Saturday, August 18, 2007 9:23 PM
Well, I think this current volatility is really the product of VERY VERY VERY bad business decisions on the part of lenders. But the government definitely had a hand.
The Fed began their downtick on the prime rate after 9/11, trying to free up liquidity to boost the overall economy after $60 billion in equity disappeared on that horrible day. I think in retrospect, they went too far (as a central bank floating a currency with the wrong mix of commodities in the basket).
Then, combined with the Bush tax cuts (which I totally agree with-- although I don't think they went far enough!), the economy was awash in liquidity. There was no cash crisis, and lenders were able to provide high-risk borrowers with absurd lending terms. No down-payment, ARMs at super low rates-- plus the invention of "no doc" loans.
This fueled an incredibly speculative housing market, as everyone and their grandmother began trading up into houses they could barely afford from houses they afford comfortably. This strained the supply of housing. Local governments, loving the higher property taxes and fees they were collecting, went along, making even more formerly low-zoned land available to continue the money train.
But the inventory was still strained, and housing prices at all levels skyrocketed. Houses in Fells Point that went for $50-75k in 2001 are now worth $200k plus.
But then those ARMs started to kick in, and combined with higher energy prices, we start to see people who could barely afford those houses start to not to be able to afford them at all. All of those high risk loans -- which, by the way, were sold to hedge funds (but with bounceback provisions) -- started to create a liquidity crisis in the funds and at the lenders. In many cases, these loans were downright fraudulent.
When that liquidity crisis hit-- first at Bear Sterns -- the margin calls started, and it trickled all the way down to the subprime lenders. But those lenders are about giving away money, not keeping it.
So, to fight off that looming crisis and prevent Chapter 11s wholesale at lenders like Countrywide, the Fed lowered the discount rate, which essentially makes it MUCH easier to refinance their current debt instruments so that they can continue in business.
Hopefully, that will work, but I don't think so. Especially if state governments -- like Marty O'Malley is doing -- is making money available to foolish homeowners who basically got credit card loans to buy their homes and now can't make payments. Why? Because unless businesses get punished for really bad business decisions, they continue to make them.
The "bears" in the market know this, and know that unless houses become more affordable in general, these folks are only putting off the inevitable. They also know that a lot of these folks -- because they have ZERO equity in their houses -- will never be able to get out of them what they owe. So they will continue shorting the lender stocks.
I think there is going to be a lot of blood on the floor before this is done, and I look for a fall in property tax revenues at the state and local level to follow all of this as well.