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Housing Bubble Bursting?

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Economist: Home prices unlikely to rebound soon

http://www.azcentral.com/arizonarepublic/business/articles/0519biz-biztalker0519.html

Anyone looking for a quick rebound in housing prices probably is in for a disappointment, said an economist speaking in Phoenix this week.

"We think real estate prices will move sideways or slightly lower for several years," said Thomas Higgins, of Los Angeles investment firm Payden & Rygel.

He said he doesn't think housing weakness will push the economy into a recession. But he does expect employment to drop for people in housing-related fields.

One barometer he follows is the ratio of median housing prices to median household income. Nationally, the figure is 4.9 times greater, and it's a bit higher in the Valley, at 5.9. That implies more cooling off ahead so that incomes can catch up a bit to home prices.

But that's nothing compared with the gap in certain areas of California including San Diego, where the ratio is 14 times, Los Angeles/Orange County (13.4) and Silicon Valley (11.4).
 
C.A.R. Misrepresents California Home Affordability

http://efinancedirectory.com/articles/C.A.R._Misrepresents_California_Home_Affordability.html

May 18, 2007 -- The California Association of Realtors recently reported the percentage of California households who could afford to purchase an entry level home. While the C.A.R. reports this number as 25 percent, in reality, the number could be much lower.

The California Association of Realtors calls their First-time Buyer Housing Affordability Index (FTB-HAI) 'the most fundamental measure of housing well-being for first-time buyers in the state'.


While this may be true, the percentage of people that can afford an entry level home in California as reported by the C.A.R. seems a little off. Here's why:


To determine the final percentage, C.A.R. assumes the homeowner is putting down a 10 percent down payment (which, nowadays, most people don't) and also assumes that the loan has an adjustable interest rate of 6.3 percent.


In other words, the C.A.R. crunches the numbers the same way a lender would. The problem with this is that there is something wrong with the way the lenders do it-think about the number of people who are expected to lose their home because they are unable to afford their payments because their adjustable rate reset.


Lenders only look at whether or not a potential borrower can afford the payments now-and give no consideration to what the borrower will be able to afford when rates adjust and payments increase. This is the same thing C.A.R. does.


Another huge problem is the percentage of household income that C.A.R. thinks is suitable to pay out each month toward a mortgage payment. For example:


C.A.R. suggests that the minimum household income needed to purchase an entry-level home at $480,670 in California is $96,910. They also say this will account for a monthly payment of $3,230 (with taxes and insurance) based on their previous assumption of a 6.3 percent adjustable interest rate and a 10 percent down payment.


If you crunch the numbers, this all makes sense. What doesn't make sense is that the C.A.R. has determined the average household can reasonably spend 40 percent of their gross income towards housing.


According to the federal government, spending more than 30 percent of your household income on housing is a cost burden that is 'unaffordable'. Why then, does the C.A.R. think it is acceptable to spend 10 percent more than that-and with an adjustable rate mortgage, possibly as much as 50 percent later on?
 
Durables Orders Rise, Home Sales Stagnate: U.S. Economy Preview

http://www.bloomberg.com/apps/news?pid=20601087&sid=aFLRt14t7E7s&refer=home
May 20 (Bloomberg) -- Orders for durable goods in the U.S. rose for a third month in April and home sales barely rose from a four-year low, providing fresh evidence that housing remains the economy's weakest link, reports this week may show.

Combined sales of new and previously owned homes edged up to 6.99 million from a 6.978 million pace in March that was the lowest since 2003, according to economists surveyed by Bloomberg News. Orders for goods made to last several years probably increased 0.9 percent after a 4.3 percent jump.

Demand for business equipment and other factory goods will buffer the economy from the effects of a housing slump that's projected to pull down growth for a seventh straight quarter. Federal Reserve Chairman Ben S. Bernanke said that while curbs on subprime lending will hurt home sales into 2008, housing's woes aren't spreading to other industries.

``Definitely housing is in a recession, and it's possible it could get worse before it gets better,'' said Nariman Behravesh, chief economist at Global Insight Inc., in Lexington, Massachusetts. ``The good news so far seems to be there is little spillover to the rest of the economy.''

Sales of new homes inched up to an 860,000 annual rate last month from 858,000 in April, a Commerce Department report on May 24 is projected to show. Purchases have hovered near the 836,000 pace reached in February that was the slowest since June 2000.

