Blow Your House Down
Thursday, April 22nd, 2010
Who’s afraid of the Big Bad Wolf that will huff and puff your home away?
There is a lot of talk in Washington about how credit swaps wrecked the financial markets and put many innocent Americans out of their homes (and their jobs). It would be interesting to take a walk down memory lane and determine if the wolf is not perhaps hiding in sheep’s clothing.
I had an interesting discussion over coffee, today, with a respected colleague. We were discussing the economic turnaround and brought many aspects into the discussion including Wall Street. And this discussion got me thinking about what really happened in real estate. As I recall, while the American economy was booming a growing number of middle-income taxpayers were looking at purchasing their own homes. However, the longer they looked the more expensive their dream homes became. Although these people were earning decent money, it seemed like their piece of the American dream was just a few unattainable dollars beyond their means.
So these average Americans, incredulously, turned to their lending institutions for help. These lenders could not bend the rules beyond what they had already done and sought to pull together loans that could be affordable to these frustrated (and cash-heavy) wannabe home owners. And, voila, the sub-prime lending market was created in order to serve a growing demand of customers: variable rate loans, short-term fixed loans with balloons, jumbo loans, all came to the party.
Now let’s look at this from the perspective of the financial institutions that made this American dream possible for the average American. Was a new math invented that, up until that point of exasperation within the middle class, did not exist? Did brilliant Wall Street or Ivy League minds rise to the challenge and invent a new Game Theory or revolution the Theory of Numbers? Of course not. Wall Street is specialized in managing risk and creating financial instruments to create cash in the economy (and in their investors portfolios, hopefully). So, without any malicious intent, how does Wall Street generate cash in a loan package that is affordable to a very risky class of borrower and provide incentive to investors to lay down precious cash?
First, they need to show that the risk isn’t that bad - that, in fact, it’s quite good given the return potential and certain safety mechanisms that minimize the risk. Besides, (second) these Wall Street folks and these investors all own homes as well, and I would imagine quite nice ones in fine neighborhoods. Why is this important? Because none of these people, and none of the average Americans that also own homes for that matter, want to see the prices of homes go down.
Then, they need to appeal to the home buyer with a low rate.
But the math of finance cannot reconcile the two. The price of homes is too high and the average American should not leverage itself above its means. What does common sense say? The price of homes should drop. What does Wall Street do? Protect the downward movement of home prices by spreading risk in investors’ portfolios so cash becomes available to the home buyer. Everybody wins.
Now about that math of finance. Look at the portfolios with those risky loans. If the risk is high, so should the reward be high. But high risk looks bad to investors. So, package the high risk loans with lower risk loans. Better yet, put a higher percentage of low risk loans into the package to minimize the risk of the entire portfolio. In this way, if a few loans default, the overall portfolio of loans won’t suffer too much. Sounds like a good plan. Investors accept stabilization of risk along with slightly lower returns. And, voila, a lower risk investment to Wall Street yields cash to mortgage companies in loan packages that are now more affordable to home buyers… with a few caveats - one of them that the home buyer accepts a “little more” risk as well. But who cares about a variable rate loan that is fixed for a few years then becomes variable, at a time when the country is experiencing the lowest interest in decades? At the time, this all looked like a good idea as well, from the home buyer’s perspective.
This could be the case of the road to Hell being paved with good intentions.
So, who’s the Big Bad Wolf now?
The right thing to do was to cool down the real estate market, not protect its exacerbated inflation. But demand was high, real estate promoters learned how to create market tornadoes by slowly releasing inventory and driving prices up as much as possible, and lenders made access to cash as easy as possible. Everybody wins, right? Everybody wants to play.
So how do we fix this? I hope we don’t point to the market itself and simply stop at the credit default swaps and say: “That’s it! That’s the culprit! Kill the credit default swap and all derivative instruments since they exacerbated the downfall of the financial system!” That’s too easy and, in this bloggers opinion, incorrect. It is not one instrument that is the problem. It is the entire environment. MAybe we should ask ourselves: what kind of laws, regulations, market mechanisms, etc. could have been in place to put the emphasis on reducing home prices rather than creating more and riskier liquidity?
One of the greatest achievements of the modern world is the free market economy. Yet it can only exist when proper parameters are in place, as ironic as it sounds. We have seen that it is possible to corrupt the free market system and we need to put safeguards in place to prevent this from happening again. We need to protect the free market system from Wall Street, from Main Street and from the average American. It needs to do what it’s supposed to do - and nothing more. The free market system cannot be abused for personal gain but it can, and should, be used to create prosperity through stability in a free flowing economic cycle.
accrongr | 