Category Archives: Pound Ridge

Fiscal cliff worries may turn USD 10yr swap spreads negative | North Salem NY Homes

Worry about the pending fiscal cliff and its implications for the US sovereign rating are weighing on USD 10-year swap spreads and may be the catalyst that tips them into negative territory.

Swap spreads already tightened to zero following the Federal Reserve’s third round of quantitative easing launched in September before moving back into low single digits.

But it’s the fisal cliff, the pending tax increases and spending cuts that will automatically kick in in 2013 if Congress fails to agree on measures to avert them, that are now spooking investors.

“There are salient concerns over the sovereign credit rating, however I fail to see how an investor would take on the credit of a financial institution (via swaps) over that of the US Treasury (bonds) which negative rates would suggest,” said one swaps trader.

The swap spread is the difference between the swap rate, or the fixed rate of an interest rate swap, and the corresponding Treasury yield. An interest rate swap exchanges a fixed payment for a floating payment and is tied to the London Interbank Offer Rate, or Libor.

In normal conditions, the Treasury yield should be lower than its corresponding swap rate, as government debt is considered to be less risky than bank debt. When Treasury yields are higher than swap rates, swap spreads invert.

The typical catalysts for swap spreads are Treasuries, mortgage-backed securities (MBS) and bond supply. That relationship was demonstrated by the Fed’s QE3, as convexity selling occurred between Treasuries, swap spreads and MBS.

Fixed-rate mortgages are tied to the 10-year Treasury yield. When yields fall, mortgage rates drop in sympathy. However, MBS have negative convexity, which means they cannot rise in price rapidly enough to accommodate the drop in interest rates.

Negative convexity is due to the fact that borrowers have the option to prepay their loan and refinance at a better rate. That increased prepayment risk reduces the price gains and causes the convexity selling.

To smooth out duration, an MBS investor will purchase a longer-dated asset, such as a Treasury or swap rate, facilitating the tightening in swap spreads.

THE NEW NORMAL?

The decline in mortgage rates sparked by QE3 led to heavy selling in swap spreads. That pulled the 10-year spread to zero, although it moved back up by the end of September as MBS repriced.

The 10-year spread has plumbed briefly into negative terrain in 2009 and 2010. Other swap spreads, both USD and in other currencies have also inverted.

In fact, the 30-year swap spread went negative following pronounced selling in 30s in reaction to the Lehman collapse in 2008. The trade was not expected to persist for the long term, but four years later, it remains negative and is considered the “new normal.”

The 10-year swap spread is now expected to track a similar pattern as old worries resurface.

This week, Fitch reiterated its negative outlook on the US AAA rating and urged the government to quickly resolve the fiscal cliff, lift the debt ceiling and put a credible deficit reduction plan into place now that the presidential election is over.

“Failure to reach even a temporary arrangement to prevent the full range of tax increases and spending cuts implied by the fiscal cliff and a repeat of the August 2011 debt ceiling episode would mean that the general election had not resolved the political gridlock in Washington and likely result in a sovereign rating downgrade,” the ratings agency said.

Before the presidential election, the 10-year Treasury yield stood at 1.72% and the 10-year swap rate stood at 1.71%, according to the Federal Reserve website. That saw the 10-year swap spread briefly flirt with negativity.

That in turn suggests the market is pricing in a risk premium to Treasury debt over that of the interbank market.

Supply and demand are other factors affecting swap spreads.

“There has been a reasonably robust issuance calendar, therefore there is demand from hedgers,” the trader said. “I believe that a lot of the movement in spreads is attributable to this element.”

The Bank for International Settlements pegged the size of the interest rate swap market at around $442 trillion in aggregate outstanding in its June 2011 survey.

In the intermediate term, swap spreads will take their direction from the fiscal cliff scenario. If there is no resolution to the event risk, they will move wider as Treasury supply will be reduced.

However, many believe some compromise will be met which will result in some fiscal tightening.

Fix for a sinking fireplace hearth | South Salem NY Real Estate

Q: I live in a Craftsman cottage in Davis, Calif. Like many Craftsman homes, it has a fireplace in the living room with a handsome mantel, a tile surround around the firebox, and a tiled hearth. All appear to be original. My problem: The hearth is sinking.

