Calgary Housing Market Still Strong

Below is an article that notes Calgary’s home prices are still supported.

Mark Herman, top Calgary mortgage broker for purchases and mortgage renewals

Calgary’s housing market is not under threat of a correction despite a downturn in the local economy, Canada Mortgage and Housing Corp. said in an analysis Thursday.

Its assessment of 15 metro markets lists Calgary as “low risk” while Toronto, Regina and Winnipeg were rated “high risk.” The review considered four factors — overheating; acceleration in house prices; overvaluation; and overbuilding — as of the end of March.

“The low price of oil has affected many different sectors of the economy, affecting employment and income growth, and increasing the unemployment rate. Weaker labour market conditions have also slowed migration to the region,” CMHC said of the Calgary-area market.

Meanwhile, Vancouver — one of the country’s priciest real estate markets — was deemed low risk, even as home prices there continue to soar. The benchmark price of a detached home in metropolitan Vancouver hit $1.1 million in July, up 16.2 per cent from a year ago, the Real Estate Board of Greater Vancouver said last week.

… Statistics Canada said Thursday that new home prices in the Calgary area rose 0.1 per cent in June.

“Higher land prices were largely offset by builders reducing prices because of market conditions,” the federal agency said. Prices were up 0.7 per cent year-over-year.

In its latest report, the Calgary Real Estate Board said the average MLS sale price for July was $476,446, down about 1 per cent from a year ago while the median price of $435.000 grew by 2.35 per cent. The benchmark price, which CREB identifies as a typical property sold in the market, was largely unchanged at $455,400.

With files from The Canadian Press

mtoneguzzi@calgaryherald.com

Twitter.com/MTone123

Alberta sky is not falling

The graph below shows the expected Alberta GDP growth rate for the end of 2015 and 2016. The numbers are still positive – just not as high as they were before.

If the Calgary to Edmonton corridor was a country it would have the 2nd highest growth rate in the world after China.

Now these numbers are back to earth, things will continue as normal as oil slowly works it’s way back to about $70 a barrel.

Mark Herman, Top Calgary, Alberta mortgage broker

Click on the chart to see it larger.

image

Calgary housing market a low overall risk of price delines

All the hot air about Calgary housing being over-valued looks to be hot air as CMHC’s report notes below.

Mark Herman, top Calgary Alberta Mortgage broker for renewals and new home purchases

Calgary housing market a low overall risk: CMHC

Data on why oil prices collapsed

Below is the entire Forbes article and link it.

Summary is there was too much oil and the prices came down. Prices should slowly go back to about $70 a barrel – which is just fine. This is great news!

Mark Herman, Top Calgary Alberta mortgage broker for mortgage renewals

The Facts Behind Oil’s Price Collapse

http://www.forbes.com/sites/brucemccain/2015/02/09/the-facts-behind-oils-price-collapse/

The dramatic drop we have seen in oil prices over the last few months has many economic forecasters worried about future growth. The problem with declining oil prices is that too much of a good thing can turn frightening. Someone who goes on a modest diet and loses five pounds over the course of a month might be elated. Someone who loses 75 pounds under those same circumstances would worry they have a serious illness. Conceivably, the precipitous fall in oil prices could mean that the global economy’s health has started to fail. While that would account for the drop in oil prices, most leading indicators do not confirm that economic diagnosis.

Tight monetary policy typically plays a major role in economic downturns, and global policy is still incredibly supportive for the economy. Economic weakness in Europe and Japan have certainly contributed to the falling price of oil and have underscored fears about global growth. Yet a profound economic downturn seems very unlikely, even in those areas. World economic growth certainly has been, and remains, historically sluggish. Even so, the current and prospective levels of global economic growth do not seem to warrant the drastic change in the price of oil we have witnessed.

If change in the demand for oil does not account for the decline, dropping prices must reflect increased supply. It is often difficult to have a clear understanding of the total supply of oil, since many of the world’s large suppliers are not transparent about what they produce. Some question whether increasing supplies of oil from Libya or Iran may have contributed to the slide in oil prices. But few world producers have enough spare capacity to significantly alter the balance of supply and demand. While pivotal global producers have likely played a part in the price drop, the dramatic revolution in the technology of oil production provides a better explanation for the change in oil prices.

The technology of hydraulic fracturing, or “fracking,” and other technologies that allow us to access previously inaccessible energy reserves has enabled the development of significant new supplies in North America. According to the U.S. Energy Information Administration (EIA), U.S. production has risen roughly 45% over the last four years, while Canada now produces approximately 25% more than it did four years ago. Together, Canada and the United States produce some five million more barrels of oil each day than they did in 2010. In a market where a shift of one million barrels of oil per day is thought to have a significant effect on the price of oil, the productive capacity added in North America has been staggering. Total world demand has grown about 4% since 2010, which works out to about 4 million barrels of additional demand each day. North American oil production has therefore grown about 38% faster than total global demand. With that sort of dramatic shift in the supply and demand for oil, it is not surprising that oil prices have come under pressure. The energy revolution has also had a major effect on the production of natural gas, which means that the pressure on oil prices is even greater than the figures for oil alone suggest.

