We explore a mostly undocumented but important dimension of the housing market crisis: the role played by real estate investors. Using unique credit-report data, we document large increases in the share of purchases, and subsequently delinquencies, by real estate investors. In states that experienced the largest housing booms and busts, at the peak of the market almost half of purchase mortgage originations were associated with investors. In part by apparently misreporting their intentions to occupy the property, investors took on more leverage, contributing to higher rates of default. Our findings have important implications for policies designed to address the consequences and recurrence of housing market bubbles. Key words: mortgages, leverageHaughwout, Lee, Tracy, van der Klaauw: Federal Reserve Bank of New York (e-mail: andrew.haughwout@ny.frb.org, donghoon.lee@ny.frb.org, joseph.tracy@ny.frb.org, wilbert.vanderklaauw@ny.frb.org). The authors have benefited from helpful comments and suggestions from participants at the April 2011 Housing Economics and Research Conference at the University of California, Los Angeles, and the 2011 Society for Economic Dynamics Conference in Belgium. The views expressed in this paper are those of the authors and do not necessarily reflect the position of the Federal Reserve Bank of New York or the Federal Reserve System. 1The U.S. economy is still recovering from the financial crisis that began in the fall of 2007.The collapse of house prices across many markets was a precipitating factor in the financial crisis and adverse feedback effects between financial markets and the real economy led to the most severe recession in the post-war period. Extraordinary interventions by fiscal and monetary authorities both in the U.S. and abroad were required in order to prevent a complete collapse of global markets and the potential onset of another great depression.Attention has shifted from containing the financial crisis to examining its causes and designing policies to limit both the likelihood and the severity of a similar crisis in the future. Given the central role that housing played as a catalyst to the crisis, it is important to better understand the determinants of the dynamics of house prices and of subsequent mortgage defaults over this recent cycle. While house prices were rising in many parts of the country over the period leading up to the crisis, these increases were particularly pronounced in four states -Arizona, California, Florida and Nevada (the "bubble" states). This rapid run-up and then crash in house prices exacted a terrible cost to homeowners, financial firms and to the economy. Current estimates are that around 23 percent of active mortgages are "under water" in that the balance on the mortgage exceeds the current value of the 2 California is a bit of an exception in that it appears that average house prices have stabilized at a level 50 percent higher than in 2000. As of 2010 Q4, nearly 2.8 million homes have gone through foreclosure, and another 2 m...

Measures of the value of public investments are critical inputs into the policy process, and aggregate production and cost functions have become the dominant methods of evaluating these benefits. This paper examines the limitations of these approaches in light of applied production and spatial equilibrium theories. A spatial general equilibrium model of an economy with nontraded, localized public goods like infrastructure is proposed, and a method for identifying the role of public capital in firm production and household preferences is derived. Empirical evidence from a sample of large US cities suggests that while public capital provides significant productivity and consumption benefits, an ambitious program of locally funded infrastructure provision would likely generate negative net benefits for these cities.

Standard-Nutzungsbedingungen:Die Dokumente auf EconStor dürfen zu eigenen wissenschaftlichen Zwecken und zum Privatgebrauch gespeichert und kopiert werden.Sie dürfen die Dokumente nicht für öffentliche oder kommerzielle Zwecke vervielfältigen, öffentlich ausstellen, öffentlich zugänglich machen, vertreiben oder anderweitig nutzen.Sofern die Verfasser die Dokumente unter Open-Content-Lizenzen (insbesondere CC-Lizenzen) zur Verfügung gestellt haben sollten, gelten abweichend von diesen Nutzungsbedingungen die in der dort genannten Lizenz gewährten Nutzungsrechte.