Currently the hearth sits about 1/2 inch below the hardwood floor. I’ve been under the house to take a look from that angle. The tile appears to be laid on a cement slab, which is supported by 4-by-4-inch posts resting on a couple of concrete piers. I’m not quite sure how to get the hearth back to level with the hardwood floor. I don’t want to break any of the tiles.

What is the best way to elevate the slab to be level with the floor and have the least chance of cracking any of the tiles?

A: We think you may be able to gently ease the hearth back into place using house jacks and two 5-foot lengths of 2-by-12 framing lumber. Then you’ll need to pour new concrete footings and add new posts.

We caution you that this is not a job for the casual do-it-yourselfer. It requires B or B-plus carpenter skills. Also, this type of structural work often requires a building permit and inspections so make sure to check with the city before you get started.

Your first job is to lift the hearth back into place.

House jacks are large screw-type jacks used by house movers to raise houses in order to place large beams under a house for transport via truck and trailer. You’ll need to rent two or three of these. Place one of the 2-by-12s on the ground near the existing piers. The wood base will prevent the jacks from sinking into the ground when lifting the slab.

Next, place one jack at each end of the board and use the jacks to snug the second 2-by-12 against the concrete substrate of the hearth. Make sure the jacks and the 2-by-12s overlap the slab. The upper 2-by-12 will distribute the load evenly across the substrate, lessening the chance of cracked tiles.

Gently turn the screws on the jacks about a quarter turn at a time, alternating jacks in the same order to lift the slab evenly. If the lift is uneven, a third jack should be used to ensure the slab rises evenly. If a third jack is needed, make sure to support it top and bottom with wooden blocks. (A second pair of 2-by-12s isn’t necessary.)

This is a delicate, two-person job — one turning the jacks, the other in the living room monitoring the progress of the lift. If all goes well the substrate will move into level with the floor.

Once the substrate is in place and supported by the jacks, remove the old posts and piers and replace them with new ones. Use the old excavations, but widen and deepen them so they measure 12 by 12 inches square and 12 inches deep. Pour fresh concrete to fill the holes and set new precast piers in the wet concrete, making sure to level the piers side to side and front to back. Let the concrete dry for a couple of days.

Then place a 4-by-4 beam against the slab and support it at each end with 4-by-4 pressure-treated posts nailed to the wooden blocks on the top of each pier with four 16d nails. The finished product will look like an upside-down “U.” Make sure this structure fits tight to the slab by using shims between the slab and the beam.

An alternative to precast piers is to imbed metal anchors into the concrete to accept pressure-treated posts. Pressure-treated material is required for this application because the wood is too close to the ground and is more susceptible to termite or carpenter ant infestation.

Let the new concrete cure for a week. Remove the jacks and the hearth should be level once again for a long time.

A final word: No matter how careful you are, there’s no guarantee that you won’t crack a tile or two, and it’s possible that you’ll end up searching the salvage yards for pieces that match your fine old hearth. Good luck.

Social Media Marketing Has a Major Influence on Moms’ Buying | Pound Ridge Realtor

Want to market to socially-savvy moms? 92% of them buy products based on social media recommendations.

moms and social media Social Media Marketing Has a Major Influence on Moms’ BuyingData from a new study by Child’s Play Communications, specialists in connecting companies with moms, shows that moms are increasingly using social networks to research products. Presented at the Marketing to Moms Conference in Chicago,“How Moms are Using Social Media Right Now — and How You Can Make the Most of It”, also found that Facebook and blogs have the largest impact on their purchasing decisions.

1200 moms who are active on social media sites were asked these questions:

  1. What social media platforms do you currently favor?
  2. How has that changed?
  3. Why?
  4. What social media platforms impact your purchase decisions?
  5. What products do you buy as a result of social media recommendations?

Takeaways:

  • Facebook, Twitter, and blogs are the three most popular social media platforms among social moms.
  • 63% of moms tried Pinterest for the first time this year.
  • 28% would like to try Instagram.
  • Moms are early adopters of social media: Polyvore and Olioboard are among the new services they’re using.
  • 64% of moms are spending more time on Facebook than in the past.
  • 33% of them use Twitter less.
  • 92% of moms buy products as a result of a social media recommendation.
  • 80% say that blogs influence their purchasing decisions more than any other social media sites.
  • Toys are the

Regulators teaming up to build national mortgage database | North Salem NY Real Estate

Two federal agencies are teaming up to create a national mortgage database they say will help them track emerging mortgage and housing market trends and support policymaking and research.

