Category: Housing

22 Dec 2025

LEONARD LUMBER REPORT: The futures market last week looked a lot like the Packers on Saturday, good early and then falling apart

Recap:

Bear down, baby! I’ll leave it at that. The futures market last week looked a lot like the Packers on Saturday, good early and then falling apart. What remains is a market that lacks follow-through in either direction. I think the reason is the abundance of data coming our way. A firm conviction can’t develop with this type of trade. Real production cuts are going on, but prices aren’t showing any signs of anxiety. There are starts and stops, but again, no real conviction. What we are seeing is the industry embracing the futures market in a big way. The last report, dated Dec 9th, has 7600 industry longs. That is a big number given such a consistent steep premium. Those who don’t own cash own futures. There are only 2500 commercial shorts, so the basis trade continues to be ignored. And that leaves us with 5500 fund shorts. They are rolling. This has been the makeup of futures all year. What happens is the longs overstay their welcome going into expiration, killing the front month. It is all liquidation, but very disheartening.

Things to watch for:

• A drop in January open interest indicates the longs are exiting early.

• Funds actually exiting their positions.

• Rates getting back down to 6%.

Any of these small, discrete changes could spark a significant rally in the market.

Technical:

The expected breakout from 563 petered out at 571 last week. There is still no resistance in January up to the 580 area, but there is also no follow-through. It could set back and take another short during the slow holiday trade, but we are seeing almost record volume daily. The funds like to be done by Christmas, so the race is on. There is less wood available. Prices should tighten going into January 1. Tell the longs to clean up early.

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard

bleonard@rcmam.com

312-761-263

15 Dec 2025

LEONARD LUMBER REPORT: It’s a Christmas rally

Recap:

It’s a Christmas rally. January futures rose for every session last week, totaling a $20 gain. The cash market saw the deals dry up, and actual tightness forming. It has been heading in that direction for about two weeks, but it only caught the buy late last week. Two opposing forces dominate today’s market. First is the large premium futures hold over the cash market, keeping most buyers on the sidelines. The second is the expectation that there will be less wood available on January 1st than there is today. Maybe that won’t turn out to be true, but it makes those needing a few things uneasy. These are the factors in play today. For now, last week’s trade served more as relief for an oversold market. This week, the focus shifts to decreasing supply and a sizable commercial fund short position.

Looking at a broader picture, the housing market has been slowing since mid-2023. The first half of 2023 was strong, but demand has gradually cooled since then. The raw data doesn’t show a huge slowdown, but there has been a noticeable shift away from typical purchasing patterns. As one trader said, “Everyone just bought a house.” The slowdown is partly due to the uptick in the ‘lost generation’ finally buying homes, and partly because many are married to the 3% mortgage they hold. The industry is influenced by psychological and financial factors. We’re likely to see more of the same moving into 2026. Those are the factors today. For now, last week’s trade was more of a relief value for an oversold market. This week, the focus will be on the decrease in supply and a rather large commercial fund short position.

Technical:

The tech read continues to be a close over the 563.50 could set up for an easy push to the 582.00 area. All the resistance sits in the low 560’s. Close over that area, and there is little to slow the market until the last highs and an 80% RSI. It currently sits at 60.30% in January. It will be nice to talk about an overbought market. but let’s get there first.

Holidays:

24th. Close at 12:05

25th Closed

26th All Day Trading

31st All Day Trading

1st Closed

2nd All Day Trading

 

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard

bleonard@rcmam.com

312-761-263

08 Dec 2025

LEONARD LUMBER REPORT: Light at the end of the tunnel

Recap:

Light at the end of the tunnel. After 14 sessions in the same range, the bleeding may have slowed for now. The longer the market goes without a buy, the closer it gets to one. This year, each buy was triggered by some type of announcement. For the remainder, the buy side picked off deals. Last week, January futures were only down $4.50 after experiencing a $27.50 range for the week. During that period, open interest increased to 10,500. Interestingly, the CFTC report is gradually catching up, showing a rise in fund shorts on October 28. My belief all along is that the funds are holding many more shorts on this one than in most past years. This indicates that the funds are aggressive on the downside and will roll, staying short. They have been correct for several years. That roll should become evident soon, especially as the holidays shorten trading this month. Low volume could lead to rallies off the roll.

