The Problems are the Path: Opportunities II

Irrespective of what Wall Street and interest rate analysts thought a week ago, the FED may not be done with raising interest rates.  The debate over debt limits and spending continues as it has been for a number of years.  There must be a point where son is told by Dad, no more allowance increases just for you to spend more.  Once one has money the thought is it continues forever....TRY RETIREMENT!  

I did not believe that the Government will stop paying interest and maturing debt.  Per a recent Wall Street Journal article some days ago, the analysis was that the monthly cash flow of Government Receipt outdistanced the payment of interest and maturing debt by a large multiple factor.  Then there is the 14th Amendment of the US Constitution that mandates payment of principal and debt.  

What will happen when an agreement occurs with a spending cut?  The first obstacle is House of Representatives and then the Senate.  Not an easy choice.  The Republican control the House by a hair, the Democrats control the Senate by one or maybe two votes when the VP is the tie breaker.  That puts the ends against the middle.  That is not to fail in recognizing that the Speaker can be tossed out with one vote.  Then All Hell Breaks Loose!  As the only mediator is the center of each party.

Now let's assume there is agreement and we get passage.  Less Government spending in the economy.  Less spending, less earnings, less earnings less demand, less demand less inflation.  Less inflation less the need in raising interest rates.  Now here is the kicker.  Less need to raise interest rates.  The yield curve begins a slow process of correcting.  That means the low end bonds in 3 month and up to 2-3 years all come down.  As they mature they are replaced with lower yielding debt. The long end of 10 year and 30 year go up.  Why, investors want secure yield.   This is really a Recession!  But, housing prices and the stock market is not recognizing it!

When will this occur?  That is in the specter of Hedge Funds, those esoteric vehicles that use computers and forward risk analysis to determine a investment strategy to capitalize on the return of a normal yield curve where the shirt end is lower than the long end.  

What happens next?  Banks and insurance companies had better have lightened up on their inventory of low coupon 30 year bonds or we have a domino effect of Silicon Valley Banks.

While the Government cuts back on spending and hopefully the industrials pick up the slack.  We then go on better footing with American Industry supporting our economy than the US Government.  At least in my opinion.

How does that affect housing and housing prices?  We have begun to see it already.  As I look on my daily tour of home prices, price cuts and sales I see two things.  Prices are down from last year.   The greatest cuts occuring in the Luxury High End.   Atherton, Woodside and Emerald Hills see 25% decreases in Y.O.Y. (Year On Year) value.  Many of the cases a $1 million is only a slight cut.  There are price cuts from a Year Ago.  In the starter home areas of Redwood City, San Carlos, San Mateo every price cut is met with demand.  Agents are under pricing homes to get multiple offers.  They are getting them.  So far there has been a rough 1.5% increase in homes prices sold on a month on month basis.

Where does that leave those that lost?  They either quit, look elsewhere or join the over bid wagon.  Don't think that cash is king!  Banks are all too willing to lend to those with good credit rating and cash accumulated from the Pandemic.  To a seller it is price not if the buyer is paying cash or paying with a mortgage. In the end it is all cash, so why should the buyer sell to a cash buyer at a discount??

My Father told me, "use your common sense son".  Why would I, as a seller, take $120,000 less from a cash buyer to close in 10 days when I could wait another 20 days and get $120,000 more than the cash buyer's offer?   Wasn't my Father right?

I had once thought that we would see Foreclosures.  Not so, I was wrong.  The foreclosures are on with homes with positive equity.  Owner and bank work it out.  Sometimes a trustee is chosen by courts when there is a standoff between owner and bank.  In the end the owner get their equity, unfortunately not as much if he worked on an agreement with the bank to remove foreclosure for time and the owner sells cleanly in the after market.

Renters?  this is a tough market to analyze.  By all my standards rents should be a function of Capitalization rates.  For example you own a House for $2 million, have a $1 million mortgage your investment is $ 1 million.  The Rent is $5000/month or $60,000 a year.  Then deduct property taxes, costs of renting and you have a net figure.  dived the annualized net figure by $1 million and you have your Cap Rate.  Cap rates don't necessarily mean they are higher than saving rates.  Properties do appreciate, rents do increase and costs to increase by management and repairs. The renters sooner or later look to become an owner.  They get tired of the emails and notes under the door on the first of the month "Your Rent Is Due". they get frustrated with repeated calls to repair broken items, replace heater filters, fire alarms, broken water heaters and worst of all no power for a month without a willingness of a management company or owner to waive rent.  Travels to Small Claims Court and hiring performance attorneys to collect money due, rent forgiven gets real boring.  A new set of buyers come to the fore.  They are willing to up bid just so they own a home and not have to deal with Landlord or Management Company.

This is a perfect market to keep a very active real estate market in the Bay Area.

Waiting has a benefit, one by one a waiter decides to buy, soon to replaced by another frustrated buyer or renter and the trend goes on.

Athletics are gone, the Raiders are gone, Oracle is gone, HP is gone, Tesla is gone, 700,000 people last year left, but we still have buyers and investors who fix and flip to supply buyers who want new or as new homes. Observing the daily set of the 7-day averages; new listings are not keeping up with "Pending" and "Sold" Homes.  Inventory is declining and home prices have stability. Those willing to buy need to see value, that's why discounts get multiple offers. This is also a sign of Recession.  Potential sellers are worried, see loss of jobs, income declining all result in the "Stay Put Mentality"

Opportunity avails itself for those who recognize opportunity, the Gift the Creator has for us that is not put in his closet in Heaven!

As before, call or write for any question you may have and think of me of your "in the know real estate agent". 

The Problems are the Path: Opportunities

Sermons are usually boring and sleep enhancing experiences.  In all my years of listing to sermons, this one from a Franciscan Father was memorable.

A soul reaches the Pearly Gates and is shown his new reward for his past life.  As the soul tours Heaven they pass a door.  The soul inquires as to what is behind the door.  "Nothing important".  The soul pushes and the door is opened.  Behind the door are "PRESENTS", un-opened gifts as far as could be seen.  "What?".  The Creator's gifts to mankind that were never opened.

