The Chairman of the Federal Reserve gave a speech this week about the mortgage/housing/foreclosure crisis. For the speech he brought along some nice maps showing among other things mortgage delinquency levels and changes changes in home prices. Here is the link to the text of the speech. Due to my lack of technical skills, I can not save out the images from the speech.
In this week's Economist, there is an article on the speech by the Federal Reserve Chairman. An excerpt from the article: 'His maps—where hotter colours imply more trouble—also make a starker point. The pain of America’s housing bust varies enormously by region.' Below is a map showing the changes in house prices by county between Q4 2006 to Q4 2007.
One of the maps from the Chairman's speech, showed areas which had a large number of non-owner purchased homes. Many of those areas have suffered an increase in foreclosures and a decrease in home prices. There are some areas (Texas, New Mexico and the Northwest) which have a large number of non-owner purchased homes that have not suffered the foreclosures and drop in home prices. Without analyzing the data, are these the next areas which will experience an uptick in foreclosures?
The Economist points out that the data used by Mr. Bernanke, was from the Office of Federal Housing Enterprise Oversight (OFHEO). The OFHEO uses information supplied by the government sponsored entities of Fannie Mae & Freddie Mac. These entities do not make loans to non-conforming mortgages, namely the top & bottom of the potential home owner pool. This is where the prices for homes increased the most and where most of the 'innovative' loan products appeared.
The Economist explains that it is difficult to accurately determine how much further housing prices have to fall, however they write: 'By most measures, prices are still above the levels implied by the fundamentals. Using a model that ties house prices to disposable incomes and long-term interest rates, analysts at Goldman Sachs reckon that the correction in national house prices is only halfway through. They expect an 18-20% correction overall, or another 11-13% decline from now. But their models suggest that six states—Arizona, Florida, Virginia, Maryland.'
'A better measure of housing fundamentals is the relationship between house prices and rents. This is a sort of price/earnings ratio for the housing market: the price of a house reflects the discounted value of future ownership, either as rental income or as rent saved by an owner who lives in the house.'
'A recent analysis by Morris Davis of the University of Wisconsin-Madison, and Andreas Lehnert and Robert Martin of the Fed, shows that the rent/price yield in America ranged between 5% and 5.5% from 1960 to 1995, but fell rapidly thereafter to reach a historic low of 3.5% at the height of the boom. Given the typical pace of rental growth, Mr Feroli reckons house prices (as measured by the Case-Shiller index) need to fall by 10-15% over the next year and a half for the rent/price yield to return to its historical average. Again, that suggests the national housing bust is only halfway through. And, given the scale of excess supply, house prices are likely to overshoot. All told, the pressure on policymakers to help struggling homeowners is bound to increase.'
Over the past weekend, the WSJ had an article on delinquency rates for subprime mortgages. Below is a graph showing delinquency rates for mortgages issued in 2005, 2006 & 2007, along with those from 2000 & 2001, a period of similar default rates.
From the article: 'This early jump suggested that defaults would reach heights unseen in the years since it became routine to package loans into securities. The question now is: Even though the delinquency rates are climbing, will the loans follow the same path as in previous years? In 2000 and 2001, for instance, the growth in the 60-day delinquency rate slowed when those subprime loans were about three years old and peaked after a little more than four years, then started to fall.'
For now the markets are enthralled by the commodity crazy and the mortgage/housing/foreclosure crisis has sort of taken a backseat. Even the politicos are focusing on gas prices instead of home foreclosures. Maybe they realize there is nothing they can do to prevent the correction.
Source:
'Map of misery', by Economist.com
'What's Subprime's Magic Number?', by Liam Pleven, WSJ.com {$$$}
'Mortgage Delinquencies and Foreclosures', speech by Chairman Ben S. Bernanke