Archive for Real Estate Industry News

08/10/2010 By: Carrie Bay

The Federal Reserve’s Tuesday policy meeting signaled a clear shift from earlier in the year, when officials professed stability and the central bank was crafting its exit strategy for stimulus programs.

With economic growth in the United States slowing and the threat of a double-dip recession spreading, the Federal Reserve board has decided to take the proceeds from its investments in mortgage bonds and pump new capital into the system.

Over the course of 2009 and early 2010, the Fed bought debt and mortgage securities from Fannie Mae, Freddie Mac, and Ginnie Mae as part of its efforts to lower mort-

gage rates, amassing a portfolio of more than $1.5 trillion. As these bonds mature, the U.S. central bank plans to reinvest the principal payments in government debt, namely longer-term Treasuries, rather than shrinking its balance sheet.

The move is an indication of the Fed’s heightened concerns over the state of the economy and the pause in growth recently.

Fed members said in a public statement following their meeting, “[T]he pace of recovery in output and employment has slowed in recent months. Household spending…remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit.”

The committee again voted to keep the target range for its benchmark federal funds rate at 0 to 0.25 percent – a level it’s maintained for more than a year and a half now. And again, the central bank reiterated its guarded outlook that economic conditions are likely to warrant “exceptionally low levels” of the federal funds rate “for an extended period.”

“[T]he pace of economic recovery is likely to be more modest in the near term than had been anticipated,” Fed officials said.

 

 

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Housing Markets Becoming Less Saturated with REOs: Reports

08/04/2010 By: Carrie Bay

The nation’s REO stock fell 0.6 percent in May to 524,000 properties, according to analysis released by Barclays Capital.

In addition, the research firm estimates that housing’s shadow inventory – which Barclays defines as the supply of homes that are 90 or more days delinquent or in the process of foreclosure, meaning they are nearing REO status – declined by 2.3 percent to 4.02 million properties.

A separate study released by Clear Capital supports the assumption that indeed, there are fewer REOs influencing the market. The real estate valuation firm reports that REO saturation – the percentage of bank-owned homes sold as compared to all properties sold – is steadily declining.

Data from Clear Capital shows that REO saturation dropped 22.7 percent nationally during the May to July period. The company says that’s nearly 20 percentage points less than the REO saturation peak hit back in the first quarter of 2009.
Fewer REOs, coupled with a boost in overall sales from the homebuyer tax credit, have given home prices a lift, according to Clear Capital’s study.

Home prices nationally gained 7.9 percent during the May to July rolling quarter, Clear Capital reports. On a year-over-year basis, prices were up 8.1 percent as of the end of July, but the analysts at Clear Capital note that the latest annual reading represents a slow-down from the 8.8 percent yearly increase recorded in June.

“While quarterly gains are showing strong momentum across the country, these recent price advancements are just the latest turn in a volatile housing market that has seen ‘W’ shaped price trends over the last two years,” said Dr. Alex Villacorta, Clear Capital’s senior statistician.

Villacorta said that despite the up and down behavior of prices since the worst of the housing downturn, national prices are still up 13.6 percent from the trough, providing a cushion against potential future declines and the start of a double-dip.

Future price declines are exactly what’s being forecast. The analysts at Barclays said in their report, “With the expiration of the homebuyer tax credit, we expect the elevated pace of distressed liquidations to depress prices by 7 percent over the next three quarters.”

In an appearance on NBC’s “Meet the Press” over the weekend, former Federal Reserve Chairman Alan Greenspan added his own caveat to the mix. Greenspan warned that a decline in home prices could upset the modest economic recovery, with that double-dip spreading beyond just property values and sending the United States down another sharp recessionary slope.

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Consumers Are Taking Control of Their Finances: Survey
05/17/2010 By: Brittany Dunn

In light of the economic crisis, consumers are taking financial matters into their own hands by implementing proactive spending habits and mortgage management strategies, according to findings from the Western Union Global Business Payments Money Mindset Index, a national survey of 3,000 consumers conducted by Englewood, Colorado-based Western Union.

