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Housing Bubble Bursting?

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the credit squeeze is about that liquidity problem that always surfaces and when it gets bad enough, there will have to be a lender of last resort, the taxpayer...who will bail out the dumb ones.
 
Where the bubbles are poping, no more exotic mortgages

Risky mortgages were very popular in the West

SAN FRANCISCO (MarketWatch) -- Borrowers in California, Nevada, Hawaii and Florida face the harshest drought if banks cut off the flow of some popular but riskier mortgages.

These states surpassed the national average last year for payment-option adjustable rate mortgages, the type of home loans that allow the borrower to minimize their monthly payments so they don't even cover the interest on the loan, a review of mortgage data show.

California led the nation in originations of payment-option ARMs, with about 24% of all its refinanced and first mortgages falling into this category last year, according to data firm First American LoanPerformance.

These home loans, also termed negative amortization loans because they tack any deferred interest on to the back of the loan, represented about 17% of Nevada's total mortgages last year, followed by just under 15% for Hawaii and about 13% for Florida.

In contrast, payment-option ARMs made up 11% of all mortgages last year in the United States, estimates LoanPerformance, a unit of First American Corp.

A broker at mortgage brokerage firm ACE Mortgage Funding LLC estimated Friday that 90% of mortgages that don't conform to standards set by Fannie Mae and Freddie Mac have disappeared in the last three days.

As one visual sign of banks' cooling to a variety of mortgages they had introduced over the years, the broker's morning loan rate sheet dropped to one page - versus 10 pages usually.

One hit with borrowers over the last few years was the interest-only loan, which allowed homebuyers to pay just interest for a fixed period of time. Interest-only mortgages made up about 22% of all U.S. loans last year, says LoanPerformance. Nevada outpaced the average in this category too, with 34% of its mortgages deemed interest-only; California stood at 32% and the District of Columbia 33%.

Interest-only and payment-option ARMs together made up one-third of the U.S. mortgage origination market last year.

The volume of these mortgages increased swiftly during the housing boom, particularly in states where fast-rising home prices made it harder for borrowers to cover mortgage payments - and easier to sell homes for a hefty gain.
 
Lenders refuse to loan in certain markets, certain homes

http://www.oomc.com/post/_marketing/phaseVII/phase7pg.html

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I couldn’t resist the “in the House” pun but it is becoming apparent that people are placing their bets on what is going to happen now that the housing bubble is bursting. It doesn’t seem like there is any debate regarding that we are in fact, living in a bubble. Subprime lenders are realizing once rates went up, people just said screw it and let the mortgage notes role on in without payments. No complicated economic theory behind it, just common sense which seems less common as each day progresses. With the foreclosure process taking anywhere from 3 to 6 months, folks don’t seem too concerned about getting their credit ravaged like Barry Bonds at a Dodger game. I mean why would someone fight vigorously to defend a home that in all likelihood, isn’t worth what they paid for? For honor? The person that gave the mortgage is likely no longer employed and the note is chopped up like sushi in the mortgage backed securities markets. It isn’t like your local WaMu personal banker is going to give you a call and say, “Hey Mike, is everything okay? What is going on?” The personal touch is gone. The more likely scenario is your going to get a legal letter from the lender in your mailbox saying pay up or else. Most people in subprime loans feel screwed so they are simply returning the favor to lenders. I mean what are they losing? Their credit? They are freaking subprime to begin with! Its not like they are feeling an emotional ache in their heart that their 580 credit score will drop to 400. And you wonder why the market is tanking? With $1 trillion in loans resetting this year, 2008 and 2009 we can expect much of the same.
 
