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I have a small position in homebuilders in my SLOport, and have been watching in wonder as they have rallied. Ryland (RYL) shows a gain of 35% since I opened it; Toll Brothers (TOL) is up 21%. I took some profits in early February, and now today's WSJ has an article suggesting that the rally in Homebuilders is fueled by short-covering, and probably won't last long. Short interest on RYL is 29.43% of the float; for TOL, it's 16.55%.
I have been using Price/Tangible Book as my value metric. When I opened the positions in August last year, I paid well less than 1 x Tangible book, but with write-downs and share price appreciation P/B is 1.25 for RYL and 1.11 for TOL. I blogged a while ago about what I call phantom book value - the idea being that assets that have been written down can be sold at a profit, essentially reversing the write-downs and making earnings look better than they would otherwise. After a big bath quarter, which we have seen for homebuilders, things could look up from there forward.
Initially I had shares of PHM, CTX, RYL, TOL and KBH, but I elected to concentrate on RYL and TOL because I think their balance sheets are stronger. Guesstimates about future earnings, if and when the housing market improves, are inconclusive. Various commentators suggest homebuilders rally 6 months or so before a recovery becomes evident.
I live in Wallingford, CT and a mile or so from my home a developer is putting up 65 new houses. Shopping for houses, north of Boston, my wife and I have not seen any big bargains. From my own experience, things don't look that bad. I asked Dave Bigos (Duff Beer), who is in real estate in the Midwest, and he says it's slow and he doesn't think it's going to get better any time soon. Recent news reports are not particularly encouraging, although the latest report on sales of existing homes showed an increase month over month, fueled by a reduction in average price. The market reacted favorably to even that glimmer of hope.
Today's new home sales report was inconclusive at a seasonally adjusted annual rate of 590,000, down 1.8% from the upwardly revised January rate of 601,000 (was 588,000) and down 29.8% from February 2007. Median price was 244,100; average was 296,400. Supply of 471,000 is 9.8 months at the current rate. The HGX index was off 2% shortly after the news.
In my personal portfolio, I have been selling straddles against my homebuilder positions. At a recent low point on 3/14, I sold out of the money puts, and over the past few days, following a decent rally, I sold out of the money calls. With volatility high, premiums are good, and the stocks can't go both directions at once. Over the long term homebuilders have increased book value 15 to 20% per year, trading at modest P/Es, and I believe that trend will resume, but can't say when. Under these conditions, I think it makes sense to harvest volatility premium while adding to my positions at low points, which the straddles should achieve.
In SLO, options are not permitted. The equivalent tactics would be to sell on the rallies and attempt to buy the shares back on the dips, with a long term goal of accumulating a decent size position before the housing market goes into a definite recovery. Eyeballing a 3 month chart on either TOL or RYL I see a succession of lower lows, followed by highs more or less the same or slightly higher. Because my positions are relatively small, I will hold and look to start adding if I see a 15% or better decline from recent highs, or to sell if they make new highs.
My guess is that Homebuilders will trade in a range with high volatility until August/September. By then, the long term prognosis for housing should be clearer; I believe it will be favorable, and hope to get my positions up to full size before the 4th quarter.
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