Of those surveyed, 78 percent expect their financial situation to improve or remain unchanged over the next six months. In addition, the survey found that 73 percent of respondents are learning to cut back on their spending, 61 percent have switched to bargain retailers, and 39 percent have created a budget to ensure their spending stays on track.

The survey also found that many Americans are beginning to understand the impact their mortgage has on their financial well being. Nearly half – 45 percent – of consumers with a modified mortgage understand that scheduling regular payments will help keep them current on their monthly payments, and almost one-third of consumers believe modifying their mortgage will improve their debt situation.

According to the survey, 34 percent of consumers have contacted their mortgage companies about loan modifications, and 9 percent have actually modified their loan agreements in the last six months. However, the survey found that approximately 50 percent of American consumers with a mortgage do not fully understand the requirements to qualify for a loan modification or refinance a mortgage, indicating a need for more education in this area.

Western Union said consumers’ improved spending behaviors, coupled with the respondents’ proactive approach to mortgage payments, paint a picture of positive money management behavior. This, the company said, demonstrates Americans’ determination to take hold of their finances.

“The resilience of the U.S. consumer is clearly captured in the latest Money Mindset Index,” said David Shapiro, SVP of Western Union Global Business Payments. “With Americans understanding how to better manage their mortgage and spending, they are positioning their households to survive and thrive in this economy.”

Did Bankruptcy Reform Cause Mortgage Default Rates to Rise?

05/18/2010 By: Brittany Dunn

While it’s undeniable that the financial crisis and recession were triggered by the bursting of the housing bubble and the subprime mortgage crisis that began in late 2006 to early 2007, a working paper recently released by the research department of the Federal Reserve Bank of Philadelphia suggests that reform to personal bankruptcy law also played an important role.

According to the paper, Did Bankruptcy Reform Cause Mortgage Default Rates to Rise?, when debtors file for bankruptcy, credit card debt and other types of debt are discharged, which loosens debtors’ budget constraints. As a result, homeowners in financial distress can use bankruptcy to avoid losing their homes, since filing allows them to shift funds from paying other debts to paying their mortgages, the paper explained.

However, a major reform of U.S. bankruptcy law in 2005 raised the cost of filing and reduced the amount of debt that is discharged, causing bankruptcy filings to decline sharply. In fact, according to the latest structured finance newsletter released by DBRS, U.S. personal bankruptcy filings increased dramatically prior to the reform and then dropped to levels which were well below those experienced historically.

The paper argues that by closing off a popular procedure that previously helped many financially distressed homeowners pay their mortgages, this reform unintentionally caused mortgage defaults rates to increase and therefore contributed to the severity of the mortgage crisis.

Wenli Li, Michelle J. White, and Ning Zhu, researchers and authors of the paper, used a large dataset of individual mortgages to test whether the 2005 bankruptcy reform actually caused mortgage defaults to rise. Each sample consisted of 300,000 to 400,000 separate mortgages used for home purchase or refinance between January 2004 and December 2005, and the researchers followed the status of these mortgages until they were repaid in full, went into default, or until the sample period ended.

Using the results from the sample period three months before to three months after bankruptcy reform, the researchers found that prime and subprime mortgage defaults rose by 14 percent and 16 percent, respectively, after the reform went into effect. In addition, they found that default rates of homeowners with high income or high assets – those particularly negatively affected by bankruptcy reform – rose even more.

Overall, the researchers calculated that bankruptcy reform caused the number of mortgage defaults to increase by around 200,000 per year even before the start of the financial crisis. This, they said, suggests that the reform increased the severity of the crisis when it came.

The researchers said their results suggest that a simple change such as rolling back the cost of filing for a bankruptcy to pre-2005 levels would help in dealing with the housing crisis by reducing the number of mortgage defaults.
Read the complete report at this link:

http://www.philadelphiafed.org/research-and-data/publications/working-papers/2010/wp10-16.pdf

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Buying Commercial Real Estate by Taking Over Failed Banks

May 18th, 2010 | Commercial Real Estate

According to a report in Pensions and Investments on May 17, 2010, “real estate managers do not have enough properties to keep their investors happy”[1]. As a result, some real estate investment firms are using capital to invest in failed banks, in turn gaining access to the massive number of REO properties that are jamming up the banks’ balance sheets and creating a “shadow inventory” that many analysts predict could slow and depress the entire housing market for years to come.

