Not true. The introduction of GSE's (Fannie/Freddie) into the market has and will forever change the mortgage industry. Excluding exotic loans that didn't require income documentation the debt-to-income ratios required by these entities is significantly higher and has remained higher even through this tight credit market -- higher than "old school" mortgage guidelines. This means an individual can qualify for more than they used to in the past with no actual income increase. That being said, it is, for the most part, a one-time event. So I'm splitting hairs.
The GSE's didn't change the fundamentals of underwriting a mortgage and those who believed that they did are now paying a significant price for their stupidity. Housing prices are fundamentally tied to income levels and that is never going to change. Those who forget that are destined to get creamed on the downswing every time. The GSEs simply provided a balance sheet to the market so that mortgage lenders could broaden their appetite for paper, then made it such that the mortgage business turned into a fee driven world. Bad set of facts.
As for housing destroying artificial wealth -- you might get away with that argument when people are counting the equity in their homes but that's only when people actually have equity in their homes. You seem to forget that the prevalence of 100% financing and adjustable rates has created a disgusting amount of individuals in a negative equity position. The overall home equity position in the U.S. is at an all-time low.
Your negative equity argument absolutely supports my point that housing valuations are tied to income and anything over and above that should never have become equity (hence it was just paper equity with no value), so only perceived equity was destroyed. Inflation destroyed purchasing power and diminished asset values much more broadly and quickly.
- Savings are being spent on attempting to maintain a home with an inflating payment and no ability to refinance. Deflation of wealth.
- Savings are being spent on liquidating homes that are "under water". Deflation of wealth.
- Portfolios are being destroyed by enormous stock losses in the financial services arena - directly attributable to MBS's, CDO's, and other mortgage related security instruments. Deflation of wealth.
There is no doubt that the housing correction has been material to our economy as your overblown points suggest, but had pricing moved as it should, this correction wouldn't have been necessary. Rampant speculation in all markets eventually causes this sort of pain, but in the end, pricing will end up back on course with where it was originally headed. So your wealth deflation points are simply moot. It's similar to the wealth falsely created in the tech boom on Wall St. It had no fundamental basis and had to end. It is now ending.
Mortgage related CDO's are imploding for exactly the same reason - everyone forgot the reasoning behind underwriting a mortgage. Again, the wealth being destroyed was simply overblown in the first place. The bank valuations will return and the CDO market will iron itself out.
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- Bonds and stocks are no longer inverses in this market as we struggle with equity losses and inflation. Though bonds are starting to post minor gains. Diversification is not salvaging a portfolio.
I don't get this point in the least. While the two are different investments and tend to be inverses, the adage has only held true based upon capital flows. The capital now flows to different spots and much of it has now flowed to the commodities arena. The demand for bonds hasn't driven their pricing, even though the capital has left the equities markets. The old adage will prove to be less and less true over time as more and more investment options exist.
- The weakness of the dollar is leading to massive foreign investment as our fixed assets (real estate) continue to fall. This movement of assets to a balance sheet outside the country is an enormous loss of wealth.
The cheap dollar and increasing fuel pricing are definitely impacting us all. We have artificially cheapened the dollar in an effort to provide liquidity to the market. That liquidity has been sucked out by good money chasing bad mortgages. Again, same problem.
The dollar had to deflate at some point relative to the other currencies because of the BOP account problems it generates and the cyclical nature of relative pricing. It won't last forever and speculation in fuel has as much to do with the price of oil as does the weakened dollar.
Simply put, the housing market crisis has forced the Fed to cut rates and stave off temporary stock market collapses. These rates cuts have led to the weak dollar which leads to massive foreign investment. Foreign investment is nothing more than picking up U.S. assets and placing them on foreign balance sheets. At least we get the tax revenue though....
the Fed has not cut rates to avoid stock market collapses. They have cut rates to retain some liquidity in the market and it has been necessary because the fed itself has so hampered lending practices in its typical knee jerk overreaction style. The weak dollar is impacted by those cuts but is also impacted in about 5,000 other ways by many other factors (mostly demand, which has fallen off because of the massive overinvestment when the dollar was a safe harbor).
US assets heading to foreign balance sheets is always going to happen and is a typical ebb and flow. Alarmists claimed the demise of America was imminent when the Japanese were investing piles of capital in the US back in the 80s. How'd that work out?