House price appreciation, liquidity constraints, and second mortgages

This paper analyzes how households use second mortgages in response to shocks to housing wealth. Two related questions are examined: Do households use home equity in response to house price appreciation? Are liquidity constraints important for homeowners? A theoretical model shows that liquidity-constrained households respond more strongly to house price changes than unconstrained households. Using PSID, I find noteworthy differences in borrowing patterns of homeowners by the ratio of wealth to income. Low wealth-to-income homeowners exhibit a strong reaction to house price appreciation, whereas high wealth-to-income ones do not. The results indicate the importance of liquidity constraints among homeowners.     

Impairment and negative equity in the Irish mortgage market

Amongst the many housing markets across the OECD presently experiencing difficulties, the Irish case stands out. Between 2004 and 2007, a significant house price bubble emerged in Ireland, while the real economy was enjoying persistently strong growth rates. The sharp decline in house prices post 2007 coupled with the significant increase in unemployment has generated a combination of difficulties for the Irish residential market. To date, much of the analysis and discussion of the Irish market has tended to focus on either the concept of mortgage repayment distress or potential negative equity. By examining the issue of credit default in the Irish mortgage market, we focus on the interaction between delinquency (repayment distress) and solvency (negative equity). Building on earlier work, which used the Survey on Income and Living Conditions (SILC), we marry existing estimates of repayment distress with estimates of negative equity for a representative sample of Irish households. Using copula modelling we then examine the dependence structure across the distributions of mortgage delinquency and solvency for these households. As a result, we are in a position to estimate the probability that a household experiencing repayment distress might also be in negative equity.     

House price appreciation,liquidity constraints,and second mortgages

This paper analyzes how households use second mortgages in response to shocks to housing wealth. Two related questions are examined: Do households use home equity in response to house price appreciation? Are liquidity constraints important for homeowners? A theoretical model shows that liquidity-constrained households respond more strongly to house price changes than unconstrained households. Using PSID, I find noteworthy differences in borrowing patterns of homeowners by the ratio of wealth to income. Low wealth-to-income homeowners exhibit a strong reaction to house price appreciation, whereas high wealth-to-income ones do not. The results indicate the importance of liquidity constraints among homeowners.     

United States

Despite a slight downgrade to GDP growth in Q1 and much slower growth expected in Q2 (reflecting the sequester and higher taxes) the recovery appears set to accelerate in the second half of the year. There are encouraging signs that private demand is picking up, with employment growth, consumer confidence and the housing market continuing to strengthen. This will push GDP growth to over 3% by the end of the year and to an average of 2.9% in 2014. The key factors strengthening growth in the face of tigher fiscal policy are: Improving household finances – Consumer spending is being bolstered by wealth effects from strong equity and house prices. Real wages are showing healthy growth again and, combined with rising employment, are helping to mitigate the impact of higher taxes on household disposable income. Moreover, with debt ratios at their lowest levels since 2004, it looks like deleveraging by households is ending. A stronger housing market – housing starts were up 6.8% in May to a level nearly 30% up on a year earlier. We expect residential investment to increase over 13% in 2013 and a further 9% in 2014 despite recent increases in mortgage rates. Increased home sales will also boost spending on furniture and appliances, which are often bought when people move home. Competitive manufacturing sector – US unit labor costs are the most competitive in over 30 years, and many firms are also benefiting from relatively low natural gas prices. This is supporting exports in the face of subdued world demand, although the trade deficit has deteriorated as stronger domestic demand has lifted imports. Improved competitiveness is also encouraging higher investment, which is back to pre‐recession levels…     

Spatial Lock-in: Do Falling House Prices Constrain Residential Mobility?

Falling house prices have caused numerous homeowners to suffer capital losses. Those with little home equity may be prevented from moving because of imperfections in housing finance markets: the proceeds from the sale of their home may be insufficient to repay their mortgage and provide a down payment on a new home. A data set of mortgages is used to examine the magnitude of these constraints. Estimates show that average mobility would have been 24% higher after 3 years had house prices not declined, and after 4 years, it would have been 33% higher. Among those with high initial loan-to-value ratios, the differences are even greater.     