Standard-Nutzungsbedingungen:Die Dokumente auf EconStor dürfen zu eigenen wissenschaftlichen Zwecken und zum Privatgebrauch gespeichert und kopiert werden.Sie dürfen die Dokumente nicht für öffentliche oder kommerzielle Zwecke vervielfältigen, öffentlich ausstellen, öffentlich zugänglich machen, vertreiben oder anderweitig nutzen.Sofern die Verfasser die Dokumente unter Open-Content-Lizenzen (insbesondere CC-Lizenzen) zur Verfügung gestellt haben sollten, gelten abweichend von diesen Nutzungsbedingungen die in der dort genannten Lizenz gewährten Nutzungsrechte. Terms of use: Documents in EconStor may AbstractSome observers have argued that minority borrowers and neighborhoods were targeted for expensive credit in 2004-06, the peak period for subprime lending. To investigate this claim, we take advantage of a new data set that merges demographic information on subprime borrowers with information on the mortgages they took out. In a sample of more than 75,000 adjustable-rate mortgages, we find no evidence of adverse pricing by race, ethnicity, or gender in either the initial rate or the reset margin. Indeed, if any pricing differential exists, minority borrowers appear to pay slightly lower rates, as do those borrowers in Zip codes with a larger percentage of black or Hispanic residents or a higher unemployment rate. Mortgage rates are also lower in locations that previously had higher rates of house price appreciation. These results suggest some economies of scale in subprime lending. Yet there are important caveats: we are unable to measure points and fees at loan origination, and the data do not indicate whether borrowers might have qualified for less expensive conforming mortgages. The subprime lending boom increased the ability of many Americans to get credit to purchase a house. Yet concerns persist that not all borrowers have been treated equally.Previous research suggests that subprime loans were particularly concentrated in neighborhoods with a high concentration of black and Hispanic residents (Mayer and Pence, 2007). Some commentators have been concerned that minority borrowers were steered into subprime loans in some cases when they might have qualified for cheaper conforming loans, or that minority borrowers were given subprime loans that had fees or rates that were too high.Previous research on housing markets suggests that such concerns might be warranted.Beginning in the early 1990s, data collected from lenders through the Home Mortgage Disclosure Act (HMDA) indicate that black or Hispanic applicants were more likely to be rejected for a mortgage relative to a white applicant, even when controlling for credit scores or other observable individual risk factors (Munnell et al 1996). Subsequent research showed that minority borrowers might also have been more likely to default on loans, but these findings were less clear in that they did not control for basic ex-ante risk factors (Ladd, 1998 Despite the size of the mortgage market, as well as previous evidence on racial and ethnic differences in acc...

Standard-Nutzungsbedingungen:Die Dokumente auf EconStor dürfen zu eigenen wissenschaftlichen Zwecken und zum Privatgebrauch gespeichert und kopiert werden.Sie dürfen die Dokumente nicht für öffentliche oder kommerzielle Zwecke vervielfältigen, öffentlich ausstellen, öffentlich zugänglich machen, vertreiben oder anderweitig nutzen.Sofern die Verfasser die Dokumente unter Open-Content-Lizenzen (insbesondere CC-Lizenzen) zur Verfügung gestellt haben sollten, gelten abweichend von diesen Nutzungsbedingungen die in der dort genannten Lizenz gewährten Nutzungsrechte.

Measures of the value of public investments are critical inputs into the policy process, and aggregate production and cost functions have become the dominant methods of evaluating these benefits. This paper examines the limitations of these approaches in light of applied production and spatial equilibrium theories. A spatial general equilibrium model of an economy with nontraded, localized public goods like infrastructure is proposed, and a method for identifying the role of public capital in firm production and household preferences is derived. Empirical evidence from a sample of large US cities suggests that while public capital provides significant productivity and consumption benefits, an ambitious program of locally funded infrastructure provision would likely generate negative net benefits for these cities.

Standard-Nutzungsbedingungen:Die Dokumente auf EconStor dürfen zu eigenen wissenschaftlichen Zwecken und zum Privatgebrauch gespeichert und kopiert werden.Sie dürfen die Dokumente nicht für öffentliche oder kommerzielle Zwecke vervielfältigen, öffentlich ausstellen, öffentlich zugänglich machen, vertreiben oder anderweitig nutzen.Sofern die Verfasser die Dokumente unter Open-Content-Lizenzen (insbesondere CC-Lizenzen) zur Verfügung gestellt haben sollten, gelten abweichend von diesen Nutzungsbedingungen die in der dort genannten Lizenz gewährten Nutzungsrechte.

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