House Price Rises While New Indicator Shows Supply Demand Curve Still Bullish

CoreLogic reported today that existing home sales prices officially recorded in October (probable contract average August) rose 6.3% year over year. Corelogic also collects MLS data on contract prices from which it calculates a pending home sales price index. That index portends that closed sales in November will be up 7.1% year over year. These numbers are within the range of other recently reported US national housing price trend indicators.

The following is an excerpt from the Wall Street Examiner Professional Edition Housing Report. In the current issue, I looked at a new indicator from the NAR that appears to be a decent proxy measure for supply and demand.

The NAR publishes a survey of its members on their perception of buyer and seller traffic. Although no details are given regarding the methodology, the measure appears to be a diffusion index similar to other such industry surveys. What matters is not the absolute level, but the direction of the trend. As stock chartists, we would recognize the beginnings of a bullish trend with the uptick in buyer traffic from a higher low in late 2011 leading to a breakout in January 2012. That surge peaked in March, and has been stable since then. At the same time, seller traffic has continued to downtrend, making lower highs and lower lows.

NAR Index of Buyer and Seller Traffic - Click to enlarge

NAR Index of Buyer and Seller Traffic – Click to enlarge

It’s not surprising that as long as buyer traffic remained below seller traffic, prices remained in a downtrend. The breakout in buyer traffic coincided with the absolute low in the NAR’s national median home price. Two months later, closed sale prices reflected the first surge in price off that low. Buyer traffic leveled off in April, and 2 months later so did prices, dropping since then in the usual seasonal second half decline.

Seller traffic bears watching here. It’s in a position to make a higher low. If sellers return to the market in big enough numbers, that could put a lid on prices or at least slow the rate of growth. To that extent, this is an interesting indicator that can give us advance warning of any change in trend.

Measures of Home Sale Prices- Click to enlarge

Measures of Home Sale Prices- Click to enlarge

The NAR’s data shows median sale price rising from a new low of $154,600 in January to $188,800 in June, where they reached a seasonal peak. Prices broke out from the 3 year base in June, and since have pulled back to the vicinity of the base. In the realm of technical analysis of price patterns, this is normal behavior for the initial stages of an uptrend.

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The Wall Street Examiner Professional Edition Housing Report is a 32 page report chock full of charts, data, and analysis (like that above) that will clarify for you where the US housing market currently stands, where it’s probably headed, and what that means for US financial markets. Prior to founding the Wall Street Examiner in 2000, I spent 25 years in the housing and housing finance industries, including 15 years as a commercial real estate appraiser and market analyst. My experience as both a foot soldier in the trenches of the business and as a macro analyst collecting, charting, and analyzing reams of data for years, gives me a unique perspective on the formation of housing trends, bubbles, crashes, and crunches.  My only goal is to put my experience to use, without bias, for your benefit in trading and investing in the financial markets.

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Lee Adler

I’ve been publishing The Wall Street Examiner and its predecessor since October 2000. I also provide analysis and charts for David Stockman's Contra Corner which I developed for Mr. Stockman. I’ve had a wide variety of finance related jobs in the past 44 years, including a stint on Wall Street in both analytical and sales capacities. Prior to starting the Wall Street Examiner I worked as a commercial real estate appraiser in Florida for 15 years. I also worked in the residential mortgage and real estate businesses in parts of the 1970s and 80s. I have been charting stocks and markets and doing analytical work since I was a teenager. My perspective is not of the Ivory Tower. It is from having my boots on the ground and in the trenches of the industries that I analyze and write about today. 

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