A day later, the National Association of Realtors may report home resales rose last month to a 6.13 million annual rate, from 6.12 million a month earlier, according to the median forecast of the economists surveyed.

Mortgage Defaults

A rise in mortgage defaults and increasing foreclosures among subprime borrowers, those with poor or limited credit, may prolong the worst housing slump since 1991 as lenders tighten credit standards, economists said.

The Chicago-based Realtors association this month lowered its 2007 forecasts for new and existing home sales. The group also said prices of existing homes will fall more than its prior forecast, while the median price for new homes will decline this year for the first time since 1991.

Central bankers have cited escalating defaults and the slumping housing market as risks to growth, which last quarter was the weakest in four years.

Curbs on subprime ``lending are expected to be a source of some restraint on home purchases and residential investment in coming quarters,'' Bernanke said at a conference in Chicago on May 17. ``We are likely to see further increases in delinquencies and foreclosures this year and next as many adjustable-rate loans face interest-rate resets.''
 
High Price of Easy Credit

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Many households these days have found that their day-to-day economic life has come to depend not just on how much they earn or spend, but also on how well they shuffle what they owe among a broad array of credit cards, home equity loans and other lines of credit.

Consumers are sinking in a morass of debt with little relief in sight. How will all this debt be repaid? Defaults are rising, late payment charges are rising, overdraft charges are mounting.
 
I recently looked up some foreclosed properties. One was a $75,000 house that probably wasn't worth it. Another, involving a person who recently died, was only a $10,000 mobile home on a lot. When it gets to the point that people cannot pay for a $10,000 mob. home then there are some people out there with a lot of debt or zero income.
 
To be a millionaire in the ‘1960’s meant something. In today’s world, a millionaire is a piker with 100K in 1964 dollars. Inflation makes people think that they are getting richer. People are making more money and their house and other investments have appreciated. What could be better?

Inflation is the hidden tax. Government spends a little more each year than they take in, probably about 3%. Over a 20 year period, the decimal point moves over one space to the right (i.e. $1,000,000 becomes $100,000). This worked pretty much OK until they passed Social Security.

When you contrast the silver dime with the new dollar, a new problem becomes visible, inflation taxation vs COLA (cost of living allowance) linked retirement benefits. What is different now, is that most of these retirement items that everyone depends on, were locked into the dime that was made of silver. So now benefits have to pay at the old dollar rate, inflation adjusted. As long as the dollar could inflate without COLA's, there was no problem. Once Congress linked the cost of living into retirement benefits, it created a monster that would bite them in the *** with every COLA increase.

Let's add to this, the health care package for seniors. Imagine, at the age of 55, your health insurance cost is $300 per month. What a relief that at age 65 it will be free. I am still talking BUBBLES and this is bigger than all of the rest. This bubble is not going away. Give it another 15 years before it's visible. The real question to ask; "Is it possible to believe that we, the people (the government) are really going to pay for what, we the people, (as individuals) could not pay?

Well, this kind of gives you an idea of where we are headed. They have super sized the dime and called it a dollar. So size does matter to your Congressman, doesn't everybody deserve a bigger dollar?

The government claims the inflation rate is under 3%, that keeps the COLA's low but kind of ruins their credibility. The real rate is probably closer to 12%, that's if you buy gas, milk, meat and beer. (Who can afford to buy all four at the same time?)
 
Greg,

Not to worry about that inflation for government spending. The ATM (alternative tax method) is not index for inflation. They claim without special legislation each year to exempt a majority of people from this tax, 75 million more tax payers would have their deductions taken away and their income tax recomputed at their marginal rate. That means deductions like personal and dependent exemption, mortgage interest, property tax, state income tax, capital gains, etc. would be taken away essentially giving you a flat tax on all your income at your marginal rate.

So, with the Bush tax cuts set to expire in 2011, another tax increase, along with the ATM if not fixed, the revenue from taxes looks pretty good on paper.

If enough people loose their mortgage interest and property tax deduction, what sort of price decrease in housing do you suppose will equal renting, after tax?
 
It's A Mad, Mad, Mad, Mad World

http://www.financialsense.com/fsu/editorials/bearing/2007/0518.html
The classic 1963 slapstick comedy, “It’s a Mad, Mad, Mad, Mad World,” begins when the occupants of four vehicles learn about hidden treasure in the fictional town of Santa Rosita, California. According to a dying man’s last words, $350,000 (about $2.3 million in today’s dollars) is buried under a mysterious “big W,” less than a day’s drive away. When the strangers can’t agree on how to share the loot, a wild race for riches ensues.

