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May 30, 2008

When the U.S. Sneezes...

...the rest of the world catches a cold.

Ashley Seager, at The Guardian, wondered if the UK would see the same housing decline and economic downturn as we've seen in the US, because of a credit crunch:

If you were of a nervous disposition, you might be thinking that judgment day is nigh for the British economy, after all the excess, easy money and booming house prices of recent years.

America looks like it is already in recession, one that threatens rapidly to become the biggest slump since the 1920s. The collapse a week ago of the country's fifth-largest investment bank, Bear Stearns, signalled that the crisis sweeping the world's credit markets had taken a decisive turn for the worse.

She ties in the availability of credit and a healthy housing sector with consumer spending:

For the housing market, much will depend on how far the Bank of England cuts interest rates. The City thinks rates will come down by 0.75 points or more by the end of this year. That is not much, because the Bank remains concerned about inflation from rising food and energy prices. It will provide some relief to homeowners on variable rates but may not make money any more available to new buyers.

This credit crunch is more about the availability of money than its price. If you accept that a fall in house prices is likely, the question becomes: then what? Will consumer spending, on which the economy has depended for years, also collapse? Quite possibly, although the Bank has argued for some time that the link between house prices and consumer spending is less clear than you may think.

This is something Bernanke has known for a year.  The Fed has aggressively eased in an attempt to get the banks lending money again.  Critics suggest that his actions are inflationary:

Chairman Bernanke has aggressively cut rates in a Herculean effort to counter the credit crisis and the likely recession that it could engender. However, every time he cuts rates, inflation becomes more of a problem and the U.S. dollar depreciates further. This is a de facto tax on people holding and spending dollars. Fed policy should be a balancing act between restraining inflation and maintaining conditions favorable for sustainable economic growth. However, Bernanke’s actions of late have been anything but balanced.

What the critic misses is that Bernanke understands that the inflationary pressures are temporary.  The World is catching the cold,  our economy has.  This will demand decisive action from their Central banks.  Look at the headlines from Bloomberg, this morning:

U.K. Consumer Confidence Drops to Lowest Level Since Thatcher Quit in 1990 U.K. consumer confidence dropped in May to the lowest level since Margaret Thatcher was ousted from office in 1990, as people became more pessimistic that the economy will slip into a recession, GfK NOP Ltd. said.

German Retail Sales Unexpectedly Fall for Second Month on Faster Inflation Retail sales in Germany, Europe's largest economy, unexpectedly dropped for a second consecutive month in April as faster inflation left consumers with less money.

European Inflation Rate Increases More Than Forecast to 3.6% as Oil Surges European inflation accelerated faster than economists forecast this month as oil prices jumped to a record, adding to what European Central Bank President Jean-Claude Trichet has called policy makers' ``biggest challenge.''

Canada's Economy Unexpectedly Shrank Last Quarter as Auto Exports Declined Canada's economy unexpectedly shrank in the first quarter, dragged down by lower automobile exports, giving the Bank of Canada more reason to cut borrowing costs again next month.

Swedish GDP Growth Slowed to 2.2% in First Quarter on Exports, Investments Sweden's economy grew at the slowest pace in four years in the first quarter as the global credit freeze curbed investment and shackled overseas demand for the nation's exports.

India's Economic Growth Holds as Weakest Pace Since 2005 as Spending Slows India's economic growth held at the weakest pace since 2005 as the highest interest rates in six years discouraged consumer spending and investment.

At the center of the inflationary pressures is oil (and other commodities).  As worldwide demand for oil decreases, the price will naturally decline.  Foreign central banks are forced to ease their monetary policies, in lock step with The Fed, to compete in the global marketplace.

In the end, the American consumer controls world monetary policy and the price of oil; the American consumer is sick.  Don't despair!  The World is starting to catch on to what's happening.  Expect lower oil prices next year.

May 29, 2008

San Diego Mortgage Rates Report: May 29, 2008

"What goes up, must come down.  Spinning Wheel, got to go 'round"
- Blood, Sweat and Tears

This is panic selling that we're seeing in the fixed-income securities market.  I knew it would happen but I was early.  The 30-year fixed rate mortgage was at 5.625%, nine days ago.  Yesterday, it went to 6.0%.  Today a 30 -year fixed rate mortgage is at 6.25%.  Expect rates to be above 6.0% for the next two weeks; we should see them creep down by the end of June to the sub-6 level.

What should you do if you can't wait? Lock in a 5/1 ARM.  Today, that rate is just 5.375%.  That's almost a full percentage point discount to the 30-year fixed rate loan.

Rates will improve...but it's gonna get ugly before it gets better.

May 28, 2008

San Diego Mortgage Rates Report: May 28, 2008

San Diego mortgage rates jumped in the past 7 days because of rising oil prices.  This is the staglationary fear I expected. Mortgage rates have increased to 6.0% (30 year fixed) today.  I expect rates to rise another .25% in the next 14 days for these reasons:

1- Possible uncertainty at the Federal Reserve Bank.
2- Oil above $125/barrel (which translates to $4/gal. gasoline at the pump)
3- Inflation affecting the European economy.