The Federal Housing Finance Agency (FHFA), which regulates mortgage giants Fannie Mae and Freddie Mac, and the Consumer Financial Protection Bureau (CFPB) have signed an agreement outlining the terms of the database’s development, maintenance and funding. An early version of the database, which will aggregate data spanning the life of a mortgage loan, is expected to be complete in 2013.

“This partnership between FHFA and CFPB will create a unique resource that benefits the government and public as we seek to answer important questions about how the housing finance market is evolving and changing,” said Edward J. DeMarco, FHFA’s acting director, in a statement.

CFPB Director Richard Cordray said the database would be a valuable tool for regulators and researchers.

“In order to understand what is going on in the mortgage marketplace and develop appropriate consumer protections, we must have the best facts and data,” Cordray said in a statement.

At least two real estate industry players have set their sights on providing government agencies as well as lenders and secondary mortgage market investors with high-quality analytics products based on public records data and real-time multiple listing service data nationwide: National Association of Realtors subsidiary Realtors Property Resource (RPR) and data aggregator CoreLogic’s Partner InfoNet.

Both initiatives depend on the participation of individual MLSs, which number roughly 900 across the country. Despite some success in MLS adoption, RPR has not achieved the national coverage required by big banks and federal agencies who indicated interest in purchasing analytics from RPR, NAR CEO Dale Stinton told Inman News last week. The initiative has subsequently generated very little revenue and has cost NAR nearly $58 million to date.

“The disappointment is far less about the revenue shortfalls, and far more about the fact that this nationally scaled data could have and still can be a tremendous, reliable, real-time source of market information for the big banks and the federal agencies,” Stinton said.

“They tell us, in plain terms, that this information could considerably speed up the short-sale/foreclosure pipeline clog that has existed for several years and continues to be among the most frustrating aspects of our members’ daily business lives.”

Ben Graboske, CEO of CoreLogic MarketLinx, has declined to disclose how much revenue the company has generated from Partner InfoNet, but has said most of the initiative’s customers are lenders and government agencies.

“All of the big lenders and government agencies are very interested in this data. It’s hard to size the market … but the demand is absolutely there and the demand is absolutely growing,” he told Inman News.

Contract awarded to Experian

Regulators say they’re building their own database in order to track the relative health of mortgage markets and outcomes for consumers; provide insights on consumer decision-making; monitor the volume and performance of mortgage products and identify potential risks; view both first and second-lien mortgages for a given borrower; and understand the impact of consumers’ debt burdens.

The database will not contain personally identifiable information, they said. The database will track a loan from origination through servicing and include the borrower’s financial and credit profile, the mortgage product and terms, the property purchased or refinanced, and the ongoing payment history of the loan.

The agencies will match a nationwide sampling of credit bureau files on borrowers’ mortgages and payment histories with “informational files” from the Home Mortgage Disclosure Act (HMDA) database, property valuation models, and other data files, the agencies said. The data will track as far back as 1998.

On Sept. 27, the FHFA awarded Experian Information Solutions an $11.1 million contract to collect and compile consumer credit record files and merge them with other data sources to build the database.

Updated monthly, the database will fulfill an FHFA requirement under the Housing and Economic Recovery Act of 2008 (HERA) to conduct a monthly mortgage market survey, the agencies said.

They noted that, although the mortgage market is the single largest market for consumer finance, there is a lack of comprehensive data available on a complete, national scale.

“Multiple federal and state agencies, as well as private vendors, collect and maintain information, but there is no single database that contains all information in one place,” the agencies said.

“The creation of the National Mortgage Database will be the first step in a broader strategy to help streamline data for research and policy analysis and to ensure accurate, comprehensive information is more easily accessible for monitoring the market.”

Q3 home prices show strongest growth since 2006 | South Salem NY Real Estate

Home prices and home sales both showed strong annual growth during the third quarter, according to the latest report by the National Association of Realtors.

The national median existing single-family home price jumped 7.6 percent from a year ago, to $186,100 — the strongest year-over-year increase for any quarter since first-quarter 2006, when prices were up 9.4 percent from the previous year.

Sales of existing homes rose 10.3 percent during the third quarter, to a seasonally adjusted annual rate of 4.68 million, up from 4.25 million a year ago.

