The euro crisis reaches the core

By Daniel Gros, Director of the Centre for European Policy Studies, Brussels. Cross posted from VoxEU

Investors are anticipating the unravelling of the 21 July 2011 “solution” and a breakdown of the interbank-market that would throw the economy into an “immediate recession” like the one experienced after the Lehman bankruptcy. This column argues that this will happen without quick and bold action. The EFSF can’t work as designed but if it were registered as a bank – which would give it access to unlimited ECB re-financing – governments could stop the generalised breakdown of confidence while leaving the management of public debt in the hand of the finance ministers.

Canaries were kept in coal mines because they die faster than humans when exposed to dangerous gases. When the birds stopped singing, wise miners knew that it was time to gear up the emergency procedures.

Greece, as it turns out, was the Eurozone’s canary. The canary was resuscitated and a small rescue mechanism was set up to revive a further canary or two – but beyond this the warning was ignored. The miners kept on working. They convinced themselves that this was the canary’s problem.

Greece wasn’t a special case

The problems of Greece should not have been interpreted as a special case. They should have been viewed as the first manifestation of a general problem:

  • As a sign that the Global Crisis was spreading to public debt;
  • As a sign that capital markets would no longer refinance excessive levels of public debt, especially in the Eurozone members who could no longer rely on central bank support.

This has become particularly clear after the July 2011 European Council – the meeting that was supposed to end the crisis by settling the Greek case with a mixture of lower interest rates and some private sector rescheduling and restructuring.

The Greek public might not appreciate it, but it has received a preferential treatment from the EU. With the decisions taken at the July European Council, Greece will essentially have all its financing needs for the next decade arranged and is assured of paying less than 4 % on the new debt it is incurring. The two other countries with a programme, Ireland and Portugal, will have similarly low interest rates and long-term loans, but they are still expected to face the test of the markets in a few years.

The debt fears reach the core

But while Greece, Ireland, and Portugal got lower rates for their official long-term financing, Spain and Italy experienced a surge in their borrowing costs. They are paying close to 6% for ten-year money.

It is clear that these countries cannot be expected to provide billions of euros in credits to Greece at 3.5% when they are paying themselves so much more. Europe’s leaders wanted to be generous to Greece, but the supply of cheap funds is limited. Not everybody can be served this way.

The EFSF was designed for a peripheral crisis

This applies in particular to the Eurozone’s rescue fund, the European Financial Stability Fund (EFSF). This will simply not have enough funds to undertake the massive bond purchases now required to stabilize markets. It was sized to provide the financing promised to Greece, Ireland, and Portugal.

Moreover the structure of the EFSF makes it vulnerable to a domino chain.

  • The rules of the EFSF imply that countries that need financing themselves or face high borrowing costs ‘step out’, i.e. no longer provide guarantees for the EFSF.
  • If the borrowing costs of Italy and Spain stay at crisis levels, or if these two countries need to bail out themselves, only the core Eurozone members would remain to back the EFSF.

At this point, the debt burden on the core would become unbearable.

Dangers of applying the periphery solution to the core

Importantly, the larger is the EFSF, the faster the dominos fall. The position of the French government – that the EFSF should be increased – does not make sense even from a narrow French point of view.

  • Financial markets have realized this and are thus driving up borrowing costs for France – the core country most in danger of losing its AAA rating.
  • If France has to ‘step out’ of the EFSF, Germany (and some of its smaller neighbours) would have to carrying the whole burden.

This would be too much even for Germany – the Italian government debt alone is equivalent to the entire German GDP.

How this drives the markets

The situation is so critical because this domino effect has started to operate.

  • Financial markets do not wait for country after country to be downgraded.
  • Investors anticipate the endgame – the unravelling of the entire EFSF/ESM structure.
  • As EFSF was Eurozone leaders’ central response to the debt problem, its demise would leave the Eurozone with a big problem and no solution.

The bank-government-debt snare

As usual, banks are the weakest link and are subject to another domino effect.

  • Many banks hold large amounts of Eurozone government debt;
  • Their credit rating can never be above that of their own sovereign.
  • Anyone expecting a country’s downgrade should also sell the shares of its banks.

This, in turn, increases the cost of capital for the vulnerable banks making them more vulnerable.

  • Other banks – who see the falling bank share prices and widening credit-default spreads – react by refusing to provide the vulnerable banks with interbank liquidity.
  • This breakdown in the interbank market, in turn, leads to a breakdown of the credit circuit.

