Beim "Shadow Inventory" (Schatten-Bestände) handelt sich um die Häuser von Kreditnehmern, deren Hypotheken-Zahlungen bereits im Rückstand sind und voraussichtlich demnächst ausfallen werden. Die Banken haben bei diesen Häusern aber die Zwangsversteigerung noch nicht beantragt (daher "Schatten"), weil sie sonst die Verluste abschreiben müssten. Die Gesamtzahl dieser "Schatten"-Häuser liegt bei 7 Millionen. Selbst wenn keine anderen Häuser auf dem Markt wären, würde es 1,35 Jahre dauern, die Schatten-Bestände abzubauen. Zum Vergleich: das "Inventory" der aktuell auf dem Markt befindlichen Häuser würde in ca. 8 Monaten abverkauft sein. Die Schattenbestände sind daher knapp doppelt so groß wie das aktuelle Markt-Angebot.
Wenn die Häuserpreise wieder steigen, kommen zudem wieder mehr Häuser von klammen Besitzern auf den Markt, die angesichts der Preisverfalls resigniert ihre Verkaufs-Angebote zurückgezogen hatten. All dies hält bei den Preisen den Deckel drauf.
Shadow Housing Inventory Will Halt A Housing Recovery
Tuesday, September 29, 2009 11:50 AM
Any optimist talking up a housing recovery might want to pause and look deeper into the housing crisis. Amherst Securities Group analysts believe the market faces about 7 million properties that are likely to be seized by lenders have yet to hit the open market. There are two sources that contribute to a huge shadow housing inventory; coming from the next wave of forecloses due to a majority of ARM mortgages which are due to reset now through 2012 and from home current home owners who are struggling to make payments, that will put their homes on the market once the housing market makes a small bounce and to a lesser extent baby boomers retiring will downsize and put their homes on the market once there is a bump up in the housing market. This entire shadow inventory will halt the housing recovery and lead to the next leg down in the housing market.
The shadow inventory reflects mortgages already being foreclosed upon or now delinquent and likely to be and, assuming no other properties are on the market, it would take 1.35 years to sell this inventory based on the current pace of existing-home sales, analyst Laurie Goodman...
... The uptick in the housing numbers are due to banks slowing down the filing of forecloses due to the government loan modification program, the spring/summer seasonality strength of the housing market, buyers rushing to take advantage of the soon to expire $8,000 first-time home buyers credit and the record low mortgage rates thanks to the Federal reserve buying treasuries to help keep mortgage interest rates artificially low but that program is due to be over during the 1st quarter of 2010...
http://www.istockanalyst.com/article/viewarticle/articleid/3512786
Housing Crash to Resume on 7 Million Foreclosures, Amherst Says
Sept. 23 (Bloomberg) -- The crash in U.S. home prices will probably resume because about 7 million properties that are likely to be seized by lenders have yet to hit the market, Amherst Securities Group LP analysts said.
The “huge shadow inventory,” reflecting mortgages already being foreclosed upon or now delinquent and likely to be, compares with 1.27 million in 2005, the analysts led by Laurie Goodman wrote today in a report. Assuming no other homes are on the market, it would take 1.35 years to sell the properties based on the current pace of existing-home sales, they said.
Helping to stoke speculation the housing slump has ended, an S&P/Case-Shiller index for 20 U.S. metropolitan areas showed the first (Artikel ist vom 23. Sept.) month-over-month increases in values since 2006 in May and June, reducing the drop from the peak to 31 percent. Echoing other mortgage-bond analysts including those at Barclays Capital Inc., Amherst cautioned that a change in the mix of foreclosure and traditional sales over different parts of the year lifted prices in the period, as the distressed share shrank.
“The favorable seasonals will disappear over the coming months, and the reality of a 7 million-unit housing overhang is likely to set in,” they said.
The amount of pending foreclosed-home supply has been boosted by more borrowers going into default, fewer being able to catch up once they do, and longer time periods to seize properties because of issues such as loan-modification efforts and changes to state laws, the New York-based analysts wrote.
Accounting for efforts to have more loans reworked to avert foreclosure makes “not much” of a difference in the shadow inventory, with optimistic assumptions leading to a 1 million reduction in the amount, they said. “And many of these borrowers would default later, if they remain in a negative equity position,” they added.
Goodman is the former head of fixed-income research at UBS Securities LLC whose team there was top-ranked for non-agency mortgage debt in a 2008 poll of investors by Institutional Investor magazine. Amherst is a securities firm specializing in trading and advising investors on home-loan debt.
The analysts didn’t forecast home prices. The Barclays analysts including Glenn Boyd, who earlier this year wrote that once it starts, the housing recovery will be dulled by a “pent- up supply” of homes from owners who have put off sales during the slump, this month predicted 8 percent further depreciation.
That’s better than the New York-based Barclays analysts’ previous forecast of 13 percent because of their view that recent data show that the end of the crash is “decidedly under way,” they wrote in a Sept. 11 report. Foreclosed-home “supply should sap the strength of the recovery in all but the most optimistic of scenarios,” they added.
http://www.bloomberg.com/apps/news?pid=20670001&sid=aw6_gqc0EKKg