We released our National Real Estate Report today. Here's the press release.

Real Estate Report: Housing Prices Down By 0.5% in June

Report measures current real estate data in major markets around the country. Data shows Las Vegas the weakest US housing market with real estate prices down 3.6% in June. Current real estate data shows Denver the strongest US housing market in June with prices up fractionally over May 2008.
MOUNTAIN VIEW, CA July 8, 2008 - he Altos 10-City Composite Price Index showed a decline in asking prices of 0.5% in June and 0.8% for the past three months. Prices of properties listed for-sale increased in 15 of 26 major markets according to the Real-Time Real Estate Report, published by Altos Research, the premier source for real-time real estate data, and market analysis consultancy Real IQ.

Asking prices fell at the fastest rate in Las Vegas - down 3.6% during June - and 7.2% over the most recent three-month period. This is the third consecutive month that Las Vegas has held that dubious honor. Listing prices rose at the fastest rate in Denver - up 2.6% in June and 6.4% over the most recent three-month period.

"While the Composite Index continues to show price declines, the rate of decline has slowed recently and more than half of the markets we track are showing sequential asking price increases over the past three months," said Stephen Bedikian, partner and research director for Real IQ. "Housing markets are local, and this downturn remains largely confined to specific geographic areas of the country with four states in particularly bad shape: California, Florida, Nevada and Arizona."

Listed property inventories increased substantially with the 10-City Composite markets showing an increase of 5.7% during the past three months and 1.9% in June. Inventory rose in 17 of 26 markets with the largest jumps in Los Angeles and San Diego, up 8.7% and 6.1% respectively in June.

Data in the Real-Time Housing Market Report is based on analysis of over one million properties currently listed for-sale in 26 metropolitan markets across the country. The report is the most timely source of housing market data on current market activity.

For the Altos 10-City Composite, the average days-on-market was 109, a slight increase from 106 in May. Eleven of 26 markets had an average days-on-market of over 100. By far, the market with the slowest rate of inventory was Miami at an average of 154 days-on-market. Austin led all markets with the fastest rate of inventory turnover at an average of 72 days-on-market.

"Inventory continues to increase which is typical during the seasonally strong spring and summer seasons," said Michael Simonsen, CEO and co-founder of Altos Research. "The true test will come in the fall when the market experiences seasonal weakness. If inventory, especially foreclosure listings, piles up too quickly, prices may start declining broadly again."

The report examines housing pricing, inventory levels and market conditions in 31 major U.S. metropolitan statistical areas (MSAs): Atlanta, Austin, Boston, Charlotte, Chicago, Cleveland, Dallas, Denver, Detroit, Houston, Indianapolis, Las Vegas, Los Angeles, Miami, Minneapolis, New York, Phoenix, Portland, Salt Lake City, San Diego, San Francisco, San Jose, Seattle, Tampa, and Washington, DC. The first report was published December 7, 2007 and is released every month. Report downloads are available at: www.altosresearch.com.

Yesterday I wrote about Chicago's dubious distinction as the most socially regulated city in the US. I argue that trend does not bode well for the creative class, the city's future prosperity and ultimately its real estate values over the long haul. However today I came across a glowing article on Chicago in Fast Company, calling it "City of the Year". Indeed it's a city I love, so let's look at the positives.

Fast Company lauds some of the city's social restrictions as forward thinking "Greening" efforts. (Ironically they also posit that the city's position as anchor of 20th century architecture happened here because there was "no one to tell [the developers] to do it differently.")

Construction Booms
Most of what FC is happy about though derives from, Chicago's marvelous growth spurt. The city is the fastest-growing non-Sun Belt city in the US. The economy is growing faster than New York or LA. Immigration remains strong from all over the world.

While highrise condo development has slowed from it's frenzied pace a few years ago, I'm still excited about the Chicago's recent construction boom. The famed skyline is remains one of the most moving in the world. And its development continues. (I highly recommend the Chicago Architecture Foundation's boat tour if you have 90 minutes to spare while you're in town.) Between the 150-story Chicago Spire and the new Trump tower (who let him in there?) the city will remain on the forefront of skyscraper architecture.

With all this development, it's worth a look to see how the downtown Chicago condo market is holding up. Here's a handful of zip codes:


Let's look at demand rates also.


Like much of the country, the most desirable parts of town have (those with the higher prices already) show reasonably consistent demand and stable prices. This is not the case as you leave the hot neighborhoods.

So what's in store for the City? Construction, investment, and immigration warm my heart. Laws to dictate my diet chill me to the bone. The good news is that buildings last a long time. Bad laws can be as ephemeral as the foie gras they're restricting. Let's call this one a net positive.

Rock on Chicago.

Link: Chicago Real Estate Data

The other day, I highlighted the announcement from Bob Shiller's MacroMarkets to list exchange traded funds on the housing market. I've now had a chance to investigate more deeply and I'm giddy like a schoolgirl. (Albeit an incredibly geeky schoolgirl, but giddy nonetheless.)