This is what lead to the “immediate recession” experienced after the Lehman bankruptcy showed.

These days it seems that the equity markets are anticipating a doomsday scenario with the economy going abruptly into recession as the interbank market breaks down under the anticipation of further public debt problems. Unfortunately this anticipation will be realized unless the breakdown of the interbank market is addressed very soon.

What needs to be done

At this point the Eurozone needs a massive infusion of liquidity. Given that the cascade structure of the EFSF is part of the problem, the solution cannot be a massive increase in its size. However, the EFSF could simply be registered as a bank and could then have access to unlimited re-financing by the ECB, which is the only institution which can provide the required liquidity quickly and in convincing quantity.

This solution would have the advantage that it leaves the management of public debt problems in the hand of the finance ministries, but it provides them with the liquidity backstop that is needed when there is a generalised breakdown of confidence and liquidity. This is exactly when a lender of last resort is most needed.

It would of course be much better if the ECB did not have to ‘bail out’ the European rescue mechanism, but in this case one has to choose between two evils. Even a massive increase in the ECB’s balance sheet (which if the US experience is any guide will not lead to inflation) constitutes a lesser evil compared to a breakdown of the Eurozone financial system.

Editor’s Note: Daniel Gros expands on his thoughts in a companion audio piece, the Vox Talks The Eurozone crisis: only the unlimited firepower of the ECB will stop market panic

 

Posted in Economic News, Fresh Perspectives | Tagged Debt, Greece, Stock Market, The Euro | 1 Comment

Has Real Estate Bottomed? Here’s How to Tell

Housing has been propped up by Central State intervention. As that ends, Phase II of the retrace to pre-bubble valuations is at hand.

Has housing bottomed? Here is the sure-fire way to tell:

Stories titled “Has housing bottomed? Here’s how to tell” have vanished for lack of interest.

The absence of stories about the bottom in housing will mark the final nadir, because the real bottom can only be reached when everyone has abandoned housing as a pathway to easy money. Only when the public and investor class alike have completely lost interest in real estate as a “sure-fire” investment can the real trough be reached.

This destruction of long-held habits and beliefs takes a long time. The closest analogy might be the stock market in the last secular Bear market. Stocks topped out in 1966, though the economy lumbered on until 1969 before faltering. Stocks then meandered for 13 years of stagflation, losing 66% of their inflation adjusted value in 1966 by 1982.

People gave up on stocks. I call this loss of faith “when belief in the system fades:” note how household participation in stocks topped out in 1969, three years after the peak in the market. Participants clung to their belief in stocks for about four years after 1969, at which point participation cratered as they finally abandoned their faith in a “permanent Bull market.”

Household participation fell by two-thirds and remained low for years.

belief fades Has Real Estate Bottomed? Heres How to Tell


In August 2006, near the top of the housing bubble, I suggested a three-part scenario for the housing bust: it would take eight more years to play out, and the declines would occur in sharp downlegs following a phase-shift model.

Phase Transitions, Symmetry and Post-Bubble Declines (August 2, 2006)

Here is the chart I presented at that time as a possible time model:

bubble decline2 Has Real Estate Bottomed? Heres How to Tell


Here we see the first phase shift decline and the Central State engineered “recovery,” which has now rolled over.


shiller housing2 11 Has Real Estate Bottomed? Heres How to Tell


Here is CoreLogic’s snapshot of housing (via Calculated Risk). There is still a long way to go down before the market retraces the entire bubble.

home prices2011a Has Real Estate Bottomed? Heres How to Tell


The Federal Reserve has bet that housing valuations can be propped up by lowering the interest rate on mortgages. To the degree that a few fence-sitters might be tempted to take the plunge, lower rates have a modest follow-through–but the real determinant of housing is employment, which as we all know, has tanked.

Here’s the civilian employment ratio, which reflects the percentage of the labor force that has a job:

civilian employment ratio Has Real Estate Bottomed? Heres How to Tell

 

Perhaps even more telling is the per capita rate of employment:


employment per capita Has Real Estate Bottomed? Heres How to Tell

 

By this broad measure, employment has declined to levels last seen thirty years ago.We can also look for clues to housing’s future by looking at wages, which have dropped steeply:

employee compensation Has Real Estate Bottomed? Heres How to Tell

 

These charts pose a simple yet profound question: how can people buy a still-expensive house if they don’t have a job, or their income is plummeting?

The proximate triggers for the next phase-shift down include a decline in Central State intervention in the housing market and a return to official “recession” as the “soft patch” turns into a quagmire.

