Welcome To Ask The Realitor
Home Resources

August 2008 Entries
Consider Stocking Up on Land

More small buyers are investing in undeveloped land.

"There is a really attractive market emerging for the small investor," says Eric O'Keefe, editor-in-chief of Land Report magazine. "With credit tightening, what you're seeing in essence is some of the air being let out of the bubble that was driving prices up."

Buying land is no slam-dunk. An investor must be able to judge which land is most apt to deliver a profit down the road and be able to hold onto the property long enough to benefit.

Also, variations in prices make these kinds of investments painful for the faint of heart. For instance, the Texas real estate commission reported that land prices went up by 20 percent in 2007. But land values in Southern California have tumbled at least 50 percent along the coast and as high as 90 percent. inland, investors say.

Plus, ownership can be expensive. Besides high borrowing costs, there are property taxes and liability insurance costs to pay.

Nevertheless, some investors are convinced now is the time. "It's a delicate business, but it's just about bad enough to be good again," says William Shopoff, chief executive of Shopoff Group, a real estate investment firm in Irvine, Calif.

Source: Investor’s Business Daily, Brad Kelly (08/29/2008)

Press Release

Federal Reserve Press Release

Release Date: August 29, 2008

For immediate release

The Federal Reserve Board on Friday released its Small Entity Compliance Guide for Regulation R.  Regulation R, adopted jointly by the Board and the Securities and Exchange Commission in September 2007, implements certain of the key exceptions for banks from the definition of the term "broker" under Section 3(a)(4) of the Securities Exchange Act of 1934, as amended by the Gramm-Leach-Bliley Act. The Regulatory Flexibility Act requires the Board to prepare small entity compliance guides for final rules such as Regulation R. The guide provides a general description of the regulation and contact information for small entities with questions regarding compliance.

Attached is the Board’s Small Entity Compliance Guide for Regulation R.

 

Attachment (37 KB PDF)


Commerce Dept.: New Home Sales Rose in July

New home sales in July rose 2.4 percent over the prior month to an annual pace of 515,000, the U.S. Commerce Department reported Tuesday.

At the same time, the number of unsold homes on the market fell 5.2 percent, marking the largest single-month decline since November 1963. Year over year, however, new-home sales were down 35.3 percent and the median new-home price slipped 6.3 percent to $230,700.

Nonetheless, some economists find the latest numbers reassuring.

“We're hopefully getting in the vicinity of a bottom,'' says David Resler, chief U.S. economist at Nomura Securities International Inc. in New York.

“The biggest declines, they’re all behind us now,” says Nigel Gault, chief domestic economist at Global Insight, a research firm.

Sales of new homes slipped in Midwestern and Southern states, according to the Commerce Department report, but rose in the Northeast and West. The median price of a new home in July was $230,700, down 6.3 percent from a year ago. Sales of new homes remained 35.3 percent below their level in July 2007.

Source: Bloomberg, Shobhana Chandra (08/26/2008)


Builders Worry About Impact of Housing Bill

Home builders are concerned that two provisions of the recently passed housing law will further slow new home sales.

Beginning Oct. 1, the minimum down payment for loans insured by the Federal Housing Administration will go up from 3 percent to 3.5 percent. That adds an extra $1,153 down on a median-priced new home. Also, beginning Oct. 1, sellers will no longer be able to use a charity to channel money to a home buyer to cover a down payment.

Pulte Homes Inc. and Hovnanian Enterprises are both running sales promotions, urging buyers to take advantage of charitable down payment assistance programs before they expire.

Other builders are promoting the law’s $7,500 tax credit for first-time buyers. Beazer Homes USA Inc. recently staged an online consumer seminar about it. Lennar Corp. is offering to cover a down payment of up to 3 percent with no closing costs and throwing in a $7,500 discount for first-time buyers who buy before Oct. 1.

Source: The Associated Press, Alex Veiga (08/26/2008)


10 Cities Where Jobs, Home Prices Are Growing

To determine where home prices are expected to rise most in the next couple of years, Forbes.com looked at projections for housing starts from the National Association of Home Builders and job-growth projections from Moody’s Economy.com.

Forbes identified cities that are likely to be vibrant markets because jobs are increasing and the housing market wasn’t overbuilt during the boom.

"The logic is pretty straightforward," says Mark Zandi, chief economist at Moody's Economy.com. "People will spend as much on housing as their income will allow them. House prices are very closely tied to household income over the long run when you look at business cycles."

According to Forbes, these are the 10 cities where home prices are most likely to rise:
  • Albuquerque, N.M.
  • Charlotte, N.C.
  • San Antonio, Texas
  • Portland, Ore.
  • Austin, Texas
  • Salt Lake City, Utah
  • Colorado Springs, Colo.
  • Minneapolis
  • Atlanta
  • Oklahoma City

Source: Forbes.com, Matt Woolsey (08/25/2008)

News Release

August 27, 2008

Fannie Mae CEO Dan Mudd Announces Management Restructuring to Drive Capital Management and Credit Loss Reduction Plan

Peter Niculescu Appointed Chief Business Officer with Responsibility for Three Business Divisions

David Hisey Named Chief Financial Officer;
Michael Shaw Named Chief Risk Officer

WASHINGTON, DC -- Fannie Mae (FNM/NYSE) President and Chief Executive Officer Daniel H. Mudd announced a series of senior executive appointments, effective immediately, to oversee and implement the company's recently announced capital management and credit loss reduction plan. The executives include Peter Niculescu, who has assumed the duties of Chief Business Officer, as well as the appointments of David C. Hisey as Chief Financial Officer and Michael Shaw as Chief Risk Officer.

"After setting forth our capital and credit plan August 8, we are now putting a senior management structure in place to drive this plan across the company," Mudd said. "This team will be responsible for meeting the dual objectives of conserving capital and controlling credit losses while Fannie Mae continues to provide crucial liquidity to the U.S. housing and mortgage markets. As we move through the bottom of this cycle, maintaining capital, managing credit and driving revenues are the priorities — and we have to organize and staff accordingly."

The management changes today include the following actions:

  • As Executive Vice President and Chief Business Officer, Peter Niculescu will have responsibility for the oversight of the three Fannie Mae business divisions — Single-Family Mortgage Guaranty, Capital Markets and Housing and Community Development. In addition, Niculescu will oversee the implementation of the company's capital management and credit-loss reduction plan. In his previous position as Executive Vice President and head of the Capital Markets business, Niculescu was responsible for the management of the company's on-balance sheet portfolio investments including interest rate risk management, asset acquisition and funding. Before joining Fannie Mae in March 1999, Niculescu was managing director and co-head of Fixed-Income Research and Strategy for Goldman Sachs. Niculescu joined Goldman Sachs in 1990. Prior to that, he held positions in Fixed-Income Research and Portfolio Management at Salomon Brothers and Sanford C. Bernstein and Company.

"Peter Niculescu's wide experience in the mortgage and capital markets, risk management and global and domestic finance make him the right choice to oversee our business, capital and credit strategies through this difficult cycle, and move into a more solid future for housing and Fannie Mae," Mudd said.

