causes of the housing crisis
This time, borrowers who are underwater by more than 25%, are on time with their payments, and have Fannie Mae/Freddie Mac mortgages dating before March 2009 will be allowed to refinance their home mortgages at cheaper rates.
That looks to me like subsidizing the terminally stupid.
Housing loans are non-recourse in most states. So if you're underwater on your home loan by more than 25% and you're paying an above market interest rate of say 6% on your loan, you're paying around 10% of the value of your house to the bank every year (including principal) while being unable to move. Since rental yields are in the 4% to 6% range, you'd be much better off walking away from the house, taking the hit to your credit rating, and renting for a few years.
The problem with all these federal schemes to assist underwater homeowners is that they prevent the market from clearing. That leaves an overhang of properties with owners who either cannot pay the mortgage or have a mortgage hugely larger than the value of their home.
In a free market, a tsunami of foreclosures would have occurred by now, and buyers could be sure that a price bottom had been reached. But in today's market, even though the S&P/Case-Shiller 20-city home price index has shown signs of bottoming out, buyers know there is a lot of artificial support being applied and have no assurance that the market won't lurch downwards again after they have bought.
Yet, economically, conditions are right for the housing market to bottom out.
Third-quarter gross domestic product (GDP) was up at a 2.5% rate, and, more importantly, private sector output rose at a 3% rate. That isn't a raging boom, but it shows that there is no immediate prospect of the economy sliding back into recession.
Interest rates are close to record lows. House prices, having returned on average to about 2002 levels, are now as affordable as they were at the bottom of the last downturn in the early 1990s.
The rental market also is showing considerable signs of strength. Economic recovery and an uncertain housing market are driving people into renting and pushed rents up. That, together with the overhang of pre-foreclosure homes, is now the principal obstacle to further housing recovery.
Of course, in the more economically vibrant areas of the country, such as the Mountain states and Texas, where unemployment is low, both home purchase and buy-to-rent deals are very attractive for those who can obtain mortgage finance.