Certainly we all have events and circumstances in which a gift not opened is regretted as we never realized the gift or we just didn't care or have time to open the gift, or never viewed it as a GIFT.  A job position? A house sale or purchase?  A date? A proposal? A gift unopened and lost forever.

The greatest gift we have before us are opportunities created by the sharp rise in interest rates and the failure of bank management and the FED to monitor asset allocation among banks.

"The Problems are the Path" was chosen as a lesson in History. With each problem we experience is a path to our movement to the future.  Each problem is a gift for use to open and enjoy.  It is the problem that creates the Opportunity.

While I am now a realtor, I have over 30 years as past investment experience to direct buyers and sellers to opportunities that will create future value.

The rise in rates created the bank failures.  The bank failures only indicate what the future will bring forth.  The bank failing has many repercussions.  Foreclosures will follow. They are only starting now.  Notice of Defaults will follow with Notice of Auctions by the lenders and Lis Pendens (Latin for Suit Pending) by the owners to fight or protect the value of potential profits from the sale of the property less debt. The result of this action will be a severely discounted offer, approved by judge or court appointed trustee to recommend to the court for approval.  It will be out of the hands of the owner or the bank.

The inexperienced property owner will fight and refuse to recognize the gift.  The first notice of default was a warning to eliminate a bad investment decision.  The wife will be upset, the husband will be upset, the children will be upset.  No one will want to leave their friends and contacts.  No one will want the embarrassment of an error in judgment.  It is far better to lose face than net worth completely!  

The rise in interest rates create higher monthly payments, or a change in the economy, or a loss of an income source.  Whatever the cause the gift of starting over with a lesson from the mistake is never realized and it goes behind the Creator's Door in Heaven.

Today a Broker Price Opinion (BPO) is the first step by a lender to start the road to foreclosure.  Payments are late and or never received.  It begins the process of a lender request for a BPO on the value of the property.  BPO's never stop until a sale is recognized on the property.  I completed 15 in the past 30 days!

Sales of properties are the next indicator of opportunity. Investors are losing money on 1 in 7 (13/5%) of homes they sold in March 2023, 14.5% losses in February 2023.  This is the worst record since 2016.  They are taking these losses in 5 cities where the largest surges occurred during the Pandemic.  

"In March, the hardest hit market was Phoenix, Arizona, where 30.7% of homes sold by investors lost money. Phoenix was followed by Las Vegas, Nevada, (28%), Jacksonville, Florida, (20.9%), Sacramento, California, (20.2%) and Charlotte, N.C. (17.4%)."   Moneywise

That does not mean the losses are only in these 5 cities.  They are all over America.  Where there was and is a Fix and Flip investor there is an investor who is under pressure to sell as his "due on sale completion" in the loan sits squarely before the investor.

Why are investors selling at a loss.  Leverage is the answer.  They are not long term investors who can or want to rent the property.  The Flipper is just that.  Flip and turn inventory and go onto the next property to fix and flip.  They will make money in a slowing market.  They just buy at lower prices and keep costs tight and sell in a soft market at prices less than the competition.  They do not let greed or "I want" to get in the way of moving inventory. Market it down and go onto the next deal.  That is what investment banking and stock brokers were all about until they became national banks.  They now hold knowing they will get a FED Bailout!

You will not find the BPO on Zillow, or the foreclosure notation until after it has sold.  If it does appear online there are very few agents or buyers with the experience of getting into that market.  Today's real estate agent have only known higher prices and aggressive buyers and greedy sellers.  

The foreclosures will take training of agents and lessons to buyers.  No property inspections?  As Is.  Buyers must learn "Buyer Beware" is a maxim to keep mistakes  to a minimum. This is where an experienced agent is very useful.

Opportunities in real estate in this path of problems take many shapes and forms.  The opportunies in Commercial Real Estate is a way to invest in real estate if the turnoff is the single family market.  Prime Commercial Real Estate has out performed the S&P 500 over the past 25 years!  This is not duplexes or four-plexes of Mom and Pop owner's.  Commercial Real Estate can take to form of Apartments, Shopping Centers, Office Buildings, Car Washes, Gas Stations, or Storage Facilities.  All with ever increasing income that match inflation with costs kept in line with stable and consistent returns.

Finding opportunities and solutions is what I am here for.

As before, call or write for any question you may have and think of me of your "in the know real estate agent". 


The Problems are the Path: And the Beat Goes On

 We started out 2023 with sufficient amount of homes listed For Sale in inventory without the corresponding buyers to make many areas on the verge of becoming a buyers market.  As interest moved higher by FED decisions, many anticipatory  buyers began to look at the forecast of even higher mortgage rates.  That stimulated buyers back into the market to reverse the trend toward a Buyer's Market.  Inventory declined due to the belief of many potential sellers that they would be creating large capital gains, losing low a property tax base and the potential of even higher rates on a new mortgage.  They decided  Stay Put.  

The lack of new supply created a negative balance of inventory to supply the resurgence of buyers.  Real estate agents revived an old strategy to create multiple offers and over bids.  Homes were priced drastically under market values.  The strategy worked.  Inventory began to diminish as new buyers gathered momentum to create what began to appear as a new wave in higher real estate prices.  What appeared was not exactly true.  Home values were down year on year and on a 6-month basis.  Only on a 30-day basis were home values up.  

On the rental market side, many once single family rentals were now sold and were being remodeled by contractors and Fix and Flip investors. Those rentals that remained showed signs of neglect, or were updated homes by income investors seeking higher rental rates

The refurbished homes now came on the market and were snapped up by buyers seeking move into newly re-conditioned homes that were up to current standards and designs.  Those who were once renters saw it as a way to get out of the thumb of landlords who cared for nothing less than rent money, not conditions or habitability or the maintenance of the property.

Today the numbers are changing on a 7-day basis.  New listings are increasing.  Sales and pending sales are not keeping up on the 7-day average of New Listings.  It will only be time before inventory begins to increase IF the listings begin to increase beyond the demand.

