Saturday, February 20, 2010

Moving to Denver? Consider Aurora's Cheap House Prices

Moving to Denver? Consider Aurora's Cheap House Prices

Despite the troubles caused by the real estate market meltdown, there is an upside – cheap housing prices. From Miami to Las Vegas to New York City, prices are reaching rock bottom. Another such example is Aurora, Colo., which is located just outside of Denver.

Aurora is the third largest city in Colorado and boasts many of Denver’s most famous qualities including ample green spaces and a left leaning hippie-grown-up kind of vibe. It is often considered a part of Denver’s growing suburbs.

What makes Aurora’s real estate market so attractive is the cheap housing prices. Aurora has benefited greatly from Obama’s tax break initiatives for first-time home buyers. The credit spurred a frenzy of home buying in the third and forth quarters of last year. When Obama expanded the credit, even more home buyers came forth.

The city comprises largely of older homes built in the 1940’s and 1950’s. As a result of increased home sales, Aurora’s economy is recovering quickly. Its current unemployment rate is still high at 7.5 percent due to Aurora’s large population of construction and retail workers. However, the proximity of Buckley Air Force Base has been helpful.

Foreclosures are also slowing down in Aurora. Obama’s newest initiatives to help out homeowners who are facing foreclosure, including HAMP and other bailout schemes, have proved an enormous help in keeping homeowners afloat. The cheap housing trend can be seen in the hardest hit areas of the states like California and Florida where local associations are trying hard to attract more investors.

Written by Lani Shadduck
HULIQ.com

Friday, February 19, 2010

Fed bumps up rate banks pay for emergency loans

Fed bumps up rate banks pay for emergency loans

Fed raises banks' emergency-loan rate to 0.75 pct; won't directly affect consumer borrowing


, On Thursday February 18, 2010, 7:35 pm EST

WASHINGTON (AP) -- The Federal Reserve decided Thursday to boost the rate banks pay for emergency loans. The action is part of a broader move to pull back the extraordinary aid it provided to fight the financial crisis.

The action won't directly affect borrowing costs for millions of Americans. But with the worst of the crisis over, it brings the Fed's main crisis lending program closer to normal.

The Fed chose to bump up the so-called "discount" lending rate by one-quarter point to 0.75 percent. It takes effect Friday.

The central bank said the step should not be seen as a signal that it will soon boost interest rates for consumers and businesses. It repeated its pledge to keep such rates at record-low levels for an "extended period" to foster the economic recovery.

The Fed had signaled for weeks that a higher discount rate was coming, though the timing of Thursday's decision caught some by surprise. It portrayed its action as moving its emergency program for banks closer to normal.

The announcement came after the financial markets had closed. Investors saw it initially as a prelude to higher borrowing costs across the board. In after-hours trading, the dollar strengthened on the expectation of higher rates. Yields on two-year Treasury securities rose, and stock futures dipped.

After the sell-off in stock futures, Pimco Managing Director Bill Gross warned investors not to overreact.

"I'd accept the Fed at its word -- that this isn't a change in monetary policy or in the timing of it," he said. "Calmer heads may prevail tomorrow."

T.J. Marta, a market strategist, said he thinks higher rates for American borrowers are still months away. But "I think one man's normalization is another man's tightening," he said of investors' initial anxiety.

The Fed has kept the target range for its main interest rate -- the federal funds rate -- at between zero and 0.25 percent since December 2008.

After the Fed's action Thursday, economists said they still believe it won't start to boost borrowing costs for Americans until later this year. Some don't think it will happen until next year, given the fragile recovery.

Chairman Ben Bernanke last week signaled the Fed is in no rush to boost rates.

When the time does come, Bernanke said the Fed will likely start to tighten credit by raising the rate it pays banks on money they leave at the central bank. Doing so would raise rates tied to commercial banks' prime rate and affect many consumer loans. That would mark a shift away from the federal funds rate, its main lever since the 1980s.

Steering interest rates through the excess reserves rate, now at 0.25 percent, gives the Fed more control over money floating around the financial system. The Fed sets that rate directly; its funds rate is just a target.

James Paulsen, chief investment strategist at Wells Capital Management, saw the Fed's move Thursday as testament to an improving economy.

"This may be the bell ringing that the crisis is over," Paulsen said.

The big question over the next few days is whether investors will start selling Treasurys with maturities of two years or less, Paulsen said. Doing so would send yields higher. Savers would start seeing higher interest on their money market accounts.