First, some foundation as to why this matters.

In all businesses you have risks you can control and costs you can't: food, energy, interest rates, etc. For those costs, it makes sense to hedge. Successful jet fuel hedges are a big reason Southwest Airlines is the strongest in the country. Consumer products (e.g. cheaper airline tickets, wacky mortgages) get created on the foundation of these tools. (i.e. derivatives are a good thing.) Speculators can also participate - they add potential return to their portfolio where a hedger removes risk. Speculators create liquidity for the hedgers. (i.e. speculators are a good thing.) Financial derivatives, futures, options, swaps, etc. exist in nearly every asset class to solve these problems for people.

Likewise, lots of people and companies have real estate "exposure". This is a $21 trillion asset class people. You should be able to hedge. Especially now, people realize housing prices don't always go up. But before 2006, there were no financial products that let you hedge your real estate risk. And the only way to speculate was to buy investment property.

In 2006, MacroMarkets introduced, on the Chicago Merc, housing derivatives. Unfortunately it turned out that there were practical limitations on the housing futures that prevented nearly all potential "end-users" from participating. (The big banks could trade amongst themselves, but how fun is that?) Namely, you need big capital requirements, special trading accounts, most of the time you need a broker-dealer on the other side of your trade, and the payoff is not significantly leveraged. Perhaps I was a bit harsh to characterize MacroMarkets as having "dropped the ball" but, as of today, mere mortals basically still can't hedge their real estate risk. So how do you eliminate these hurdles?

Enter Exchange Traded Funds

ETFs are securities that trade like stocks on stock exchanges. You can play the oil price trends or diversified stock market positions simply buy buying a single "stock".

Here's how MacroMarkets' new ETFs ("MacroShares" as they call them) work for the housing market:

• The shares will list on the NYSE Arca. You can buy them from any brokerage account, like you would any stock.
• They're designed to follow the Case Shiller Index - specifically the CSI 10-City Composite, the national index. more on the implications of this below.
• The shares are issued in pairs: ticker symbol NYSE:UMM goes up when housing prices go up, NYSE:DMM goes up when housing prices go down.
• Like any stock, there's a market specialist so you always have price liquidity. You don't need to line up Goldman or Merril to take the other side of your bet.
• The shares have a par value of $25/share so when the market is heavily bearish the DMMs will trade at a premium to the $25.
• They have a 10-year horizon so you can play the longer term cycles of the housing market.
• The underlying assets get parked in short term US Treasuries, so the securities actually return a quarterly dividend.
• So the very easy trade is if you're bearish, simply buy the DMMs. Think you're seeing the bottom? Buy the UMMs. Ahh... simplicity.

Exercise some caution however, because there are nuances of how these things will behave. Namely:

• They trade in pairs that offset each other. This means if home prices double, the DMMs will go to zero and the security closes out. This happened in MacroMarkets oil MacroShares this year. AMEX:UCR and AMEX:DCR. (Those securities have market values in the billions now, so people are obviously adopting them as useful instruments.)
• That means also that the upside is limited to a 100% move. You can improve your return with margin leverage like any stock.
• As these things approach close (because of A. time or B.100% market moves) the pricing will exhibit optionality. They'll behave less like the market and more like an option.
  

But is the Case Shiller Index Useful?

The remaining challenges for these products are oriented around the data. It's easy to bitch about the Case Shiller Index: doesn't include condos, or new construction, or flips, etc., etc., etc. Add in local market peculiarities and a lot of people wonder if the CSI actually measures the housing market.

My take on this argument is that Case-Shiller is not useful for making a home purchase decision. But that doesn't preclude its usefulness in financial instruments. The fact is that the CSI 10-City Composite peaked in June 2006, and that's widely regarded as the national turning point for this housing market cycle.

The classic example of the localness problem came when Brad Inman asked Bob Shiller on stage and his conference in Miami, "So let's say I bought a $2 million home in Sausalito in 2005. How would I hedge that?" Ill distill Shiller's 10-minute-Yale-finance-prof reply into two words for you: "You can't."

With Given that these new securities are based on the CSI 10-City Composite, which is down strong in the last 12 months, they're not going to be helpful to hedge in Sausalito, which is doing just fine, thank you.

But if you're a reasonably diversified investor, brokerage, lender, builder, supplier, or yes, even if you're a speculator, this is a great way to measure US housing broadly. Given success in the market, there's no reason why they can't list regional funds too at some point in the future, to get a little closer to home.

Finally, of course, the backward-looking nature of all typical housing market data presents opportunities for clients of the Altos real-time real estate data. Rock on.

This is big, folks. Huge.

I don't imagine that this innovation is going to save anyone from foreclosure. But we're looking at the only effective way to manage your real estate assets without physically selling off properties. Think about that. Won't that be amazingly useful?

Look for these to get listed sometime in Q3 or Q4 2008. You can be sure that we'll be watching, and of course publishing data to help you trade.

More coverage: Here, here, and here.