EQUITY HOME BIAS: A REVIEW ESSAY

This paper reviews the relatively more recent literature on equity home bias – the empirical finding that people overinvest in domestic stocks relative to the optimal investment portfolio implied by the modern portfolio theory. It reviews six broad classes of explanation of this puzzling phenomenon: (1) hedging home risks; (2) barriers to foreign investments; (3) information asymmetries; and (4) behavioral factors. The consensus is that none of the explanations can account for the full extent of the bias by itself, thus the home bias should be explained by a combination of rational and behavioral factors.     

The slowdown in the timing of housing purchases in Japan in the 1990s

Housing prices are high in Japan, resulting in high mortgage payments. Since monthly mortgage payments cannot exceed 25% of current income, households tend to accumulate downpayments in the range of 30–45% of house value. This not only defers their entry into homeownership, but also has significant influence on the type of house eventually purchased. The objective of this study is to understand the changing access to ownership during the 1990s, with emphasis on wealth positions based on savings out of income, private transfers and bequests, and support from parents or other relatives. The source of data is the Ministry of Infrastructure, Land and Transportation survey on household home finance conducted from 1992 to 2000. The methodology employed is duration analysis, with special emphasis on the treatment of liquid asset covariates.     

Why Do Mortgage Markets Matter?

1999 saw the return of large scale mortgage equity - ie mortgage borrowing to finance consumption rather than house purchase - for the first time for a decade. Recent developments of the OEF macroeconometric model of the UK economy have focused on the determination of mortgage lending, looking in particular at the impact of downpayment constraints - ie the deposit borrowers have to put down when they buy a house. In this article, Geoffrey Meen uses this model to analyse the effects of mortgages on: (i) the cycle in the UK housing market at a national level; (ii) regional house price differentials; and (iii) aggregate savings and consumer behaviour.     

Housing appreciation, mortgage interest rates, and homeowner mobility

This paper presents a model of the optimal timing of tradeup, which considers consumption and investment motives of homeownership. Households determine the optimal timing of trading up so as to maximize their intertemporal utility of both housing and nonhousing consumption. First we consider current homeowners, who already own a house and expect that they trade up to a more valuable house at some point in the future. Housing appreciation tends to induce an earlier optimal timing of trading up. Moreover, housing appreciation makes current homeowners better off in terms of welfare. However, current homeowners suffer from a rise in mortgage interest rates. Second, we consider first-time home buyers, who have decided to buy a house and expect to trade up to a more valuable house in the future. Their initial housing consumption is determined by an initial downpayment constraint. In this case, the effect of housing appreciation on the optimal timing of trading up is ambiguous and, unlike current homeowners, first-time home buyers suffer from housing appreciation. Moreover, as current homeowners, first-time home buyers suffer from a rise in mortgage interest rates. Most of the theoretical analytic results are ambiguous. Accordingly, we perform numerical simulations based on the theoretical model in order to determine the most likely comparative effects for a stylized set of parameters.As is apparent, the model captures the recent observations on homewner mobility and suggests that macroeconomic variables such as housing appreciation and mortgage interest rates effect the optimal timing of trading up and homeowner's welfare. Nevertheless, the model in this paper has several shortcomings, which should be the subject of future research. First, transaction costs are ignored. If transaction costs are incorporated, the lock-in effect from a rise in mortgage interest rates is well explained. However, the general analysis above is not altered in any essential way. Second, multiple moves are not considered in this model. Therefore, we concentrate on the timing of one tradeup as opposed to the timing and frequency of trading up. In a different vein, it would be interesting to test empirically the importance of the effects of macroeconomic variables on trading up by using microdata.     

Economic Outlook 1991 – 1995: The London Business School with Gower Publishing: THE HOUSING MAFUCJIT IN RECESSION : A PAINFUL ADJUSTMENT TO ERM DISCIPLINE

