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Strategies & Market Trends : The Residential Real Estate Crash Index -- Ignore unavailable to you. Want to Upgrade?


To: MulhollandDrive who wrote (96824)12/10/2007 11:32:40 AM
From: MulhollandDriveRespond to of 306849
 
saw this on another thread...

(good article with the exception of 'feel sorry, $10K tax credit' line)

Your Income and Your House
By Arnold Kling : 10 Dec 2007
TCS DAILY
housing gamble

"In Northern California, a household income of $90,000 per year could legitimately pay the minimum monthly payment on an Option ARM on a million [dollar] home for the past several years. Most Option ARMs allowed zero to 5% down. Therefore, given the average income of the Bay Area, most families could buy that million dollar home. A home seller had a vast pool of available buyers.

Now, with all the exotic programs gone, a household income of $175,000 is needed to buy that same home, which is about 10% of the Bay Area households."
--A Mortgage Industry Insider

Over the past few years, the housing market became riddled with bogus lenders funneling mortgage money to bogus owners of houses with bogus prices. Attempting to prop up this phony baloney is a pointless exercise. What the housing market needs in order to get back to normal is a strong dose of reality.

When we bought our house 25 years ago, we paid $130,000. I think our income at the time was around $35,000, so we paid a little less than four times our income for the house. If we had thought we could have afforded more, we would have gotten a similar house with a garage for another $10,000. Over the years, we've often regretted not having a garage.

What the "mortgage industry insider" suggested to columnist-blogger Herb Greenberg is that it became commonplace in some parts of California for people to buy houses at prices more than ten times their incomes. It's hard for me to have a whole lot of sympathy for those people today, considering that we didn't think we could afford four times our income when we passed up a house with a garage.
Balancing Supply and Demand

In my opinion, the number one priority in resolving today's mortgage crisis is to bring the housing market back to equilibrium. Equilibrium means prices that are in line with incomes, with supply and demand in balance. With equilibrium prices, houses could be readily bought and sold. When houses can be readily bought and sold, mortgage loans are backed by valid collateral. When mortgage loans are backed by valid collateral, investors will once again be able to trust securities backed by pools of mortgages. Only when we reach that point will the "subprime crisis" be behind us.

The alternative to bringing the housing market back to equilibrium as soon as possible is to kick the problem down the road by keeping people in homes that they cannot afford. Keeping people in their homes at artificially low interest rates will only serve to perpetuate a distorted structure of home prices, ensuring that the crisis stays with us for years.
Determining the Right Price

I believe that the maximum ratio of the house price to income should be six. I calculate that figure as follows.

First, assume that it is reasonable for a household to pay 25 percent of its gross income on rent. So if you have a $48,000 household income, you can afford $12,000 a year in rent, or $1000 a month.

Next, assume that you make a rent vs. buy calculation by figuring that you need an inflation-adjusted return on housing investment of 4 percent per year. The price/rent ratio is 100 divided by the required return. 100/4 = 25, suggesting that the price/rent ratio should be 25.

Historically, price/rent ratios in the housing market have been lower--closer to 15. I am not sure why it has been so low. Perhaps it reflects high transaction costs in the housing market--real estate commissions and all of the "junk fees" that afflict home buyers.

If my figure for the price/rent ratio of 25 is correct, then a household that would spend $12,000 a year on rent should buy a house for 25 times that amount, or $300,000. If the price/rent ratio should be 15, then that household should spend no more than $180,000 on a house. Those are the sorts of house prices that make sense for a household with an income of $48,000.
Mark them down, move them out

When we bought our house, we put down 20 percent of the value of the home. Many of today's home "owners" have put nothing down. They have no equity in their homes, which is why I put the term "owner" in quotes. This makes it particularly difficult for me to understand why I should want to keep these people in their homes. If you have no equity in the home, and the home is more than you can afford on your income, then what gives you the right to live in that home?

It is not clear to me what purpose is served by encouraging people to stay in expensive houses at artificially low interest rates. The way I see it, if you're living in a house that cost more than six times your income, and you have no equity in the house, then the logical thing is for you to sell that house and move to a place that you can afford. That's better for the family, and it's better for the health of the housing market.

If we feel sorry for the family, then let's give them a $10,000 tax credit for their troubles. Preferably paid for by confiscating the Rolexes and Lexuses of the real estate agents and mortgage brokers who garnered rich fees for getting families in over their heads. But let's get the bogus homeowners moved out of the houses that are more expensive than what they can afford.