Add to that scenario is a beginning commentary that owners are reconsidering the negatives of selling.  The stock market is down and volatile.  Bonds values are down and appear to go lower as rates do not decrease but move up or remain the same.  Owners now look at being locked in by the mortgage rate on their present home; along with the low property taxes.  The belief of locked in with recession on the horizon, stagnant economy with the loss of jobs and potential employers out of state have a stress factor of, "where are my assets safe".  The willingness to take profits and pay taxes to find a more favorable areas within the state of California or outside are beginning to have the affect of potentially increasing inventory.

Too many memorial services for friends are lessening the circle of friends for Baby Boomers. As neighbors move or die new neighbors are younger and do not relate to the older ones left.   Children are moving or have packed up and moved away from Mom and Dad; it is natural for Mom and Dad to find a home near the children or in an environment where others their age have moved to.  New friends and an environment of lower costs can have the affect of creating new supply.

Will it happen?  Only time will tell.  

On the banking side the cost and qualification for new buyers will become more stringent.  The amount of banks who carry bonds and assets at cost  in a classification of "Held to Maturity" have a real value of less than cost.  We have seen that with Silicon Valley Bank's failure.  The FDIC is getting lower prices for those bonds when put up for sale.  Banks now look at strategies to repair their balance sheets.  The answer is to lend stronger borrowers that do not have risks of foreclosure.  The higher interest rates create higher asset value and great profits for banks to use to write off those discounted bonds as they move them from the Held to Maturity classification.

Foreclosures have their own risks to lenders; but they have been occurring.   Occurring only in the notices not auctions or sales.  The major issue is the market value of the property is greater than the underlying mortgages.  The failure to make mortgage payments may come from a number of factors.  Reverse mortgages create higher rates and sooner or later the question of what is left to secure the money drawn by retirees?  Variable mortgage put pressure on owners who purchased the home on the hope and prayer that rates remain low or go lower.  Finally, the layoffs are becoming so severe that many of the high earning technology employees are finding it harder to find jobs locally with equal pay and the past employment experience within Silicon Valley.  The alternative is to move to where experience and jobs area available.  That property owner can only hold onto what they have in savings and make due covering their cost of livings relying on the value of the home is in excess of the mortgage while looking for employment.

There are situations that positive equity is kept by the foreclosing institution.  Not Fair?  To my knowledge, only 18 states forbid the practice and lawsuits and political pressure is forming to stop the practice in the remaining states.  Ironically, those other than the 18, are progressive states with a leaning to help their citizens. That leads the big bank lenders willing to work with lenders rather than foreclose and find that they now owe the borrower their lost equity, or face the potential of the buyers of the foreclosed property suing for losing the house they purchased by an illegal foreclosure.  

The lesson to be learned here is to stay away from foreclosed properties.

There are numerous opportunities even under this scenario of foreclosures.   Those areas are the developers and speculators who over paid for the property to be developed.  They are either unable to get additional financing to complete the property, or have completed the property/properties only to find the homes they built do not fit the demands of current buyers. Those investors and developers must now bite the bullet and take lower prices to break even.   Those investors and buyers also have lenders who want their loan repaid.  If the loan is more than the market value a foreclosure is the last thing on the lender's mind.  The lenders are left with a loss no matter what they do. Work outs are more the potential to solve the problem. The problem is the developer/investor and lender issue; it is not the buyers issue.  This is where opportunity is created.

Creating those solutions is what I am here for.

As before, call or write for any question you may have and think of me of your "in the know real estate agent".

The Problems are the Path: Stagflation

1971 the Dow Average had hit 1000 for the second time, brokers were celebrating.  Within 4 years the Dow was down about 60%.  Interest rates during the years prior to the 70's were dropped to create employment, and cheap money was dominant.  THEN, Oil prices went from $10 a bbl to over $100 a bbl in 10 years.  Inflation went to 25%.  The administrations of both Republican and Democrat could not solve the problems.  WIN, "Whip Inflation Now" was a new phrase by Washington for an illness they created. Interest rates rose dramatically!  a 6%+ mortgage went to 15%.  Buyers still went on with home purchases.  Where else do they put their money when Trust was damaged? (See next paragraph)

The 70's started with the greatest investment for the average individual with a Mortgage Real Estate Investment Trust, REIT, that borrowed short term and lent long term.  They all failed.  Every investment in the same related strategy fell like dominoes.  Following that came the Savings and Loan industry who lent long term home mortgages and were faced with short term deposits well above the existing mortgages in their portfolios.  From S&L standpoint they best solution was to go with "junk bonds" Pedaled by a Wall Street firm to make up the loss.  They too fell and along with them the rest of the S&L industry as Stagflation created a Recession.  Resolution Trust Company was created to solve the ills.  Real Estate holdings were sold at severely depressed levels for those who could not afford the new higher rates on their adjustable mortgages.( A Real Estate Boom Started)  Soon the Insurance Industry also found that the guaranteed rates on annuities they sold in the past could not match the new annuities that the competition were offering as short term interest rates kept rising.  Annuities were swapped to the higher rates.  The Insurance Companies who sold them could not handle the liquidations.  They too, had purchased assets with yields which could not be liquidated without a loss.  

Where did the investors go with stock prices declining, savings and loans in liquidation and many of the lesser know Insurance companies who went with the junk bond craze go?

CD's and money market funds with government securities and REAL ESTATE.  Real estate prices rose at alarming rates as individuals felt safer in something they could see and touch, they either moved to a larger home or rented them for a constant return.

Stagflation is on the horizon.  The savings of the Pandemic years have given individuals a cushion to last out the difficult times.  The cost of living is not difficult if you have a cushion.   So, if it costs a little more than before the Pandemic, who have a job. pay a little more for goods and services and be happy to have what had been foregone  from 2020 to 2022.  

The strongest areas in the peninsula are San Mateo, San Carlos and Redwood City where the median income home is affordable with those willing to pay cash!  From what I have read in the various real estate sources available to me and not you, the reader, is +63%.  The realtors are using an old ploy of pricing homes below market to get multiple offers and over bids.  Parent's are helping their children with loans to make their first home affordable for those who have not accumulated a large nest egg.  Believe me there are many large nest eggs in the Peninsula.  The hope is when interest rates decline, refinance will pay off the parents help, or regenerate the savings liquidated for the purchase.  The bottom line here is Do Not Expect to buy below list because you have cash.  There are buyers out there who have more than you!

