment communities across the U.S.
Write to Justin T. Hilley.
Follow him on Twitter @JustinHilley.
Tags: Atlanta, condominu, FFO, funds from operations, occupancy, occupancy rates, Post Properties, real estate investment trust, REIT, rent, rent growth
Posted in Secondary Market/Investors, Top Stories | No Comments »
Bank of America (BAC: 7.225 -1.03%), the banking giant that acquired subprime lender Countrywide Financial Corp. in 2008, lost a motion in a New York court Monday to consolidate four complaints filed against the bank by different monoline insurers into one action.
The most well-known case involves bond insurer MBIA, which sued Bank of America as a successor to Countrywide. In the suit, MBIA claims BofA, as the acquirer of Countrywide, is liable for misrepresentations that Countrywide made on residential mortgages that were later insured by MBIA as the mortgages moved through the securitization process. The insurer's case is similar to lawsuits filed against Countrywide (BofA) by three other monoline insurers: Syncora Guarantee, Financial Guaranty Insurance and Ambac Insurance.
Bank of America moved to have the cases consolidated into one suit since the complaints involve similar allegations and require much of the same discovery materials and document requests.
The court denied the motion for consolidation on the grounds that the cases are still in the discovery phase and MBIA is much further along in the process. The court held that "consolidation of successor liability claims at this point in the monoline actions' timeline will not prevent undue delay" for Bank of America. However, it would "stand to prejudice the monoline action plaintiffs," the court wrote in its opinion.
On the issue of whether the cases should be consolidated into one action at trial, Justice Eileen Bransten wrote "while it appears the facts suggest enough cohesiveness to warrant one trial, ultimately that issue is best decided at the time for trial."
MBIA, which is further along in its discovery initiatives, lauded the decision Monday.
Company spokesman Kevin Brown said, "we are pleased that MBIA’s successor liability claims against Bank of America for Countrywide’s fraud and breach of contract will be permitted to continue without further delay.”
Write to Kerri Panchuk.
Tags: Ambac Insurance Corp., Bank of America, Countrywide, Financial Guaranty Insurance Co., MBIA, monoline insurer, Syncora
Posted in Secondary Market/Investors, Top Stories | 1 Comment »
The head of Freddie Mac's multifamily division projects that the asset class needs $1 trillion in capital over the next decade.
That is $100 billion every year earmarked to build 10 million additional apartment units over the next 10 years.
David Brickman, senior vice president of the government-sponsored enterprise's multifamily division, said financially stressed households will be forced into rental markets, only to compete with new households who are unwilling to buy.
"In fact, the decline in the homeownership rate has been sharpest for those household heads under 30 years of age," writes Brickman in a Freddie Mac blog post. "For every 1% that the current homeownership level of 66% decreases, 1 million individuals become renters."
The economic uncertainty pushed 1.4 million families into rentals between the middle of 2010 through mid-2011. In the last two years, Brickman said few new apartment buildings were built. Further, the median age of standing apartment buildings is around 40 years.
New construction on large high-density housing would help stimulate community finances, he added.
"This is good news for America because rental housing makes economic contributions to the community by creating jobs and providing residents that can support local businesses," Brickman said.
Write to Jacob Gaffney.
Follow him on Twitter @jacobgaffney.
Tags: freddie mac, multifamily
Posted in Secondary Market/Investors, Top Stories | 1 Comment »
The Law Offices of Marshall C. Watson, a Florida-based foreclosure law firm that paid $2 million to settle an attorney general investigation into the firm's operational processes earlier this year, is laying off staff members and hiring new employees for its compliance division.
"To streamline our processes and minimize inefficiencies, the firm has had to eliminate temporary and overlapping positions," according to a spokesperson for the firm. "We are, however, adding positions to our compliance department as part of our continuing commitment to providing quality service to our clients."
Marshall Watson would not elaborate on how many positions were cut from the firm's payroll. However, sources put the number somewhere around 20 to 30 positions.
Earlier this year, the firm agreed to pay $1 million to Florida after the state AG reviewed complaints over the firm's handling of foreclosures that were allegedly filed before legal standing was established. The investigation also looked into the work of process servers, affidavits and other documents issued in foreclosure actions.
In addition, the law firm agreed to pay another $1 million to the Florida Bar Foundation to help the group fund its mortgage foreclosure grant program.
As part of its deal with the AG, Marshall Watson agreed to ensure the case filed always has the original note or a lost-note affidavit, as well as an original mortgage or a copy of the recorded mortgage and documentation establishing that the loan and mortgage are in default.
Write to Kerri Panchuk.
Tags: affidavits, Florida Attorney General, legal standing, Marshall C. Watson, State of Florida
Posted in Servicing/Default, Top Stories | No Comments »
Private mortgage insurers represented by the Mortgage Insurance Companies of America wrote $4.9 billion in new business September, down 29% from $6.9 billion the same month a year ago.