Bond traders hate uncertainty so we expect a lot of volatility through Labor Day.  As San Diego mortgage rates approach the 6.25% level, we should see them plateau unless inflation gets even worse.  I expect I'll be changing the recommendation to float in 10-14 days but for now, lock all mortgage rates at loan application.

May 21, 2008

San Diego Mortgage Rates Report: May 21, 2008

I'm locking mortgage rates at application for all loan types, regardless of closing date.  I've been recommending locks for three weeks.  Rates improved about .375% so I was incorrect.  Why then, should you heed my advice now?  Let's look at this chart:

Trading_range_j

This is a chart for the last 30 days for mortgage-backed securities.  When MBS prices go up, mortgage rates come down.  In this case, I noticed a meteoric rise in MBS prices in the last week in April (off a low of 99.5).  I called for clients to lock on May 2, 2008, when the 30 year fixed rate mortgage was at 5.875%.  Today, it has improved to 5.625%

MBS prices improved to 100.75, then retreated to 99.75.  I was locking as prices improved to 100.75 again (rates lowered).  They closed down today at 100.62.  If they retreat below 99.75, we could see a 6.0% 30 year fixed rate mortgage.

Lock all loans.  I'm more about not losing money rather than making money when I analyze execution.  I think the risk of higher rates, in the next few weeks, is greater than any chance of lower rates.

May 14, 2008

San Diego Mortgage Rates Report: May 14, 2008

Lock all mortgage rates immediately.  This is a stagflation fear we're seeing:

The central bank can't be ``complacent about inflation,'' Janet Yellen, president of the Fed Bank of San Francisco, said in a speech yesterday. Recent measures of consumers' outlook for prices ``highlight the risk that our attempts to deal with problems in the real economy could lead to higher inflation expectations and an erosion of our credibility,'' she said.   

Yellen also said she anticipates inflation will slow as the labor market weakens and ``commodity prices level off,'' echoing comments by other policy makers.   

Investors project the Fed will keep the benchmark interest rate unchanged at its next meeting on June 25. That would be the first pause since the central bank started cutting rates in September.           

Rising prices from overseas, reflecting the drop in the dollar, are another source of concern. U.S. businesses have leeway to boost prices as companies abroad charge more.

The mortgage markets will overreact for the next 5-10 days.  Mortgage rates should shoot up quickly.

May 12, 2008

San Diego Mortgage Rates Report: May 12, 2008

San Diego mortgage rates dropped, then rose to their original level, last week.  I've been advising  mortgage borrowers to lock all rates at application, regardless of closing date.  Did I miss an opportunity to improve clients' rates?  I don't think so.  My approach is more one of limiting losses than improving gains and last week, I thought there was a threat of higher mortgage rates in San Diego; I still do.

Inflation data is released Wednesday and Unemployment data is due out Thursday.  These two figures could be the tempest in the teapot and really affect mortgage rates.  We just think there is too much risk to be floating (holding out for a better rate).  If markets overreact (and they usually do) we'll change that recommendation but for now, we think it's prudent to lock your mortgage rates.

Currently, the 5/1 ARM offers the best value at 4.875% wholesale rate.  The 30 year fixed rate loan is 5.875% wholesale rate.  While there is risk in losing the rate after 5 years, most borrowers don't hold a mortgage that long.  If you are thinking of moving in the next few years, it would be well to examine the benefits of refinancing your home loan to a low 5/1 ARM rate.

Contact me at (858)-777-9751 with more questions.

May 08, 2008

Central Phoenix Free Wi-Fi: Drip Coffee Lounge

Gina Madrid is the proprietor of Drip Coffee Lounge, in Central Phoenix.  She's one of those unique urban business people that knows how to "recycle" properties.  Her coffee lounge, about two years old, is located at 2325 N. 7th Street (just north of the I-10 freeway.

Gina offers her customers free wi-fi in an eclectic, funky shop.  The morning coffee is Americano; strong and plenty of it.  I had a cup with my two-hour morning e-mail catch up.  There is a "private" alcove, Gina calls the VIP lounge.  I ran off to a meeting and returned to Drip to have anamazing "Italian" sandwich, for lunch.  It was good enough to pass this former Jersey-boy's taste test.

The food's awesome, the wi-fi is free, and Gina's awfully attentive to her customers.  Phoenix real estate investors will find this to be a great place to sit down, get connected, and get fed.

PS- My cell is dead so I can't take pictures.  I"ll try on my next visit.

May 02, 2008

San Diego Mortgage Rates Report: May 2, 2008

Let's lock all mortgages rates at application, regardless of when its closing.  I think this is about as good as it gets for a while.  I still see 30 year fixed rates a tad under 6% (5.875%) but the good economic data, released today, could drive San Diego mortgage rates up next week.

I recommend a 7/1 ARM today.  Rates offered for a 7/1 ARM, for loans under $417,000, are OVER a half a percentage point less than the 30 year fixed (5.25%).  Most borrowers will feel comfortable with a seven year time frame.  This means that 5.25% rate is locked in for 7 years- that's until 2015.

(all loans offered to the consumer at the wholesale or "par" rate.  We are paid 1% by the consumer.)

To give you an idea of how long 7 years is, Disneyland's California Adventure opened in early 2001.  You probably thought it was around forever.

The bond traders won't be merciful next week unless recessionary data are overwhelming.  Jump on these low rates now.

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