We, together with almost every other commentator on the UK housing market, forecast a recovery of house prices and turnover during 1991. These hopes have been disappointed. This Forecast Release addresses some of the questions raised by this prolonged weakness in the housing market. Why did we, and so many others mis-judge the outlook for house prices and housing investment? Are there structural problems, especially those associated with the adjustment to the inflationary discipline of the E M, which are preventing a revival? When will recoverly take place and can there ever be a house-price boom similar to 1984–1988 again? One reason for the unanticipated weakness of the housing market is the growing problem of mortgage arrears and possessions. This can be expected to produce at least some temporary weakening of house prices as a reaction to the current volume of empty properties being put onto the market. There is a more fundamental reason for the current weakness of house prices. Unlike previous house price booms and busts, the present recession offers no relief to the hard-pressed borrower in the form of a rapid inflation of average earnings. Difficulties with mortgage repayments, for highly indebted households, are set to continue for some time. These lessons are not being lost, either on prospective purchasers who are’ being discouraged from taking out substantial mortgages in relation to their incomes, or on mortgage lenders who are being much more prudent in the setting of mortgage to- income and mortgage-to-price limits. The result is a long overdue adjustment of British attitudes towards own er-occupation.     

Negative equity and wages

We examine the relationship between housing equity and wage earnings using nine waves of the national American Housing Survey from 1985 to 2003. Employing a rich set of time and place controls, a synthetic mortgage instrumental variable strategy, and a first difference estimator we find that people underwater on their mortgage command a significantly lower wage than other homeowners. The finding survives a number of robustness checks for reverse causality and unobserved heterogeneity. We also explore other determinants of “house lock” including loss aversion, a low existing mortgage interest rate and property tax assessment caps, but do not find these factors mitigate the effect of negative equity on wages.     

Slow but stable(ish) house price growth lies ahead

• ? UK house price growth is running out of steam. And with household incomes squeezed and the affordability of housing stretched, we think a prolonged period of very modest growth lies ahead. But the prospect of a crash is remote.
• ? At 2.6% in Q2 2017, annual house price growth is presently running at a four‐year low. This is a step change down from the recent peak of nearly 10% in mid‐2014 and average growth of 4% over the current economic expansion.
• ? Three developments are likely to lie behind this slowdown. The first is weak growth in households' real income, cutting the ability to save for a deposit or finance a move up the housing ladder. That said, past periods of sluggish income growth have not always been associated with low house price inflation.
• ? The second is the consequence of recent tax hikes imposed on buy‐to‐let investors and second‐home owners, which theory suggests should be capitalised in lower property prices.
• ? The third and perhaps most important reason is the increasing unaffordability of housing to an ever‐widening sub‐set of the population. The ratio of house prices to earnings is almost back at its pre‐crisis record. And the income of the average mortgage borrower is close to £60,000, more than double the average annual wage.
• ? This third factor has implications beyond price growth, suggesting both a permanently lower level of transactions and a further decline in the number of households with mortgages, continuing a trend which began at the beginning of the century.
• ? But set against these headwinds is the cushion provided by record lows for both mortgage rates and mortgage affordability. Overall, house prices are caught between a lack of traditional drivers of accelerating growth, but equally an absence of forces which have typically caused prices to fall. Hence, our expectation of a period of sluggish, but relatively stable, growth.

     

The supply of mortgage lending

This paper estimates the elasticity of supply of mortgage lending and tests the impact of the “availability” of funds on the markets for new housing and mortgage loans. Depending upon whether mortgage relative to total lending or the mortgage, Aaa bond yield differential is taken as the left-hand variable, the supply elasticity is found to be about 1 or about 5. No compelling evidence is found, however, that either federal agency purchases of mortgages or disintermediation has had an impact upon the supply of mortgage loans. The latter is more consistent with a relatively elastic supply of mortgage funds than with segmented mortgage markets. Examination of the determinants of both real house prices and of private residential construction also fails to reveal any significant impact of federal agency purchases or of disintermediation. It would appear, however, that real house prices are highly responsive to interest rates and that the elasticity of supply of new housing is about 5. Fluctuations in new construction would thus appear to be explainable by fluctuations in interest rates.     

Measuring housing affordability: Looking beyond the median

We draw a distinction between the concepts of purchase affordability (whether a household is able to borrow enough funds to purchase a house) and repayment affordability (the burden imposed on a household of repaying the mortgage). We operationalize this distinction in the context of a new methodology for constructing affordability measures that draws on the value-at-risk concept and takes account of the whole distribution of household income and house prices rather than just the median. Empirically we find that the distinction between purchase and repayment affordability can be pronounced. In the Sydney prime mortgage market over the period 1996–2006, repayment affordability deteriorated very significantly while purchase affordability remained quite stable. This difference can be attributed to the loosening of credit constraints in the mortgage market which it seems has carried through primarily into higher house prices rather than an improvement in purchase affordability. We also show how median house-price-to-income ratio measures of affordability can be extended to take account of the whole distribution of income and house prices, and how as a result of differential skewness in the house price and income distributions the housing affordability problem may be significantly worse for lower income households than suggested by standard median measures.     