Work from home has decimated San Francisco. It has become a ghost town.  Office buildings are empty and many cannot be sold without a severe discount.  Office REITS have replaced the 70's Mortgage REITS!

The growth of the Sacramento area is booming as home prices are affordable, at prices that are a severe fraction of those selling in the hot markets previously mentioned.  Communities of Luxury Homes surrounding Sacramento sell at prices that are well below those of Atherton, Woodside and Portola Valley. 

Investors seeking reasonable rental properties are buying project homes in Elk Grove and similar projects in the Sacramento area. $600,000 sales for 3/2's with discounts and credits for additional work, 10 year builder warranties and a growing force of renters seeking affordable homes.

I still believe that the present administration and Federal Reserve will not be able to continue to raise rates without another bust on the horizon.  The greatest achievement of the Federal Reserve will be the creation of another period of Stagflation!

Latest report on Job Openings below 10,000 and below estimates.  Private Payrolls rose BUT below expectations!

Jamie Dimond, of JP MORGAN CHASE,  says the damages by SVB will hurt the banking industry for years to come.....TRUST is LOST.

As before, call or write for any question you may have and think of me of your "in the know real estate agent".



TRUST

There was a time early in the founding years of our Democracy that store of value was the best measure of Trust.  Early savers were savers that put excess savings into real estate.  A home, extension of their present home, a farm and or a extension to their present farm.  The farms would buy better newer equipment as a method to increase their return.  The currencies of the past were gold or silver.  There was no fiat currency backed by any Full Faith and Credit.  When paper currency was added it too was backed by the gold or silver behind it.  Well before the formation of the Federal Reserve System, banks were local institutions who issued their own currency.  A holder of such a note for a specific amount, could go into the bank who issued the note and demand the gold or silver backing their note.  It is here when banks began to have Trust and Faith issues.  Banks gave loans to businesses and individuals that had a pay back in time.  The savings and notes were backed by gold or silver, but in many instances there was not enough gold and silver to back all the savings and notes in circulation.  The gold and silver were part of loans issued by the bank.  At any moments notice a RUN on the bank could occur.  Notes could not all be redeemed, nor could all savings accounts been returned; until all loans were called and paid off.  The result was a bank failure.  

Then came the concept of a fait currency, no backing of gold or silver.  Just the Full Fait and Credit of the U.S. Government.  Banks were forbidden to issue their own currency.  This became the Provence of the U.S. Treasury Department.  

When those failures came about in the past, the populace went back to their old ways of saving.  They bought real estate, the kept gold or silver at home in a save, under the bed or under a floor board.  In both examples they were able to keep their eye on their accumulated savings.  A rather complicated system of having your gold weighed when buying a property or buying food and equipment.  But much safer than a local bank which could fail or be robbed.

We have seen in our past recent history going back 100 years, that even with the Full Faith and Credit of the U.S. Government with the FDIC there are still bank runs.  The basic cause of all those situations was not enough liquid assets to meet demand or liquidations.  As in recent experience Silicon Valley Bank was taken over by the FDIC, just as Washington Mutual was.  In the recent experience with Silicon Valley Ban, a buyer came in for the loans and deposits.  The rest of the bank is up for the best bidder.  So far their are none.

Silicon Valley Bank is a local experience.  It served the technology industry, just like Texas Bank's served the Oil and Oil Services Industry, failures occurred during this period when the price of oil collapsed.  As in Texas, Silicon Valley had reverberations across the world.  Today we have our failures locally reverberating in Europe as Deutsche Bank, Credit Suisse and UBS are now in question.

As before the TRUST goes back to what was historic.  The trust in Real Estate, Gold, Silver and today Crypto Currencies.  You can add to that currencies as the Japanese Yen and US Treasury Bonds.

Real Estate has a unique position in the Safety Net.  There are over priced areas; just as their are under priced areas.  The difference between the two areas is the area's economic situation; matched with affordability.

Technology has been the driving force of growth.  Today that growth has ended.  Layoffs, relocations and taxes have caused weak prices in Arizona (Phoenix), Texas (Austin), California (San Francisco, SanJose), Washington State (Seattle), Oregon (Portland).  

In our area this price weakness is held up by the flow of funds from large savings accounts to real estate.  There is a low inventory that becomes lower with every day new listing are less than Contingent, Pending and Sold transactions.  This leads to a decline in inventory.

To give an example, I watch the new listings, contingent, pending and sold properties in an area from South San Francisco to Los Altos.  On a daily basis there are more homes sold, contingent and pending than there are new listings.  ( See chart at end of Newsletter)

When I take the sold properties and examine them one by one I find another variation.  The more work need to be done the lesser the chance of a sale at list.  The more perfect the house the better the chance of getting list and or a premium.

The lesson is the buyers today do not want to fix anything.  They want an up-to-date home, with all landscaping in, newly painted and up-to-date fixtures and appliances.  The further a home moves from that level the less it will command in price.  That takes to a level the the Fix and Flip Buyer comes in to buy at a discount.  They then put the property into prime condition and sell at a premium.  Lesson number one to all sellers, up date, repaint and remodel and re-landscape.  Lesson number two for sellers, discount the pricing to get buyers interested enough to calculate the cost or updating into the appreciated value.  Realize this there are less of Lesson number two buyers, than there are lesson number one buyers.

Lessons for buyers are several.  This is due to the bifurcated market place.  Lesson number one, don't assume a fully modernized home has been built to code.  Check with all the permits, contact the various building departments. The last thing you want to find out is something goes wrong and you find out a permit was never granted or final.  Final means the inspector did not give the builder approval for the work done to code.  Then it is Buyer Beware and the builder is gone or hidden behind various corporations that all disappear.  That leaves the buyer with getting new permits and repairing the errors to code.  Lesson number two, don't expect that you will pay all cash you will get a discount.  There are many all cash buyers in our market place.  Remember the amount of money in the Valley and the demand for "store of value" and the trust in real estate versus a deposit at a bank.  Lesson number three, there are properties for sale that are offered at a discount due to condition.  Review the Termite inspection and the Home Inspection.  The termite inspection will have an estimate to repair.  The Home Inspection will not.  IT is up to you and your realtor to find a contractor willing to give an estimate to repair.  Take the two expenses and add them to the sales price.  If that sales price is equal to or less than the comparable of a recent updated sale, Buy It.  If not, offer what would be a discount that takes it to the value to the market value.  Lesson number four, there are notices of default and auctions scheduled.  Those home owners who were laid off and have fallen behind on their mortgage payments are good candidates for the discounted purchase.  Do not forget the "start up" creator who also will find it difficult getting financing now that Silicon Valley Bank is not there.

