by Calculated Risk on 12/26/2025 02:27:00 PM

Earlier I posted some questions on my blog for next year: Ten Economic Questions for 2026. Some of these questions concern real estate (inventory, house prices, housing starts, new home sales), and I posted thoughts on those in the newsletter (others like GDP and employment will be on this blog).

I'm adding some thoughts and predictions for each question.

Here is a review of the Ten Economic Questions for 2025.

7) Wage Growth: Wage growth was decent in 2025, up 3.5% year-over-year as of November. How much will wages increase in 2026?

The most followed wage indicator is the “Average Hourly Earnings” from the Current Employment Statistics (CES) (aka "Establishment") monthly employment report.

Click on graph for larger image.

The graph shows the nominal year-over-year change in "Average Hourly Earnings" for all private employees.  There was a huge increase at the beginning of the pandemic as lower paid employees were let go, and then the pandemic related spike reversed a year later.

Real wage growth has trended down after peaking at 5.9% YoY in March 2022 and was at 3.5% YoY in November 2025. Although wage growth was close to expectations in November and is trending down.

There are two quarterly sources for earnings data: 1) “Hourly Compensation,” from the BLS’s Productivity and Costs; and 2) the Employment Cost Index which includes wage/salary and benefit compensation. All three data series are different, and most of the focus recently has been the CES series (used in the graph above).

The second graph is from the Atlanta Fed Wage Tracker.   This measure is the year-over-year change in nominal wages for individuals.

By following wage changes for individuals, this removes the demographic composition effects (older workers who are retiring tend to be higher paid, and younger workers just entering the workforce tend to be lower paid).

The Atlanta Fed Wage tracker showed nominal wage growth increased sharply in 2021 and for most of 2022.   In September 2025, the smoothed 3-month average wage growth was at 4.1% year-over-year, down from a peak of 6.7% in July 2022.

NOTE: Due to the government shutdown, the wage tracker has only been updated through September.   It will likely move lower in October and November based on the CES above.

Clearly wage growth has been slowing.  Immigration policy (deportations) might boost wages for some jobs that have been held by undocumented immigrants, but overall I expect to see some further decreases in both the Average hourly earnings from the CES, and in the Atlanta Fed Wage Tracker.  My sense is nominal wages will increase close to low-to-mid 3% range YoY in 2026 according to the CES. Although it is possible that wage growth will increase with a falling participation rate and slower population growth. 

Here are the Ten Economic Questions for 2026 and a few predictions:

• Question #8 for 2026: How much will Residential investment change in 2026? How about housing starts and new home sales in 2026?

• Question #9 for 2026: What will happen with house prices in 2026?

• Question #10 for 2026: Will inventory increase further in 2026?

by Calculated Risk on 12/26/2025 11:29:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Fannie Mae Multi-Family Delinquency Rate Almost to Housing Bust High

Excerpt:

Fannie and Freddie: Single Family Delinquency Rate Increased in November

Freddie Mac reported that the Single-Family serious delinquency rate in November was 0.58%, up from 0.56% October. Freddie's rate is up year-over-year from 0.56% in November 2024, however, this is below the pre-pandemic level of 0.60%.

Freddie's serious delinquency rate peaked in February 2010 at 4.20% following the housing bubble and peaked at 3.17% in August 2020 during the pandemic.

Fannie Mae reported that the Single-Family serious delinquency rate in November was 0.58%, up from 0.54% in October. The serious delinquency rate is up year-over-year from 0.53% in November 2024, however, this is below the pre-pandemic lows of 0.65%.

The Fannie Mae serious delinquency rate peaked in February 2010 at 5.59% following the housing bubble and peaked at 3.32% in August 2020 during the pandemic.

There is much more in the article.

by Calculated Risk on 12/26/2025 08:37:00 AM

Today, in the CalculatedRisk Real Estate Newsletter: Question #8 for 2026: How much will Residential investment change in 2026? How about housing starts and new home sales in 2026?