The economy is growing again, and financial conditions have improved. But unemployment is still near double digits. And demand for loans remains weak. Many ordinary Americans and small businesses have found it difficult to borrow.

When credit virtually shut down starting in 2008, banks that wanted to borrow had nowhere to go except the Fed. Banks can now more easily tap private lending sources. As a result, the Fed feels more comfortable about boosting the rate banks pay on emergency loans.

Because conditions have improved, the Fed also said it will shorten the length of loans drawn from its emergency lending program. It will return to the historical norm of overnight loans, effective March 18. During the crisis, the Fed had lengthened the loans to 30 days.

Earlier this month, the Fed shut down a handful of programs to help banks and other companies access credit. Like those shutdowns, the action Thursday is "intended as a further normalization of the Federal Reserve's lending facilities," the Fed said.

"The modifications are not expected to lead to tighter financial conditions for households and businesses and do not signal any change in the outlook for the economy or monetary policy," the Fed said.

Banks have scaled back their use of the Fed's emergency "discount" loan window as conditions have improved.

At the peak of the crisis in the fall of 2008, daily borrowing from the discount window reached $110 billion. Commercial banks averaged $14.3 billion in daily borrowing for the week that ended Wednesday, the Fed said in a report Thursday. That was down from $14.6 billion for the previous week.

Congress has demanded the Fed identify the banks that draw on the emergency loans. The Fed has resisted. Bernanke and his colleagues have argued that identifying the banks that take out emergency loans could cause a run on the institution.

Created by Congress in 1913 after a series of bank panics, the Fed acts as "lender of last resort" to banks that can't borrow elsewhere. Its actions help stabilize the financial and economic systems. And its decisions on rates affect the ability of companies and individuals to borrow and spend.

The wind-down of Fed programs earlier this month, most of which had fallen out of use, was little noticed. A bigger impact could be felt by the scheduled shut-down of the Fed's program to buy mortgage securities from Fannie Mae and Freddie Mac. That program is slated to end after March.

The purchases of mortgage securities have lowered home-loan rates and bolstered the housing market. The Fed has held the door open to extending the program if the economy weakens. Some analysts fear that once the program ends, mortgage rates could rise, hurting the recovery in housing and the overall economy. Rates on 30-year mortgages averaged 4.93 percent this week, Freddie Mac reported.

Unwinding the Fed's stimulus is the biggest challenge for Bernanke in his second term, which began Feb. 1. Moving too soon could short-circuit the recovery. Waiting too long could unleash inflation and feed a speculative asset bubble.

More insights into the Fed's strategy will likely come when Bernanke testifies on Capitol Hill next week.

David Rosenberg, chief economist at money manager Gluskin Sheff in Toronto, says the Fed's decision to bump up the emergency lending rate for banks is psychological but still packs a punch.

"The Fed is moving toward a new strategy of draining liquidity from the system," he says. "Will the Fed be raising the Fed funds rate soon? No. But what happens when it stops buying mortgages or even starts selling? That could have a material impact on mortgage rates."

AP Business Writers Bernard Condon and Tim Paradis in New York contributed to this report.

Thursday, February 18, 2010

Bill would let foreclosure bidders buy out lesser lienholders

Business News - Local News

Bill would let foreclosure bidders buy out lesser lienholders

Denver Business Journal

Senate Bill 93, a state measure related to Colorado foreclosure law, was to be heard in the Senate Business, Labor and Technology Committee on Monday.

The bill, sponsored by Sen. Kevin Lundberg, R-Berthoud, would give the successful bidder for a home at foreclosure auction the right to buy out lesser holders of liens against the property, or junior lienholders, such as those with mechanic’s liens. The junior lienholders would have to accept the payment from the bidder and release the lien, according to the bill.

Lundberg contends, in a statement, that his bill “will get rid of a loophole that exists in the current law, and give more clarity and evenhandedness to the foreclosure process. … This is a good policy that will make foreclosure sales more competitive, and should help the overall housing market recover.”

SB 93 was introduced in the Senate on Jan. 20, and assigned to the Business, Labor and Technology Committee. The committee heard witness testimony on Feb. 1, according to the Legislature.

Colorado law currently states that the successful bidder in a home foreclosure sale gets a certificate of purchase (COP) entitling them to a confirmation deed, unless the property is redeemed by a junior lienholder. But sometimes, a junior lien is bought by someone who won’t accept payment from the COP holder and exercises their right, as an unpaid lienholder, to redeem the property.