Here are the result of today's market action:


New Listing (61)
List Price Increased (2)
List Price Decreased (18)
Transaction Fell Through (1)
Listing Back On Market (2)
Contingent (6)
Pending (44)
Changed to Sold (42)
Changed to Rented (0)
Listing Expired (2)
Listing Canceled (4)



As before, call or write for any question you may have and think of me of your "in the know real estate agent"


The Problems are the Path: AND they are Familiar!

* 33 A.D. After property speculation fed by low interest rates led to a crash, the Emperor Tiberius authorized a banking commission to bail out wealthy real estate speculators.

1825. British banks began to fall after falling interest rates goaded them into buying immense quantities assets, including debt issued by Poyais, a fictitious Central American nation invented by a con artist.  The Bank of England lent money "by every possible means and in modes we had never adopted before", a bank director testified.

1882. The Paris stock market crashed, and its membership of brokers ran out of capital.  With Government approval, the French central bank made an emergency loan of 80 million franc, preventing Paris bourse from going bust.

1890 The giant British bank Baring Brothers & Co collapsed after gouging on Argentine bonds right before the South American country defaulted on its debt.  To stem a panic, the Bank of England swiftly lent Baring's 75 million pounds and coaxed private banks into pledging an additional 17 million pounds to cushion potential losses.

* Courtesy of the Wall Street Journal Saturday/Sunday March 18, 2023

History Continues the same repeat in the US

1998  The FED engineers a $3.6 Billion rescue to Hedge Fund Long Term Capital Management

2001. The FED slashes interest rates after the collapse of internet stocks

2008-09 The FED backs Money Market Funds with $50 Billion pouring more than $425 Billion into troubled banks and industrial companies.  The FED buys more that $1.7 Trillion in government securities.

The FED follows up with lowering interest rates to near Zero, while other countries go below 0.

2020-2020 The FED buys additional Treasuries to calm the Covid-19 Pandemic.  To total of the  the FED Balance hit a high of just over $9 trillion.  All the money added to the money supply and created the largest accumulation of savings of Americans in the History of the United States.

The Great Depression of 1929 and aftermath saw bank failure and the lack of trust in bank permeated the psyche of most Americans1

The failure of trust in banking created a drive by American into assets that have been part of history's faith in store. of value back from before Tiberius to the present day.  The assets were Gold, Real Estate, Collectibles.  

Today the American Dream will be fed by continued lack of faith in the banking system,  Silicon Valley Bank, Signature Bank, First Republic will be just the start of the cause of the failures.  The cause being the ultra low rates and the failure of the FED to supervise banks and their investment policies, the failure to comprehend the real cause of the crisis the ultra low rates and the over zealous rise in those rates.

The fall in stocks is a familiar trait after a bank failure.  The demand for gold an old standby of faith and the demand for real estate is visible today.

Since the Bailout a number of homes in our area listed went over list.  Agents set offering dates.  Price sold went over list.  Cash buyer predominated the buyers.

Now there is the other side of the coin.  It is not only the good there is a bad.  Foreclosure notices and auctions scheduled are increasing in Redwood City and San Carlos.  A review of those being notified are surprising, from start up venture capitalist to professionals.  The mortgages they hold are not surprising: negative amortization loans, adjustable rate mortgages, reverse mortgages.  Those mortgages reflect the errors of the banks bailed out.  The rate of return or income, could not meet the cost of the new mortgages.

Take in mind the next wave to potentially jolt consumers/investors. Insurance Companies issuing Fixed Rate Annuities.  This is an easy forecast.  An annuity offers a fixed rate of return to the investor tax deferred.  the annuity is funded with fixed instruments such as bonds.  The spread between to rate offered the income earned is profit.  The problem is the with the rise in interest rates the annuity is below market rates. Investors can swap annuities to another higher yielding annuity without incurring taxes.  The result is the Issuance company must sell the bonds backing the specific annuity being redeemed any losses insufficient to cover the redeemed amount  to provide redemption made up of sale proceeds plus insurance company reserves.  At some point the insurance company will run out of reserves and there could be another set of failures for the FED to assume.

The real estate owner will continue to come home or own income property and pay their fixed 30 year mortgage without worry.

Remember it is your Real Estate!

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Follow up to Silicon Valley Bank Bailout

 Matt Levine has followed up with commentary on the Silicon Valley Bank Bailout

The banking system is under pressure for what I feel is a "Failure to Supervise".

Bonds, Gold, Crypto have rallied as there is a search for a "store of value"

In reflection on the past 60 years of similar events the stock market collapsed, and investors also fled to real estate as the true store of value.

The rise in interest rates is like the Tide Going Out, you can see who was swimming naked!

Bailouts etc.

I don’t think that anything interesting turns on whether or not this weekend’s resolution of Silicon Valley Bank was a “bailout,” so let’s not discuss that.[1] But when people talk about bank bailouts, what they often mean to talk about is moral hazard, the idea that if the government saves people from the consequences of bad bank behavior, that will encourage more bad bank behavior in the future. And that seems worth talking about.

It is, I think, fair to say that Silicon Valley Bank took some bad risks, and that’s why it ended up failing. It is a bit harder to say exactly what SVB’s bad decision was. A simple answer is “it made a huge bet on interest rates staying low, which most prudent banks would not have done, and it blew up.” Yesterday Bloomberg reported that “in late 2020, the firm’s asset-liability committee received an internal recommendation to buy shorter-term bonds as more deposits flowed in,” to reduce its duration risk, but that would have reduced earnings, and so “executives balked” and “continued to plow cash into higher-yielding assets.” They took imprudent duration risk, ignored objections, and it blew them up.