This year, the market never had a sustained rally. So why is that? Why has the marketplace held sufficient inventories all year long? We are underbuilt, correct? Supply is getting reduced monthly, and demand remains steady. That has led to spikes, followed by selloffs of a greater magnitude. The market is acting as if the normal factors leading the market are changing. I have touched upon “outside factors,” maybe generating a different-looking housing market. I like the term “great reset.” It isn’t a new development in the industry but rather a reset or return to a former norm. So, what is the new norm? Extremely low rates allowed many to buy up relative to their earnings. Then you had COVID, which chased many, including me, to a safer environment. Today, it appears more like the older market, where the buyer’s reasoning or budget doesn’t prompt them to move. Have the newer factors changed, dynamics? Or maybe resetting. If true, the market will see A. more inventories show up as rates lower. Those sellers are not necessarily buyers of new homes under these circumstances. The buyers will start to see a normal 3-5% return on their homes, slowing their ability to trade up. And finally, more families will be choosing a forever home and not the “next step up” home.

There is a real demand issue in our market. Less supply will help prices, but the overall business is down and just may stay there. We have the BBB coming on Jan 1 to help some, but there could just be a shift in buying a home back to the norm.

Technical:

Last week’s points were 554.20, 556.70, and 562.50. Those are still in play. The chart pattern is a bottoming formation. The roll and year-end could help create a buy push. This has been a year of scaled-in selling. Always being early has been a good thing. It looks as if the $70 basis could now be a $50 basis. Again, reverting back to the norm…. It has been about 2 months since the market pushed through the 13-day EMA. It sits at 544.40. Last Thursday’s spike traded through it but then closed lower. Let’s see if the January futures will test it this week.

 

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard

bleonard@rcmam.com

312-761-263

17 Nov 2025

LEONARD LUMBER REPORT: This market remains challenging

Recap:

This market remains challenging. Last week, futures hit new lows almost every day, with all focus on the daily EFP deals. Most of the cash trades occurred at one mill, forcing the others to work hard to find value. This type of trade signals a bear market that is likely to continue. Throughout the year, the market has rallied because of the duties and tariffs, but without an increase in demand. Supply is tightening, but not at a pace to boost prices. We are waiting for signs of that scarcity. While we wait, there’s a large gap between the November expiration price and the January contract. These gaps are filled, but recent history shows it usually happens near expiration. The market typically gets a relief bounce before setting the lows. The issue today is the timing. We’re heading into a quiet period through Thanksgiving. We’ll see if the trade hibernates until then.

Technical:

Not that my writing isn’t confusing enough, I’ll try to beat it this time. There is a gap left from the September 2024 expiration from 499.50 to 493.00. Last week’s low was 496.00. That gap is finally getting closed. The elephant in the room is that now we have the Nov expiration gap and the older gap hanging over the market. The January contract settled on Friday at 560.50 with an RSI of 19.97%. Two takeaways: you can’t sell the January here, but your inventory is at a substantial risk over time. Macro: Hedge at $60, $80, and $100. Micro: When demand catches up, buyers will have PTSD thinking it is 2021 again. Buy cash or hedge.

This is the first time in many years that the risk is so evenly matched. There is a possibility of a $100 move in either direction. Hedge your risk! Your hedging dollars, if wrong, will be pennies per truck. If you don’t hedge and you are wrong, it will be bitcoins per truck. Hedging is a cost of doing business. Hedging is a medical insurance policy. Hedging is a production builder. For the mills, hedging is a paying customer who pays the next day. Hedge your risk and sleep better.