  • Executive Vice President and current Chief Business Officer, Robert J. Levin, has announced his intention to retire from the company early next year after 27 years of service.

"Rob Levin has touched virtually every part of this company," Mudd said. "Those of us who have been privileged to have had him as a colleague, as well as the many people in the mortgage industry whose respect he has earned, know him as a man of the highest character and integrity. His many contributions to the success of our business and the fulfillment of our mission will last long into the future."

  • David C. Hisey has been named Executive Vice President and Chief Financial Officer, reporting to the President and Chief Executive Officer. Hisey is responsible for ensuring the accuracy, integrity, and timeliness of the company's financial reporting and accounting, and internal controls. In addition to the duties of Chief Financial Officer, Hisey will work with Peter Niculescu in carrying out Fannie Mae's capital management plan to ensure the company remains in a solid capital position. Previously Senior Vice President and Controller, Hisey joined Fannie Mae in 2005 and played a key leadership role in the company's restatement. Hisey has more than 25 years of financial services experience in mortgage, consumer, and commercial lending, and capital markets. Prior to joining Fannie Mae, he was corporate vice president of financial services consulting, managing director and practice leader of BearingPoint's Lending and Leasing Group. Before joining BearingPoint, Hisey was an audit partner at KPMG LLP with a focus in the mortgage industry.

"David's entire career in financial services, particularly in the mortgage industry, makes him uniquely prepared to become CFO," Mudd said. "David's perspective, experience and skills in mortgage finance will serve him well as he oversees the intersection of our two core objectives of capital and credit, and ensure that our financial reporting and disclosure reflect the highest standards. David, as Controller, has supervised and signed off on 26 quarters of our financial results, and his ability to manage the process and people is a huge plus. "

  • Michael Shaw has been named Chief Risk Officer, reporting to the President and Chief Executive Officer and the Board of Directors. As CRO, Shaw has overall responsibility for credit, market, counterparty, and operational risk oversight for all business units within Fannie Mae, and oversees the formulation of risk policies as well as the measuring, reporting, and monitoring of Fannie Mae's risk profile. Prior to joining Fannie Mae in 2006 as Senior Vice President — Credit Risk Oversight, Shaw was a senior credit executive — Consumer Banking and senior risk executive, Policy, Reporting, Analytics and Finance at J.P. Morgan Chase & Co. Prior to that, he was senior credit executive — Consumer — Chase Financial Services, responsible for all credit risks in the consumer bank. Previously, he held senior risk management roles at GE/GE Capital, and served in several risk management roles during a 25-year career at Citibank.

"Mike's authority and experience in credit make him ideally suited to work with the Single-Family and Finance teams to drive our credit loss reduction plan, and manage our interest rate and operational risk." Mudd said. "Mike has seen cycles and has seen what it takes to manage when credit becomes tough. I'm glad to have him take on this challenge."

  • David C. Benson, currently Senior Vice President and Treasurer, has been promoted to Executive Vice President-Capital Markets and Treasury, with management responsibilities for the company's retained mortgage investment portfolio, liquidity and debt issuance. Benson joined Fannie Mae in 2002. Prior to joining Fannie Mae, Benson was managing director and head of e-commerce for the fixed-income division at Merrill Lynch.

"David's knowledge of the debt markets and his expansive experience in mortgage funding make him the ideal choice to lead our Capital Markets business at this time as we manage our portfolio activities to provide optimal mortgage market liquidity and maximize revenue," Mudd said.

  • Fannie Mae's current Executive Vice President and Chief Financial Officer, Stephen Swad, who joined Fannie Mae in the spring of 2007, has chosen to leave the company and will pursue other opportunities in private equity. The company's current Executive Vice President and Chief Risk Officer, Enrico Dallavecchia, has informed the company that he intends to leave the company to pursue other opportunities in finance and risk management.

"Both Steve Swad and Enrico Dallavecchia have helped this company through a challenging period," Mudd said. "Steve played a major leadership role in Fannie Mae's return to timely financial filing status in 2007. As Chief Risk Officer, Enrico led the restructuring of Fannie Mae's enterprise-wide risk-management and oversight functions, which was critical to the company's Sarbanes-Oxley remediation and compliance. We are grateful for their contributions. I am also proud of the teams they built, which meant we could promote their successors from within our strong pool of executives. Furthermore, Rob, Steve and Enrico have all offered to advise and provide any assistance possible to their successors and teams as we put this restructuring in place."

"The Board of Directors is firmly committed to Dan Mudd, the management restructuring, and the strategic objectives around capital and credit he set forth on August 8," Stephen B. Ashley, Chairman of the Board, said. "The Board will continue to work closely with Dan and his management team to guide the company and support the housing finance system through a very challenging period."

Fannie Mae is a shareholder-owned company with a public mission. We exist to expand affordable housing and bring global capital to local communities in order to serve the U.S. housing market. Fannie Mae has a federal charter and operates in America's secondary mortgage market to enhance the liquidity of the mortgage market by providing funds to mortgage bankers and other lenders so that they may lend to home buyers. In 2008, we mark our 70th year of service to America's housing market. Our job is to help those who house America.


Secret deals you have to ask for

Some companies have sweet bargains they don't advertise -- often because the discounts aren't profitable -- so they're available only to customers who are in the know.

By Liz Pulliam Weston

Not every great deal is heavily advertised.

Some bargains are deliberately kept off the menu, available only to those who know to ask. A company may have decided the deal wasn't profitable but doesn't want to alienate long-term customers by eliminating it.

Other times, the company's advertising priorities have changed, orphaning the discount. It's not exactly a secret, but it's easy to miss.

Then again, some companies engage in "product sabotage," according to Tim Harford, the author of "The Undercover Economist." They'll "hide items, package them to look unattractive or even damage them," Harford said, as IBM did when the company installed a chip into the bargain version of its LaserWriter printer to slow it down.

"Product sabotage is designed to dissuade the big spenders. They want the best and don't want to waste time sniffing out hidden discounts," Harford explained. "Committed bargain hunters, in contrast, won't be put off by a hard-to-find deal."

Here are a few you might not know about:

Short at Starbucks

A classic off-the-menu item, which Harford discusses on Slate, is the short cup at Starbucks coffee shops. Most Starbucks coffee is sold in one of three sizes advertised on its menu and Web site: tall, grande and venti. But you can also ask for a short cup, which at 8 ounces is 33% smaller than the 12-ounce tall.

You'll save about 30 cents on a cappuccino or a latte this way, but the real payoff is in the taste: The short cup offers a more concentrated espresso flavor.

Secret car warranties

Automakers don't call them secret warranties. Instead, they're known by such benign terms as "after-warranty adjustment" or "goodwill adjustment," covering problems inherent in the design of the car that don't rise to the level of a safety recall. In the past, these have covered items such as transmissions, electronics and paint.

Some states -- California, Connecticut, Virginia and Wisconsin -- require that automakers inform buyers when coverage for a certain part is extended. In other states, you have to ask.