Excerpt:

Earlier I posted some questions on my blog for next year: Ten Economic Questions for 2026. Some of these questions concern real estate (inventory, house prices, housing starts, new home sales), and I’ll post thoughts on those in this newsletter (others like GDP and employment will be on my blog).

I'm adding some thoughts, and maybe some predictions for each question.

Here is a review of the Ten Economic Questions for 2025.

8) Residential Investment: How much will Residential investment (RI) change in 2026? How about housing starts and new home sales in 2026?

First a graph of RI as a percent of Gross Domestic Product (GDP) through Q3 2025:

We don't have the data yet for Q4 2025 yet, but RI as a percent of GDP will likely be down year-over-year.

by Calculated Risk on 12/25/2025 09:47:00 AM

Happy Holidays!

Here is a High Sierra webcam (it is snowing!)

Best Wishes to All!

by Calculated Risk on 12/24/2025 11:28:00 AM

Today, in the CalculatedRisk Real Estate Newsletter: Question #9 for 2026: What will happen with house prices in 2026?

Excerpt:

Earlier I posted some questions on my blog for next year: Ten Economic Questions for 2026. Some of these questions concern real estate (inventory, house prices, housing starts, new home sales), and I’ll post thoughts on those in this newsletter (others like GDP and employment will be on my blog).

I'm adding some thoughts, and maybe some predictions for each question.

Here is a review of the Ten Economic Questions for 2025.

9) House Prices: It appears house prices - as measured by the national repeat sales index (Case-Shiller, FHFA, and Freddie Mac) - will be mostly flat in 2025. What will happen with house prices in 2026?

he following graph shows the year-over-year change through September 2025, in the seasonally adjusted Case-Shiller Composite 10, Composite 20 and National indices (the Composite 20 was started in January 2000). The Case-Shiller Home Price Indices for "September" is a 3-month average of July, August and September closing prices. September closing prices include some contracts signed in May, so there is a significant lag to this data.

The Composite 10 NSA was up 2.0% year-over-year. The Composite 20 NSA was up 1.4% year-over-year. The National index NSA was up 1.3% year-over-year.

There is much more in the article.

by Calculated Risk on 12/24/2025 08:30:00 AM

The DOL reported:

In the week ending December 20, the advance figure for seasonally adjusted initial claims was 214,000, a decrease of 10,000 from the previous week's unrevised level of 224,000. The 4-week moving average was 216,750, a decrease of 750 from the previous week's unrevised average of 217,500.
emphasis added

The following graph shows the 4-week moving average of weekly claims since 1971.

Click on graph for larger image.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims decreased to 216,750.

by Calculated Risk on 12/24/2025 07:00:00 AM

From the MBA: Mortgage Applications Decrease in Latest MBA Weekly Survey

ortgage applications decreased 5.0 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending December 19, 2025.

The Market Composite Index, a measure of mortgage loan application volume, decreased 5.0 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 6 percent compared with the previous week. The Refinance Index decreased 6 percent from the previous week and was 110 percent higher than the same week one year ago. The seasonally adjusted Purchase Index decreased 4 percent from one week earlier. The unadjusted Purchase Index decreased 6 percent compared with the previous week and was 16 percent higher than the same week one year ago.

“Overall mortgage application volume fell last week, despite the slight decline in mortgage rates,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “MBA expects the trends of a softening job market, sticky inflation, elevated home inventories, and steady mortgage rates will persist into the new year.”

Added Fratantoni, “Purchase application volume last week was 16 percent higher than a year earlier. We are forecasting continued, modest growth in terms of home sales in 2026.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) decreased to 6.31 percent from 6.38 percent, with points decreasing to 0.57 from 0.62 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
emphasis added

Click on graph for larger image.

The first graph shows the MBA mortgage purchase index.

According to the MBA, purchase activity is up 16% year-over-year unadjusted. 