Commercial real estate loans and properties are also a major target for these firms, since some experts estimate that banks are holding about 1.8 trillion dollars in commercial real estate loans, with a quarter of that in some stage of default. Given that real estate investment firms around the world currently have nearly 200 billion dollars in un-invested capital, these failing banks represent a great opportunity to gain access to a great deal of real estate at bargain basement prices and put some of that capital to use.

However, there are some restrictions on this new tactic, say analysts. For starters, most of the funds have time limits. They cannot be permanently involved in banking, but will need to exit within 4 years. This might be okay though, since the firms are increasing their competitive edge in the market and could help resolve the residential real estate “crisis” in time to exit with a profit. Many of the real estate managers feel like their own livelihoods are “stalled” or “parked” in banks’ REO lots and foreclosure processes. They feel like “the only opportunities are buying banks and assets from the FDIC.”

Thank you for reading – your comments and questions are welcomed and encouraged.

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ONLINE PROPERTY TAX LIEN AUCTION PROVES A SUCCESS

-REI News May 12th, 2010 | Tax Lien Investing
In Frederick County in Illinois, an online tax auction moved 851 properties “sold because of unpaid taxes, water and sewer bills or other municipal fees associated with the property,” reported the Frederick News Post this week. This was the first online tax lien auction in the area.
With all the focus on foreclosures and pre-foreclosure transactions, tax liens, which have long been a source of inexpensive investing opportunities for real estate investors, have continued to exist largely under the media radar. However, as pressure mounts on distressed homeowners, many find that their properties are in peril even if they make the mortgage thanks to other unpaid fees – usually property taxes.
Many real estate investors look at tax liens as a great way to make money for other types of investing, since if a tax lien or other municipal lien is paid off after the purchase of the lien by an investor, that investor receives a percentage of the payoff. If the homeowner fails to pay off the debt, then the investor can foreclose and ultimately secure title to the property for a very low amount – frequently pennies on the dollar.
Thanks to online auctions like the one in Frederick county, transactional fees and charges are declining as well. In fact, participants
in this auction paid $100 dollars to register instead of last year’s $1000 registration fee.
Just as now is a good time to get involved in foreclosure investing, the market is also ripe for involvement in tax lien investing. However, since tax liens are often not as high-stakes or high profile as short sales and other types of foreclosure and pre-foreclosure transactions, many investors are overlooking this high-volume, low-purchase price opportunity.

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Fannie Mae Extends Its Seller Assistance Incentive
04/27/2010 By: Brittany Dunn

As part of its ongoing efforts to stabilize neighborhoods across the country, Fannie Mae announced Tuesday that it has extended its seller assistance incentive on properties purchased through HomePath, the company’s REO disposition operation.

Through this program, qualified buyers receive 3.5 percent of the final sales price to be used toward closing cost assistance or their choice of selected appliances. In addition, Fannie Mae said these properties may be eligible for special HomePath mortgage and HomePath renovation mortgage financing, which offers prospective buyers an opportunity to purchase properties with as little as 3 percent down.

As DSNews.com previously reported, the seller assistance program originally started in January and was set to expire on May 1, 2010. But with this new extension, the offer is now available to any owner-occupant who closes on the purchase of a property listed on the HomePath Web site by June 30, 2010.

“We are happy with the results of the program, which has helped us to sell properties quickly, thereby stabilizing neighborhoods and property values,” said Terry Edwards, Fannie Mae’s EVP of credit portfolio management.

Apr
07

PAYING OLD BILLS CAN HURT YOUR FICO

Posted by: thehawk | Comments (0)

When paying bills can hurt your credit

Cynthia worked hard to improve her credit scores. She was careful to pay her bills, including an auto loan and a credit card, on time every month. Finally, in December 2004, she decided to pay off the one old debt on her credit reports.

Her scores promptly plunged by as much as 95 points.