Yet the development of new reserves would not be expected to drive the price of oil down as quickly as prices have fallen over the last six months. Oil prices should have deteriorated more gradually, as new projects slowly came to full production. While the long-term supply-demand balance has shifted significantly as a result of new technologies, the long-term dynamics do not fully account for the speed of the price drop. Many believe that the politics of oil production account for the sharp decline of prices over the last year.

While world demand has grown 4% since 2010, the EIA shows that OPEC’s share of world supply has risen only 2% and the crude oil they supply is up only modestly. In the past, Saudi Arabia has helped maintain higher oil prices by reducing their own output when global excesses developed. In recent months, however, the Saudis have refused to reduce their production. Part of their strategy may be to force Russia and other large producers to share the cost of limiting production. But Saudi Arabia also faces a long-term problem. As North America and other parts of the world develop new sources of supply, the Saudis will have less influence over the oil markets. Saudi Arabia may therefore be willing to sell their oil at a lower price in order to slow the development of new energy resources.

Much of the new oil coming online is more expensive to develop. At the current price of oil, many of those projects no longer make economic sense. Projects are typically not cancelled immediately, but if prices remain low for an extended period of time, many higher-cost projects will be shelved. Supposedly, too, many recent projects have depended on heavy debt financing. Lenders are less likely to lend aggressively if prices remain low. Lower prices hurt all producers over the short term. But the Saudis may think they will have a much stronger long-term position if lower prices slow the development of new projects. That gives the Saudi Arabia significant incentive to allow, if not engineer, a large drop in oil prices.

If the strategy of lower oil prices is to limit new production, oil prices probably do not need to remain this low to accomplish the goal. Many think the industry will begin shelving projects if prices remain low for six months or more. After that happens, oil prices can probably rise modestly without bringing a host of higher-cost projects off the shelf. Energy analysts think the overall supply and demand for oil will allow for stable prices at around $70 a barrel. At that level, energy costs will remain below their highs of the last few years, but above where they are now. The economic impact of $70 oil will be substantial, but not as great as the effect the price of oil will have around the current level.

Economists and other analysts often compare falling oil prices to a cut in taxes because it leaves consumers more discretionary money to spend. Lower energy prices clearly leave consumers more to spend, but they also hurt other parts of the economy. It is the balance between the winners and losers within an economy that determine whether the net effect is positive or negative for the economy as a whole. While some global economies will clearly benefit from lower oil prices, the net effect in the United States will likely be less positive.

To weigh pros and cons, we first need to determine net oil usage for the economy. Although the United States now produces far more of the oil it uses, we still import about 7,200 barrels of oil per day, according to the U.S. Energy Information Administration. If the long-run price of oil falls to $70 per barrel, that means the United States would save approximately $108 billion over the course of a year relative to the $110 per barrel oil cost of oil that prevailed over the last two years. The U.S. Department of Commerce estimated that the domestic economy produced $17.4 trillion of goods and services in 2014. Based on that estimate, a $108 billion reduction of imports should add about 0.7% of potential domestic growth.

There is a risk, however, that what people save on imported oil may not translate directly to spending in other areas. Some of the money saved on energy may go to reduce debt or increase savings and so would not produce the additional consumer spending that some are assuming. That may have been part of the reason that December retail spending showed a significant decline in spending on gasoline without a corresponding increase in other areas. At minimum, spending may not increase in other areas as quickly as energy spending declines. According to a recent report by the Ned Davis Research Group, earnings for companies outside the energy complex have historically accelerated about one quarter after oil prices trough. Perhaps consumers simply wait until the savings on energy provide enough funds to make larger purchases in other areas. Even if consumers do eventually spend energy savings, however, it may not drive faster U.S. growth. Many consumer goods are imported, so some consumer spending would not add to domestic growth.

The U.S. economy has also benefited over the last few years from enormous capital spending on new energy resources. Any reduction in capital spending caused by lower oil prices would be an offset to other increases in domestic spending. The American Petroleum Institute (API) reported in 2012 that the oil and natural gas industry invested $292 billion in new energy projects, improvements to existing projects, and enhancements of refinery and other downstream operations. In that same report, the API also noted an IHS Global Insight study that estimated $87 billion in U.S. capital spending on unconventional energy resources that same year. That spending would certainly not grind to a halt if energy prices remain low, but recent developments in North America have tended to focus on reserves that are harder to access. Sustained lower prices, therefore, may prompt U.S. developers to shelve more costly projects. . With that much capital spending exposure, it would not take a large loss of capital spending to offset a significant share of the $108 billion in estimated savings on imported oil.

