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	<title>Comments on: Mortgage Rates Drop! It Does Not Mean What it Used to</title>
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	<description>Your personal tour guide through the housing finance "misinformation maze".</description>
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		<title>By: BertDilbert</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8988</link>
		<dc:creator>BertDilbert</dc:creator>
		<pubDate>Mon, 01 Dec 2008 05:42:20 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8988</guid>
		<description>michaelphelps

Here is the problem.  In typical recessionary times they would lower interest rates to spur the economy.  This would result in refi activity and consumers had a way to utilize this interest rate reduction to lower a house payment and achieve a higher monthly disposable income.  Or they could do a cash out or whatever.

In the current environment even if they do lower interest rates it is not much help since in most cases the existing mortgage underwater.  Credit card rates are already jacked up and consumers are reluctant to increase balances due to uncertainty and CC interest rates.   

As Susan points out, we need to save more, however that would come at a price against economic activity.  In essence saving more on a national level is putting yourself or your neighbor out of work in a consumer based economy during a recession.  In addition, if we are to save, banks need to pay an interest rate to make it worth while.  We cannot have both high rates to savers and low rates on mortgages.  The Japanese model says savers will lose.

&quot;During Japan’s long years of economic darkness, one member of the board of the Bank of Japan—the only woman—complained bitterly about the nation’s zero-interest rate policy. “You are taking money from my people—the elderly savers—to support those bad bankers whose greed and mismanagement drove the nation into this recession. Families have to be very rich to survive on interest rates of less than one-half per cent.”

Other than dropping money out of helicopters, there does not appear to be a way to put money in the hands of the consumer.  The result will likely be taxpayer funded government jobs and projects. 

Sadly, our government has passed laws favoring unions and making it more expensive for a non union company to bid on government work than a union contractor.  Since union rates are significantly higher than real world pricing, it forces our government to pay the highest price possible for construction work. But hey, what does billions matter when you are spending trillions of money you don&#039;t have.</description>
		<content:encoded><![CDATA[<p>michaelphelps</p>
<p>Here is the problem.  In typical recessionary times they would lower interest rates to spur the economy.  This would result in refi activity and consumers had a way to utilize this interest rate reduction to lower a house payment and achieve a higher monthly disposable income.  Or they could do a cash out or whatever.</p>
<p>In the current environment even if they do lower interest rates it is not much help since in most cases the existing mortgage underwater.  Credit card rates are already jacked up and consumers are reluctant to increase balances due to uncertainty and CC interest rates.   </p>
<p>As Susan points out, we need to save more, however that would come at a price against economic activity.  In essence saving more on a national level is putting yourself or your neighbor out of work in a consumer based economy during a recession.  In addition, if we are to save, banks need to pay an interest rate to make it worth while.  We cannot have both high rates to savers and low rates on mortgages.  The Japanese model says savers will lose.</p>
<p>&#8220;During Japan’s long years of economic darkness, one member of the board of the Bank of Japan—the only woman—complained bitterly about the nation’s zero-interest rate policy. “You are taking money from my people—the elderly savers—to support those bad bankers whose greed and mismanagement drove the nation into this recession. Families have to be very rich to survive on interest rates of less than one-half per cent.”</p>
<p>Other than dropping money out of helicopters, there does not appear to be a way to put money in the hands of the consumer.  The result will likely be taxpayer funded government jobs and projects. </p>
<p>Sadly, our government has passed laws favoring unions and making it more expensive for a non union company to bid on government work than a union contractor.  Since union rates are significantly higher than real world pricing, it forces our government to pay the highest price possible for construction work. But hey, what does billions matter when you are spending trillions of money you don&#8217;t have.</p>
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		<title>By: michaelphelps</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8987</link>
		<dc:creator>michaelphelps</dc:creator>
		<pubDate>Mon, 01 Dec 2008 04:36:12 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8987</guid>
		<description>So cd, how do they delay &quot;re-pricing&quot;? Obviously, major re-pricing is occuring as we speak even with these &quot;low&quot; rates and will continue to. Also, as it relates to wages, say home prices keep going down but the rates go up, isn&#039;t that six of one, half dozen of the other as it relates to the mortgage payment itself and the wages needed to afford the payment? In terms of risk to the taxpayer, no matter what happens,that ship has sailed. Either way that is going to occur but not sure how offering low rates to extremely qualified is going to hurt the taxpayers. In fact, if that had been happening all this time, much of this could have been avoided.