“I spent over $1,200 in paying off hospital bills from six years ago, thinking this would help,” she wrote in an e-mail. “Did this hurt me instead?”

Borrowers who try to pay off old delinquencies, charge-offs and collection accounts often learn the hard way: Sometimes, doing the right thing does the wrong thing to your credit.

Quirky credit scoring system
Thanks to the sometimes bizarre quirks of credit scoring, state statutes of limitations and the federal Fair Credit Reporting Act, consumers can’t always assume that paying off old debts will improve their financial situation or make them a better risk in lenders’ eyes. Add in the tactics of some unethical collection agencies, and you have a real quagmire.

The one bit of good news, though, is that what happened to Cynthia — a score plunge because of a new payment on an old debt — is much less likely to happen today. That’s because the company that creates the leading credit score, the FICO, worked with credit bureaus to iron out that particular wrinkle in the formula.

But there are still other problems that can arise:

Settling accounts for less than you owe can often hurt your credit scores.

Arranging a payment plan or even inquiring about an old debt can restart the statute of limitations in some states, allowing creditors to sue you.

Simply contacting a creditor about a past-due account can revive its interest in trying to collect, leading to harassment and hardball tactics.

Unethical collection agencies may promise to upgrade how your debt appears on your credit report in exchange for payment — then not follow through or make matters worse by making the debt seem more recent than it is.

To understand how these things happen, you need to understand some of the practices of the credit industry, such as:

How delinquencies and charge-offs are handled
A lender will generally write off an account as a bad debt within six months after it becomes delinquent — in other words, six months after the borrower stops paying. The write-off is reported to the credit bureaus as a “charge-off.”

Some people incorrectly believe that a charge-off means they no longer have to pay their debt. But “charge-off” is basically just an accounting term, notes debt expert Gerri Detweiler, author of “The Ultimate Credit Handbook.” It doesn’t relieve you of the legal or ethical obligation to pay the loan, and the lender or a collector can still come after you.

Usually, a lender will turn the charged-off account over to its collections department or a collection agency, and you’ll have two entries for the same account on your credit report: one from the original creditor showing the account’s status as “charged-off” and another from the collection agency showing the account’s status as “in collections.”

(If you have more than two entries for the same debt, which sometimes happens when an account is passed from one collection agency to another, you can demand the credit bureaus remove the extra entries.)

How your credit score views old debts

Not paying your bills is a big bad when it comes to your credit. Delinquencies, charge-offs and collections all seriously hurt your score.

But here’s something that’s really important to know:

When it comes to your FICO credit score, the one most used by lenders, what matters most is what the original creditor says on your credit report. The status and amounts owed shown on that entry will figure more heavily in your credit score than what a collection agency reports.

If the original creditor shows a charge-off with a balance still owed, you might be able to boost your score by paying off the bill and getting the original creditor to reset the balance to zero.

If the balance is already zero — which credit bureaus say is typical when a collection agency takes over an account — you can’t improve your score by paying up.

“If the trade line balance is showing zero, you’re not going to help your FICO score by paying off a collections account,” said Craig Watts, spokesman for Fair Isaac Corp., creators of the FICO credit scoring methodology.

‘Settling’ an old debt can hurt your score
In the past, making any payment on an old, past-due debt could actually make matters worse because the action “updated” the negative mark in the eyes of the credit-scoring formula, making it look more recent than it actually was.

“Recency,” or how long it’s been since you’ve had a negative mark, matters a lot to your credit score. The more recent the problem, the more heavily it weighs against you.

In the last couple of years, however, Fair Isaac worked with the credit bureaus to change how new payments on old debts were reported, said Tom Quinn, the company’s vice president for scoring. Now, the scoring formula can distinguish between the new payments and actual new delinquencies.

“If you’re making a payment (on a past-due account),” Quinn said, “that will not negatively affect your score, in and of itself.”

You still can hurt your score, however, by “settling” an account for less than what you owe. Such settlements may get the creditor off your back, but the notation of “settled” on your credit report can sometimes be worse for your FICO score than just leaving the account open and unpaid, said Barry Paperno, a Fair Isaac manager.