I think that answer is fine. A more complicated answer would be that they took duration risk, as banks generally do, but their real sin was having a concentrated set of depositors who were uninsured, quick-moving, well-informed, herd-like and very rates-sensitive in their own businesses: If all of your money is demand deposits from tech startups who will withdraw it at the slightest sign of trouble and/or higher rates, you should not be investing it in long-term bonds. This is a more subtle answer than “just hedge your rate risk bro,” and it is arguably more understandable that SVB’s executives would get it wrong,[2] but in any case it certainly ended up being a bad risk.

So if SVB was rewarded for taking these risks that blew it up, that would be bad; that would be “moral hazard.” But the way the Silicon Valley Bank resolution worked is:

  1. SVB was seized by the Federal Deposit Insurance Corp. on Friday, and by Sunday night the FDIC and other regulators announced that all of SVB’s depositors — including those who were above the FDIC’s usual $250,000 insurance limit — would be able to get all of their money back on Monday. So the depositors were fully rescued.
  2. The shareholders, bondholders and executives were not: The executives were removed; the shares, which closed at $267.83 last Wednesday, are almost certainly worth zero[3]; the bonds are also probably impaired and possibly a zero.

What lessons will rational actors take from this? I mean:

  • If you are a depositor — in particular, a business that needs more than $250,000 of cash to operate efficiently — you should be much less concerned about risk-taking by your bank, because if your bank fails the government will probably rescue you.
  • If you are a bank executive or shareholder or probably bondholder, you should be more concerned about risk-taking by your bank, because you have seen that it can lead to executives and shareholders and bondholders getting zeroed, and that the government won’t rescue you if that happens.

And so the question is: Is that moral hazard? Well, not for shareholders and executives and bondholders. I suppose it is moral hazard for depositors, and a resolution of SVB that left depositors with losses would force depositors to pay closer attention to the risks their banks are taking. (Cliff Asness on Twitter: “The moral hazard here is we’ve greatly reduced the incentive for depositors of any size now … to actually give a moment’s thought to the riskiness of where they’re putting their money.”)

But I think the modern bank-regulatory view is that the point of a bank deposit is that you shouldn’t have to worry about it, and that it is a failure of bank regulation if depositors of any size have “to actually give a moment’s thought to the riskiness” of a bank. (Bank deposits are meant to be “information insensitive.”) There are vast areas of life where we don’t worry about moral hazard. We don’t say things like “the moral hazard of food safety regulation is that we’ve greatly reduced the incentive for consumers to give a moment’s thought to the riskiness of their supermarket’s supply chain.” That’s not a thing you’re supposed to think about! 

Similarly the riskiness of a bank’s asset/liability mix is absolutely a thing that lots of people — bank executives, bank directors, bank regulators, bank shareholders, bank derivatives counterparties — are supposed to think about.[4] But not, generally, in 2023, depositors. Opening a bank account, for an individual human but also for a business that needs more than $250,000 in cash to conduct business efficiently, is not meant to be a high-stakes investment decision that requires extensive due diligence.[5] It’s a bank account! It’s just supposed to work.[6]

This is not a universal view. In the olden days, bank depositors did think more about their bank’s creditworthiness, and I suppose there is a market-discipline argument that, like, if depositors monitor creditworthiness then only the good banks will attract deposits and so the bad banks won’t be able to grow and take risks. But in practice I do not think anyone would much like a market where depositors evaluate banks on their creditworthiness. For one thing, doesn’t it sound exhausting? Don’t you have better things to do? For another thing, SVB’s depositors kind of did that: They woke up one day, noticed that SVB’s balance sheet was bad, and withdrew all their money at once, leading to a banking crisis. Why do we want more of that? For a third thing, the likely outcome of a rule like “only deposit money in banks you are sure won’t fail” would probably be to drive more deposits to giant too-big-to-fail banks, which is maybe a fine outcome economically but not likely to be popular.

Still, there really is a moral hazard in banking and in information-insensitive deposits. Schematically, a bank consists of shareholders taking $10 of their own money and $90 of depositors’ money and making some bets (home loans, business loans, bond investments, whatever) with that combined pile of money. If the bets pay off, the shareholders get the upside (the depositors just get their deposits back). If the bets lose, the shareholders lose money (the depositors get their money back before shareholders get anything). If the bets lose really big — if the bank bets $100 and ends up with $50 — then the shareholders lose all their money, but the depositors get their money back: If the bank is left with only $50, the government gives the depositors the other $40.

If you are a rational bank shareholder (or, more to the point, a bank executive who owns shares and gets paid for increasing shareholder value), this structure encourages you to take risk. If you bet $100 on a coin flip and you win, the bank has $200, and the shareholders keep $110 of that, a 1,000% return. If you lose, the bank has $0, and the shareholders lose $10 of that, a -100% return. The expected value of this bet, for the shareholders, is positive. The expected value for the depositors is neutral: Either way they get their $90 back, either from the bank or from the government. The expected value for the government is negative: If the bank wins, the government gets nothing; if the bank loses, the government pays the depositors $90. But the shareholders — really the executives — are the ones who get to decide what bets to take.

(The finance-y way to say this is that the shareholders have a call option on the bank’s assets, struck at the face value of its deposits. An option’s value increases with volatility, so the shareholders should want the assets to be volatile. This is roughly true of every company — the shareholders always have an option on the company’s assets struck at the face value of its debts — but (1) most companies are way less leveraged than banks, so the option is less at-the-money and (2) at most companies the option is *priced*, because the debt comes from bondholders who are information-sensitive and won’t give the shareholders cheap debt if they’re taking wild risks. At banks, because of the (reasonable) social desire to make deposits information-insensitive, the deposits are cheap and the option is not priced.)

This is all true of all banking, to the extent that deposit insurance and lender-of-last-resort mechanisms exist, but certainly it is more true when the government expands its protection of depositors. But it is true of all banking, which is why there is so much bank regulation. Because the  standard solution to this problem is regulation and government supervision: The government says to banks “look, we all understand that you are effectively making bets with government money, so we are going to keep a close eye on the bets you are making to prevent you from losing our money.”