 1933 Germany or the 1870 America situation that was posted in another link, all ignore today&#039;s enviroment, the fact that we are already along this curve as Dick points out and that the world, not just the USA, is taking unprecedented action in these areas.</description>
		<content:encoded><![CDATA[<p>So cd, how do they delay &#8220;re-pricing&#8221;? Obviously, major re-pricing is occuring as we speak even with these &#8220;low&#8221; rates and will continue to. Also, as it relates to wages, say home prices keep going down but the rates go up, isn&#8217;t that six of one, half dozen of the other as it relates to the mortgage payment itself and the wages needed to afford the payment? In terms of risk to the taxpayer, no matter what happens,that ship has sailed. Either way that is going to occur but not sure how offering low rates to extremely qualified is going to hurt the taxpayers. In fact, if that had been happening all this time, much of this could have been avoided.</p>
<p> 1933 Germany or the 1870 America situation that was posted in another link, all ignore today&#8217;s enviroment, the fact that we are already along this curve as Dick points out and that the world, not just the USA, is taking unprecedented action in these areas.</p>
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		<title>By: Circling the Drain</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8986</link>
		<dc:creator>Circling the Drain</dc:creator>
		<pubDate>Mon, 01 Dec 2008 03:14:03 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8986</guid>
		<description>No, low rates are not a good thing.  They serve to delay the inevitable repricing of housing in relation to the all-important wage levels that must ultimately support house prices before stability can be achieved, and they ignore the real risk premium, which entails transfer of a sizeable amount of expensive risk to someone else...in this case, the taxpayer.

Low rates might be a good thing for a starving realtor, but as MM points out, these lower rates are not a direct input to the supply-demand relationship, since demand is now being stringently filtered on the basis of qualification.  The population of willing &lt;b&gt;and qualified&lt;/b&gt; potential buyers is likely to prove quite underwhelming.

And Dick, you just don&#039;t think big enough.  Don&#039;t think Enron.  Don&#039;t think 9/11.  Think 1933.  And not 1933 America.  1933 &lt;i&gt;&lt;b&gt;Germany&lt;/b&gt;&lt;/i&gt;.

cd</description>
		<content:encoded><![CDATA[<p>No, low rates are not a good thing.  They serve to delay the inevitable repricing of housing in relation to the all-important wage levels that must ultimately support house prices before stability can be achieved, and they ignore the real risk premium, which entails transfer of a sizeable amount of expensive risk to someone else&#8230;in this case, the taxpayer.</p>
<p>Low rates might be a good thing for a starving realtor, but as MM points out, these lower rates are not a direct input to the supply-demand relationship, since demand is now being stringently filtered on the basis of qualification.  The population of willing <b>and qualified</b> potential buyers is likely to prove quite underwhelming.</p>
<p>And Dick, you just don&#8217;t think big enough.  Don&#8217;t think Enron.  Don&#8217;t think 9/11.  Think 1933.  And not 1933 America.  1933 <i><b>Germany</b></i>.</p>
<p>cd</p>
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		<title>By: Mortgage Rates Drop! It Does Not Mean What it Used to &#171; Pickle Real Estate</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8978</link>
		<dc:creator>Mortgage Rates Drop! It Does Not Mean What it Used to &#171; Pickle Real Estate</dc:creator>
		<pubDate>Sun, 30 Nov 2008 20:26:16 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8978</guid>
		<description>[...] Full Analysis Here [...]</description>
		<content:encoded><![CDATA[<p>[...] Full Analysis Here [...]</p>
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		<title>By: michaelphelps</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8965</link>
		<dc:creator>michaelphelps</dc:creator>
		<pubDate>Sun, 30 Nov 2008 06:15:31 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8965</guid>
		<description>Not sure what Mr M&#039;s point is. Are low rates not a good thing? Perhaps not as many people qualify for them as before but for those who do it is a good thing, right??!! Mr M does this constantly,, and tells us why the &quot;good news&quot; isn&#039;t as good as it needs to be. Rates going down are good..sales up, no matter the reason, is a good thing..Dick is right...things are going to get better but in the meantime I am sure we will get another blog by Mr M why the increase in spending on Black Friday doesn&#039;t mean anything and we should go back to building our bomb shelters.</description>
		<content:encoded><![CDATA[<p>Not sure what Mr M&#8217;s point is. Are low rates not a good thing? Perhaps not as many people qualify for them as before but for those who do it is a good thing, right??!! Mr M does this constantly,, and tells us why the &#8220;good news&#8221; isn&#8217;t as good as it needs to be. Rates going down are good..sales up, no matter the reason, is a good thing..Dick is right&#8230;things are going to get better but in the meantime I am sure we will get another blog by Mr M why the increase in spending on Black Friday doesn&#8217;t mean anything and we should go back to building our bomb shelters.</p>
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		<title>By: Save the Flippers</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8964</link>
		<dc:creator>Save the Flippers</dc:creator>
		<pubDate>Sun, 30 Nov 2008 05:57:02 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8964</guid>
		<description>&gt;&gt; Maybe someone will pull up this post in Aug. 2009 when the is full well into a strong recovery.