“Settling the account can add a new element to its record at the bureau,” Watts said. “Since that element’s date would be more recent than the original item, it can end up lowering the score.”

Now, this assumes you’re still dealing with the original creditor. If you’re dealing with a collection agency, a settlement can be more of a wild card: It could help your score, it could hurt your score or it may have no affect.

Lenders may require you to pay old debts
Of course, just leaving the account unpaid might not be an option if you want to buy a house. A mortgage lender may require that you pay off or settle any open collections that show up on your credit report as a condition of getting the loan.

If you’re interested in a settlement, credit repair experts suggest that, as part of your negotiations, push to have the creditor or collection agency either stop reporting the account altogether or demand that the account be reported as “paid in full” rather than “settled.” Such treatment might not help your score, but it’s less likely to hurt it. You’ll have more clout if you’re able to pay a lump sum than if you have to set up a payment plan.

Credit bureaus really hate it when collection agencies agree to these demands and have even banned companies for failing to properly report transactions. But that doesn’t mean you can’t try.

How long credit bureaus can report your accounts
Your credit score is based on information in your credit report, and there are limits on how long your bad marks can be used against you. Once a negative item is on your file, it generally can be reported for 7½ years from the time you stopped paying on the account. (Bankruptcies can be reported for up to 10 years.)

So, if you stopped making payments on your Visa bill in January 2004, the lender can report a charge-off the following June. The account can be reported to the credit bureaus until June 2011, when it must be deleted from the bureaus’ records.

How letting sleeping dogs lie can affect your credit
You can see why some borrowers choose to just let their old debts “fall off” their credit report rather than try to repay. Once the bad marks are gone, your credit score probably will improve, and you’ll still have the money you would otherwise have sent to your old creditors.

Note the word “probably.” In credit scoring, little is certain. Thanks to the way the FICO is designed, sometimes a score actually drops after old, bad accounts disappear.

That’s because the FICO formula groups borrowers based on certain characteristics, such as whether they’ve had a bankruptcy or other credit problem. You could rise to the top of the “had-a-bankruptcy” group but, once your bankruptcy drops off your report, be “transferred” to another group, where you’d rank near the bottom.

“That move (from one group to the next) can sometimes be pretty graceless,” Watts concedes. “It’s as though you fell off a chair. Your score can change a couple dozen points for no apparent reason.”

Fair Isaac attempted to ease this transition with its “next generation” credit-scoring model, known not surprisingly as NextGen. But most lenders still use the classic FICO scoring formula, so a sudden score drop when a negative item disappears is still a possibility.

Know your state’s statute of limitations
That’s not the end of the complications. Each state limits the amount of time in which a creditor can sue you after an account becomes delinquent. Sometimes the statute is longer than the credit reporting limits, sometimes shorter.

The statutes of limitations for written contracts, for example, range from three years in Delaware to 15 years in Ohio, although the typical limit in most states is five or six years. The rules vary widely, but, in some states you can inadvertently extend the statute of limitations by entering into a repayment plan with a creditor or even by acknowledging that a debt is yours. Getting dragged into court and having a judgment entered against you could further hurt your credit score and your efforts to rehabilitate your credit.

Before you contact your creditors, you should know the details of the statute of limitations in your state. (If you’ve moved, it may be the state you live in now whose law will apply, even if you entered into the credit agreement in another state.) Your best bet may be contacting a consumer law attorney for help; you can get referrals from the National Association of Consumer Advocates.

Several Internet sites, including CreditBoards.com, have message boards whose members share advice and tactics.

In the end, you may decide that trying to pay off your old accounts isn’t worth the hassle — or you may decide just the opposite. You may decide the ethical obligation to pay what you owe outweighs any short-term concerns you have about your credit.

“If you can afford to pay, pay,” said Steve Rhode, chairman of the credit-crisis counseling firm MyVesta.org. “Too many people live and die by what their credit report says.”