Red is a four-week average (blue is weekly).  

Purchase application activity is still depressed, but solidly above the lows of 2023 and above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index increased from the bottom as mortgage rates declined, but is down from the recent peak in September.

by Calculated Risk on 12/23/2025 07:36:00 PM

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Wednesday:
• At 7:00 AM ET, The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

• At 8:30 AM, The initial weekly unemployment claims report will be released.  The consensus is for 225,000 initial claims, up from 224,000 last week.

NOTE: The NYSE and the NASDAQ will close early at 1:00 PM ET.

by Calculated Risk on 12/23/2025 02:39:00 PM

From Intercontinental Exchange: ICE First Look at Mortgage Performance: Seasonal and Calendar Factors Drive Rise in November Delinquencies

Intercontinental Exchange, Inc. (NYSE:ICE) ... today released the November 2025 ICE First Look at mortgage delinquency, foreclosure and prepayment trends.

“While the topline delinquency numbers show a sharp increase, we’ve seen comparable spikes in prior years when November ended on a Sunday and scheduled payments didn’t post until early December,” said Andy Walden, Head of Mortgage and Housing Market Research at ICE. “Overall performance was in line with what historical patterns would suggest. That said, December data will be important to watch to confirm how quickly borrowers recover from this temporary uptick.”

Key takeaways from this month’s findings include:

• Delinquencies rose: The number of past-due mortgages rose by 275,000 from October to 2.3 million in November, pushing the national delinquency rate to 3.85% — the highest level in over four years.

• Inflow of newly delinquent borrowers: 609,000 borrowers who were current on payments in October became delinquent in November, marking the largest single-month inflow since May 2020. Rolls from 30- to 60-day and 60- to 90-day delinquency bands also increased sharply.

• Delinquencies aligned with historical calendar effects: November’s delinquency rate increase was in line with prior years when the month ended on a Sunday, which last occurred in 2014 (+61 bps), 2008 (+112 bps), and 2003 (+57 bps) — all of which exceeded this year’s 50 basis point increase.

• Prepayments declined: After reaching a 3.5-year high in October, prepayment activity retreated in November, falling 18% month over month.

• Foreclosure activity mixed: Foreclosure activity dipped in November due to seasonal and calendar effects. However, foreclosure starts (+25%), sales (+25%) and active foreclosure volumes (+21%) all remain well above last year’s levels.
emphasis added

Click on graph for larger image.

Here is a table from ICE.

by Calculated Risk on 12/23/2025 11:14:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Final Look at Housing Markets in November and a Look Ahead to December Sales

A brief excerpt:

After the National Association of Realtors® (NAR) releases the monthly existing home sales report, I pick up additional local market data that is reported after the NAR. This is the final look at local markets in November.

There were several key stories for November:

• Sales NSA are down 0.5% YoY through November, and sales last year were the lowest since 1995!

• Sales SAAR (seasonally adjusted annual rate) have bounced around 4 million for the last 3 years.

• Months-of-supply is above pre-pandemic levels.

• The median price is up 1.2% YoY, and with the increases in inventory, some regional areas will see further price declines - and we might see national price declines sometime in 2026.

The median price is up 1.2% YoY, and with the increases in inventory, some regional areas will see further price declines - and we might see national price declines sometime in 2026.

Sales averaged close to 5.42 million SAAR for the month of November in the 2017-2019 period. So, sales are about 24% below pre-pandemic levels.
...
In November, sales in these markets were down 6.5% YoY. Last month, in October, these same markets were up 2.3% year-over-year Not Seasonally Adjusted (NSA). The NAR reported sales were down 7.0% YoY in November, very close to this market sample.

Important: There was one fewer working days in November 2025 (18) as in November 2024 (19). So, the year-over-year change in the headline SA data was more than the change in NSA data (there are other seasonal factors).
...
More local data coming in January for activity in December!

There is much more in the article.