Median prices posted annual gains in 120 of 149 metros tracked, up from 110 metros showing gains in the second quarter of 2012 and 39 metros with price appreciation during the third quarter of 2011.

Inventory of existing homes for sale was down 20 percent from a year ago, to 2.32 million. The combination of rising prices and tight inventory on a quarterly basis indicate that the housing recovery is settling in, said Lawrence Yun, NAR’s chief economist, in a statement.

“We expect fairly normal appreciation patterns in 2013, but there is a risk of price acceleration if builders are unable to meet the needs of our growing population and household formation,” Yun said.

While NAR attributed some of the price gain to a reduction in the percentage of distressed home sales — only 23 percent of existing homes sold in second-quarter 2012, down 30 percent from a year previous — the trade group stated that “higher prices significantly reflect a market recovery.”

Housing affordability numbers also fared well for the housing market. With a third-quarter national median family income of $61,700, NAR calculated that with a 5 percent down payment, a household would need only $40,900 to afford a home at the third-quarter national median price, assuming a 4 percent mortgage interest rate and 25 percent of gross income devoted to mortgage principal and interest. That home affordability income threshold drops as the down payment percentage rises.

The proportion of first-time buyers didn’t change in the third quarter from last year, but held steady at 32 percent, nearly twice the 17 percent share of investors who purchased homes in the quarter.

The share of all-cash buyers was down on a yearly basis in the third quarter to 27 percent from 29 percent in third quarter 2011.

“The modest decline in first-time buyers and investors shows the impact of limited inventory in the lower price ranges from a shrinking share of distressed homes, which are popular with both groups,” Yun said.

Existing-home sales, third quarter 2012

Seasonally adjusted annual rate4.68 million
% change from third quarter 2011+10.3%
% change from second quarter 2012+3.2%
National median price$186,100
% change from third quarter 2012+7.6%
Share of all-cash buyers27%
Share of investor buyers17%
Share of first-time buyers32%
Share of distressed sales23%

Source: National Association of Realtors

Nearly all U.S. regions saw existing-home sales and prices swell in the third quarter from a year ago — except the Northeast, which saw home prices dip slightly — with the Midwest leading the way with a 17.8 percent year-over-year increase in existing-home sales. The median price in the Midwest also rose in the third quarter from a year ago, up 4.2 percent to $151,100.

The annual pace of sales grew in the South 11.7 percent in the third quarter with median existing-home prices rising 5.7 percent to $165,400.

In the Northeast, sales jumped 9.8 percent on an annual basis, with median prices slipping 0.3 percent to $246,900.

Fighting tight inventory, the West saw the lowest percentage jump of existing-home sales in the third quarter with a 2.1 percent bump from a year ago. The short inventory also translated into a median home price leap of 20.2 percent to $247,400 from a year ago.

October Prices Seen Rising to Six Percent Annually | Pound Ridge NY Real Estate

CoreLogic’s pending sales index indicates that October prices will rising by 5.7 percent on a year-over-year basis from October 2011 and falling by 0.5 percent on a month-over-month basis from September 2012 as sales exhibit a seasonal slowdown going into the winter.

Excluding distressed sales, October house prices are poised to rise even higher, to 6.3 percent year-over-year from October 2011 and by 0.2 percent month-over-month from September 2012. The CoreLogic Pending HPI is based on Multiple Listing Service (MLS) data that measure price changes for the most recent month.

Home prices nationwide, including distressed sales, increased on a year-over-year basis by 5 percent in September compared to September 2011, the biggest increase since July 2006 and the seventh consecutive increase in home prices nationally on a year-over-year basis, according to CoreLogic

On a month-over-month basis, including distressed sales, home prices fell by 0.3 percent in September compared to August*. The HPI analysis from CoreLogic shows that all but seven states are experiencing year-over-year price gains.

Excluding distressed sales, home prices nationwide also increased on a year-over-year basis by 5 percent in September compared to September 2011. On a month-over-month basis excluding distressed sales, home prices increased 0.5 percent in September compared to August , the seventh consecutive month-over-month increase. Distressed sales include short sales and real estate owned (REO) transactions.

“Home price improvement nationally continues to outpace our expectations, growing five percent year-over-year in September, the best showing since July 2006,” said Mark Fleming, chief economist for CoreLogic. “While prices on a month-over-month basis are declining, as expected in the housing off-season, most states are exhibiting price increases. Gains are particularly large in former housing bubble states and energy-industry concentrated states.”

