DO WE ALL LIVE IN GOVERNMENT SUPPORTED HOUSING?

6/10/13

This morning’s (i.e., Monday, 6/10/13’s, page A2) Wall Street Journal contained an article by Nick Timiraos discussing the bull and bear cases for the housing market.  The bulls argue that demographics, primarily increasing household formation and falling inventories of housing units, and affordability should spur something of a housing boom.  The bears argue that the end of the one-time boosts to consumption that came about as a result of the broad introduction of two-income households and the democratization of credit should hobble housing.  The bears argue further that home financing will be harder to come by as banks tighten standards and first time home buyers are hobbled by student debt.

Given my normal predispositions, I tend to favor the bear case.   There is still too much household debt in the economy (See, inter alia, my 4/23/13 post THE ATTACK OF THE McMANSIONS FOR SALE:  A SECULAR BRAKE ON THE HOUSING MARKET for some statistics.) and incomes are not growing at a pace that will alleviate the burden of servicing that debt.  Banks, and investors, are understandably reluctant to lend to people who can’t pay back their debts.

Therein lies the problem currently plaguing the prospects for reinvigoration of the housing market, to wit, banks are reluctant to lend to less than creditworthy buyers and so the government, though Fannie Mae, Freddie Mac, or the FHA, still guarantees the overwhelming majority of mortgage loans made in this country.  The last I saw, the percentage of new home loans that are guaranteed by the U.S. government was about 90% and I suspect the number still hovers somewhere in that unprecedented, until the credit debacle of 2008-09, level.

Add the government being the ultimate guarantor of just about all new housing loans to Ben Bernanke’s War on the Elderly, i.e., the Fed policy of keeping interest rates low across the curve, that itself is designed in large part to support housing and you have a housing market that is nearly completely dependent on government support.  We talk about a stock market that is being propped up by Fed policy; the housing market is at least as dependent on Fed manipulation of interest rates to make housing “affordable.”

Add to that the argument I made in the aforementioned 4/23/13 post and yours truly finds little reason to be sanguine about the housing market.