Lundberg contends that if potential bidders for a home know of a lien purchase, they may be discouraged from bidding on the property and “this may depress sales prices of foreclosed homes, leaving defaulting homeowners with little or not cash proceeds from the sale or a greater deficiency,” the bill states.


— Paula Moore

Wednesday, February 17, 2010

Close to Home: Aurora, Colo., boasts some sales bargains

Close to Home: Aurora, Colo., boasts some sales bargains

Aurora, Colo., is considered an extension of Denver but is big enough to be the state's third-largest city.

A major benefit of living in Aurora: home prices.

"Denver does not have the same affordability that Aurora does," says David Barber, president of the Aurora Association of Realtors.

Like many other cities' housing markets, Aurora's has benefited from the first-time home buyer tax credit.

•Sales status. In October and November many first-time home buyers rushed to take advantage of the federal tax credit before the November deadline, Barber says. By year's end, the expanded tax credit extension provided home buyers with more time to make decisions, which may have been a contributor to December sales that were 26.9% lower than the same month in 2008.

Home buyers are starting to resurface. Even high-end homes are attracting more attention because of the expanded tax credit.

"It's not taking people who weren't considering buying a home and putting them into the market," Barber says of the tax credit extension. "But it's helping move forward people who have been vacillating about whether or not it's time to move into a new home."

Price points. In the city's core neighborhoods, modest homes built in the 1940s and 1950s abound.

Aurora's median sales price in December jumped 10.6% from December a year ago. Home foreclosures have slowed, which pushed prices up, as did a reduction in home inventory because of brisk fall sales.

•Local economy. Aurora's unemployment rate is included in the Denver metro area's, which was 7.5% in December, the same as the state's but lower than the national rate.

Many Aurora residents live and work in the construction and retail industries, which suffered in the recession, says Gary Horvath, managing director of the Business Research Division at the Leeds School of Business at the University of Colorado.

But Aurora gets some job stability from Buckley Air Force Base and a Raytheon facility. It is also home to the Anschutz Medical Campus, an education, research and patient-care facility. Anschutz is expanding and recently added a biotechnology facility. It is also building a VA Hospital.

•Hot 'hoods. Aurora is not a typical urban environment because it boasts many parks, green spaces, and bicycle and walking trails, Barber says.

The Anschutz expansion is revitalizing nearby neighborhoods because of the many doctors, nurses and support personnel working there.

"There was a lot of foreclosure in those areas, and now because of the impact of the medical center, we are finding people coming in and buying those houses," Barber says. "They are rehabbing them and turning them into very nice homes."

A few years ago, home prices there ranged from $60,000 to $80,000, Barber says, but now reach $120,000. And values likely will continue rising, he says.

Wednesday, February 10, 2010

Builders Start to Look Up

The Wall Street Journal

Builders Start to Look Up

Beazer, D.R. Horton See a Drop in Cancellation Rates

Home builders are looking a lot less bad. And that's good.

Fewer write-downs and new-home order cancellations along with improved order rates are some of the most positive signs from home builders since the housing market began to roll over four years ago.

Associated Press

New Beazer homes, in a Feb. 2 photo, that are under construction in Gilbert, Ariz.

Aside from the nation's banks, no industry was humbled by the recession quite as much as home builders. But, similar to the banks, builders got a lot of support from Uncle Sam, which has helped some recently return to profitability.

Supports such as the first-time home-buyer tax credit, longer tax-loss carry-backs as well as huge write-downs in land and inventory values, have allowed builders to, for lack of a better term, rebuild themselves. Many are leaner, and less burdened with debt, which should enable them to turn reliably profitable once the economy improves.

The 14 publicly traded home builders have written off an aggregate $33.65 billion since the first quarter of 2006 through the end of 2009's third quarter, according to Moody's Investors Service senior credit officer Joseph Snider.

New-Home Orders Rise

Beazer Homes USA Inc. said Friday fiscal first quarter new-home orders rose almost 37% to 728, and its cancellation rate fell to 27% from 46% a year earlier.

The company's quarterly tax benefit was $101 million, helping Beazer post a $48 million profit. Impairments were $8.8 million versus $12.4 million last year.

"We cannot say that the impairment cycle is done," Beazer Chief Financial Officer Allan Merrill said, "but we can say that improving absorption rates and firming prices are currently reducing the probability of significant additional impairments."