It is possible that although the loan balance is more than 6 times the borrower's income, the true value of the house is now less than that. It is possible that the borrower can afford the house at the true market price, just not at its original inflated value. In that case, it might make sense in theory for mortgage lenders to mark the loan balance down to a level that is no greater than the realistic value of the house.

In practice, it is fairly difficult to tell the mortgage "lenders" how to handle borrowers who are in over their heads. I put "lender" in quotes, because the loan was originated by a broker who took his fee and ran. The loan is now owned by some type of financial institution or pension fund which had nothing to do with the original terms and conditions of the loan. But the solution is certainly not to have the lender string the borrower along with an impossibly large loan balance, even at a subsidized interest rate.

The concept of people owning homes worth ten times their income is a fantasy. Politicians may want to cater to that fantasy, but to do so harms more people than it helps. The people that it harms the most are those who want to buy homes that cost four to six times their incomes. They are the ones that would be best served by a real housing market, not a bogus one.

tcsdaily.com



To: MulhollandDrive who wrote (96824)12/10/2007 11:41:14 AM
From: Smiling BobRead Replies (1) | Respond to of 306849
 
An interesting question will be how much of the US will China and Middle East have their hands in when this is all said and done. Whether it's direct or not so up front, probably much more than we want. The US is very vulnerable right now.
Bad position we're in and downright scary. Talk about being bullish for all the wrong reasons. They could turn the DOW into the Hang Seng
---
Paulson Push for Stronger Yuan Weakened by Global M&A (Update4)

By Aaron Pan and Belinda Cao
More Photos/Details

Dec. 10 (Bloomberg) -- As U.S. Treasury Secretary Henry Paulson visits China this week to push for faster appreciation of the yuan, the bigger issue may be what China is doing to strengthen the dollar.

Paulson's fifth trip to the nation as Treasury Secretary has taken on added urgency as the U.S. grows more dependent on the dollar's decline to lift exports and keep the economy out of recession. While the pace of the yuan's gains tripled in the past 15 months, Chinese officials now plan to increase investments in America that may boost the U.S. currency instead.

``China at this stage needs to be looking to opportunities provided by the weakening U.S. dollar,'' Ha Jiming, chief economist in Beijing at China International Capital Corp., the nation's largest investment bank, said in an interview last week. ``Very recently the government is becoming more interested in channeling money out of the country.''

The Ministry of Commerce said last week it will encourage businesses to buy American assets. Twenty insurers were granted licenses to invest overseas. China Investment Corp., the nation's $200 billion sovereign wealth fund, said it will be a ``stabilizing force'' in markets rocked by credit losses, signaling it may invest in American banks.


``We just started the going-out strategy,'' said Xia Bin, director of financial research at the State Council Development Research Center, which reports to the nation's cabinet. ``It is helpful to reduce yuan appreciation pressure in tandem with other measures, like blocking inflows of speculative money,'' he said in a Dec. 7 interview.

`Rush to Invest'

The combination of a trade surplus that reached $27 billion in October and rising foreign investment increased currency reserves ninefold this decade to $1.46 trillion, according to data compiled by the People's Bank of China. The State Administration of Foreign Exchange said yesterday it will triple the amount of money overseas institutions can invest in yuan- denominated stocks and bonds to $30 billion.

At the same time, inflation rose to a 6.5 percent rate in October, the fastest in a decade, and regulators are concerned that the country's financial markets are a bubble waiting to burst. The benchmark CSI 300 Index of stocks in Shanghai and Shenzhen jumped 147 percent this year, pushing prices to more than 45 times per-share earnings, more than double that of Hong Kong's Hang Seng Index.

``The biggest issue in Asian markets starting from 2008 will be China's rush to invest overseas,'' said Park Hyo Jin, a strategist in Seoul at Good Morning Shinhan Securities Co. The firm is a unit of Shinhan Financial Group Co., South Korea's second-largest finance company by assets.

The yuan strengthened 11.9 percent since the end of the fixed exchange rate with the dollar in July 2005, including 8 percent since Paulson became Treasury Secretary in July 2006.