Click.</description>
		<content:encoded><![CDATA[<p>&gt;&gt; Maybe someone will pull up this post in Aug. 2009 when the is full well into a strong recovery.</p>
<p>Click.</p>
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		<title>By: Donny</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8956</link>
		<dc:creator>Donny</dc:creator>
		<pubDate>Sun, 30 Nov 2008 01:58:28 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8956</guid>
		<description>Dick,
 Lets make a bet . I say the housing market does not recover. If you just made a million this year a 25k bet should be nothing for you . The housing market is not going to recover for years.</description>
		<content:encoded><![CDATA[<p>Dick,<br />
 Lets make a bet . I say the housing market does not recover. If you just made a million this year a 25k bet should be nothing for you . The housing market is not going to recover for years.</p>
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		<title>By: BA</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8951</link>
		<dc:creator>BA</dc:creator>
		<pubDate>Sun, 30 Nov 2008 00:28:30 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8951</guid>
		<description>I have cash and credit. Im not paying these prices. Seller, ya gotta come off, your house ain&#039;t worth that anymore. Sorry bout your bad luck..</description>
		<content:encoded><![CDATA[<p>I have cash and credit. Im not paying these prices. Seller, ya gotta come off, your house ain&#8217;t worth that anymore. Sorry bout your bad luck..</p>
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		<title>By: Tucson Collapse</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8949</link>
		<dc:creator>Tucson Collapse</dc:creator>
		<pubDate>Sat, 29 Nov 2008 23:08:04 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8949</guid>
		<description>Dick, 
Your exhaustion does not signal a bottom.  Your reasoning?  Remember, an alpine climber who is exhausted does not magically get beamed back to base camp...he probably dies.  

Anyhoo...in Tucson: median asking price still 7-8x median income, massive layoffs imminent, and I rent for 1/3 the cost of owning same home, even after a 20% drop.  Bottom???  heheheheheheh...no.</description>
		<content:encoded><![CDATA[<p>Dick,<br />
Your exhaustion does not signal a bottom.  Your reasoning?  Remember, an alpine climber who is exhausted does not magically get beamed back to base camp&#8230;he probably dies.  </p>
<p>Anyhoo&#8230;in Tucson: median asking price still 7-8x median income, massive layoffs imminent, and I rent for 1/3 the cost of owning same home, even after a 20% drop.  Bottom???  heheheheheheh&#8230;no.</p>
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		<title>By: BertDilbert</title>
		<link>http://mrmortgage.ml-implode.com/2008/11/26/mortgage-rates-drop-it-does-not-mean-what-it-used-to/comment-page-2/#comment-8928</link>
		<dc:creator>BertDilbert</dc:creator>
		<pubDate>Fri, 28 Nov 2008 20:05:09 +0000</pubDate>
		<guid isPermaLink="false">http://mrmortgage.ml-implode.com/?p=806#comment-8928</guid>
		<description>Dick, as far as a bottom goes, we will have one when everyone is convinced that &quot;You cannot make money in real estate anymore&quot;, which is the far extreme.   Looking at California, the unemployment rate is just starting a climb which I expect to be even more significant in the first quarter. 

Seeing that the Fed has amassed trillions in assets, one has to assume that in these times that those trillions are yet to be defaulted mortgage paper.  Now I am not going to claim what the default rate is going to be on that paper but I will claim that the Fed Holding is the equivalent of a giant seller in the market. 

Back to your 20 years Wall Street experience, what did you do when you knew that their was a large entity divesting themselves of a holding?  My guess is that you just stood back out of the way until the seller was done.

With the banks giving bad assets to the Fed in exchange for treasuries, we might see banks holding off on filing notices of defaults but that only extends inventory out to some point in the future.  

I see a Fed inventory chart performing two functions.  One is when they start to run out of inventory and two and more importantly, when banks will ease up on lending standards again.</description>
		<content:encoded><![CDATA[<p>Dick, as far as a bottom goes, we will have one when everyone is convinced that &#8220;You cannot make money in real estate anymore&#8221;, which is the far extreme.   Looking at California, the unemployment rate is just starting a climb which I expect to be even more significant in the first quarter. </p>
<p>Seeing that the Fed has amassed trillions in assets, one has to assume that in these times that those trillions are yet to be defaulted mortgage paper.  Now I am not going to claim what the default rate is going to be on that paper but I will claim that the Fed Holding is the equivalent of a giant seller in the market. </p>
<p>Back to your 20 years Wall Street experience, what did you do when you knew that their was a large entity divesting themselves of a holding?  My guess is that you just stood back out of the way until the seller was done.</p>
<p>With the banks giving bad assets to the Fed in exchange for treasuries, we might see banks holding off on filing notices of defaults but that only extends inventory out to some point in the future.  </p>
<p>I see a Fed inventory chart performing two functions.  One is when they start to run out of inventory and two and more importantly, when banks will ease up on lending standards again.</p>
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