Mortgage Rates Report

Canadian investors have been flocking to the California coastline and Arizona desert to buy prime American real estate at a bargain.  The strong Canadian dollar, while inopportune for Canadian manufacturing firms, is giving Canadian investors built in downside protection when they buy American real estate.  I explain that here:

 

In January of 2007, a Canadian investor, buying a $300,000 (US)  property in Long Beach, CA, , would have to pay $352,600 (Canadian).  That was based on an exchange rate of $1.17553 Canadian to $1.00000 (US).  Today, the exchange rate has dropped to $.98188 Canadian for one US dollar.  That means that the same property in Long Beach, would costs $294,300.

 

The vacuum, however, lies in the mortgage financing for Canadian investors.  Mortgage companies require as much as 35% down payment for Canadian citizens buying a vacation home in America.  In some areas (California, Arizona, Nevada, and Florida), that financing is about to be suspended.  The leading bank suspended its loan programs, for Canadian investors, in those four states, as of April 1, 2008.

 

Canadian investors are also learning that all American mortgage brokers are not created equal.  Rates for foreign nationals (which is what the American banks call Canadian citizens) are traditionally 1% higher than American residents receive.  That means that today, the mortgage rate for Canadians is between 7-7.5%; quotes from mortgage brokers, promising materially lower rates, generally don't pan out.  The result?  Frustrated Canadian investors are left at the altar like the husband in "The Runaway Bride".

 

The American mortgage crisis is causing banks and lenders to scrutinize every single loan application with a watchful eye; Canadian investors are losing out.    We advise foreign nationals to find an American mortgage broker, with a proven track record, rather than to jump at the "lowest" rate quote. 

 

Brian Brady finances investors from all over the globe.  References here.  Loan applications, for foreign investors, can be made online.

The 2008 Housing Outlook article for US Investors won the Odysseus Medal this week.  I've stated before that this is quite an honor as it is an anthology of the week's best real estate opinions on the internet.

 

Excellent articles about real estate :

 

Kris Berg — Real estate blogging, The Real Reason Your Agent Should be Blogging Michael Wurzer — Advertising, Everything Is Advertising Geno Petro — Serendipity, Serendipity, straight up Jay Thompson — NAR COE, 7,373 Words - The NAR Code of Ethics Brian Brady — Market outlook, 2008 Housing Market Outlook For U.S. Investors Chris Johnson — 2011, Why 2011 might not even be the end Jim Watkins — Foreclosure, Sad Story of a Family in Foreclosure: Some things You Hate to See Mariana Wagner — RE agent, You know you’re a real estate agent if… Jim Duncan — NAR speak, Why use a realtor - decoding nar-speak Robert Ashby — Credit crunch, What Should be Done About the Continued Credit Crunch? How About Nothing? Marlow Harris — Iggy’s House, Iggy’s House and B.S. Realty Jeff Brown — Lenders lend, Lenders Clearing Deck To Blink, Uh, Lend — What Will They Think of Next? Cathleen Colins — Memories, Memories of my Dad in the house he never got to see

The U.S. housing market outlook for 2008 is somewhat bleak.  Mortgage defaults continue to rise, flooding certain locales with more inventory, as mortgage lenders seek to rid themselves of poorly performing loans.  The first three months of 2008 may very well be a bloodbath for markets that inflated quickly, regardless of the underlying fundamentals.  Parts of California, Arizona, Florida, and Nevada seem most likely to suffer from this final downward push as the weak borrowers are culled from the herd.

 

Why will the first quarter of 2008 be bleak for housing?  Mortgage companies have been losing money hand over fist, in 2007, due to defaults and short sales.   I think they're delaying the big losses.  REALTORs have been reporting that lenders are becoming increasingly difficult to negotiate short sales in the past few months.  It is conceivable that many lenders expect 2008 to be worse than 2007 and are delaying foreclosure activity and short sales until next year.  They can "hide" the 2007 numbers in the larger numbers of 2008.  It's kind of like limiting your fat intake to 25 grams daily then binging on McDonald's on Fridays.  The huge spike in fat grams, ingested on Friday, won't be absorbed by your body and will "flush through your system" on Saturday.

 

It's a case of pent-up supply.  If lenders have 3-4 months of bad loans on their books ,and flood the market in the beginning of the year, it is most likely that we'll see foreclosure and short sale activity, in the first quarter of 2008, that is twice as large as what we've seen this quarter.  That increased inventory will put downward pressure on prices for the first half of 2008.  The downward spiral, however, should be limited to markets that are driven by lending activity.  Pockets within those markets will be impervious to the fall.  In San Diego County, for example, La Jolla, Del Mar, and Rancho Santa Fe seem to defy gravity as inland communities drop.  Those communities are mostly cash buyers (or low loans to value) while their lesser-priced neighbors rely on mortgage financing.  Paradise Valley, Arcadia, North Central Phoenix and parts of Scottsdale seem to be the resilient pockets in Maricopa County. 