“Home prices are responding to better market fundamentals, such as reduced inventories and improved buyer demand,” said Anand Nallathambi, president and CEO of CoreLogic. “So far this year, we’re seeing clear signs of stabilization and improvement that show promise for a gradual recovery in the residential housing market.”

Highlights:

  • Including distressed sales, the five states with the highest home price appreciation were: Arizona (+18.7 percent), Idaho (+13.1 percent), Nevada (+11.0 percent), Hawaii (+8.9 percent) and Utah (+8.7 percent).
  • Including distressed sales, the five states with the greatest home price depreciation were: Rhode Island (-3.5 percent), Illinois (-2.3 percent), New Jersey (-1.8 percent), Alabama (-1.3 percent) and Delaware (-0.5 percent).
  • Excluding distressed sales, the five states with the highest home price appreciation were: Arizona (+14.0 percent), Idaho (+10.5 percent), Nevada (+9.5 percent), Montana (+8.5 percent) and California (+8.4 percent).
  • Excluding distressed sales, this month only four states posted home price depreciation: Alabama (-3.1 percent), New Jersey (-1.6 percent), Delaware (-1.4 percent) and Rhode Island (-1.3 percent).
  • Including distressed transactions, the peak-to-current change in the national HPI (from April 2006 to September 2012) was -27.0 percent. Excluding distressed transactions, the peak-to-current change in the HPI for the same period was -20.4 percent.
  • The five states with the largest peak-to-current declines, including distressed transactions, are Nevada (-53.9 percent), Florida (-44.7 percent), Arizona (-41.7 percent), California (-37.2 percent) and Michigan (-35.0 percent).
  • Of the top 100 Core Based Statistical Areas (CBSAs) measured by population, 18 are showing year-over-year declines in September, nine fewer than in August.

*August data was revised. Revisions with public records data are standard, and to ensure accuracy, CoreLogic incorporates the newly released public data to provide updated results.

Lewisboro – Pound Ridge Real Estate Update | Assemblyman Castelli Reports

Dear Robert,The investigation is, in a sense, already underway.

As of yesterday, we have been advised that Con Ed expects full restoration of power on November 9th.

NYSEG has indicated they expect full restoration of power by November 7th.

Both of those, I am sure you would agree, are unacceptable.

I have been in contact with the management of both NYSEG and Con Ed, to express our displeasure at the inconvenience and danger this poses to our citizens.

Governor Cuomo has indicated as of yesterday that those restoration times may be shorter, but that will be on a town by town basis.  Gasoline has also run short, as a result the Coast Guard has opened the Port of New York again for deliveries and we expect that to take place hopefully sooner rather than later.

However it should be noted that those gasoline stations which do not operate on their own independent generators will not be able to pump gas until their regular power is restored.

This storm has had a catastrophic effect on the northeast and is many times worse than Hurricane Irene and the previous storms we experienced in the last several years.

Bottled water and dry ice will be available through each town and please contact your town police department to find out the times and locations for those distributions.

I have contacted the Governor’s office every day since this has happened in an attempt to get pressure put on Con Ed and NYSEG to expedite our road openings and power restoration.  As a result, our Governor has issued the sternest response and direction to both NYSEG and Con Ed indicating that their performance is unacceptable and falls short of any reasonable expectation for companies of this size.

He has further directed state interagency monitors and the Commissioners of the Public Service Commission to the headquarters of both facilities to personally oversee their performance and stands ready to employ the National Guard to take over for them if they are incapable of doing their own job.

Please understand that we as elected officials and your municipal officials are doing everything in our power to get these public utilities to do their job properly and while we understand that this is a catastrophic incident, their inability to deal with the problem is another example of their incapability of servicing the citizens of New York and will need to be dealt with in the very near future.

We apologize to you for this terrible inconvenience and please know that from the Governor’s office on down, everyone is outraged by the lack of service by both Con Ed and NYSEG, has expressed that outrage to them every day, in no uncertain terms and will continue to push them to do their job properly for the sake of our citizens.

Respectfully yours,

ROBERT J. CASTELLI
Member of Assembly

P.S. Although both my office and home are currently without power, we are currently able to check my email remotely from the Emergency Operations Centers in each town. As information becomes available, we will update this