A good place to start is looking for what's known as a technical service bulletin, a way automakers let mechanics know when issues crop up. You can find a database here, or you can ask your dealer's service manager. If a bulletin exists for your issue, ask the dealer to ask the manufacturer's field representative to cover the repair. After all, it's the manufacturer who pays, not the dealer.

Sears KidVantage

Have children who are hard on their clothes? Shoppers who are members of Sears' KidVantage program can get worn-out pants, shirts, footwear and other clothes replaced for free.

The clothes have to be worn out, not outgrown; Sears will replace items with ones of the same size. And there are exceptions, such as underwear and hosiery.

Sears unveiled KidVantage in 1991 with some hoopla but lately has kept kind of quiet about it. You may see it advertised inside your local store -- or not. Either way, you can sign up at the kids-clothing counter.

Room-service strategies

Speaking of kids: Before you splurge on hotel room service for your ankle biters, ask about portion size. As Your Money message board poster "itsagreat2day" discovered, the only thing smaller about a kids meal may be the price. The poster recounted ordering a regular burger and one from the children's menu for a son, and discovering both meals were the same size: "His just cost less off the children's menu." You may be able to split one meal between two kids or between a child and yourself, particularly if you also order an adult salad or appetizer.

Better yet, skip room service altogether by ordering a to-go meal from the hotel restaurant.

"Many hotels charge a higher price for a menu item than if you ordered it in their bar or restaurant. . . . For example, charging $6.50 for a burger in the bar, but $7.50 if you order the same burger in room service," poster "Reavicus" wrote. "And most room service will charge you an automatic gratuity . . . AND charge you a service charge just to deliver."

You often can avoid these extra charges by walking down to the restaurant and placing a to-go order, Reavicus said, "but please do not forget to tip your server!!!"

Off-the-menu restaurant deals

Many restaurants allow you to order a smaller "lunch portion" of a meal at dinnertime, a move that will not only save you money but calories. For example, the lunch-size portion of shrimp primavera at a local Olive Garden has 483 calories, compared with 706 calories for the dinner plate.

Many chains also have restaurant "clubs" that offer coupons and discounts to those who sign up. Ask your server. It also doesn't hurt to ask about senior or military discounts, if you're eligible, or whether you can get anything for free because it's your birthday (just be prepared to show proof).

Coupon magic

Some retailers make a big deal about accepting competitors' coupons, while others do so only quietly. It doesn't hurt to ask.

Also know that coupon expiration dates may mean something -- or they may not. Bed Bath & Beyond stores, for example, accept competitors' unexpired coupons and accept their own chain's expired coupons.

Another Your Money poster tries to extend a coupon's usefulness by recycling.

"If I feel a 'warm fuzzy' from a cashier, I will often ask for my coupon back," "jrr2k" wrote. "Works a lot. Some coupons are scanned and handed right back."

Others say they've had luck getting a clerk to "lend" them a coupon when they've forgotten theirs at home.

Grocery tips

Forget your supermarket loyalty card? Bring your receipt back with you on your next shopping trip and present it along with the card to the customer-service desk or the manager. You'll get the discounts you were denied the first time around.

Also, Your Money poster "LSG7168" notes that some stores have a "correct scanning" policy.

"If your item scans at a higher price than marked on the shelf, you get the item for free as an apology," LSG7168 wrote. "The store where I used to work advertised this at first and now refunds the full price (instead of the difference between scanned and marked) only if you ask. Something as simple as 'Do I get that for free since it scanned wrong?' will work."

Factory stores

The deals in the stores are just the start. Most factory-outlet chains offer coupons and unadvertised deals to knock prices down even further.

Start at the outlet's Web site and see what coupons are available. Many also offer "clubs" that feature additional discounts. Once you're at a store, check in at the outlet's management office to see what other deals and "today only" specials might be available.

Have some secret deals you'd like to share with the class? Post them on the Your Money message board.

Liz Pulliam Weston's new book, "Easy Money: How to Simplify Your Finances and Get What You Want Out of Life," is now available. Columns by Weston, the Web's most-read personal-finance writer and winner of the 2007 Clarion Award for online journalism, appear every Monday and Thursday, exclusively on MSN Money.


10 things you should never buy used

Sometimes the financial or safety risk outweighs the savings. Do you really want to sleep on someone else's mattress -- or take a chance with your child?

By Liz Pulliam Weston

Saving money by surfing the Internet for bargains is delightful, but you can take it too far.

In my companion piece, "10 things you shouldn't buy new," I listed lingerie as one of the items for which you'd best pay retail. There are plenty of other examples where the cost savings don't justify the risks of buying used:

  • Laptops. You're taking a chance when you buy any used computer, but the math really doesn't work when you're talking about a unit that's as prone to abuse and problems as a laptop. They're more likely to be dropped, banged around and spilled on, simply because they're out in the world while a desktop computer sits (mostly) safe at home.

That's why laptops are one of the few products where springing for an extended warranty with free tech support makes sense, in addition to the standard warranty that typically comes when you buy new. Buy used, and you'll have neither option -- along with no idea what maltreatment your laptop has suffered or when the hard drive, optical drive or other important parts will die on you.

Exception: You're buying a refurbished unit that comes with a warranty. Mobile technology consultant Catherine Roseberry, who writes a column for About.com, said she's purchased two laptops from companies that refurbished leased corporate computers, and had no problems with either. Both came with 90-day warranties. If you want even more security, buy a laptop that's been refurbished and certified by the manufacturer.

  • Car seats. A car seat that's been in one accident may not protect your child in another. And damaged car seats aren't uncommon; a survey commissioned by Sainsbury's Bank in England discovered one in 10 car seats currently in use in that country had been involved in an accident. (The bank is calling for a ban on the sale of secondhand seats.)

Brand-new car seats can often be purchased for as little as $50, and safety technology tends to improve with each year, said Denise and Alan Fields, parents and authors of "Baby Bargains." That makes getting a new one pretty much a no-brainer.

Exception: You're getting the car seat from a friend or relative whom you'd trust with your child's life, because that's what you're doing. Still, check with the National Highway Traffic Safety Administration to make sure the model you're getting hasn't been recalled.

Regardless of whether you buy new or used, have an expert check your work to make sure the seat is installed correctly. The NHTSA has a list of free inspection sites at its Web site.

  • Plasma TVs. Here's another of those rare cases where you want not only the warranty that comes with the television, but an extended warranty. You'll want the coverage because if your screen dies, it can cost thousands to fix or replace -- sometimes almost as much as it would cost to buy a new TV.

While defect rates have declined from 7% in plasma TV's early years to about 1% with some of the better models, problems with this technology are still common enough -- and repairs expensive enough -- that an extended warranty makes sense, said Phil Connor of PlasmaTVBuyingGuide.com.

Exception: If you're getting such a screaming deal that you don't really care if the TV blinks out shortly after you get it home.

  • DVD players. In the previous article, I recommended buying used DVDs, since their quality tends to remain high (unless they have scratches, which are usually pretty easy to spot).

The same is not true of DVD players, however. These have lasers that will eventually wear out and cost more to replace than the unit is worth.

Whenever repairs cost that much, buying new is often advisable. Add to that the fact that prices are constantly dropping while the technology is constantly improving, and buying new becomes a slam dunk.