The modern view that bank deposits should be safe and information-insensitive kind of goes along with a modern view that banks are public-private partnerships, that a bank is sort of a business partner with the government in taking deposits and providing credit, and that the way the partnership works is that the bank’s executives make the day-to-day decisions but the government has a lot of input into and oversight over those decisions.

On that view, you should probably draw two related conclusions from SVB:

  1. Regulators and supervisors probably should have stopped SVB from taking dumb risks, they missed something, and changes should be made so they don’t miss those same things again.
  2. The regulators’ response to SVB — guaranteeing all depositors, but also the Fed’s Bank Term Funding Program to finance other banks’ bond portfolios at par[7] — increases the value of other banks’ optionality, which encourages them to take more risk, because their deposits are safer. (I suppose this is the real moral hazard concern.) And so there should be more regulatory and supervisory changes to tamp down the other banks’ risks.

The first conclusion seems sort of obvious. If the goal is to make it so depositors don’t have to think about the risks banks are taking with their money, somebody else — the regulators — have to think about those risks instead. I am not going to sit here and tell you what SVB’s regulators and supervisors should have done to prevent its meltdown last week, though I’m sure other people will. But a few points:

  • “The Federal Reserve said Monday it is launching an internal reviewof its supervision and regulation of Silicon Valley Bank after its failure last week.” The report will be released publicly by May 1. So the Fed will eventually tell you what it should have done to prevent SVB’s meltdown.
  • Bank regulators spend a lot of time thinking about liquidity requirements for banks. The idea of liquidity rules is that you think about how much money people might want to take out of the bank at once, and you try to make sure the bank has enough money to give them. Modern banking regulation has rules like the liquidity coverage ratio (LCR) and net stable funding ratio (NSFR) to try to measure and regulate that risk, but — as Dan Davies wrote in the Financial Times this weekend — the US decided not to apply those rules to even very large regional banks like SVB. I am not sure how much that mattered — most banks don’t have enough liquidity to cover all of their deposits leaving at once, and SVB might have met the requirements — but it’s something regulators will consider. (Raising the liquidity requirements, to account for the speed of modern bank runs, could also be on the table.)
  • More generally, US financial regulation tends to draw a sharp distinction between “systemically important” banks (like JPMorgan Chase & Co.) and just regular banks like SVB. The systemically important banks are regulated and supervised much more strictly than the regular banks, and in recent years the difference has increased as some rules were rolled back for regular banks. This distinction has always struck me as sort of incoherent, because “systemic risk” is not really a property of one bank but of the system. When SVB collapsed, its venture capitalist depositors clamored for a rescue by threatening systemic risk, by arguing that allowing them to lose money would lead to broader panic across lots of banks: SVB wasn’t that big, but an uncontrolled failure at SVB would lead to many other failures at similar banks. They might well have been right! But the obvious conclusion to draw from this is that biggish regional banks like SVB, at least, need to be subject to stricter regulations — the sorts of rules that apply to the big banks — because they are in fact systemically important. Not due to their individual size, but due to the (well known!) fact that a run on one bank can easily lead to runs on other banks.
  • Existing regulations do not seem to be particularly attuned to the risk of bad depositors. Bank regulators have historically given some thought to the question “what sorts of deposits are more likely to put a bank at risk by running all at once,” and they think about the risks of categories like brokered deposits, insured retail deposits, uninsured retail deposits, operational business deposits, etc. But last month US banking regulators put out a “Joint Statement on Liquidity Risks to Banking Organizations Resulting from Crypto-Asset
    Market Vulnerabilities” saying, in essence, that crypto companies are a particularly risky class of depositors and banks should watch out for them. I have argued that venture-backed tech firms are a similarly risky class of depositors, or at least they were for SVB. “Banking organizations are neither prohibited nor discouraged from providing banking services to customers of any specific class or type, as permitted by law or regulation,” the regulators hastened to add. But I wonder if future banking supervision will be more sensitive to things like industry diversification among depositors, or the volatility of depositors’ industries. If all of your depositors are in the same line of business, and if they are sometimes flush with cash and sometimes broke, then your bank is riskier.

The second conclusion is … well, one way to put it is that the post-SVB actions have made bank deposits a lot safer, which is a nice windfall for the shareholders of every other regional bank that has a lot of losses on held-to-maturity securities. And so in exchange for that windfall the regulators should regulate those banks much more strictly, which will make them actually safer (and reduce the government’s exposure to their risks), but will also reduce their profitability.

Another way to put it is:

  • As a matter of moral hazard, rescuing SVB’s depositors is fine;
  • As a matter of moral hazard, zeroing SVB’s shareholders is good; but
  • As a matter of moral hazard, the right thing to do now is to punish other risky banks’ shareholders.

This is tricky! You are sort of … prospectively punishing those shareholders? Punishing them in lieu of letting their banks fail?

What does it mean in practice? Mainly it means what we talked about above, more strictly regulating risk-taking at regional banks to make sure that they don’t cause any systemic problems. Make regional banks do things — raise more capital, hold more short-term safe liquid instruments, turn down risky borrowers and depositors — that lower their risk, but also lower their expected returns on capital. 

But we talked yesterday about the failure of Signature Bank, which is a strange sort of bank failure. It did not particularly seem to be insolvent or experiencing an ongoing bank run on Sunday, but it was seized by the government anyway. Bloomberg’s Max Reyes reports today:

Signature Bank was seized by the government Sunday after regulators lost faith in management, according to New York officials.

“The bank failed to provide reliable and consistent data, creating a significant crisis of confidence in the bank’s leadership,” a spokesperson for the state’s Department of Financial Services said in an emailed statement Tuesday. “The decision to take possession of the bank and hand it over to the FDIC was based on the current status of the bank and its ability to do business in a safe and sound manner on Monday.”

They can just do that! What I said yesterday was:

Every other bank’s shareholders and bondholders and executives will benefit from those measures [that the Fed and FDIC took to rescue SVB’s depositors]. If you are an uninsured depositor at a medium-sized bank that made some dumb rates bets, there is no reason to move your money now; the Fed has made it clear that it will support that bank. This (probably!) takes run risk off the table for those banks, making them less likely to fail, making their stocks and bonds more valuable than they would be if the Fed hadn’t acted to limit contagion. (In actual fact many bank stocks are down big today, though presumably they’d be down more without these measures.) The rescue of Silicon Valley Bank’s depositors comes too late for Silicon Valley Bank’s shareholders, but it’s good for every similar bank’s shareholders.