 

It's the old adage that the rich get, well..."not poorer" ...while the poor get ...well...clobbered.  That is not surprising.  The irrational exuberance, displayed by the middle class, during the cheap money orgy, was... well...irrational.  Freshman algebra shows us that when we solve for x, it can't equal y.    The median income, for an area like San Diego County, is $60,000 and the median home price is $493,000.  The affordability equation, even when adjusted for the "sunshine tax" is skewed.  If mortgage financing costs about $8 per thousand, and we allow for a full 50% of the monthly income for housing debt service, which is quite generous, we still come up with a maximum loan amount of about $325,000 for the median income family in San Diego County.  That suggests that a $175,000, down payment from that family; ...that just ain't gonna happen.

 

Incomes, in these markets,  need to rise or....housing prices, in these markets, simply must decline.  If new homeowners don't have the ability to service the debt for a home purchase, they can't buy the property at the inflated price.  Look for median prices to gravitate towards that median income.  In the San Diego County example, that median price should drop to $400,000.  If the "rich get richer", meaning those well-to-do pockets won't drop in value, then the lower end of the market wil get hammered.  Therein lies the long-term investment opportunity for the astute property investor.

 

Housing has utilitarian value, which ultimately trumps economic value.  In short, there is value to owning a home even if it is a bit more expensive than renting.  There is a peace of mind that comes with property ownership.  The ability to paint your walls lime green because it's "you own the sumbitch" does allow for a premium to the traditional investment formula.  So, in Phoenix, while the economic value of a home that leases for $700/month may be $130,000, the utilitarian value may go as high as $170,000.  If a tenant pays $700 to lease that home, a good borrower could own that home, with no downpayment, for $1133/month or about $850 in after-tax dollars.  The question then becomes, "Is $150/month worth it for the right to paint the walls lime green?"  I think that the answer is yes.

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Canadian investors are looking for mortgages in America.  The search engine Google.ca tells me that many are seeking advice from this website.  The parity between the loonie and the dollar has created an extraordinary opportunity for Canadian investors to buy American property and take advantage of the exchange rate.

 

Can a Canadian investor actually get a mortgage in America?  The answer is yes.  There are higher downpayment requirements and the documentation can be onerous.  For Canadians who wish to buy an investment property, the downpayment requirement is usually 35%.  Canadians who want a vacation home may need as little as 25% downpayment.  Why so much higher than their American counterparts?  Americans can buy property with no money down.  The answer lies in the risk.  Canadians share a common language, common holidays, and a very similar culture ( we both like hockey, basketball, football, and baseball).  Canadians have the ability to "bolt" with little or no recourse in their home country.  That added layer of risk is the reason for the higher downpayment.

 

Canadian Investors Can Apply For an America Mortgage Here.

 

Canadian nationals, working in America on a valid visa, are a different story.  Thos downpayment requirements go as low as 10%.

 

If you are from the land that stole the 1992 World Series from my beloved Phillies, I willingly fund loans for you.  I will get awfully testy if you bring that up and may be inclined to remind you where the Stanley Cup resides but I am generally pleasant.  We can talk religion, politics, and definitely money but  please be gentle about 1992. 

 

My number is (858)-699-4590 and I fund loans in 42 states.

Home builders are professional marketers and, as such, are the most important “class” of sellers you must watch in your local market.  Home builders have a lower costs, answer to a higher authority, and are more sensitive to inventories than Mr.& Mrs. Jones of Perkasie, PA.  Let me explain what that means and why it is important to you, the Professional Realtor.

Home builders have a lower cost of funds.  In 1995,  builders were a mostly entrepreneurial bunch.  They were regional, smaller, and privately-held.  Less than 20% of the home builders were publicly-owned; their source of capital was debt.  Debt requires servicing and has a lower margin for error in pricing.  Hence, the homebuilders “marked to the market” frequently through drastic price reductions.  They didn’t fear class-action suits from homeowners because their pricing was necessary to the survival of the company.  In short, they had shallow pockets and did what the banks told them to do.

Homebuilders answer to a higher authority today; Wall Street.  The figures for publicly-held builders have flip-flopped.  Today less than 20% of the builders are privately held with the rest publicly-traded.  This has a profound effect on the pricing cycle because builders are viewed as a vertically integrated retailer now.  Did you ever wonder how these mega developments have the staying power they have now?  That staying power is a function of the cost of capital which today, is equity.  Equity financing is longer term money and requires no servicing, at least, in the near term.

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