  • Vacuum cleaners. Here's another item that's particularly prone to abuse and that may cost you more to fix than if you'd simply bought new. Consumer Reports says a good, basic upright can be purchased new for less than $100, and that the fancy features that push prices higher often aren't worth the extra cost. Just make sure to buy one that you're comfortable pushing and that has a decent filtration system to prevent dust from kicking back out into the air.

Exception: You're handy and don't mind teaching yourself vacuum repair.

  • Camcorders. Someday they'll build a camcorder out of rubber, so that it'll bounce when you drop it, which is almost inevitable. The damage from a fall may not be obvious when you buy used, but it may soon require a costly repair. Camcorder motors can also wear out and may cost you a couple hundred dollars to replace.

If you want to save money on a camcorder, consider buying last year's model.

Exception: You're buying a refurbished model that comes with a warranty. RefurbDepot.com, for example, posts many models that still carry a factory warranty.

  • Shoes. Poor-fitting shoes can cause everything from bunions to back problems, so don't buy footwear that's already been molded by someone else's tootsies. This is particularly important for kids whose feet are still growing. Shop sales, buy last year's models, but don't give in to the temptation to save a buck now that's going to cost you more in pain and hassles later.

Exception: You're buying old cowboy boots to turn into lamps.

  • Mattresses. Think of all the stuff you do on your mattress. Now think of sleeping in someone else's stuff. Ewwwww.

Unfortunately, you may already be spending the night with other people's mold, mites, bacteria and bodily fluids. Dishonest retailers sometimes ignore federal requirements that used mattresses be labeled as such, often covering a secondhand cot with new ticking to disguise it. If you want an all-new mattress, the Federal Trade Commission recommends looking for a tag that promises "all-new materials" and requiring that the retailer write the word "new" on the receipt. (That can make it easier to prove your case should you find you've been sold a used mattress on the sly.)

There's also the fact that mattresses aren't meant to last forever. Even the good ones typically have a life span of just eight to 10 years, and it's hard to know for sure how old a used mattress may already be.

Exception: When "used" is really almost "unused," such as a mattress from someone's rarely visited guest room. Still, you'd really have to trust the buyer to know, and disclose, everything that's happened on that bed, which is why you're still probably better off buying new. You shouldn't ever pay the list price, because haggling is expected. Consumer Reports suggests you need to spend about $800 to get a good-quality queen-size mattress and box spring set. That works out to about 25 cents a night -- a small price to pay for cleanliness and comfort.

  • Wet suits. These spongy coverings tend to lose their ability to keep you warm over time. If you're a scuba diver, the constant change in water pressure will eventually take its toll.

"As a suit is used, the neoprene compresses and become thinner, losing its thermal properties and buoyancy," said master dive instructor Gerrard Dennis of Simply Scuba, an online scuba store based in the United Kingdom, where the need for warmth is crucial. "Also, ozone attacks neoprene suits so they become less stretchy and more likely to tear with age."

If diving, snorkeling or other water sports are your passion, a good wet suit will set you back $100 to $400.

Exception: You're surfing, rather than diving, exclusively in warm waters. If you're trying to outfit a growing child and don't want to pop for a new suit, consider renting from a reputable shop that sanitizes the suits between uses.

  • Helmets. Like a car seat, a helmet is meant to protect against one accident and no more. A crash typically crushes the foam inside the helmet casing, according to the Bicycle

Since you usually can't tell if a helmet's ticket has already been punched, you're smarter to buy new. Kid's sports and bike helmets retail for about $20; you'll pay $30 to $40 for the adult size. Motorcycle helmets usually start around $100 and climb steeply from there; you can contain the cost by resisting the fancy paint jobs.

Exception: None. Helmets aren't that expensive compared to a funeral or a lifetime as a quadriplegic. Spend the money.

Liz Pulliam Weston's new book, "Easy Money: How to Simplify Your Finances and Get What You Want Out of Life," is now available. Columns by Liz Pulliam Weston, the Web's most-read personal-finance writer and winner of the 2007 Clarion Award for online journalism, appear every Monday and Thursday, exclusively on MSN Money.

 


Existing-Home Sales Hit 5-Month High

Existing-home sales rose in July to the highest level in five months, although they continue to be well below the numbers from last year at this time, according to the NATIONAL ASSOCIATION OF REALTORS®.

Existing-home sales – including single-family, townhomes, condominiums and co-ops – increased 3.1 percent in July to a seasonally adjusted annual rate of 5 million units from a downwardly revised level of 4.85 million in June. Sales were 13.2 percent lower than the 5.76 million-unit pace in July 2007.

NAR President Richard F. Gaylord, a broker with RE/MAX Real Estate Specialists in Long Beach, Calif., said the up-and-down pattern may break soon.

“We hope the new tools in the hands of home buyers from the recently enacted housing stimulus package will spark a sustained sales uptrend in the months ahead,” he said. “Buyers who’ve been on the sidelines should take a closer look at what’s available to them now in terms of financing and incentives. Given some of the inventory on the market, we also strongly encourage buyers to get a professional home inspection.”

Median Price Down 7.1% from Year Ago

The national median existing-home price for all housing types was $212,400 in July, down 7.1 percent from a year ago when the median was $228,600.

Lawrence Yun, NAR chief economist, said home prices in some regions could soon increase.

“Sales have picked up significantly in several Florida and California markets. Home prices generally follow sales trends after a few months of lag time,” he said. “Still, inventory remains high in many parts of the country and will require time to fully absorb. We expect more balanced conditions in 2009 and will eventually return to normal long-term appreciation patterns.”

Analysis of NAR price data since 1968 shows home prices normally rise 1 to 2 percentage points above the overall rate of inflation, building wealth over the typical period of homeownership.

11-Month Supply of Homes for Sale

Total housing inventory at the end of July rose 3.9 percent to 4.67 million existing homes available for sale, which represents an 11.2.-month supply at the current sales pace, up from a 11.1-month supply in June. The rise in supply results from a sharp increase in condo inventory; the single family supply declined.

According to Freddie Mac, the national average commitment rate for a 30-year, conventional, fixed-rate mortgage rose to 6.43 percent in July from 6.32 percent in June; the rate was 6.70 percent in July 2007.

Single-family home sales rose 3.1 percent to a seasonally adjusted annual rate of 4.39 million in July from 4.26 million in June, but are 12.4 percent below the 5.01 million-unit level a year ago. The median existing single-family home price was $210,900 in July, down 7.7 percent from July 2007.

Existing condominium and co-op sales increased 3.4 percent to a seasonally adjusted annual rate of 610,000 units in July from 590,000 in June, but are 18.6 percent below the 749,000-unit pace in July 2007. The median existing condo price4 was $223,400 in July, which is 2.7 percent below a year ago.

In Detail: Regional Sales, Prices

West. Regionally, existing-home sales in the West jumped 9.7 percent in July to a level of 1.13 million and are 0.9 percent higher than July 2007. The median price in the West was $273,200, down 22.2 percent from a year ago.