A similar analytic framework would also apply to other economies around the world. Large net consumers of oil, such as Europe and Japan, should benefit. Europe imports roughly twice what the United States imports, according to the U.S. Energy Information Administration, while Japan and China import about the same amount as the United States but have smaller economies. Many of these economies have struggled to grow faster, in part because they were heavily pressured by the escalating costs of energy. Lower oil prices in the short run, and the potential for slower price increases in oil prices over the next few years, should improve economic growth for countries that consume more oil than they produce.

Countries that produce a lot of oil, however, such as Russia, many Middle Eastern countries and some countries in Latin America, will almost certainly suffer. Longer term those countries may benefit if lower prices discourage development in the United States and Canada, but reduced prices have obviously cut the economic growth that energy production provided those economies. Most other countries have not spent as heavily on energy exploration and development as the United States and Canada, but any reductions would cut growth even further.

For the world as a whole, as in the United States, confident estimates of large economic effects due to the falling price of oil seem overstated. Instead, the reduced costs of oil for consuming nations should be offset by lost oil revenue and capital spending in other countries. For that reason, the net effect of falling oil prices on total global economy should be relatively modest.

Investors are therefore probably best served to worry less about the impact of lower oil prices on overall growth and focus more on who will benefit and who will suffer. Many countries that spend heavily on imported oil have struggled economically in recent years. Europe and Japan have both posted very low rates of economic growth but have imported large amounts of oil. Lower oil prices could have a meaningful positive impact on those economies.

Some emerging economies would also benefit. China, India and other large emerging economies stand to benefit from lower oil prices. A number of important emerging markets, however, sell large amounts of oil. Russia’s economy is heavily dependent upon energy sales, and many of the Latin American economies are also leveraged to oil prices. In terms of overall proportions, energy production plays a larger role in the total economic picture within the emerging markets than in the developed international markets.

1 Graph Shows Why Mortgage Rates Are Lower in Jan 2015

The graph below shows why rates have found what we think is a short term low. This will not last forever so be sdure to get a rate hold now!

30 day Canadian Mortgage Bond (CMB) trend – below

trend

Graph Summary

The banks get their money for mortgages from the CMB … this is a short term oddity right now. This trend will change soon and is from:

  1. the quick drop in oil prices
  2. the surprise rate cut from the Bank of Canada on Prime
  3. and other world economic activity.

Market Summary

The Bank of Canada has certainly shaken things up with its surprise 0.25 bps rate cut. Even more so because Governor Stephen Poloz has left the door open for a further cut.

Poloz explained that the BoC trimmed its rate as “insurance” for the broader economy in light of the fallout from falling oil prices. He went on to say the Bank was prepared to take out more insurance.

Concerns about unemployment, slowing economic growth and deflation have obviously trumped past worries about record high household debt-to-income ratios.

However, it is not a sure bet that the lower central bank rate will inflate the Canadian real estate bubble. Canadians have established a history of using lower rates to pay down debt, rather than adding to it.

All this from Calgary’s top mortgage broker, Mark Herman

Interest rate predictions are tough

I found this in a retirment planning post ….

Every year since 2009, experts have predicted that “rates have nowhere to go but up,” only to be confronted with what seems to be perpetually low rates.

Most pundits predict rates will finally start to rise again in mid 2015, but the recent surprise rate cut by the Bank of Canada (from 1% to 0.75%) suggests how futile trying to predict the timing of such a change can be.

Central banks’ zero interest rate policies have resulted in “real” (net of inflation) returns of zero or even less-than-zero after income tax, except for outliers like Russia.

In December, Switzerland even began charging savers for the right to deposit funds!

This post from 2013

http://blog.markherman.ca/2013/07/11/how-low-are-interest-rates-really-here-is-the-big-picture/

Now for the big picture…

Short version: rates are the lowest of all time … like a 496 year low. Is that low enough?

“in July 2012, 10-year yields in the US thus reached with 1.39% the lowest level since the beginning of records in the year 1790.

In the Netherlands – which provide the longest available time series for bond prices – interest rates fell to a 496 year low.

In the UK, ‘base rates’ are currently at the lowest level since the founding of the Bank of England in 1694.

In numerous countries (Germany, Switzerland), short term interest rates even fell into negative territory.”

Mark Herman, Mortgage Alliance, Top Calgary Alberta Mortgage Broker, and #1 mortgage brokerage in Canada for 2013 AND 2014!!!