`Pace of Change'

The cost to buy yuan in 12 months with forwards fell 1.4 percent last week to 6.8075 per dollar, the biggest decline in three months. The spot rate for the currency dropped 0.04 percent to 7.4030, and declined 0.3 percent on Dec. 6, the most in one day since the peg was scrapped. It rose 0.04 percent to 7.3987 at 7:35 a.m. New York time.

Paulson will try to show in the Dec. 12-13 meetings that a stronger currency will help restrain consumer prices. Chinese officials agree with the ``principle'' that they need a more flexible exchange rate, Paulson said in an interview Dec. 7. A currency that responds to market signals would help China control inflation. ``The pace of change has accelerated,'' he said. ``They need to move it more.''

``The U.S. wants a strong yuan, but what about the dollar being so weak?'' said Binay Chandgothia, who oversees $2 billion as chief investment officer at Principal Asset Management Asia in Hong Kong. ``This will form part of the posturing in the discussions.''

Strong Dollar

Paulson has been consistent in saying a strong dollar is in the nation's interest at the same time that the U.S. Dollar Index, which measures the currency's performance against six of its biggest trading partners, fell to 74.48 on Nov. 23, the lowest since it began trading in 1973. The index, down 8.7 percent for the year, rose 0.1 percent today to 76.33.

The depreciating dollar has helped American exports rise to records in the seven months through September, the longest streak since 2000, Commerce Department data show.

Exports rose to $140.1 billion in September, a bright spot in an economy suffering the worst housing slump in 16 years. The trade deficit narrowed to $56.5 billion in September from the record $67.6 billion in August 2006 as a falling dollar made American goods cheaper in foreign markets.

Record Deficit

The U.S. deficit with China, though, is set to exceed last year's record of $232.5 billion, prompting lawmakers including Senator Charles Schumer, a New York Democrat, to propose sanctions unless the yuan gains at a faster pace. U.S. growth may slow to 1.9 percent in 2008, compared with 10 percent forecast for China, the International Monetary Fund in Washington said.

The nation's leaders have growing incentives to help the dollar appreciate. China owned $396.7 billion of Treasuries as of September, up from $71.4 billion in 2000, according to the Treasury Department. Among foreign nations, only Japan, with $582.2 billion, owns more U.S. government debt.

China Investment ``wants to be a stabilizing force in the international capital markets'' just as other sovereign wealth funds have been, Chairman Lou Jiwei told a conference in Beijing on Nov. 29.

Initial Steps

Overseas acquisitions by Chinese companies climbed to almost $28 billion this year, compared with $19 billion in all of 2006, according to data compiled by Bloomberg. The government has approved funds to raise the equivalent of $42.2 billion to invest abroad as of Sept. 30, according to central bank data. In July, the nation's insurers were allowed to invest 15 percent of an estimated $300 billion of assets in foreign currency holdings.

Initial steps to invest abroad had mixed results. U.S. lawmakers in 2005 blocked an $18.5 billion bid by Hong Kong- based Cnooc Ltd., the country's biggest offshore oil producer, for El Segundo, California-based Unocal Corp. In May, China Investment, the sovereign wealth fund, bought $3 billion of shares in New York-based Blackstone Group LP. The value of the holding has fallen by $1 billion.

Blackstone is planning a bid for Rio Tinto Group, the world's third-largest mining company, that may include China Investment, the Daily Telegraph reported today. Spokespeople for China Investment, Rio and Blackstone all declined to comment.

In October, New York-based Bear Stearns Cos., the second- biggest underwriter of U.S. mortgage bonds, sold a $1 billion stake to state-owned Citic Securities Co., based in Beijing.

`Various Risks'

``Not many Chinese companies have made successful investments overseas so far,'' said Lian Ping, chief economist at Shanghai-based Bank of Communications Ltd., the nation's fifth-biggest state lender. ``We should push outbound investments further, but need to watch various risks.''

Forward contracts suggest the yuan will gain 8.9 percent over the next 12 months, compared with 5.9 percent in the past year. Some investors say they'd be surprised if the gains are that large.

``The market is expecting too much in terms of what China may do after Paulson's visit,'' said Wee-Ming Ting, who helps manage $2.4 billion of global emerging market debt as head of Asian fixed income at Pictet & Cie in Singapore and invests in yuan forwards.

To contact the reporters on this story: Aaron Pan in Hong Kong at apan8@bloomberg.net ; Belinda Cao in Beijing at lcao4@bloomberg.net .
Last Updated: December 10, 2007 07:38 EST