Daily Bulletin:
Southern Yellow Pine:
The Commitment of Traders:
https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.
Brian Leonard
bleonard@rcmam.com
312-761-263
03 Nov 2025

Leonard Lumber Report: It was another tough week as futures continue to decline

Recap:

It was another tough week as futures continue to decline. January futures are down $88 in just two weeks. This decline is scaring away all buyers from the cash market. Last week, the only activity was EFP’s layups. The market is showing signs of a shrinking business environment, even as reports still indicate steady sales. The main issue worsening the trade is inventories, which remain the key focus. Things have returned to a new normal pace. The slowdown occurred months ago, and the market is now settling into a slow rhythm. Once pipeline inventories decrease further, conditions will tighten again. Meanwhile, we are heading into a season of heavy holiday shutdowns, just as shipments from outside the US are slowing down. This situation resembles last year, when the market struggled most of November and December before turning up. Last year, we feared a reduction in supply caused by duties and tariffs. This year, we must be concerned about their actual effects. On Friday, I saw a 5.65% rate for a 15-year loan. Additionally, shipments from Canada and Europe are dropping. While these factors alone don’t resolve the housing market slump, they are moving in the right direction to help reduce producers’ losses.

Open interest was growing as the week came to an end. We are back in an area where the short funds add to their big winning position while the industry adds to their long position. We don’t get a CFTC report, but it would be the norm. Watch the open interest in November. It is holding over 2169 contracts with 10 sessions left. There is always a lag with the funds offsetting trades, so I’m not looking at it as important just yet. We also had the same open interest dynamics building last year at this time. There is a lot of deja vu on this one.

Technical:

January ended the week with a 19.40% RSI. It came into the week with a 34.60% RSI. It was off 1 to 1. Technically, the market is oversold. While not a perfect science, it usually isn’t off by more than a few days.

 

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard
bleonard@rcmam.com
312-761-263
27 Oct 2025

LEONARD LUMBER REPORT: What is the definition of insanity?

Recap:

What is the definition of insanity? Hoping the market will rise to get a better hedge in place. That’s where the trade was coming into last week, only to see the market give back over two weeks of gains in a few minutes. What made it worse is that the market continued to decline for the rest of the week. The January contract settled at 619.50, which is still a good place to hedge, barring any shutdown announcement.  The fundamentals point to a well-supplied pipeline. This is early in the cycle and will need a pickup in demand to clean it up before going into the first quarter decision time. There is nothing out there to indicate that possibility. What is more likely to occur is more shutdown news. That will increase the buying patterns. The issue is that you are just throwing more wood on the pile. It still needs to go out the door. A substantial announcement tomorrow would spike prices but then end up being bearish.

The January contract at $600 equates to $490 mill. The mills have no choice but to find ways to lessen their losses. That will keep a slight premium in the market. $600 January might be a good support area with the current dynamics. There would have to be some undefined issues in housing lurking to think we are going back to last year’s lows.

Technical:

The good news after last week’s debacle is that the January contract broke through the 61% retracement area of $618.20 and then closed above it. That isn’t a glass-half-full statement; rather, the glass has a few drops left in it. Fridays are tough to gauge. More rumors were swirling about potential shutdowns, which could have prompted added short covering late. Whatever the case, we will see direction right off the bat tomorrow. The downside momentum is in place. It will start again when the bell rings. If not, the market is in correction mode.

This is a tough time. The spread is indicating that the November expiration will be weak. It will be hard to build a bullish case in January with a Nov heading towards zero. You have three weeks of rumors and November selling in front of you.

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard
bleonard@rcmam.com
312-761-263
13 Oct 2025

Leonard Lumber Report: The extreme sideways trade continued last week

Recap:

The extreme sideways trade continued last week. Futures dropped a quick $20 then recovered half by Friday. That is nowhere near what the industry experienced a few years ago, but it’s notable when margins are laser thin. The best way to summarize last week’s move was that prices fell to close the gap and then rebounded. The market was actually heading $40 lower, but was saved by another rumor. Today we’re holding a higher trading level based on business, and that must be respected. Is it better for a week or a month? For now, we hope it lasts a week. Hedging becomes even more important in these markets. Selling a $60 premium is simple. Buying a $60 premium for a forward sale is not. This wide gap in the trade indicates a market turning. Prices will move higher with many reversals attached. With $20 swings, it won’t upset the market but will affect profits. That’s likely what we saw last week with homebuilders’ stocks being hit hard. The facts are that more building will squeeze margins, while less building will reduce overall sales; it is not a reason to buy.