Wisdom from Kevin O’Leary, interst rates increases and housing demand

Kevin O’Leary – AKA Mr. Wonderful and self-proclaimed star of Dragon’s Den and Shark Tank – was speaking at our real estate conference yesterday. Surprisingly, he also used to be a professor at Ryerson’s School of Business so he does know more about what he is talking about then you would expect he does.

The short version of his talk – which was way better than expected.

The good news is hiding

  • Corporate earnings for the last ¼ of 2014 are being reported this week and they are all good or great, coming off of one of their best years ever! Companies have increased sales and have lots of cash; unless you are an oil company.
  • Overall the S&P should be up 7% for 2015 – with lots of volatility – so hold on tight.

Housing

  • Even if demand reduces due to less people buying because of the drop in oil prices OR from an increase in interest rates, pricing should stay stable. Alberta will still have in-bound migration and those people still need places to live.
  • Demand should stay stable as long as any interest rate increases are less than 1.2% from today’s rates. That is not expected to happen for another 2 – 3 years.
  • Big banks are buying solid real estate and less bonds now. An example is a billion dollar building in New York selling at a cap rate of about 1%. That means that the return on the investment is expected to about 1% on a billion dollars. This is much lower than almost any bond and shows the reasoning that real estate is a great investment in today’s changing markets.

 Interest Rates

  • Today the US 30-year bond fell to a record low, surpassing the previous record low of set in July, 2012.
  • The US 10-year bond is almost at record lows as well.
  • The problems in the market are not real estate but for long term bonds – like the 30-year bond above – lost about 30% of its expected return.
  • 6 of the big banks expectations are for interest rates to begin to rise in October by about 1/4% – the same as what the Bank of Canada said 2 months ago. See previous Blog post from October 22 here: http://blog.markherman.ca/2014/10/22/1138/
    • The interest rate increase prediction was before oil fell so interest rates may not increase and stay the same for longer than expected above.

BONUS – 3 Keys to Business Success on the Dragon’s Den

He also shared a few studies on the companies in the Dragon’s Den. They all showed all the companies that boomed all had this in common:

  1. Their business model could be fully explained in 90 seconds or less
  2. The owners were able to explain why they were the ones to be able to execute the business model better than anyone else and
  3. They knew the numbers to their business cold – pricing, costs, revenue, economics, IRR, etc.

All this from the top Calgary, Alberta mortgage broker, Mark Herman at Mortgage Alliance.

Oil Price & Mortgage Interest Rates

This is an easy way to see the relationship between oil prices and mortgage interest rates.

Mark Herman, Top Calgary Alberta mortgage broker.

The path between the price of oil and the cost of your mortgage may seem long and winding and hard to follow, but it does exist.

Oil is a major component of Canada’s economy. Energy accounts for about 25% of Canadian exports and oil is a significant part of that. Oil is now selling for about half what it was just a few months ago.

Lower oil prices mean less royalty money for governments. Low oil also means the main driver of employment in Canada – the Alberta oil patch – is likely to slow as well as energy firms cut back operations. Employment is one of the key indicators the Bank of Canada watches when determining interest rate policy.

Falling oil prices are likely to have an, overall, negative effect on Canada?s economy, exerting downward pressure on the Bank of Canada rate, and therefore variable mortgage rates. The impact on GDP and employment will likely hold down government bond yields and, in turn, fixed mortgage costs.

What the B of C says about housing prices …

The Bank of Canada (BoC) and the Economist say that Canadian housing is over valued 10% – 20%

Just days after the BoC’s highly qualified pronouncements Moody’s Analytics – an organization that some people find less than credible than the BoC – said maybe current prices can be justified by ‘structural changes’ in the market.

Here’s the constant:

  1. The central bank continues to caution that high household debt to income ratios are the biggest domestic threat to the Canadian economy.
  2. The Bank also says that the danger of that risk becoming reality, due to a jump in interest rates or a sharp downturn in the economy, is low!

That is good news says Mark Herman, Calgary Alberta mortgage broker.

Retail Sales: Alberta spends the most

“More support of Calgary and Alberta home prices; the high-value jobs in Calgary pay more and the 40,000 people a year that move to Alberta are spending that money. The numbers are mind blowing.”

Mark Herman; Calgary, Alberta mortgage broker

 Jonathan Muma Nov 25, 2014 10:25:24 AM

Albertans love to shop.

That’s according to the latest report from Statistics Canada which shows retail sales are up $6.7-billion, or 7.4 % from a year ago through the first nine months of this year.

That’s the highest annual growth rate in the country.

The next closest province is British Columbia at 5.3 %, and Canada overall, retail sales grew to $42.8-billion, up 4.5% from a year ago.

http://www.660news.com/2014/11/25/alberta-leads-the-way-as-canadian-retail-sales-soar/