Last month, MICA wrote $5.7 billion in new business.
MICA reported its member companies — including Genworth Mortgage (GNW: 7.77 -0.38%), Mortgage Guaranty Insurance Corp. (MTG: 3.785 -2.20%), Radian Guaranty (RDN: 2.46 -5.02%), and Republic Mortgage Insurance Co. (ORI: 9.74 +1.88%) — had $477 billion in primary insurance in force in September. That is down 38% from nearly $773 billion in September 2010.
Defaults outpaced loan cures in September with MICA reporting that insurers under its umbrella had 38,719 loan defaults insured by the industry, down 41% from 65,481 the same month a year ago. The organization reported 31,129 cures, down 46% from 57,720 a year ago.
Almost 25,000 borrowers used private mortgage insurance to buy or refinance a home, a fall of 24% from 32,554 last September. Member companies received nearly 28,000 applications, a fall of 30% from nearly 40,000 applications the same month a year ago.
Today's news of a drop from a year ago in all categories — new business, applications received, defaults, cures, primary insurance in force and the number of borrowers who used private mortgage insurance — comes a week after the Federal Housing Finance Agency removed several key barriers to the Home Affordable Refinance Program to allow more underwater borrowers to move into lower-rate mortgages.
On the same day, Genworth said it would participate in the modified HARP and MICA endorsed the changes.
Write to Justin T. Hilley.
Follow him on Twitter @JustinHilley.
Tags: cures, defaults, Federal Housing Finance Agency, FHFA, Genworth Mortgage Insurance Corp., HARP, Home Affordable Modification Program, loan applications, MICA, Mortgage Guaranty Insurance Corp., Mortgage Insurance Companies of America, private mortgage insurance, Radian Guaranty, refinance, Republic Mortgage Insurance Co.
Posted in Origination/Lending, Top Stories | No Comments »
The government's revamped mortgage refinance program may be somewhat of a boon to the hardest-hit housing markets because they have the largest share of borrowers in negative equity, but the plan isn't a panacea for all that ails the housing market, CoreLogic (CLGX: 14.56 +0.62%) said Monday.
"Time will reveal the true impacts of HARP 2.0, but it is certain that many more borrowers will benefit than would have otherwise," CoreLogic wrote in its report. "The impacts will be targeted to housing markets and local economies that are the hardest hit by the housing collapse, as these are the markets with the largest shares of insufficient and negative equity borrowers."
The real estate data and anlaytics firm warned HARP 2.0 fails to address two of the issues plaguing the housing market today: the number of distressed borrowers and the nation's shadow inventory.
The program is limited in that it helps certain areas of the market and provides a boost to the government-sponsored enterprises. The reason for this is the fact that refinanced Fannie or Freddie mortgages reduce the default risk for the GSEs, as well as future delinquency risks.
For example, Florida and Nevada, two of the states with the highest levels of homeowners in negative equity, stand to gain disproportionately compared to stronger markets. Nevada and Florida rank 1st and 3rd for the highest levels of negative equity, 60% and 45% respectively, and account for 2.3 million, 21%, of the underwater mortgages nationally.
"In those same two states, the share of loans that are current in the GSE portfolio is significantly lower than in the overall GSE portfolio. Florida and Nevada loans in the GSE portfolio are current at rates of 85% and 87% respectively, while the GSE average is approximately 93%," said the report.
CoreLogic said about 2 million new transactions will enter refinancing after HARP 2.0.
"With the origination market estimated to be between $1.1 trillion to $1.2 trillion for this year and assuming similar volumes next year, the effect of HARP 2.0 could be a 15% boost in volume next year that would otherwise have been unlikely to happen," CoreLogic wrote. "Of course, any increase in mortgage rates in 2012 or 2013 will dampen the impact."
Despite some of the positive impacts of the plan, CoreLogic noted that the program will not significantly reduce strategic defaults.
"This is because the program only offers the potential of lower payments but doesn't reduce principal, so borrowers will continue to hold mortgages that are significantly higher than the values of their homes," according to CoreLogic.
And since borrowers have to be current on their existing loans to qualify for HARP, the program will not reduce shadow inventory levels.
"Therefore, there is little direct and immediate benefit to the impacted housing markets in the near term or to the borrowers who are already delinquent. Benefits of HARP 2.0 will be longer term in the form of reduced, new distressed assets," the company said.
Write to Kerri Panchuk.
Tags: borrowers, CoreLogic, distressed borrowers, equity borrowers, foreclosures, government-sponsored enterprises, GSE, HARP 2.0, mortgage refinance program, real estate data, shadow inventory
Posted in Secondary Market/Investors, Slider, Top Stories | 1 Comment »
Zillow (Z: 26.90 +1.05%) will bring its mortgage research tools to AOL (AOL: 15.91 +1.21%) with an expected 2012 launch, the real estate website announced Monday.