As a matter of rough justice you could imagine the Fed looking at the most similar bank — arguably Signature, with its huge proportion of uninsured deposits and its exposure to fast-money crypto/tech customers — and saying “no, not you, your shareholders are getting toasted.”

The way for bank regulators to reduce the moral-hazard impact of the SVB rescue is to take some other banks’ shareholders out and shoot them.

Is that what happened? I don’t know! It’s possible that Signature was shut due to a traditional bank run. Reyes reports that “Signature lost 20% of its deposits on Friday”; Signature (and its board member Barney Frank) said that its outflows had stabilized and that it had enough cash, but the New York Department of Financial Services apparently disputes that. But DFS leads with “a significant crisis of confidence in the bank’s leadership.” If you are a bank regulator and you think that a bank is (1) poorly managed and taking bad risks but also (2) not going to disappear because you went and guaranteed all the deposits, you can make it disappear anyway, and arguably you should. 

One other point on this subject. If you are a banking regulator and you think that the regional banks have taken too much risk and are now undercapitalized given their unrealized losses on held-to-maturity securities, then the most obvious next thing to do — after the weekend’s actions of promising to finance those securities at par, but before rewriting any regulations — is to make those banks raise capital to fix their balance sheets. This is good simply as a matter of sound banking: You don’t want your banks to be undercapitalized, so if they are — on whatever accounting measure you prefer — then they should get more capital. It is also good as a matter of punishing shareholders to avoid moral hazard: Bank stocks have been absolutely wrecked, and making banks raise more equity now at these prices will be a painful dilution for existing shareholders.

On the other hand, it’s tricky: Silicon Valley Bank did (more or less) the responsible thing last week by trying to raise equity to shore up its balance sheet, and that’s what brought it down, as people saw the equity raise and panicked. I doubt anyone wants to be the next regional bank to go out with a marketed stock offering. And a bank regulatory climate that is too punitive for shareholders will make it hard for banks to sell more stock, which is the main thing they should be doing.

I guess that is the tension now. Bank regulators want depositors to feel like they are not taking a risk by keeping their money in the bank. They want the banks and their shareholders not to take risks with those depositors’ money. But they do still want shareholders to take the risk of owning bank stock. 

Banking as mystery

I wrote yesterday about the Fed’s Bank Term Funding Program. Banks buy long-term bonds, mark them “held to maturity,” and then when those bonds lose value the banks ignore it for accounting purposes. But that only goes so far: The banks disclose the losses in footnotes to their financial statements, people sometimes notice, and when the losses get too big there are runs. The BTFP is a way for the Fed to take over the job of ignoring those losses instead: The Fed promised to lend against those bonds at 100 cents on the dollar, as though they hadn’t lost value. The Fed is not subject to bank runs. The Fed can credibly ignore those losses; banks can only mostly ignore them.

I also wrote about Tether:

Another possible understanding, though, is that banking requires mystery! My point, in the first section of this column, was that too much transparency can add to the fragility of a bank, that the Fed is providing a valuable service by ignoring banks’ mark-to-market losses.

Byrne Hobart, whose Diff newsletter may or may not have played a role in bringing down Silicon Valley Bank, wrote today that “the frequency of Diff/Money Stuff cross-linking is a good ad hoc measure of financial conditions.” He quotes my point about Tether and goes on:

This post by Interfluidity is a wonderful exposition on the theme, arguing that financial systems overcome the collective action problem that there just aren't that many projects with an attractive level of risk and reward to the person doing them, and that by disguising some of the risk, we can increase the positive externalities. This is an extreme view.

Yes! I think that post (“Why is finance so complex?”) from Steve Randy Waldman at Interfluidity is a classic, I cite it often, and it was what I had in mind as I was writing yesterday. Waldman describes banking as, broadly speaking, an opacity mechanism for credit, a way for society to take a lot of credit risk without the people taking that risk quite knowing that that’s what they’re doing. My point yesterday was that it is also an opacity mechanism for interest rates, a way for society to borrow short and lend long. Sometimes you need to bulk up the opacity though.

In other news, here is “Monetary Tightening and U.S. Bank Fragility in 2023: Mark-to-Market Losses and Uninsured Depositor Runs?” by Erica Xuewei Jiang, Gregor Matvos, Tomasz Piskorski and Amit Seru, dated yesterday:

We analyze U.S. banks’ asset exposure to a recent rise in the interest rates with implications for financial stability. The U.S. banking system’s market value of assets is $2 trillion lower than suggested by their book value of assets accounting for loan portfolios held to maturity. Marked-to-market bank assets have declined by an average of 10% across all the banks, with the bottom 5th percentile experiencing a decline of 20%. We illustrate that uninsured leverage (i.e., Uninsured Debt/Assets) is the key to understanding whether these losses would lead to some banks in the U.S. becoming insolvent-- unlike insured depositors, uninsured depositors stand to lose a part of their deposits if the bank fails, potentially giving them incentives to run. A case study of the recently failed Silicon Valley Bank (SVB) is illustrative. 10 percent of banks have larger unrecognized losses than those at SVB. Nor was SVB the worst capitalized bank, with 10 percent of banks having lower capitalization than SVB. On the other hand, SVB had a disproportional share of uninsured funding: only 1 percent of banks had higher uninsured leverage. Combined, losses and uninsured leverage provide incentives for an SVB uninsured depositor run. We compute similar incentives for the sample of all U.S. banks. Even if only half of uninsured depositors decide to withdraw, almost 190 banks are at a potential risk of impairment to insured depositors, with potentially $300 billion of insured deposits at risk. If uninsured deposit withdrawals cause even small fire sales, substantially more banks are at risk. Overall, these calculations suggests that recent declines in bank asset values very significantly increased the fragility of the US banking system to uninsured depositor runs.

Yeesh! Not now!

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