In an era where “market sentiment” swings wildly from day to day and the nation awaits every quarterly report from Apple as the “definitive” bellwether not just on stocks but the entire Galactic Mood, then the notion that trends can take years to play out doesn’t sit well with our impatient demands for a “bottom.” But long-term trends take years to play out, whether we like it or not.

Readers forum: DailyJava.net.

Order Survival+: Structuring Prosperity for Yourself and the Nation (free bits) (Mobi ebook) (Kindle) or Survival+ The Primer (Kindle) or Weblogs & New Media: Marketing in Crisis (free bits) (Kindle) or from your local bookseller.

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Posted in Fresh Perspectives, Real Estate Data | Tagged Home Prices, Housing Bubble | 1 Comment

June Existing Home Sales Disappoint. Realtors Blame Cancellations

Economists were predicting that June Existing Home Sales would rise 2.9%, but that didn’t happen. June Existing Home Sales fell 0.8% from May and are down 8.8% from June 2010.

NAR reports:

Existing-home sales eased in June as contract cancellations spiked unexpectedly, although prices were up slightly, according to the National Association of Realtors®.

Sales gains in the Midwest and South were offset by declines in the Northeast and West. Single-family home sales were stable while the condo sector weakened.

Total existing-home sales, which are completed transactions that include single-family, townhomes, condominiums and co-ops, declined 0.8 percent to a seasonally adjusted annual rate of 4.77 million in June from 4.81 million in May, and remain 8.8 percent below the 5.23 million unit level in June 2010, which was the scheduled closing deadline for the home buyer tax credit.

Lawrence Yun, NAR chief economist, said this is an uneven recovery. “Home sales had been trending up without a tax stimulus, but a variety of issues are weighing on the market including an unusual spike in contract cancellations in the past month,” he said. “The underlying reason for elevated cancellations is unclear, but with problems including tight credit and low appraisals, 16 percent of NAR members report a sales contract was cancelled in June, up from 4 percent in May, which stands out in contrast with the pattern over the past year.”

Yun cited other factors in the sales performance. “Pending home sales were down in April but up in May, so we may be seeing some of that mix in closed sales for June. However, economic uncertainty and the federal budget debacle may be causing hesitation among some consumers or lenders.”

The national median existing-home price for all housing types was $184,300 in June, up 0.8 percent from June 2010. Distressed homes – foreclosures and short sales generally sold at deep discounts – accounted for 30 percent of sales in June, compared with 31 percent in May and 32 percent in June 2010.

Total housing inventory at the end of June rose 3.3 percent to 3.77 million existing homes available for sale, which represents a 9.5-month supply at the current sales pace, up from a 9.1-month supply in May.

Posted in Newsletter, Real Estate Data | Tagged Existing Home Sales, Housing Inventory, Housing Supply, june home sales, Median Home Prices, NAR | Leave a comment

Bay Area Home Sales Surge in June

Bay Area homes sales surged 14.5 percent from May to June, though are still below levels from 2010.

DataQuick reports:

La Jolla, CA.—-Bay Area home sales rose sharply last month from May to the highest level for any month since June 2010, when outgoing homebuyer tax credits gave housing demand a final boost. The median price rose slightly from May but remained below the year-ago level for the ninth consecutive month amid a sluggish move-up market and a higher share of sub-$300,000 transactions, a real estate information service reported.

A total of 7,998 new and resale houses and condos sold in the nine-county Bay Area last month. That was up 14.5 percent from 6,988 in May but down 4.5 percent from 8,373 in June 2010, according to San Diego-based DataQuick.

On average, Bay Area sales have risen 4.9 percent between May and June since 1988, when DataQuick’s statistics begin.

Last month’s sales were the lowest for the month of June since 2008, when 7,178 homes sold. June sales have ranged from a low of 7,118 in 1993 to a high of 15,735 in 2004, while the average is 10,129. Sales last month fell 21.0 percent below the June average. June is normally a strong month and, among all months, it’s had the highest number of sales most often – seven of the past 23 years.

In June last year – the peak month for 2010 – sales were bolstered by state and federal efforts to stimulate the housing market via homebuyer tax credits. Those credits had expired or been largely depleted by July 2010, when sales plunged 19 percent from the month before and 23 percent from the previous July.

While the 14.5 percent jump in sales last month from May was nearly triple the normal increase, higher May-to-June gains were recorded as recently as 2008 and 2009, which logged 15.5 percent and 16.1 percent gains, respectively.