AOL's Real Estate and DailyFinance pages will host financial information from Zillow, including a mortgage calculator, real-time mortgage interest rates and personalized loan quotes.
"With historically low mortgage rates, it's more important than ever for home shoppers and homeowners to understand their mortgage options and to shop around for the best rates," according to Zillow CEO Spencer Rascoff.
Zillow is set to announce third-quarter earnings Wednesday after the market close. The Seattle-based company reported a $1.6 million profit in the second quarter after it went public in July.
Write to Andrew Scoggin.
Follow him on Twitter @ascoggin.
Tags: AOL, mortgage calculator, mortgage rates, mortgages, personalized loan quotes, real-time mortgage interest rates, Zillow
Posted in Origination/Lending, Top Stories | 2 Comments »












The economy is down and out, making it difficult for businesses to sell products to cash-strapped, angst-ridden Americans. In turn, those Americans lucky enough to be gainfully employed can't buy new homes, despite historic low prices and rates.
It is only a matter of time before the focus re-returns to offshoring as part of the bigger picture as to why domestic employment levels disappoint.
But some public figures are seeing a silver lining to today's situation. Financial and political gurus are starting to warn policymakers about the perverse effects of offshoring a significant number of American jobs without putting long-term economic principles behind those decisions. While no one can say they support a complete do-over on the subject, they are taking a long, hard look at what offshoring has done to the jobs situation.
After all, if you kill the world's No. 1 economy while trying to build the No. 3 and No. 4 economies, someone will lose for another to gain.
China playing hardball with its currency and winning the trade wars is another factor stimulating discussions. The remaining question is how long will the open borders with no consequences philosophy maintain American businesses and American livelihoods? After all, a race to the bottom in price and quality is just that — a race to the bottom. When did grasping for the bottom of the barrel become a popular American past time? It's not. Hence, all the anger among the populace.
For many, the benefits of getting cheap goods from foreign nations lost its luster in the absence of cheap credit. In the minds of some Americans, these policies are akin to a crumbled pair of cheaply made denim jeans bought at the discounter of your choice. They felt good for a moment at a cheap price, but they shrunk in the washer, and now they wish they'd bought a more robust, longer-lasting pair.
Meanwhile, the cost of creating so much economy abroad is gaining the attention of economists and political thinkers. After all, they can't get people back to work, so buying a home is completely off the radar screen.
Whether its manufacturing jobs, service jobs or call center jobs, the average American is well aware that outsourcing is a common-stay business practice. But it's mostly a nonpolitical issue on both sides of the aisle with the practice justified in the name of cutting overhead, finding more efficient workers and producing cheaper product. Some neo-libs may even see it as helping underdeveloped economies. The only problem is Americans are the ones without jobs, and with that inconvenience, there goes their buying power to energize corporate revenue with their sales.
The fact that a slew of new financial regulations are making their way through the American marketplace suggests even more firms could look outside the states to produce goods. Is anyone in Washington listening? They may be if recent coverage on the topic is heard.
Dennis Santiago, CEO of Institutional Risk Analytics, posted a report online, where he essentially says, "for decades, we have exported jobs by outsourcing first manufacturing and then services gaining cheap goods by ultimately paying for them with the most precious trade good of all: quality of life."
Buying houses is part of that quality of life, but it's an expensive proposition without a strong jobs base.
Donald Trump was recently quoted by Newsmax as saying, "Outsourcing has to stop. Outsourcing and free trade sound like a great thing. There’s only one problem: it’s not fair,” he said. "China in particular isn't fair. China is manipulating our currency, making our products, taking our jobs. They kill us in every way."
Writer Supratim Adhikari suggested in an article he wrote for Technology Spectator that firms are now wary of off-shoring, because it will cost them customer loyalty at home. He claims in the report that despite the cost advantages, some data companies are pulling in the reins to stay focused on the wants and needs of the end-user.
Santiago wrote that "this is a mess we made for ourselves, to be sure. It was fueled by academic theories that valued the unfettered circulation of money far more than the preservation of culture and lifestyle. And so sits one of the world's most important economies suffering from having mined out the hole of the disposable society to the point that it doesn't make a lot of sense to people anymore."
Santiago's suggestion is to repatriate 5% of the U.S. manufacturing and service jobs — a move he believes is necessary to get the U.S. back on track when it comes to jobs and growth.
While he doesn't mention housing directly, it's obvious that housing is the biological child of onshore job creation. Without employment in America, this child ceases to exist.
Write to Kerri Panchuk.
Tags: American jobs, China, housing, long-term economic principles, offshoring
Posted in Commentary | No Comments »