Northeast. In the Northeast, existing-home sales rose 5.9 percent to an annual pace of 900,000 in July, but are 11.8 percent below a year ago. The median price in the Northeast was $278,700, which is 4.9 percent lower than July 2007.

Midwest. Existing-home sales in the Midwest increased 0.9 percent to an annual rate of 1.12 million in July, but are 17.0 percent lower than July 2007. The median price in the Midwest was $175,400, up 1.0 percent from a year ago.

South. In the South, existing-home sales slipped 0.5 percent to an annual pace of 1.85 million in July, and are 18.1 percent below a year ago. The median price in the South was $179,300, down 3.5 percent from June 2007.

— NATIONAL ASSOCIATION OF REALTORS®.

More Owners Think Their Home Depreciated

Among home owners interviewed in August for a Reuters/University of Michigan survey, 46 percent said they believed their homes have depreciated in value.

That's more than the twice the percentage who said that was true this time last year, and is an increase over the previous record of 41 percent set in July.

Home owners in the West were most negative, with 60 percent reporting price declines, compared with just 34 percent in the South.

Over the long haul, however, home owners believed the value of their homes will increase – at an annual gain of 3.1 percent during the next five years, according to the survey.

Among all home owners, 93 percent viewed the current selling conditions unfavorably in August, up 76 percent from a year ago and well above the low of 18 percent recorded in August of 2005. More than 75 percent said their negative view of home sales is based on what they see as the prospect of selling their home at reduced prices.

Source: Reuters News, Julie Haviv (08/22/2008)

Lenders Let You Shop Anonymously Online

Consumers who are in the market for a home loan can now be anonymous as they search the Web for the best-possible terms.

Two of the most sites for no-strings mortgage shopping are
MortgageMarvel.com and Zillow.com.
MortgageMarvel lets users enter details on the kind of mortgage loan they need and the site rounds up real-time rate and lender fee quotes directly from hundreds of lenders. The site requires only three pieces of information: the loan amount, the property’s value and its Zip code.

Zillow's Mortgage Marketplace page also doesn't ask for identifying information. It only requires an e-mail address. Instead, it asks users to fill in accurate information about their personal financial profile, such as their credit score, anonymously. The site then broadcasts this information to its roster of participating mortgage brokers and lenders –about 3,332 – who then e-mail shoppers with loan rate quotes. Once a borrower selects the broker whose offer he likes the best, he or she must submit a formal application with personal information.

Source: The Associated Press, Alex Veiga (08/15/08)

Properties Near Bike Trails Draw Buyers

Thanks in part to high gas prices, buyers are keenly interested in homes that are in close proximity to bike trails, according to reports from real estate practitioners in bicycle-friendly areas.

Craig Della Penna, an associate with Murphys Realtors Inc. in Northampton, Mass., estimates that half of his 18 closings last year came from emphasizing homes near bike trails.

Danny Davis, a top producer for Citi Habitats, says, "It's no secret that biking is the most efficient way to apartment hunt in this city.”

Matt Kolb in Bolder, Colo., started his bike-focused agency, Pedal To Properties, 16 months ago. He now has a fleet of bikes for buyers to use. Every Wednesday evening, he leads a tour of at least six houses.

In Portland, Ore, Prudential Northwest Properties associate Kirsten Kaufman, regularly meets shoppers at a bike-friendly coffee shop then leads them on bike rides to tour houses in nearby neighborhoods.

"Wouldn't this be great to just roll your bike out of in the morning?" she cheerfully asks a couple of prospects, pointing out the easy-access garage.

Source: The Wall Street Journal, Nancy Keates (08/22/2008)


VA Raises Loan Cap to $729,000

The Department of Veterans Affairs (VA) is raising ceilings on its no-downpayment home loans from the current $417,000 to as much as $729,000.

The increases are effective immediately under legislation recently enacted with President Bush signing the Housing and Economic Recovery Act of 2008.

That law also improved VA's Specially Adapted Housing Program. It raises primary grants from $50,000 to $60,000 toward constructing a new home or modifying an existing home to meet adaptive needs of veterans or active duty servicemembers with certain service-connected disabilities.

One new feature is a provision in the law that will assist burn victims. It will allow veterans with certain service-connected disabilities resulting from severe burns to receive the adaptive housing grants. The new law also makes future increases in ceilings on the Specially Adapted Housing Program automatic.

The increased limits in the general home loan program for all veterans' home purchases or construction will be based on local housing costs, tied to the similar locality adjustments of the Federal Home Loan Mortgage Corp., Freddie Mac.

VA home loans are available for veterans to purchase or construct single-family homes, and to purchase condominiums or cooperative apartments. There are about 2.3 million existing VA home loans, more than 90 percent made with no down payment.

Source: Department of Veterans Affairs (08/21/2008)

30-Year Rates Fall Lower This Week

The 30-year fixed-rate mortgage declined in the week ending Aug. 21, falling to an average of 6.47 percent from last week's 6.52 percent, according to Freddie Mac.

Last year at this time, the 30-year rate averaged 6.52 percent.

"Even with the current historically affordable mortgage rates, news continues to show signs of weakening in the housing sector," said Frank Nothaft, Freddie Mac vice president and chief economist. "For example, housing starts fell to 0.965 million units (annualized) in July, the slowest pace since March 1991. As a result, homebuilder confidence remained at an all-time record low in August since the series began in January 1985.

The 15-year fixed-rate mortgage this week averaged 6.00 percent, down from last week when it averaged 6.07 percent, and last year when it averaged 6.18 percent.

Five-year Treasury-indexed hybrid adjustable-rate mortgages (ARMs) averaged 5.99 percent this week, down from last week when it averaged 6.02 percent. A year ago, the 5-year ARM averaged 6.34 percent.

One-year Treasury-indexed ARMs averaged 5.29 percent this week with an average 0.5 point, up from last week when it averaged 5.18 percent. At this time last year, the 1-year ARM averaged 5.60 percent.


"Next week, market watchers will be looking to the release of house price indices from S&P/Case-Shiller, OFHEO, and Freddie Mac for signs of whether home prices may be slowing their descent as recent monthly indices have shown, or whether the observed deceleration was temporary," Nothaft says.

Read more coverage of this week's
Primary Mortgage Market Survey by Freddie Mac.

Source: Freddie Mac

Home Prices Are Down, but Stabilizing

U.S. home prices appear to be stabilizing even as foreclosures increase, says First American CoreLogic, a mortgage analysis company that released its home price index Monday.

Thirty-seven states are experiencing nominal price declines, which is the same as last month.

Nationwide, home prices declined 10.7 percent from June 2007 to June 2008. And home owners also are facing rising inflation, which makes declines more troublesome, says Mark Fleming, chief economist for CoreLogic,

The worst declines are in California and Nevada, where prices fell more than 20 percent year over year.

