To: stockman_scott who wrote (4405 ) 8/13/2002 12:28:31 PM From: Jim Willie CB Read Replies (2) | Respond to of 89467 - "What About the Housing Bubble?" Dan Denning asks provocatively in a weekly e-mail missive to his Strategic Investments subscribers. - Denning writes: "Business Week, ever the author of inane questions, poses this latest doozy: 'Housing: Is It a Bubble If it Doesn't Pop?'" Denning's answer is a definite "Yes." - "The housing market appears to be strong," he concedes. "In June, new home sales hit an annualized rate of 1 million units for the first time ever. And figures show that at the current rate of demand, the stock of existing and newly built homes would be 'consumed' in 3.9 months." - But Denning finds no comfort in the housing market's blistering rate of price appreciation. Rather, he sees the troubling signs of a housing bubble about to burst. "Ceteris paribus, the housing market is like the Nasdaq in 1999 - growing to an infinite sky," he observes. "[Since] home prices are rising faster than incomes, new buyers must borrow in the belief that home prices will keep rising. In other words, new home buyers must count on a greater fool in order to make the investment profitable. - "But rising home prices are already discouraging buyers from taking the plunge," says Dan. "In California, the front-runner in national trends, the California Association of Realtors reports that only 27% of those surveyed could afford to buy a median-priced home. Can anyone say 'Unsustainable?' About the only way to sustain consumption when such a large portion of income goes to mortgage payments is to withdraw equity from the house. It's a Faustian bargain." - During the second quarter of 2002, according to the gifted bank analyst Charles Peabody, 67% of households who refinanced their existing mortgages increased the loan amount by at least 5%. In other words, they extracted an additional 5%, or more, of equity from their homes. - "The heart of the rising price trend is in the refinancing phenomenon," Denning continues, "which is the last remaining crutch to consumer spending in the U.S. economy. Something has got to give. As Peabody puts it, 'Leverage against an asset that can deflate in value is a recipe for disaster.' Houses can fall in value just like stocks. And when they do, those who have bought too much house and extracted too much equity will find themselves paying for an asset whose resale value is less than the value of the mortgage. Upside down, out of luck, and no more trips to Home Depot." - Thanks for the uplifting observations, Dan. See you in the bread lines. (taken from the Daily Reckoning)