“It’s difficult to point to one specific thing that caused last month’s sales to jump more than usual from May. It wasn’t just in the Bay Area – we saw it across much of the state. June likely benefitted from a combination of factors, such as price reductions, low mortgage rates and perhaps a batch of short sale transactions from spring that took months to close. Bargain hunters, mainly investors and first-time buyers, remain very active,” said John Walsh, DataQuick president.

“While overall consumer confidence remains low, folks in certain industries such as high-tech are feeling more confident,” he continued. “Let’s keep in mind, however, that last month was not a particularly strong June, historically speaking, and one month’s increase in sales from the prior month doesn’t constitute a trend.”

The median price paid for all new and resale houses and condos sold in the Bay Area last month was $377,750, up 1.5 percent from May but down 7.9 percent from $410,000 in June 2010. Last month’s median was the highest since it was $380,000 last November.

Last month’s median was 30.3 percent higher than the low point for the current real estate cycle – $290,000 in March 2009. However, the June median was 43.2 percent below the peak $665,000 median reached in June/July 2007. Around half of the median’s peak-to-trough drop was the result of a decline in home values, while the other half reflects a shift in the sales mix toward lower-cost homes, especially inland foreclosures.

When viewed by several major price segments, it’s clear that the middle of the Bay Area market, roughly defined as $400,000 to $800,000, has taken the biggest hit over the past year. Sales in that price range accounted for 30.0 percent of all transactions last month, down from 30.9 percent in May and 37.6 percent a year ago, when homebuyer tax credits helped spur more move-up activity in that price range. Last month sales below $300,000 made up 38.9 percent of all transactions, up from 37.9 in May and 30.9 percent a year ago. Sales above $800,000 represented 17.0 percent of last month’s sales, up from 16.5 percent in May and 15.8 percent a year earlier.

bajune Bay Area Home Sales Surge in June

Posted in Newsletter, Real Estate Data | Tagged Bay Area, california, Existing Home Sales, Median Home Prices | Leave a comment

Strategic default is moral imperative to prevent future housing bubbles

This article originally appeared on the Irvine Housing Blog.

Underwater loan owners with payments exceeding rent have a moral imperitive to strategically default to provide deterence for banks to inflate future housing bubbles.

evil toward banks Strategic default is moral imperative to prevent future housing bubbles

A sacred cash cow with sickly tits
Dripping temptation for hypocrites
to death she’s beaten
The prosperous endlessly stating the obvious

Caught in your words, sever the knot this time
Somebody show me their true face
Face me once as I leave all that I despise
Face me as I unleash this hate refined

Lamb Of God — In Your Words

The fear of strategic default is a necessary deterrent to foolish lending. Without it, lenders are emboldened to make all manner of bad loans because they believe they will get paid back. Lenders will make nearly any loan if they believe they will get their money back with interest. It’s only when they feel they won’t get repaid are they prompted to loan responsibly.

Signatory versus asset-backed debtirresponsible lenders Strategic default is moral imperative to prevent future housing bubbles

Some have questioned how I can be so against debt, yet I am leveraging up to the max to buy cashflow properties in Las Vegas. Isn’t that being hypocritical?

No. Not all debt is created equal. The debt I am taking on is backed by a cashflow-producing asset. The income stream is being used to repay the debt with interest, and if for some reason I am unwilling to pay back the loan, the lender can take back the property and obtain a cashflow equal to or greater than the payment on the debt. That is asset-backed debt.

I had the good fortune to meet a gentlemen who provides asset-backed debt from a major lender. His company provides debt for property, plant, and equipment to other major corporations. When he analyzes the collateral for a loan, he considers it’s useful life, the recovery and resale value, and the cashflow the asset may generate (if any). He assumes the debtor’s word means nothing and any recovery of capital will come solely from the collateral pledged to cover the loan. In his world, there is no signatory assurance of repayment. There is only collateral repossession, cashflow, and resale.

Asset-backed debt is essential to the functioning of our economic system. Many businesses could not raise the equity to obtain the property or equipment necessary to it’s operations. Lenders can loan against working capital at very low rates with little risk. If businesses have their money freed up to grow the business, our economy grows and prospers. In short, asset-backed debt is useful and freeing.Preserving the American Dream Strategic default is moral imperative to prevent future housing bubbles

On the other hand, signatory debt is slavery. Signatory debt is money given to a borrower simply based on the borrower’s promise to repay. It has nothing to do with an asset, and if the borrower chooses not to repay, recovering signatory debt can be very difficult because it is not backed by tangible collateral.