The news isn’t so bad in other areas of the country where prices either fell less than 10 percent last year or they rose. Here are those metro areas:
  • Minneapolis-St. Paul-Bloomington, Minn., -8.65 percent
  • Chicago-Naperville-Joliet, Il., -7.25 percent
  • New York-White Plains-Wayne N.Y. and N.J., -7.06 percent
  • Edison-New Brunswick N.J., -6.77 percent
  • Atlanta-Sandy Springs-Marietta Ga., -6.15 percent
  • Detroit-Livonia-Dearborn, -5.93 percent
  • Seattle-Bellevue-Everett WA. -5.10 percent
  • Portland-Vancouver-Beaverton OR-WA, -5.08 percent
  • Philadelphia, -3.62 percent
  • Denver-Aurora CO, -2.78 percent
  • Charlotte-Gastonia-Concord, N.C., -1.49 percent
  • Honolulu, -0.89 percent
  • Raleigh-Cary N.C., -0.48 percent
  • Dallas-Plano-Irving, Texas, +1.56 percent
  • San Antonio Texas, +2.12 percent
  • Salt Lake City, Utah, +2.27 percent
  • Houston-Sugar Land-Baytown, Texas, +3.55 percent
  • Austin-Round Rock, Texas, +4.02 percent


Source: First American CoreLogic (08/18/08) 

Check out more from First American CoreLogic at  http://www.facorelogic.com/


Chairman Ben S. Bernanke

At the Federal Reserve Bank of Kansas City's Annual Economic Symposium, Jackson Hole, Wyoming

August 22, 2008

Reducing Systemic Risk

 

 

 

In choosing the topic for this year's symposium--maintaining stability in a changing financial system--the Federal Reserve Bank of Kansas City staff is, once again, right on target. Although we have seen improved functioning in some markets, the financial storm that reached gale force some weeks before our last meeting here in Jackson Hole has not yet subsided, and its effects on the broader economy are becoming apparent in the form of softening economic activity and rising unemployment. Add to this mix a jump in inflation, in part the product of a global commodity boom, and the result has been one of the most challenging economic and policy environments in memory.

 

The Federal Reserve's response to this crisis has consisted of three key elements. First, we eased monetary policy substantially, particularly after indications of economic weakness proliferated around the turn of the year. In easing rapidly and proactively, we sought to offset, at least in part, the tightening of credit conditions associated with the crisis and thus to mitigate the effects on the broader economy. By cushioning the first-round economic impact of the financial stress, we hoped also to minimize the risks of a so-called adverse feedback loop in which economic weakness exacerbates financial stress, which, in turn, further damages economic prospects.

In view of the weakening outlook and the downside risks to growth, the Federal Open Market Committee (FOMC) has maintained a relatively low target for the federal funds rate despite an increase in inflationary pressures. This strategy has been conditioned on our expectation that the prices of oil and other commodities would ultimately stabilize, in part as the result of slowing global growth, and that this outcome, together with well-anchored inflation expectations and increased slack in resource utilization, would foster a return to price stability in the medium run. In this regard, the recent decline in commodity prices, as well as the increased stability of the dollar, has been encouraging. If not reversed, these developments, together with a pace of growth that is likely to fall short of potential for a time, should lead inflation to moderate later this year and next year. Nevertheless, the inflation outlook remains highly uncertain, not least because of the difficulty of predicting the future course of commodity prices, and we will continue to monitor inflation and inflation expectations closely. The FOMC is committed to achieving medium-term price stability and will act as necessary to attain that objective.

The second element of our response has been to offer liquidity support to the financial markets through a variety of collateralized lending programs. I have discussed these lending facilities and their rationale in some detail on other occasions.1 Briefly, these programs are intended to mitigate what have been, at times, very severe strains in short-term funding markets and, by providing an additional source of financing, to allow banks and other financial institutions to deleverage in a more orderly manner. We have recently extended our special programs for primary dealers beyond the end of the year, based on our assessment that financial conditions remain unusual and exigent. We will continue to review all of our liquidity facilities to determine if they are having their intended effects or require modification.

The third element of our strategy encompasses a range of activities and initiatives undertaken in our role as financial regulator and supervisor, some of which I will describe in more detail later in my remarks. Briefly, these activities include cooperating with other regulators to monitor the health of individual financial institutions; working with the private sector to reduce risks in some key markets; developing new regulations, including new rules to govern mortgage and credit card lending; taking an active part in domestic and international efforts to draw out the lessons of the recent experience; and applying those lessons in our supervisory practices.

Closely related to this third group of activities is a critical question that we as a country now face: how to strengthen our financial system, including our system of financial regulation and supervision, to reduce the frequency and severity of bouts of financial instability in the future. In this regard, some particularly thorny issues are raised by the existence of financial institutions that may be perceived as "too big to fail" and the moral hazard issues that may arise when governments intervene in a financial crisis. As you know, in March the Federal Reserve acted to prevent the default of the investment bank Bear Stearns. For reasons that I will discuss shortly, those actions were necessary and justified under the circumstances that prevailed at that time. However, those events also have consequences that must be addressed. In particular, if no countervailing actions are taken, what would be perceived as an implicit expansion of the safety net could exacerbate the problem of "too big to fail," possibly resulting in excessive risk-taking and yet greater systemic risk in the future. Mitigating that problem is one of the design challenges that we face as we consider the future evolution of our system.

As both the nation's central bank and a financial regulator, the Federal Reserve must be well prepared to make constructive contributions to the coming national debate on the future of the financial system and financial regulation. Accordingly, we have set up a number of internal working groups, consisting of governors, Reserve Bank presidents, and staff, to study these and related issues. That work is ongoing, and I do not want to prejudge the outcomes. However, in the remainder of my remarks today I will raise, in a preliminary way, what I see as some promising approaches for reducing systemic risk. I will begin by discussing steps that are already under way to strengthen the financial infrastructure in a manner that should increase the resilience of our financial system. I will then turn to a discussion of regulatory and supervisory practice, with particular attention to whether a more comprehensive, systemwide perspective in financial supervision is warranted. For the most part, I will leave for another occasion the issues of broader structural and statutory change, such as those raised by the Treasury's blueprint for regulatory reform.2

Strengthening the Financial Infrastructure
An effective means of increasing the resilience of the financial system is to strengthen its infrastructure. For my purposes today, I want to construe "financial infrastructure" very broadly, to include not only the "hardware" components of that infrastructure--the physical systems on which market participants rely for the quick and accurate execution, clearing, and settlement of transactions--but also the associated "software," including the statutory, regulatory, and contractual frameworks and the business practices that govern the actions and obligations of market participants on both sides of each transaction. Of course, a robust financial infrastructure has many benefits even in normal times, including lower transactions costs and greater market liquidity. In periods of extreme stress, however, the quality of the financial infrastructure may prove critical. For example, it greatly affects the ability of market participants to quickly determine their own positions and exposures, including exposures to key counterparties, and to adjust their positions as necessary. When positions and exposures cannot be determined rapidly--as was the case, for example, when program trades overwhelmed the system during the 1987 stock market crash--potential outcomes include highly risk-averse behavior by market participants, sharp declines in market liquidity, and high volatility in asset prices. The financial infrastructure also has important effects on how market participants respond to perceived changes in counterparty risk. For example, during a period of heightened stress, participants may be willing to provide liquidity to a market if a strong central counterparty is present but not otherwise.