I couldn’t resist the “in the House” pun but it is becoming apparent that people are placing their bets on what is going to happen now that the housing bubble is bursting. It doesn’t seem like there is any debate regarding that we are in fact, living in a bubble. Subprime lenders are realizing once rates went up, people just said screw it and let the mortgage notes role on in without payments. No complicated economic theory behind it, just common sense which seems less common as each day progresses. With the foreclosure process taking anywhere from 3 to 6 months, folks don’t seem too concerned about getting their credit ravaged like Barry Bonds at a Dodger game. I mean why would someone fight vigorously to defend a home that in all likelihood, isn’t worth what they paid for? For honor? The person that gave the mortgage is likely no longer employed and the note is chopped up like sushi in the mortgage backed securities markets. It isn’t like your local WaMu personal banker is going to give you a call and say, “Hey Mike, is everything okay? What is going on?” The personal touch is gone. The more likely scenario is your going to get a legal letter from the lender in your mailbox saying pay up or else. Most people in subprime loans feel screwed so they are simply returning the favor to lenders. I mean what are they losing? Their credit? They are freaking subprime to begin with! Its not like they are feeling an emotional ache in their heart that their 580 credit score will drop to 400. And you wonder why the market is tanking? With $1 trillion in loans resetting this year, 2008 and 2009 we can expect much of the same.

Excellent psychological analysis of today's sub-primers/foreclosees.
 
The FED: Hyman Minsky creation and destruction of asset bubbles

Credit debate rages on extent of emerging 'crunch'

WASHINGTON (MarketWatch) -- Could the turmoil in the markets in the past few weeks be the precursor of a full-blown credit crunch that could force the U.S. and global economies into a recession?

Some observers think that the markets are exhibiting classic signs of a so-called "Minsky moment," when overleveraged borrowers must finally pay the piper for their euphoria. The result, they say, will be a credit shortage that could bring down even innocent bystanders in their wake.

Academics, economists and money managers are all sounding the alarm. Financial markets are counting on the Federal Reserve to drop interest rates to cushion the fall, and yet senior officials at the central bank have insisted that the markets must discipline themselves.

The S&P 500 index is now pricing in a recession starting in late 2007 and lasting for most of 2008, led by the financial sector, said David Bianco, chief equity strategist at UBS. "We believe the market expects this recession to slash S&P 500 [earnings per share] by about 10%," Bianco said.

A growth recession, with rising unemployment along with slow growth in output and sales, "is a certainty," said Dimitri Papadimitriou, president of the Levy Economics Institute, a think tank at Bard College. That's where economist Hyman Minsky fleshed out his theories of a credit-business cycle, which emphasized a close connection between the creation and destruction of asset bubbles in financial markets and the timing of economic expansions and recessions.

The last two recessions, Papadimitriou said, follow the Minsky analysis to a "T." In the current cycle, he said, "economic activity will decline.

Minsky theorized that an asset bubble has three stages. In the first, so-called "hedge" investors can pay off the interest and principal from their cash flow. Healthy returns push up prices, attracting the "speculative" investors of the second stage, who can meet their interest payments from cash flow with the help of liquid capital markets, but would have to sell off assets to pay off the principal. In the third stage, "Ponzi" investors rush in, relying on the continual appreciation of the value of the asset to pay the interest or the principal.

If the asset loses value, Ponzi investors lose everything and speculative investors get squeezed. That's the Minsky moment.

Even the stodgiest economics institution in the world, the Bank of International Settlements, has a Minskyan analysis of the current situation: "There seems to be a natural tendency in markets for past successes to lead to more risk-taking, more leverage, more funding, higher prices, more collateral and, in turn, more risk-taking," the group said in its annual report last month. Such cycles inevitably end when fundamentals have been overpriced.

The Ponzi investors didn't stop with mortgages, as we now know.

Early signs of an impending credit crunch are everywhere:
  • Mortgage lenders going out of business, and the lenders left standing are closing their subprime and Alt-A origination channels.
  • The spread between corporate debt and riskless Treasurys has widened dramatically. Standard & Poor's has said most corporate debt is now speculative grade.
  • Credit for leveraged buyouts has dried up, with dozens of deals canceled, postponed or repriced. The market for complex derivatives such as collateralized debt obligations has shut down like a "constipated owl," according to bond fund manager Bill Gross.
  • The price of insuring asset-backed securities against default has soared.
 
