The housing bubble will surely collapse given the unexpected factors that Katrina presents to our economy. If this is in fact the case, consider the number of people exposed to 100% of the risk of rising interest rates. Interest-only loans and other creative financing tools will drive the housing market's demise.
I have repeatedly discussed what I consider to be the impending collapse of our housing market. If there is anything that will push us beyond the comfort level that has provided homeowners pure price-to-equity bliss, it will be the enormous growth of no-money-down housing buys as well as the artificially-low interest rates that wrongfully incentivize everyday Americans to leap into the homeowning world risk-free.
I'll be cautious in where I step here, but let us remember the popularity of interest-only mortgages during the 1920s. Great timing, eh? While interest-only loans may have contributed to the eventual monetary contraction that destroyed wealth in the 1920s, consider that these aren't your grandfather's interest-only loans. They're even riskier.
[T]he big change in the risk of IOs, relative to the '20s version, is their attachment to adjustable-rate mortgages, or ARMs. ARMs are risky in themselves because borrowers are exposed to rising mortgage rates when market rates increase. Adding an interest-only feature heightens the risk. When the ARM rate is adjusted sometime in the future, the new payment is calculated using the original loan amount, as opposed to the smaller balance on a fully amortizing ARM.
I may be alone in thinking this (so a grain of salt is suggested), but the national housing market, as bullish as it may appear to onlookers, is extremely sensitive to any economic effects that may occur. Consider the direct effect of soaring lumber prices in the shadow of Katrina’s devastation. The port of New Orleans was a leading destination for imported lumber for the US.
With lumber, problems of goods distribution, high demand (to rebuild), and disrupted production, as mills in the Southeast see their incoming raw materials being halted or greatly reduced. If any fool has the gull to point to the benefits of Katrina, consider what a brilliant Frederic Bastiat wrote in 1850 as the Broken Window.
Bastiat’s thesis relies on that which is seen versus that which is not seen. Yes, there will be construction and purchase orders originating from the aftermath of Katrina’s destruction, but before you praise that growth and what it will do for the economy, consider the construction and purchase orders that do not exist in other areas of the country as a result of consequentially high prices. The thought of economic triage comes to mind.
Replacing what was there but has since been destroyed, we must point to the denied loans for previously planned projects and look instead at the redirected capital focused on reconstruction. In short, a Virginia developer will need to convince the bank that their need for a new development supercedes the flow of investment into the Katrina-impacted land. Such will be a tough sell.
As demand rises (and consequently prices) due to the rebuilding of the Gulf Coast, consider all of the companies that must downsize or outright close down operations as a result of their inability to cope with price that will surely rise. I hope any commentator who will eventually point to the great economic effects of Katrina will eat their words.
As I have visited this issue before, I will continue to do so here. To think of your house and its increasing equity as a moneymaker or source of income to drive increased consumption, you are greatly mistaken.
I point to those of us who are thinking well beyond their means when they acquire a home through a contrived interest-only scheme where all of their money goes to pay down the short-term interest, provide no equity and expose the buyer to 100% of the risk of the rising interest rate. Under a fixed-rate mortgage, the buyer is at least provided the limit of exposure to only the rate the buyer agreed to pay through the balance of the loan.
But consider the enormous number of young people I know who purchase homes at the reinforcement of their parents (who overridingly consider the American Dream to be owning a home) with no-money-down and buy into the fiction of long-term benefits of interest-only loans. At best, such homeowners will have to settle for refinancing (plus additional costs) to acquire a fixed rate loan at a higher rate later on when reality intersects with the fantasy-driven home-loan market.
At worst, given that the future is unpredictable (how many forecasted the devastating impact of 9/11 or Katrina?), many will be exposed to rising rates all the way through the expiration of their interest-only period and will be forced to decide between refinancing at the currently-presiding rate or take on the ensuing rise of mortgage costs to reflect the reality of the interest-rate market rather than the fantasy they’ve been protected from for the past five or seven years.
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