Negative home equity,economic insecurity,and household mobility over the Great Recession

This paper uses data from the 2007–09 Survey of Consumer Finances panel to examine U.S. households’ decisions to move during the Great Recession and the role of negative home equity and economic shocks, such as job loss, in these decisions. The recession's effects are nonetheless apparent in the notable fraction of homeowners who moved involuntarily due to, for example, foreclosure. Many involuntary moves appear to stem from a combination of negative home equity and adverse economic shocks rather than negative equity alone. Homeowners with both negative equity and economic shocks were substantially more likely to have moved between 2007 and 2009 and to have moved involuntarily. The findings suggest that, analogous to the double-trigger theory of default, the relationship between negative equity and household mobility varies with households’ exposure to adverse shocks.     

Deficiency Judgments and Borrower Maintenance: Theory and Evidence

It is well known that when property rights to an asset are divided, individual right holders may not have adequate incentives to invest in proper maintenance. In this paper, weexamine how mortgage laws affect the nature of the lender's claim to the house, and howthat claim in turn affects the incentives of borrowers to invest in home maintenance. Thespecific law that we examine concerns the right of lenders to pursue a borrower's nonhous-ingwealth in the event of default if the value of the house is less than the mortgage balance. Most states allow lenders to collect such “deficiency judgments,” while others either prohibit, or make it difficult to obtain them. The theoretical model developed inthis paper predicts that borrowers will maintain at a higher rate when lenders are allowedto seek deficiency judgments. Intuitively, when borrowers' nonhousing wealth is at risk,they have an incentive to invest more in maintenance in order to reduce the likelihood that the value of the property will fall below the mortgage balance. We attempt to measure this effect using data on household maintenance obtained from the American Housing Survey along with information on differences in mortgage laws across states. We estimate a three-equation simultaneous system relating maintenance expenditures, house value, and mortgage rates. The results provide confirmation that variation in mortgage laws affect homeowner maintenance in the manner predicted by the theory.     

Does home owning smooth the variability of future housing consumption?

We show that the hedging benefit of owning a home reduces the variability of housing consumption after a move. When a current home owner’s house price covaries positively with housing costs in a future city, changes in the future cost of housing are offset by commensurate changes in wealth before the move. Using Census micro-data, we find that the cross-sectional variation in house values subsequent to a move is lower for home owners who moved between more highly covarying cities. Our preferred estimates imply that an increase in covariance of one standard deviation reduces the variance of subsequent housing consumption by about 11%. Households at the top end of the covariance distribution who are likely to have owned large homes before moving get the largest reductions, of up to 40% relative to households at the median.     

基于MCLP模型的个人住房抵押贷款违约风险研究

个人住房抵押贷款一旦出现大规模的违约便会对金融体系的稳定和宏观经济的平稳运行带来很大的负面影响。通过对我国商业银行个人住房抵押贷款真实数据进行分析,分离出可能对贷款履约产生影响的个人基本情况、个人信用状况以及贷款合约等15项指标。在此基础上,使用MCLP模型构建了个人住房抵押贷款违约风险模型,并比较了MCLP模型与传统Logistic模型的预测结果,发现前者具有更高的准确度。最后,基于研究结论提出了相关建议。     

Who's in charge of the central city? The conflict between efficiency and equity in the design of a metropolitan area

A circular metropolitan area consists of a central city surrounded by a suburb. Households sort over the two jurisdictions based on public service levels and their costs of commuting to the metropolitan center. Using numerical simulations, we show that (1) there typically exist two equilibria: one in which the poor form the voting majority in the central city and the other in which the rich form the majority in the central city; (2) there is an efficiency vs. equity trade-off as to which equilibrium is preferred; and (3) if the central city contains only poor households, equity favors expanding the central city to include rich households. The third result arises not because of a fiscal subsidy from rich to poor households induced by a property tax but rather because of a change in house price capitalization.