I couldn’t resist the “in the House” pun but it is becoming apparent that people are placing their bets on what is going to happen now that the housing bubble is bursting. It doesn’t seem like there is any debate regarding that we are in fact, living in a bubble. Subprime lenders are realizing once rates went up, people just said screw it and let the mortgage notes role on in without payments. No complicated economic theory behind it, just common sense which seems less common as each day progresses. With the foreclosure process taking anywhere from 3 to 6 months, folks don’t seem too concerned about getting their credit ravaged like Barry Bonds at a Dodger game. I mean why would someone fight vigorously to defend a home that in all likelihood, isn’t worth what they paid for? For honor? The person that gave the mortgage is likely no longer employed and the note is chopped up like sushi in the mortgage backed securities markets. It isn’t like your local WaMu personal banker is going to give you a call and say, “Hey Mike, is everything okay? What is going on?” The personal touch is gone. The more likely scenario is your going to get a legal letter from the lender in your mailbox saying pay up or else. Most people in subprime loans feel screwed so they are simply returning the favor to lenders. I mean what are they losing? Their credit? They are freaking subprime to begin with! Its not like they are feeling an emotional ache in their heart that their 580 credit score will drop to 400. And you wonder why the market is tanking? With $1 trillion in loans resetting this year, 2008 and 2009 we can expect much of the same.

Astute and correct. You clearly understand the sub-prime market in the areas of forerly hot housing markets and all of the psychology that goes with it.

I have seen similar psychology play out in my own small market... years before anyone was talking about a housing bubble burst. But, when that psychology plays out in an individual, who is a tiny fraction of the market, then it really has little or no effect on anyone else.

What is happening now, seems to be more the result of a financing bubble than of a housing bubble, although there is no doubt that over-inflated, speculation-driven real estate prices has played a major role in some areas.

The big question is, now that the low-credit score population is a larger segment of the market how much damage will the losses from their bad habits (and more importantly, from the bad habits of the lenders and investors who enabled their lifestyle) have on the rest of us?

I think it is too soon to tell. There is plenty of reason to worry, but I am still cautiously optimistic.

Here is an analysis from a guy I have found to be accurate many times in the past (keep in mind that past performance does not guarantee future performance).

I tend to agree with the headline. It all boils down to "How Far Will the Credit Crunch Spread."

http://articles.moneycentral.msn.com/Investing/JubaksJournal/HowFarWillTheCreditCrunchSpread.aspx
 
Steve,

There are about 30 million people in the U.S. who are classified as subprime with their FICO credit score being below 620. That is a fair amount of consumer purchasing that has been going on, until now.

From your article link:
With home prices slipping, not everyone who owes part of the $1 trillion in mortgage debt up for a reset by the end of the year will be able avoid a crippling increase by refinancing. But if enough consumers can refinance, then there's a good chance that the problems in the financial markets for mortgages won't spill over and the general economy can keep chugging along at a subdued, but still positive, 2% to 3% annual growth.
My bold.

There is lies the big IF. Mortgage loan products for subprime borrowers have evaporated to near zero save for the conventional conforming mortgages.

The economy is all about consumer spending. Credit has been used extensively to finance consumer spending. Retail sales going forward will tell us more about any coming recession.
 
I couldn’t resist the “in the House” pun but it is becoming apparent that people are placing their bets on what is going to happen now that the housing bubble is bursting. It doesn’t seem like there is any debate regarding that we are in fact, living in a bubble. Subprime lenders are realizing once rates went up, people just said screw it and let the mortgage notes role on in without payments. No complicated economic theory behind it, just common sense which seems less common as each day progresses. With the foreclosure process taking anywhere from 3 to 6 months, folks don’t seem too concerned about getting their credit ravaged like Barry Bonds at a Dodger game. I mean why would someone fight vigorously to defend a home that in all likelihood, isn’t worth what they paid for? For honor? The person that gave the mortgage is likely no longer employed and the note is chopped up like sushi in the mortgage backed securities markets. It isn’t like your local WaMu personal banker is going to give you a call and say, “Hey Mike, is everything okay? What is going on?” The personal touch is gone. The more likely scenario is your going to get a legal letter from the lender in your mailbox saying pay up or else. Most people in subprime loans feel screwed so they are simply returning the favor to lenders. I mean what are they losing? Their credit? They are freaking subprime to begin with! Its not like they are feeling an emotional ache in their heart that their 580 credit score will drop to 400. And you wonder why the market is tanking? With $1 trillion in loans resetting this year, 2008 and 2009 we can expect much of the same.

http://drhousingbubble.blogspot.com/
Nostradamus in the House. Looking at 4 Potential Scenarios for Southern California Housing.
 
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