re-fi/consumer credit issue.
http://www.freep.com/realestate/renews/harney1_20040201.htmKENNETH HARNEY: Refinancers took cash out responsibly
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The study, conducted by three economists at the Federal Reserve Bank of New York -- Margaret McConnell, Richard Peach and Alex Al-Haschimi -- examined the financial effects of the tidal wave of refinancings over the past three years. During that period, according to the study, nearly $5 trillion worth of American home mortgages were refinanced and equity withdrawals reached as high as an annualized rate of $450 billion.
Home owners used the cash-out proceeds for a variety of purposes, including well-publicized mass purchases of consumer goods that buoyed the national economy and kept it out of a prolonged recession.
Less well documented, however, was home owners' tendency to use their equity to strengthen their financial situations. During 2001-2002, for example, just 16 percent of all home equity withdrawals were used to pay for purchases such as autos, vacations and education, the study found. By contrast, 26 percent of all equity withdrawals were used to repay or consolidate other, generally higher-cost debts such as credit card balances and personal loans.
Another 35 percent was plowed into home improvements, 11 percent went toward stock market and other investments, and 10 percent was used for additional real estate or business-related investments.
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Consider this: Say you refinanced twice or three times in recent years and now you are sitting with a 30-year fixed rate of 5.75 percent. You had assumed that that loan was your last-ever mortgage, and that you'd pay it off when you sell the house.
But wait. The game may not be over. You could shed the 30-year mortgage in the high 5-percent range and replace it with a 15-year loan at the near-record low fixed rate of 4.95 percent. Your monthly payments will be higher with the shorter-term mortgage. But if you plan to stay in your current house for the foreseeable future, the added payments will speed you to a debt-free house in just 15 years.
http://www.upi.com/view.cfm?StoryID=20040130-021421-7859rGlobal View: Fed on cheap money
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That the Fed has changed its wording now, however, may be as much as anything a sign of confidence. Things have been going Alan's way. U.S. stock markets are close to two year highs. GDP growth was 8.2 percent in the third quarter (and 4.0 percent in the fourth; as we learned Friday). Bond yields are low so that, according to the Mortgage Bankers Association, the average rate for a 30-year fixed rate mortgage in the week ending January 23 was just 5.58 percent.
These very low mortgage rates are, for now, Greenspan's great achievement. In time, they may prove his greatest disaster. The Fed has no direct control on long rates, Greenspan's skill has been to bring them about with carefully worded comment. And so we have the extraordinary combination of a 1 percent short-term interest rate, less than the annual inflation rate of 1.9 percent, and quite high GDP growth--a combination that would normally be thought inflationary and dangerous to long-term lenders. Yet the yields on bonds are very low and it is cheap to borrow funds long-term.
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It is deflation that Alan fears, we would guess, which is why his monetary policy has been so extraordinarily loose. And with what is he fighting deflation? Inflation. In asset prices.
This week the National Association of Realtors revealed that in 2003 sales of existing single family homes rose to 6.1 million in 2003, breaking the all-time previous record of 5.57 million by a good margin. When was the previous record set? You've guessed it. In 2002. Just as with the stock market in the late 1990s, record builds on record.
All the house-buying activity has had a big impact on prices. "For all of 2003, the median price was $169,900, up 7.5 percent from a median of $158,100 in 2002," the NAR reports. "This is the strongest annual increase since 1980 when the median price rose 11.7 percent."
But in 1980 average consumer price inflation was 13.5 percent. House prices therefore rose in that year by less than the average inflation rate and by less than incomes. That is not the case at the moment. In an environment of low inflation and modest wage increases, house prices keep pushing up. In real terms houses are becoming more and more expensive
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And while all this spending -- much of it mortgage financed--goes on, people are saving little. The personal savings rate in 2003, at just 1.5 percent of disposable income, is the second lowest figure ever recorded, well down on the already low rates of 2.3 percent recorded in 2001 and 2002.