Signatory debt provides no useful purpose. It provides a short-term economic boost as demand is pulled forward, but once it is consumed, money that would ordinarily have been spent by the borrower on consumer goods is instead diverted to the lender for debt service. It’s only when signatory debt is expanding that the economy is stimulated. The expansion of signatory debt is a Ponzi scheme.

Signatory debt creates Ponzis

The problem with signatory debt is simple: people don’t want to keep their promise to repay when it is inconvenient. Ponzis live to consume. They will take money under any terms offered, and when it comes time to pay the bills, they will seek more borrowed money to keep the system going. Borrowing money to repay debt is the essence of Ponzi living. Has anyone been watching events in Greece unfold?

Ponzis will inevitably spring from signatory debt. Not everyone who borrows with no collateral is a Ponzi, but Ponzis could not exist without signatory debt. The losses created by Ponzis are the only deterrent from lenders giving out free money. In our current home mortgage lending system backed by the government, without strict controls, Ponzi borrowing with home loans is inevitable.

Conflating asset-backed debt and signatory debtBorrowed Thanksgiving Strategic default is moral imperative to prevent future housing bubbles

Lenders are keen to conflate the distinction between asset-backed debt and signatory debt by over-loaning on assets. The housing bubble is a classic example, but lenders do this with car loans, commercial loans, and personal property loans.

A home loan has a component of asset-backed debt. The portion of the cost of ownership (payment, interest, taxes, insurance, HOA) equal to rental is asset-backed. If the loan balance is limited the size supportable at rental parity, the property could be rented for an income stream capable of sustaining the debt service.

However, once the cost of ownership exceeds the cost of a comparable rental, the only assurance the lender has of getting repaid is based on the signatory promise of the borrower. Therefore, the loan is part asset-backed and part signatory. When lenders cross the line from asset-backed to signatory debt, they turn good debt into evil debt and inflate asset bubbles. Lenders did this in both the residential and the commercial real estate markets during the 00s.

Once lenders cross the line from asset-backed debt to signatory debt, they are inflating an unsustainable Ponzi scheme. Inevitably, prices will crash back to asset-backed levels determined by rental parity. it’s not a matter of if, only when. We are seeing this play out across America right now with the deflation of the housing bubble.

Strategic default is moral imperative

Lenders attempted to enslave an entire generation. They issued copious amounts of signatory debt to borrowers who only intended to repay that debt if house prices went up. Lenders created the Ponzis I profile on this blog on a daily basis.for the family Strategic default is moral imperative to prevent future housing bubbles

Strategic default has been portrayed as immoral by lenders. This is wrong. Lenders were immoral when they abdicated their responsibility to sound lending practices that ensured their borrowers could remain solvent. It is outrageous after such irresponsible lender behavior that lenders have the nerve to chastise borrowers for being immoral when borrowers fail to repay their debts.

Borrowers have moral responsibility to default on loans where the payment on an amortizing mortgage exceeds the cost of a comparable rental.

If borrowers don’t default, if lenders are given a free pass to make another generation insolvent, then we have failed our children. We are sentencing them to live in a world where lenders enslave them through excessive mortgage payments to afford properties comparable to rentals.

Without the fear of strategic default, lenders will conflate asset-backed debt and signatory debt again. Lenders will inflate future housing bubbles, and our children will be faced with the decision to own something far less desirable than what they can rent or sentence themselves to a lifetime of debt servitude.

The next time you read or hear that borrowers who default are being immoral, ask yourself who is really being immoral, the lender or the borrower. In my opinion, it is the lenders who were immoral when they inflated the housing bubble and over-burdened borrowers. The borrower who strategically defaults is behaving morally by doing what’s best for their family.

Conforming Loan Limit Decrease Will Increase Strategic Default

Gary Anderson — Jun. 27, 2011, 1:31 PMtrue to his word Strategic default is moral imperative to prevent future housing bubbles

The conforming loan limit will be decreased by varying amounts in high end markets throughout the nation, according to the New York Times.

If congress does not take action, and I hope they don’t, September 30th is the date these homes will be governed by the private market, with interest rates likely being higher.

The FHA, Fannie Mae, and Freddie Mac will pull out of these markets, as these loans are perceived by both political parties as being a burden on taxpayers. Potentially, less demand will cause the values of these homes to go down.

Yes, Pending conforming loan limit decrease will make California houses more affordable.