D.R. Horton Inc. last week booked a $149.2 million tax benefit in its fiscal first quarter, helping it post a $192 million profit after losing $62.2 million a year earlier.

The company also posted a 45% increase in new orders, and its cancellation rate fell to 26% from 38% a year ago. Pre-tax charges for inventory impairments and write-offs fell to $1.2 million, compared with $56.2 million in the year-earlier quarter.

Company Expectations

D.R. Horton Chief Financial Officer Bill Wheat said the company expects fiscal 2010 impairments to be "substantially lower" than 2009's.

Pending homes sales last week came in higher than expected, but any continuing improvement for the builders obviously hinges on matters largely out of their hands. And given Friday's January jobs report, it may be some time before those matters turn in their favor.

"You have to have job growth in the economy, and there is obviously no job growth to speak of today," D.R. Horton Chief Executive Donald Tomnitz said last week.

The Upshot comments on trends in corporate earnings.

Tuesday, February 9, 2010

FHA halts 90-day "flip rule" for one year

business
FHA halts 90-day "flip rule" for one year

By Tom LaRocque
Special to The Denver Post
Posted: 02/07/2010 01:00:00 AM MST

Real estate investor Mike Duever, checking out a home in Aurora on Tuesday, welcomes the change. "It speaks to the importance of the investors in helping to revive the market," he says. (Hyoung Chang, The Denver Post )

Real estate investor Mike Duever bought a two-bedroom ranch home in north Denver last fall. Last week, three and a half months after purchasing the property, he sold it to a young couple who are now happily settling in.

With that buy-sell schedule, Duever satisfied a minimum requirement long held by the Federal Housing Administration. Short-term investors had to hold a property at least 90 days before selling to an FHA-backed borrower.

That is, until recently. The FHA on Monday temporarily suspended its 90-day "flip rule." The aim is to "facilitate the return of repaired and habitable properties to the market in a timely fashion," according to an announcement by the U.S. Department of Housing and Urban Development.

"I was happy and surprised to see the change," said Duever, reflecting the sentiments of many investors. "It speaks to the importance of the investors in helping to revive the market."

Duever has bought and sold properties around Denver since 2003, he said.

The 90-day restriction was written originally to impede investors from colluding with appraisers and lenders to push up prices. Investors have long argued that such collusion is not inherent to flipping of properties — it is loan fraud, and it's already illegal.

"All other guidance concerning property-flipping remains unchanged," said the HUD announcement. The suspension will last one year unless it is extended further.

Brad Podhajsky, an investor and licensed broker, leads the Investors Realty Resource, based in Greenwood Village. He echoes sentiments in favor of lifting the restriction.

"Many, maybe most, investor properties are listed through the (Multiple Listing Service), so Realtors will benefit too," Podhajsky said. Homes sold through a MLS generate commission sales for brokers.

The 90-day limit is waived only if the property has "no pattern of previous flipping" in the past 12 months.

If the new sale price exceeds the recent purchase price by 20 percent or more, the lender must be prepared to justify the mark-up with a file documenting the renovations.

The FHA policy shift nearly coincides with a move in the opposite direction affecting conventional (non-FHA) borrowers. The countervailing measure comes from Fannie Mae and Freddie Mac, the government-sponsored enterprises that repurchase most conventional loans.

Beginning April 1, conventional borrowers may purchase properties only if they have been held for 90 days. Excepted from that rule will be borrowers with down payments of 20 percent or more.

One financial-services-industry watcher contends that neither of the rule changes will have much practical significance.

"It's much ado about nothing," said Brian Brady, managing director of Worldwide Credit Corp., based in San Diego. Brady writes the Mortgage Rates Report blog.

Conventional lenders today are more conservative than they're required to be, he said. The same will be true for FHA lenders, he predicted.

"My best guess is that while HUD will be willing to insure loans for properties sold in less than 90 days, lenders generally won't make those loans. If they do, they'll charge higher interest rates to offset the risk," he said.

Conventional lenders backed by Fannie Mae will have no quarrel with the 90-day minimum, he said, "because that's what they're already doing."

Read more: http://www.denverpost.com/businessheadlines/ci_14346677#ixzz0f2vZes7F

Thursday, February 4, 2010

US mortgage sector braced for end of Fed help

US mortgage sector braced for end of Fed help

By Michael Mackenzie in New York

Published: February 3 2010 22:46 | Last updated: February 3 2010 22:46

Cold turkey time is rapidly approaching for the US mortgage market as the Federal Reserve gets ready to end its mammoth $1,250bn buying programme at the end of March.