We come into the week looking for a push back up through $620 in November. The fact that a mill is getting a few cars done with the 10% added is a positive, but it will not be enough to change this pattern of trade. The roll could add a positive to the upside.

Technical:

That was a perfect correction last week. The futures fell, closed the gap, and rested the oscillators. It isn’t a buy signal. The market has to establish a higher trading level before that happens. Right now, every dollar up is a battle, while the downside has some room. Scaled up selling the last three years has paid off. Tell me this one is different….. Again.

 

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard
bleonard@rcmam.com
312-761-263
06 Oct 2025

LEONARD LUMBER REPORT: The higher trend continued last week after a tariff announcement

Recap:

The higher trend continued last week after a tariff announcement. The announcement cleaned up the tariff-free wood. The next batch has the tariff increase on it. It is hard to project the anxiety of the next push. Unless you were hiding under a rock or a really bad lumber trader, you had already been “good dealed” to death and have a fair amount of inventory. It looks as if industry has wood. Now if we continue to see decent mill outtake, we can surmise that demand has picked up, and our long-term dynamics have changed. There will be a time when outtake cleans up the excesses. It’s early. Today, it is an assumption. Tomorrow it may be reality. We are going into the week with a look at whether the market is better or not. Futures will see a roll or buying from the funds in November. My guess is that they are over 5000 short now with the bulk sitting in November. There was no report last week. The government shutdown is another in a long line of psychological negatives (headwinds) we have lived with this year. This housing market will rally when a “normal” reappears. That could be a long way off.

The market will never change its stripes. Selling a premium in futures is the business way to trade. If it is $200 OSB, $300 SYP or $420 spruce, you should sell the board. Now, if you think you own it at a level that can’t lose, then hang in there. The fact is attaching a hedge every time the spread is wide is how this business works.

Technical:

The technical oscillators are aging. They are running out of upside. With a gap from 597 to 604 in November we have the perfect correction setup. Again, this is not bullish or bearish, but pure natural. If the futures market doesn’t start to correct and fill the gap, the takeaway is a pending breakout up. This type of chart pattern in lumber generally gives off good trend analysis so we’re watching close.

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard
bleonard@rcmam.com
312-761-263
29 Sep 2025

LEONARD LUMBER REPORT: The market has a firmer tone to it

Weekly Recap:

The market has a firmer tone to it. Both cash and futures found support last week. Cash still struggles to find support for all items. That keeps the marketplace on edge. History tells us that distressed items like OSB or SYP will limit any spruce move. The difference this time is the fact that the market is firming on its own. Rumors help the futures market, but actual business supports cash. Bringing it back to futures, November was up $26 for the week with a Friday spike to $600. We spent the last 5 months looking for the catalyst to push prices higher. We go into next week looking for data to push it lower. That’s a good thing. It feels like a few years ago when the conversation centered on the price of production, with 1.3 starts and closures. It added up to the $620 futures number. Unforeseen was the drastic drop in all Chinese imports and the oversupply of OSB. All that has now been factored in. The question now becomes whether $620 futures and $508 cash are the magic numbers? We are not out of the woods, but the industry has become permabears. We saw that at the beginning of the summer, only to see November futures hit $712 on August 1st. “Hedge the premium and hope you lose money.”

The futures dynamics are returning to normal as the fund’s short positions start to dominate the open interest. The industry remains heavily long. This year, the industry has stayed in sync, while the funds have not. Spreaders are eager on this one, but history shows the industry often rolls longs to match the funds rolling shorts. This one isn’t an easy win.