Of course, this deflation of housing brought on by less demand is necessary to forge another housing bubble down the road whichbankers apparently want. I think government believes, however, that strategic default will not be an overwhelming issue, since polling seems to back the view that only 39 percent of eligible defaulters would consider defaulting. This actually emboldens banks to want more easy money loans because they know that everyone will not default. If everyone did default, banks would reconsider easy money lending, which would be a good thing.  But there could be a change coming regarding views on the morality of the practice.

The change in morality has already occurred: Strategic mortgage default has become common and accepted in 2011.

It is this change of view regarding the morality of the practice that has banks worried. They are so worried that they are instituting tough measures to scare the potential defaulter into obedience.

While I don’t like to see housing values decline, because it hurts people who have worked hard to attain their status, housing should not be inflated artificially. Housing should be shelter first, and an inflation hedge second. It should never be a speculative commodity, rising faster than inflation, because it is too important to the nation. If the decline in price for these houses becomes a long term reality, then many more people could afford to buy these houses for a long time into the future, and they would have more discretionary income than some owners have now. Their wealth would be founded upon a sound market and not on the shifting sands of speculation.

It’s simple math. If a smaller portion of a wage earner’s salary is diverted to housing costs, particularly interest, then money is freed up to be saved or spent on other things. Mortgage debt is a drain on the economy.walk away from debt Strategic default is moral imperative to prevent future housing bubbles

People in New York, Massachusetts,California and other high end regions should brace for less demand and higher interest rates for mortgages above the conforming limit. This is the jumbo mortgage arena where less demand has already caused a decline in house prices. But perhaps we haven’t seen anything yet, as people will flee the higher rates until the prices themselves bottom out.

And owners should beware, because in the highest of high end areas, conforming loan limits could drop by the hundreds of thousands of dollars. This is something for even the most affluent members of our nation to think about. But knowing that most of them are staunch free market zealots should make the decline of their house values more palatable. Or maybe not.

The Irvine Company has already been plagued by flagging sales. What is going to happen when borrowers find it tougher to get loans at the price points they want to sell?

But since Fannie and Freddie are pulling out of this high end arena, they will have no influence on the defaulter like they did. As of last year, they were scaring defaulters with the threat of a 7 year ban on their mortgages. Now there is little to scare the strategic defaulter other than a credit score decline.

And, it has been shown that defaulters have a shorter window of risk in recourse states to lawsuit than do short sellers. And we know that California is a non recourse state. If a borrower does not have a recourse HELOC, or a refinance into a recourse loan, that borrower is really free to walk away in a non recourse state. So, potential strategic defaulters, what are you waiting for?

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I predict a wave of strategic default at the $750,000+ price ranges. Many of these borrowers were Ponzis who were only holding on because they believed prices were coming back. Once they realize the demand is gone, and it may not come back in the next decade, why would they keep making the oversized payments? After all, the plan was to live off the HELOC booty and appreciation, and that isn’t going to happen. I expect Orange County delinquency rates to rise along with the rest of Coastal California.

No appreciation eight and a half years later

Back in 2007 and 2008, we would marvel at 2004 rollbacks. Those only represented about four years of zero appreciation. However, as the housing bust has dragged on, prices keep rolling back, and the dead time of zero appreciation has not extended to over eight years — and it will get worse.house poor Strategic default is moral imperative to prevent future housing bubbles

Buyers from 2002 and 2003 are facing resale prices that often barely cover their sales commissions. There certainly isn’t enough gain to compensate them for the additional cost of ownership they paid during the years of bloated mortgage payments. Also, inflation has eroded the value of money over the last eight years, so on an inflation adjusted basis, they are certainly behind those who rented instead.

Appreciation is supposed to justify making excessive payments. When it doesn’t materialize, the people who opted for oversized loans played the fool. Banks are the beneficiaries along with realtors, mortgage brokers, and the former owners who obtained a windfall.

Slow steady gains in the housing market are much preferable to periods of boom and bust. If home prices were tethered to incomes through sane debt-to-income ratios and stable interest rates, homeowners would steadily gain equity, and none would be facing the terrible problems they are today. The goal of government policy should not be to maximize borrowing to save the banks and preserve loan owners illusions of wealth. The goal should be stable home prices and sound lending practices to sustain home ownership and preserve disposable income to sustain a consumer economy.

 

Posted in Fresh Perspectives | Tagged strategic default, Strategic Defaults, Strategic Foreclosure | Leave a comment