Considerations of this type were very much in our minds during the Bear Stearns episode in March. The collapse of Bear Stearns was triggered by a run of its creditors and customers, analogous to the run of depositors on a commercial bank. This run was surprising, however, in that Bear Stearns's borrowings were largely secured--that is, its lenders held collateral to ensure repayment even if the company itself failed. However, the illiquidity of markets in mid-March was so severe that creditors lost confidence that they could recoup their loans by selling the collateral. Many short-term lenders declined to renew their loans, driving Bear to the brink of default.

Although not an extraordinarily large company by many metrics, Bear Stearns was deeply involved in a number of critical markets, including (as I have noted) markets for short-term secured funding as well as those for over-the-counter (OTC) derivatives. One of our concerns was that the infrastructures of those markets and the risk- and liquidity-management practices of market participants would not be adequate to deal in an orderly way with the collapse of a major counterparty. With financial conditions already quite fragile, the sudden, unanticipated failure of Bear Stearns would have led to a sharp unwinding of positions in those markets that could have severely shaken the confidence of market participants. The company's failure could also have cast doubt on the financial conditions of some of Bear Stearns's many counterparties or of companies with similar businesses and funding practices, impairing the ability of those firms to meet their funding needs or to carry out normal transactions. As more firms lost access to funding, the vicious circle of forced selling, increased volatility, and higher haircuts and margin calls that was already well advanced at the time would likely have intensified. The broader economy could hardly have remained immune from such severe financial disruptions. Largely because of these concerns, the Federal Reserve took actions that facilitated the purchase of Bear Stearns and the assumption of Bear's financial obligations by JPMorgan Chase & Co.

This experience has led me to believe that one of the best ways to protect the financial system against future systemic shocks, including the possible failure of a major counterparty, is by strengthening the financial infrastructure, including both the "hardware" and the "software" components. The Federal Reserve, in collaboration with the private sector and other regulators, is intensively engaged in such efforts. For example, since September 2005, the Federal Reserve Bank of New York has been leading a joint public-private initiative to improve arrangements for clearing and settling trades in credit default swaps and other OTC derivatives. These efforts include gaining commitments from private-sector participants to automate and standardize the clearing and settlement process, encouraging improved netting and cash settlement arrangements, and supporting the development of a central counterparty for credit default swaps. More generally, although customized derivatives contracts between sophisticated counterparties will continue to be appropriate in many situations, on the margin it appears that a migration of derivatives trading toward more-standardized instruments and the increased use of well-managed central counterparties, either linked to or independent of exchanges, could have a systemic benefit.

The Federal Reserve and other authorities also are focusing on enhancing the resilience of the markets for triparty repurchase agreements (repos). In the triparty repo market, primary dealers and other large banks and broker-dealers obtain very large amounts of secured financing from money funds and other short-term, risk-averse investors. We are encouraging firms to improve their management of liquidity risk and to reduce over time their reliance on triparty repos for overnight financing of less-liquid forms of collateral. In the longer term, we need to ensure that there are robust contingency plans for managing, in an orderly manner, the default of a major participant. We should also explore possible means of reducing this market's dependence on large amounts of intraday credit from the banks that facilitate the settlement of triparty repos. The attainment of these objectives might be facilitated by the introduction of a central counterparty but may also be achievable under the current framework for clearing and settlement.

Of course, like other central banks, the Federal Reserve continues to monitor systemically important payment and settlement systems and to compare their performance with international standards for reliability, efficiency, and safety. Unlike most other central banks, however, the Federal Reserve does not have general statutory authority to oversee these systems. Instead, we rely on a patchwork of authorities, largely derived from our role as a banking supervisor, as well as on moral suasion, to help ensure that the various payment and settlement systems have the necessary procedures and controls in place to manage the risks they face. As part of any larger reform, the Congress should consider granting the Federal Reserve explicit oversight authority for systemically important payment and settlement systems.

Yet another key component of the software of the financial infrastructure is the set of rules and procedures used to resolve claims on a market participant that has defaulted on its obligations. In the overwhelming majority of cases, the bankruptcy laws and contractual agreements serve this function well. However, in the rare circumstances in which the impending or actual failure of an institution imposes substantial systemic risks, the standard procedures for resolving institutions may be inadequate. In the Bear Stearns case, the government's response was severely complicated by the lack of a clear statutory framework for dealing with such a situation. As I have suggested on other occasions, the Congress may wish to consider whether such a framework should be set up for a defined set of nonbank institutions.3 A possible approach would be to give an agency--the Treasury seems an appropriate choice--the responsibility and the resources, under carefully specified conditions and in consultation with the appropriate supervisors, to intervene in cases in which an impending default by a major nonbank financial institution is judged to carry significant systemic risks. The implementation of such a resolution scheme does raise a number of complex issues, however, and further study will be needed to develop specific, workable proposals.

A stronger infrastructure would help to reduce systemic risk. Importantly, as my FOMC colleague Gary Stern has pointed out, it would also mitigate moral hazard and the problem of "too big to fail" by reducing the range of circumstances in which systemic stability concerns might be expected by markets to prompt government intervention.4 A statutory resolution regime for nonbanks, besides reducing uncertainty, would also limit moral hazard by allowing the government to resolve failing firms in a way that is orderly but also wipes out equity holders and haircuts some creditors, analogous to what happens when a commercial bank fails.

A Systemwide Approach to Supervisory Oversight
The regulation and supervisory oversight of financial institutions is another critical tool for limiting systemic risk. In general, effective government oversight of individual institutions increases financial resilience and reduces moral hazard by attempting to ensure that all financial firms with access to some sort of federal safety net--including those that creditors may believe are too big to fail--maintain adequate buffers of capital and liquidity and develop comprehensive approaches to risk and liquidity management. Importantly, a well-designed supervisory regime complements rather than supplants market discipline. Indeed, regulation can serve to strengthen market discipline, for example, by mandating a transparent disclosure regime for financial firms.

Going forward, a critical question for regulators and supervisors is what their appropriate "field of vision" should be. Under our current system of safety-and-soundness regulation, supervisors often focus on the financial conditions of individual institutions in isolation. An alternative approach, which has been called systemwide or macroprudential oversight, would broaden the mandate of regulators and supervisors to encompass consideration of potential systemic risks and weaknesses as well.

At least informally, financial regulation and supervision in the United States already include some macroprudential elements. As one illustration, many of the supervisory guidances issued by federal bank regulators have been motivated, at least in part, by concerns that a particular industry trend posed risks to the stability of the banking system as a whole, not just to individual institutions. For example, following lengthy comment periods, in 2006, the federal banking supervisors issued formal guidance on underwriting and managing the risks of nontraditional mortgages, such as interest-only and negative amortization mortgages, as well as guidance warning banks against excessive concentrations in commercial real estate lending. These guidances likely would not have been issued if the federal regulators had viewed the issues they addressed as being isolated to a few banks. The regulators were concerned not only about individual banks but also about the systemic risks associated with excessive industry-wide concentrations (of commercial real estate or nontraditional mortgages) or an industry-wide pattern of certain practices (for example, in underwriting exotic mortgages). Note that, in warning against excessive concentrations or common exposures across the banking system, regulators need not make a judgment about whether a particular asset class is mispriced--although rapid changes in asset prices or risk premiums may increase the level of concern. Rather, their task is to determine the risks imposed on the system as a whole if common exposures significantly increase the correlation of returns across institutions.

