March 22, 2017
Wednesday’s Academic Roundup
- Economic Policy and Systematic Risk: The Un-constitutionality of Rent-Control/Rent-Stabilization Statutes; Multiple Listing Systems; and the Licensing of ‘Real Estate Websites, Nwogugu
- Assessing Involuntary Termination Risk on Residential Mortgage Servicing Rights, Whalen
- Implicit Hedonic Pricing Using Mortgage Payment Information, Pace and Zhu
- The Time-Varying Price of Financial Intermediation in the Mortgage Market, Fuster, Lo, and Willen
- The Cross Section of Expected Real Estate Returns: Insights from Investment-Based Asset Pricing, Bond and Xue
March 22, 2017 | Permalink | No Comments
March 21, 2017
The Economic Implications of the Housing Supply
Ed Glaeser and Joe Gyourko posted The Economic Implications of the Housing Supply which is forthcoming in The Journal of Economic Perspectives. In it, they
review the basic economics of housing supply and the functioning of U.S. housing markets to better understand the impacts on home prices, household wealth and the spatial distribution of people across markets. Section II documents the state of housing affordability in the U.S., and begins with three core facts about housing supply. First, when building is unrestricted by regulation or geography, housing supply curves seem relatively flat, meaning that we can approximate reality by referring to a single production cost. Second, both geography and regulation severely restrict the ease of building in some parts of the country. These constraints raise building costs both directly, by increasing time delays and reducing the amount of available land, and indirectly, by ensuring the homes are produced more on a one-by-one basis rather than in bulk. Third, the supply of housing is kinked and vertical downwards because housing is durable. (2, citation omitted)
These are themes that Glaeser and Gyourko have touched on before, but this essay does a service by updating them ten years after the financial crisis.
Glaeser and Gyourko have consistently hit on some important points that can garner attention at the national level , but there has been no real action on them as of yet:
- where supply is regulated, housing costs more;
- heavy land use regulation in places like NYC and SF reduces the nation’s overall economic output; and
- existing homeowners tend to oppose new projects, which is consistent with their financial self-interest.
Glaeser and Gyourko do not give up hope that policymakers can craft solutions that deal with the political economy of housing construction. One first step would be to develop a toolkit of carrots and sticks that can be employed at the national and state level to incentivize local governments to take actions that are in the interest of their broader communities and the nation as a whole.
We know we need more housing in highly productive regions. We just need to figure out how to build it.
March 21, 2017 | Permalink | No Comments
Tuesday’s Regulatory & Legislative Roundup
- The United States Department of Agriculture (USDA) currently offers some of the lowest mortgage rates in the country. Recently, the government branch added another component to assist with providing Americans with affordable housing. Soon residents of all 50 states will be able to refinance their homes at lower rates.
- The Federal Reserve was examined by Congress’ Monetary Policy and Trade Subcommittee. The committee sought to analyze the agencies practice in balancing America’s financial plans in a more economically forward way. The committee found “‘masking’ of federal reforms and compromise” of the Obama administration which hurt the U.S. economy.
March 21, 2017 | Permalink | No Comments
Monday’s Adjudication Roundup
- A class member in a suit against New Jersey is very unhappy with the 9.6 million dollar settlement reached. The “tax lien bid-rigging” costed homeowners approximately 400 million dollars. The class member filed an appeal in the Third Circuit to ensure a more reasonable settlement is reached.
- Rick Renzi, a former Arizona Congressman, was convicted of corruption due to his role in a local land deal. During the trial the Federal Bureau of Investigation (FBI) did not disclose an offer made to a witness of the prosecution. As a result, Renzi is asking for a new trial citing witness tainting as the reason.
- The Federal Home Loan Bank of New York (FHLB) and Lehman Bros. Holding Inc.recently completed their pretrial arguments. FHLB stands accused of defrauding the company of 150 million dollars due to a valuation of interest rates swapped during the 2008 financial crisis.
March 20, 2017 | Permalink | No Comments
March 17, 2017
Can Downpayment Assistance Work?
The HUD Inspector General issued a report on FHA-Insured Loan with Borrower-Financed Downpayment Assistance. Downpayment assistance has a long history of failure, a history that has led to big losses for the FHA and foreclosures for borrowers. The IG audited HUD’s oversight of FHA-insured loans that were originated with downpayment assistance. The Inspector General had already determined that “lenders allowed FHA borrowers to finance their own downpayments through an increase in their mortgage interest rate as part of programs administered through housing finance agencies.” (1)
The IG found that HUD
failed to adequately oversee more than $16.1 billion in FHA loans that may have been originated with borrower-financed downpayment assistance to ensure compliance with HUD requirements, putting the FHA Mortgage Insurance Fund at unnecessary risk. Between October 1, 2015 and September 30, 2016, HUD guaranteed nearly $12.9 billion in FHA loans that may contain questioned assistance. While governmental entities are not prohibited sources of downpayment assistance, the assistance provided through these programs did not comply with HUD requirements. FHA borrowers were required to obtain a premium interest rate and, therefore, repaid the assistance through higher mortgage payments and fees. Despite the prohibition against similar seller-funded programs, HUD’s requirements appeared to have enabled the growth of these questioned programs. In addition, HUD did not adequately track these loans and review the funding structure of these programs. Despite concerns raised by OIG, HUD failed to protect FHA borrowers against the higher mortgage payments and higher fees imposed on them, which increased the risks to the FHA Insurance Fund in the event of default. (1)
The Urban Institute’s Housing Finance Policy Center has criticized the IG’s report on methodological grounds. I will defer to the Urban Institute’s critique because they have done a lot of work in this area.
But I do think that the IG is right to pay careful attention to downpayment assistance programs. Historically, they have proven too good to be true. One of the FHA’s biggest failures resulted from the downpayment assistance program that was set forth in the American Dream Downpayment Assistance Act of 2003.
The IG recommends that HUD
(1) reconsider its position on questioned borrower-financed downpayment assistance programs,
(2) develop and implement policies and procedures to review loans with downpayment assistance,
(3) develop requirements for lenders to review downpayment assistance programs,
(4) require lenders to obtain a borrower certification that details borrower participation,
(5) ensure that lenders enter all downpayment assistance data into FHA Connection, and
(6) implement data fields where lenders would be required to enter specific downpayment assistance information. (1)
The IG’s procedural recommendations all seem reasonable enough, whether you agree or disagree with the folks at the Urban Institute.
March 17, 2017 | Permalink | No Comments
Friday’s Government Reports Roundup
- In response to the Trump Administration’s preliminary budget plan, several Democratic Senators denounced potential cuts to HUD that would drastically undermine its programs. In a letter to HUD Secretary Ben Carson, the lawmakers called the budget reductions being considered “unconscionable” and warned that they could pose health risks to residents of HUD-assisted housing.
- The Federal Reserve just announced the first interest rate hike of 2017, and the second rate hike in three months. The Federal Open Market Committee concluded its meeting with the announcement that the Fed will raise interest rates by 25 basis points to a range between 0.75% to 1%.
March 17, 2017 | Permalink | No Comments