The prospect of such a large buyer moving to the sidelines means that the “artificial market” created by the Fed’s hefty purchases – part of a monetary policy strategy aimed at reducing mortgage borrowing costs – should result in more normal mortgage rates, likely to be at a higher level.

The question is, how much higher? There is a great deal of uncertainty among many investors on exactly how to position themselves for the withdrawal of the Fed from the mortgage market. Many want higher rates, as it makes the investments more attractive. Yet the Fed wants to keep mortgage rates low to help home-buyers.

In a survey of some of the 4,000 people attending a securitisation conference this week, 73 per cent of respondents expected spreads on mortgage-backed securities to go “much wider” when the Fed ceases buying mortgage bonds, backed by mortgage agencies Fannie Mae and Freddie Mac. But the impact is hard to pin down.

When the Fed began buying mortgages last January, the average 30-year coupon on Fannie Mae mortgage paper tumbled to a low of 3.68 per cent, having surged above 6 per cent during the worst of the financial crisis in late 2008.

chart: US mortgage sectorSince November, the mortgage coupon has eased from a high of 4.60 per cent to a low of 3.90 per cent and is currently about 4.40 per cent.

That places the 30-year coupon about 70 basis points above the 10-year Treasury yield.

Before the financial crisis, 30-year mortgage paper tended to trade 100bps to 125bps above the 10-year note, suggesting that the market needs to sell off between 30bps and 50bps once the Fed halts its buying. Roger Lehman, a mortgage securities analyst at Bank of America Merrill Lynch expects mortgage spreads will widen modestly by some 20-30bps, and not excessively, say beyond 75bps.

“Once spreads widen by 20-30bps, there will be demand mainly from banks and money managers,” he says.

Certainly the Fed’s buying has been met with grateful selling by mortgage investors over the past year, resulting in many portfolios being extremely underweight the sector.

For example, Pimco’s flagship Total Return Fund of $202bn, managed by Bill Gross, currently has 17 per cent of its assets in mortgages after being about 83 per cent a year ago.

Kent Wosepka, money manager at Standish Mellon, says they remain “pretty underweight mortgages in our portfolios” and are watching to see how the market copes once the Fed steps away.

Gerald Lucas, senior investment adviser at Deutsche Bank, said he expected current coupon mortgage spreads would slowly widen by between 20-30bps, but that buyers should step up. “Investors are so underweight mortgages, that a widening in spreads will be contained by pent-up demand to own the paper,” he said.

Reinforcing the scenario of a modest widening in spreads is the targeted nature of the Fed’s buying.

Mr Lucas says that the Fed and Treasury between them hold about 80 per cent of the current 30-year mortgage paper with coupons of 4 per cent and 4.5 per cent.

The current Fannie Mae 30-year coupon trades about 4.40 per cent and when money managers start to buy mortgages, they will want the current paper, not older issues at higher yields.

Given the fact that the Fed and Treasury own so much of the current coupon sector, that should help limit a rise in mortgage spreads, says Mr Lucas.

Not all investors are so sure that less supply will help limit spread widening.

With the Fed and Treasury owning so much of the current mortgage coupons, there is far less available for investors and much less liquidity, which could exacerbate changes in rates.

That is particularly the case should rates rise. Under such a scenario, holders of mortgages usually sell some of their portfolio in order to maintain a balance between their overall holding and the level of rates.

This type of technical selling has in the past been violent and amid poorer liquidity conditions could easily compound an unruly sell-off.

“It seems unlikely we will have a gradual widening in mortgage spreads,” says Mr Wosepka. “That’s not normally the case in markets.”

Indeed, some analysts see the Fed’s purchases as having removed volatility from the market. Once it stops, more volatility will return, by definition. The spectre of instability and a sudden jump in rates is high on the Fed’s watch list.

Policymakers said after their meeting last week: “The Committee will continue to evaluate its purchases of securities in light of the evolving economic outlook and conditions in financial markets.”

That language is considered a code for further Fed buying should rates rise sharply, say analysts and investors.

Mr Lehman says that sharply wider mortgage spreads are likely to result in the government using Fannie and Freddie to step in and stabilise the market with buying. On Christmas eve the government announced that it would provide unlimited support for the mortgage giants over the next three years rather than cap their federal credit line at $400bn.

“If that doesn’t work we would not rule out the possibility that they may step in a bigger way,” says Mr Lehman.

Additional reporting by Aline van Duyn