-Liz Pulliam Weston, MSN MONEY

Apr
05

HOME SALES UP 8.2% IN FEB SAYS NAR

Posted by: thehawk | Comments (0)

Sharp Rise in Home Sales in February

The wobbly housing market showed a rare sign of strength in February: pending home sales were up significantly, a report released Monday said, suggesting that Americans took advantage of a tax credit for home buyers.

Sales rose 8.2 percent, the National Association of Realtors said. Analysts had expected sales to stay flat.

Economists said the data released on Monday suggested that buyers were re-entering the market as the deadline approached for a government tax credit approached. Qualified home buyers have until April 30 to take advantage of a tax credit of up to $8,000. The credit drove up sales rapidly in the fall, when it was originally set to expire, but it has been slow to propel the market this spring.

Lawrence Yun, chief economist for the association, said Monday’s report “may signal the early stages of a second surge of home sales.”

“We need a second surge to meaningfully draw down inventory and definitively stabilize home values,” Mr. Yun said in a statement.

An influx of foreclosed homes, which are often listed at bargain prices, has added another reason for prospective home buyers to enter the market. The Realtors association said it expected the upward trend to continue in March.

Monday’s report showed that sales rose even in areas hit hard by unusually stormy weather. Sales climbed 9 percent in the Northeast and South, which were blanketed by snow in February. The data is based on signed contracts, which usually take one or two months to translate into final sales.

The jump in sales was a rare bit of good news for the housing market, which remains in a deep rut. Home prices have barely budged from extraordinarily low levels, sales are at historic lows and foreclosures are rising as Americans fall behind on mortgage payments.

“I don’t think we’re in for a further slump, but I think the recovery is going to be slow and painful,” said Michael Carliner, a visiting fellow at Harvard’s Joint Center for Housing Studies. “The risk that the bottom is going to come even further out of the market is easing.

Sales will probably suffer when the tax credit expires in April. But as unemployment recedes and the broader recovery gains steam, economists believe sales will slowly pick up and move decisively higher in 2011.

Exactly how quickly overall economic conditions will improve, however, remains unclear. On Monday, there were signs that the service sector, which includes most of the United States economy, was beginning to improve.

The Institute for Supply Management’s non-manufacturing barometer rose to 55.4 in March, up from 53 in February — its second month of gains. Much of the momentum came from a surge in new orders and business activity.

The recovery so far has been driven by sectors like manufacturing, which has consistently outpaced the speed of growth for the broader economy. But Monday’s report indicated services were beginning to catch up, and that employment in the sector was strengthening. Consumer spending has risen modestly in recent months, translating into stronger earnings and a slight increase in hiring.

It was the highest reading for the survey since May 2006, beating expectations. The employment barometer was short of the break-even point, signaling the service sector was still losing jobs, even though employment has gradually improved.

Exports rose significantly as American companies tapped into fast-paced growth in places like China and Canada. The backlog of orders also increased, reaching the highest level since 2007, suggesting growth may be robust in the months ahead.

“This is a very encouraging report, which indicates acceleration in demand growth from both domestic and foreign customers,” Barclays Capital researchers wrote in a note on Monday.



By JAVIER C. HERNANDEZ, NEW YORK TIMES

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Mar
30

FLAGSTAR BANK STOCK HITS $0.54 SHARE

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FLAGSTAR BANCORP RAISES $250MM IN STOCK OFFERING

Flagstar Bancorp Inc. has priced a public offering of 500 million shares of common stock at $0.50 per share, which is below the stock’s 52-week low. Over the past 12 months, the stock hit a low of $0.54 per share on Dec. 16, 2009, according to Yahoo. On March 25, the stock closed at $0.72 per share. But after news that the offering is being priced at $0.50 per share, the next morning Flagstar opened at $0.54 per share. The company will receive total gross proceeds of approximately $250 million. The Troy, Mich., based company expects to close the sale on March 31, 2010. The underwriters will have a 30-day option to purchase up to an additional 75 million shares of common stock at the offering price, less underwriters’ discounts and commissions solely to cover over-allotments. The public offering is being underwritten by Sandler O’Neill & Partners, L.P., as book-running manager, and Keefe, Bruyette & Woods, Inc., as co-manager.

-published in Broker Universe March 26, 2010

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