Technical:

The outlook for the upcoming week is based on an if/then projection strategy. The 21-day moving average crossed above the 13-day on Friday. If that trend holds, the next target is the 38% retracement of 617.20. From there, we’ll consider 635.00 and beyond. The same pattern played out during the last two rallies. Positive fundamental data over the next few weeks will gradually develop; for now, it’s all about the technicals.

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard
bleonard@rcmam.com
312-761-263
22 Sep 2025

LEONARD LUMBER REPORT: The market sold off over $30 last week on very light volume

Weekly Recap:

The market sold off over $30 last week on very light volume. The futures market is being pulled toward the cash price with help from the funds and algorithms. The low volume could signal a bottom forming. Bottoms take time, and new lows are often made before it happens. The industry is searching for reasons for improvement, which is slowing any selling when hedging should be in place. This keeps focus on their cash and not futures for help.

The funds added another 538, totaling 3, 3847. When the funds go short, the spread becomes defined, and that excites speculators. The chatter from now until October 15th will revolve around the spread. Usually, at this time of year, I expect the spread to move $10 while futures rally $50. But as they say, ” when in Rome….

“We heard from builder Lennar last week and will get more updates soon. I’m not revealing anything new; builders are pulling back, waiting for a shift in the rate environment. This is somewhat positive. Less building means less supply. I included a mortgage chart below. We saw a 6.19% rate last week before it climbed again on Friday. I’ve mentioned the yield curve dynamics before. The rate increase on Friday is concerning, but the trend has shifted. Will this change manifest at the desired pace? Probably not, but you can’t expect more lows if the trend has shifted. Rates are key. It might be time to break below 6%. You can cut production, but that might only lead to new lows. Conversely, a slight demand increase could generate momentum.

The biggest hurdle in our industry is the potential rise in unemployment. The latest claims figures and revisions from the previous week show a stable unemployment rate, which is a relief. Two reasons support steady employment: first, the substantial amount of capital injected into the system, which has not yet been spent; and second, the BBB, which will add capital. Both factors will keep corporate profits high and employment steady. While this isn’t positive for housing, it does ease one major headwind.

The funds added another 538 to 3847. When the funds get short, the spread has a definition, and that gets the specs fired up. The chatter from now until Oct 15th will be about the spread. At this time of year, I would bet that the spread moves $10 while the futures rally $50. But when in Rome….

We saw builder Lennar’s earnings last week and will hear more in the next few weeks. I’m not telling you anything you have not been told already. The builders are pulling back, waiting for the rate dynamic to change. That is mildly friendly. Build less and you see less. I included a mortgage chart below. We did see a 6.19% number last week before it turned back up on Friday. I have mentioned the yield curve dynamics in the past. The turn up of rates on Friday is troubling, but the worm has changed. Will that change show up at the pace we want? No, but you can’t look for more lows if things have changed. Rates are the key. It could be a time for a break of 6%. You can cut all the production you want, only to see new lows. On the other hand, only a slight demand increase will create momentum.

The biggest headwind in our industry is a possible bump in unemployment. The last claims number and the revision of the previous week show a flat unemployment environment. That was a relief. There are two reasons for steady employment. The first is the extraordinary amount of capital that was pushed into the system. It hasn’t all been spent yet. The other is the BBB. It will add capital to the system. Both will keep corporate profits higher and employment flat. That’s not a positive for housing, but eases one headwind.

 

Daily Bulletin:

https://www.cmegroup.com/daily_bulletin/current/Section23_Lumber_Options.pdf

Southern Yellow Pine:

https://www.cmegroup.com/markets/agriculture/lumber-and-softs/southern-yellow-pine.volume.html

The Commitment of Traders:

https://www.cftc.gov/dea/futures/other_lf.htm

About the Leonard Report:
The Leonard Lumber Report is a column that focuses on the lumber futures market’s highs and lows and everything else in between. Our very own, Brian Leonard, risk analyst, will provide weekly commentary on the industry’s wood product sectors.

 

Brian Leonard
bleonard@rcmam.com
312-761-263