The development of supervisory guidances is a process which often involves soliciting comments from the industry and the public and, where applicable, developing a consensus among the banking regulators. In that respect, the process is not always as nimble as we might like. For that reason, less-formal processes may sometimes be more effective and timely. As a case in point, the Federal Reserve--in close cooperation with other domestic and foreign regulators--regularly conducts so-called horizontal reviews of large financial institutions, focused on specific issues and practices. Recent reviews have considered topics such as leveraged loans, enterprise-wide risk management, and liquidity practices. The lessons learned from these reviews are shared with both the institutions participating in these reviews as well as other institutions for which the information might be beneficial. Like supervisory guidance, these reviews help increase the safety and soundness of individual institutions but they may also identify common weaknesses and risks that may have implications for broader systemic stability. In my view, making the systemic risk rationale for guidances and reviews more explicit is certainly feasible and would be a useful step toward a more systemic orientation for financial regulation and supervision.

A systemwide focus for financial regulation would also increase attention to how the incentives and constraints created by regulations affect behavior, especially risk-taking, through the credit cycle. During a period of economic weakness, for example, a prudential supervisor concerned only with the safety and soundness of a particular institution will tend to push for very conservative lending policies. In contrast, the macroprudential supervisor would recognize that, for the system as a whole, excessively conservative lending policies could prove counterproductive if they contribute to a weaker economic and credit environment. Similarly, risk concentrations that might be acceptable at a single institution in a period of economic expansion could be dangerous if they existed at a large number of institutions simultaneously. I do not have the time today to do justice to the question of the procyclicality of, say, capital regulations and accounting rules. This topic has received a great deal of attention elsewhere and has also engaged the attention of regulators; in particular, the framers of the Basel II capital accord have made significant efforts to measure regulatory capital needs "through the cycle" to mitigate procyclicality. However, as we consider ways to strengthen the system for the future in light of what we have learned over the past year, we should critically examine capital regulations, provisioning policies, and other rules applied to financial institutions to determine whether, collectively, they increase the procyclicality of credit extension beyond the point that is best for the system as a whole.

A yet more ambitious approach to macroprudential regulation would involve an attempt by regulators to develop a more fully integrated overview of the entire financial system. In principle, such an approach would appear well justified, as our financial system has become less bank-centered and because activities or risk-taking not permitted to regulated institutions have a way of migrating to other financial firms or markets. Some caution is in order, however, as this more comprehensive approach would be technically demanding and possibly very costly both for the regulators and the firms they supervise. It would likely require at least periodic surveillance and information-gathering from a wide range of nonbank institutions. Increased coordination would be required among the private- and public-sector supervisors of exchanges and other financial markets to keep up to date with evolving practices and products and to try to identify those which may pose risks outside the purview of each individual regulator. International regulatory coordination, already quite extensive, would need to be expanded further.

One might imagine also conducting formal stress tests, not at the firm level as occurs now, but for a range of firms and markets simultaneously. Doing so might reveal important interactions that are missed by stress tests at the level of the individual firm. For example, such an exercise might suggest that a sharp change in asset prices would not only affect the value of a particular firm's holdings but also impair liquidity in key markets, with adverse consequences for the ability of the firm to adjust its risk positions or obtain funding. Systemwide stress tests might also highlight common exposures and "crowded trades" that would not be visible in tests confined to one firm. Again, however, we should not underestimate the technical and information requirements of conducting such exercises effectively. Financial markets move swiftly, firms' holdings and exposures change every day, and financial transactions do not respect national boundaries. Thus, the information requirements for conducting truly comprehensive macroprudential surveillance could be daunting indeed.

Macroprudential supervision also presents communication issues. For example, the expectations of the public and of financial market participants would have to be managed carefully, as such an approach would never eliminate financial crises entirely. Indeed, an expectation by financial market participants that financial crises will never occur would create its own form of moral hazard and encourage behavior that would make financial crises more, rather than less, likely.

With all these caveats, I believe that an increased focus on systemwide risks by regulators and supervisors is inevitable and desirable. However, as we proceed in that direction, we would be wise to maintain a realistic appreciation of the difficulties of comprehensive oversight in a financial system as large, diverse, and globalized as ours.

Conclusion
Although we at the Federal Reserve remain focused on addressing the current risks to economic and financial stability, we have also begun thinking about the lessons for the future. I have discussed today two strategies for reducing systemic risk: strengthening the financial infrastructure, broadly construed, and increasing the systemwide focus of financial regulation and supervision. Work on the financial infrastructure is already well under way, and I expect further progress as the public and private sectors cooperate to address common concerns. The adoption of a regulatory and supervisory approach with a heavier macroprudential focus has a strong rationale, but we should be careful about over-promising, as we are still rather far from having the capacity to implement such an approach in a thoroughgoing way. The Federal Reserve will continue to work with the Congress, other regulators, and the private sector to explore this and other strategies to increase financial stability.

When we last met here in Jackson Hole, the nature of the financial crisis and its implications for the economy were just coming into view. A year later, many challenges remain. I look forward to the insights into this experience that will be provided by the papers at this conference.


Footnotes

1. See, for example, Ben S. Bernanke (2008), "Liquidity Provision by the Federal Reserve," speech delivered (via satellite) at the Federal Reserve Bank of Atlanta Financial Markets Conference, Sea Island, Ga., May 13. Return to text

2. See Department of the Treasury (March 2008), Blueprint for a Modernized Financial Regulatory Structure. Return to text

3. Ben S. Bernanke (2008), "Financial Regulation and Financial Stability," speech delivered at the Federal Deposit Insurance Corporation's Forum on Mortgage Lending for Low and Moderate Income Households, Arlington, Va., July 8. Return to text

4. See, for example, Gary H. Stern and Ron J. Feldman (2004), Too Big to Fail: The Hazards of Bank Bailouts (Washington: Brookings Institution Press). Return to text

 

Return to topReturn to top

 
Last update: August 22, 2008

HUD Study: Home Costs Up 128 Percent

Between 1985 and 2005, the median monthly housing costs for a U.S. family rose 128 percent from $345 to $798, according to a U.S. Department of Housing and Urban Development study.

The good news is that the portion of income that families spent on housing during that period was nearly flat, increasing from 19 percent to 22 percent during those 20 years.

According to the HUD report on trends in housing expenses, when the costs are figured in constant 2005 dollars, whether a homeowner had a mortgage or not, housing costs in that same 20-year period rose 25 percent, including utilities, water, trash and real estate taxes.

Housing costs for renters in the same time period rose only 8 percent.

Download the full report from
HUD.

Source: National Low Income Housing Coalition (08/15/2008)

Could Natural Gas be a replacement for GAS?

Read about Natural Gas fueled vehicles and what this could mean to you. 

Check it out here at the "Anerican Clean Skies Foundation." 

Click here to view the articles - http://www.cleanskies.org/