In the 44 years since, the mad dash for wealth without work has been repeated throughout countless bubbles and manias. Witness the Japanese mania and U.S. takeover bubble of ’89, the biotech bubble of ’91, the 2000 tech bubble, and more recently the 2005 housing bubble – all ending in tears. Fittingly, in the movie’s finale the protagonists fall off a fire escape and all end up in the hospital.

Was the film’s director, Stanley Kramer, prescient – metaphorically speaking – or have we evolved to the current state of perfection in which the investing masses are entitled to get rich simply by tuning in to Jim Cramer’s Mad Money?

Fractional reserve madness

The lure of easy money begins with the government printing press. First, the central banker buys an asset – typically a government debt instrument – writes a check on itself and deposits it into the banking system. Since the bank never “redeems” the check, this is equivalent to creating money out of thin air. The banker, happy to receive fresh “reserves,” loans out all but a sliver. This new money ends up back with the banks, is counted again as reserves, mostly lent out, and so on and so on. Through this process of fractional reserve banking, credit is expanded at a multiple of the initial central bank deposit. Through such a system, the creation of money and credit (the promise to pay money) looks like an upside-down pyramid – essentially a pyramid scheme on top of a counterfeiting operation.

As James Grant has counseled, the inflation process gives a finite pool of capital the illusion of an endless sea of liquidity, in effect “turning all the traffic lights green.”

Such a scheme is a concoction of government privilege (or mercantilism), not laissez faire. The so-called “capitalists” are no longer efficient allocators of capital to its most productive uses, but beneficiaries of and cheerleaders for a monetary fraud in which capital is debased, taken for granted, abused. As long as they remain chummy with their friendly liquidity provider of last resort, they can act recklessly without fear of igniting an economic forest fire – or if they do, without fear of having to bear the costs. And as long as the value of their collateral is constantly inflated, they never feel the need to worry about default.

Liberated from the gold standard straightjacket, the system has few restraints. For starters, the counterfeiter has an incentive not to draw attention to his racket. But the effectiveness of his ongoing propaganda campaign has weakened this deterrent. The real inflationary action, however, is in credit expansion. For example, in the last 6 years, the Federal Reserve has grown its balance sheet less than $300 billion while the nation’s money supply has expanded by $4.3 trillion, or 14 times as much. In other words, the central banker can bait the hook, but lenders and borrowers still have to take the bait.

This new money is never evenly distributed, but instead gets funneled into whatever narrow area happens to capture the public’s fascination. As prices and valuations soar, greater doses of credit are required to keep the game going. Either more marginal borrowers are drawn in at ever more precarious levels or greater leverage must be applied to existing borrowers. This is what ultimately doomed the housing bubble. In the end, nearly anyone who could fog a mirror was getting an invitation to join the party.

The trouble with pyramid schemes is that they’re not designed to go in reverse. Eventually, the number of willing dupes is exhausted. The same people who panicked late to get into the game are just as likely to panic when the music stops. The longer the music plays, the more leveraged and unstable the inverted credit pyramid becomes. As the late economist Hyman Minsky observed, “stability is unstable.”
 
Moh,

Good article. Brad would not agree on the definition given for a housing bubble, however. :mellow:

As prices and valuations soar, greater doses of credit are required to keep the game going. Either more marginal borrowers are drawn in at ever more precarious levels or greater leverage must be applied to existing borrowers. This is what ultimately doomed the housing bubble. In the end, nearly anyone who could fog a mirror was getting an invitation to join the party.
We had both; cash out refi borrowers and zero down, cash back buyers. Even no doc loans to boot. :new_llying:
 
Here chick-chick-chick-chicken; homes for sale

http://www.theolympian.com/130/story/104475.html

Southwest Idaho has large jump in number of homes put up for sale

The Associated Press

Experts say investors trying to unload houses in highly populated southwestern Idaho have likely boosted the number of homes on the market.

They say a recent drop in median home prices might have triggered the sales rush.

Nearly 8,000 homes are for sale in the area.

Financial experts say that many homes on the market will likely continue driving down home prices.

Ada County saw a 1.3 percent drop in median home prices in March, the first decline in 10 months.

The current situation is good for buyers, not so good for sellers.

Heinrich Wiebe, co-founder of Genius Realty, says he doesn't see any recovery.

He says about 63 percent of the homes in the region now up for sale are owned by investors.
 
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