Midwest May See a Sharper Housing Slowdown
By LINGLING WEI
September 21, 2006
Homeowners in the Midwest -- the nation's industrial heartland -- are starting to see a housing bust without ever experiencing a housing boom as more job losses trigger mortgage delinquencies and foreclosures.
For months, the biggest worries over the slowing housing market in the U.S. have mainly focused on parts of the country that have seen exceptional price increases from 2000 to 2005, places with growing populations and strong economies such as California, Florida and Nevada. But recent data from the federal government and private-sector researchers point to areas in the Midwest that are witnessing a more dramatic slowdown in home prices and, in some cases, higher borrower defaults than the rest of the country.
Home prices in the region have hardly budged over the past few years because of its weaker economy as compared with other regions. Michigan, for example, has lost nearly 300,000 jobs since 2000, and its jobless rate has been consistently higher than the national average.
A recent report by the Office of Federal Housing Enterprise Oversight looked at housing prices in 275 metropolitan areas across the country. Six of the seven metropolitan areas that showed housing-price declines for the 12 months ended June 30 were in Indiana and Michigan. The study also stated that housing prices in states like Indiana, Ohio and Michigan were fairly flat over the past year but actually declined in the second quarter.
The decline in price appreciation threatens to pinch Midwest homeowners in an already difficult economic position. "In a rising unemployment situation, as experienced by some Midwest states," says Damien Weldon, director of collateral-risk analytics at First American LoanPerformance, "a lack of significant home-price appreciation can limit homeowners' ability to tap into their home's equity by refinancing their mortgages or taking out a home equity line of credit."
He adds, "The safety cushion a large amount of home equity provides simply doesn't exist for many people in that region."
An analysis conducted by First American LoanPerformance, a research firm in San Francisco, based on the latest information available, found that the percentage of loans in foreclosure in the Midwest states of Michigan, Ohio, Illinois and Wisconsin reached 0.93% in June, while foreclosures across the country averaged 0.5% -- still historically low. Michigan, hurt by job losses in the automobile industry, booked a 26.8% jump in foreclosure rates -- to 0.69% in June from a year earlier, the largest year-on-year increase within the Midwest. Meanwhile, the percentage of loans delinquent for more than 90 days in the hard-hit area was 15% higher than the national average.
The risk of default and foreclosure is even greater for borrowers with weak credit scores and high debt burden. The First American LoanPerformance analysis showed that in the four Midwest states, the foreclosure rate for nonprime mortgages ran at 4.85% in June, compared with 2.49% nationally. Ohio had the highest nonprime default rate in the region at 7.29%, and the other three states averaged 3.79%.
Rising foreclosures as a result of job losses are likely to depress local markets even more. According to a residential real-estate risk-scoring system maintained by analysts at Credit Suisse, which ranks the likelihood of home-price declines within a year, the most troubled metropolitan areas are mainly in Michigan -- cities including Detroit, Saginaw, Holland, Ann Arbor, Monroe and Jackson -- and New England areas such as Boston. The least troubled metropolitan areas are in the Northwest.
Some cities in California are also more likely to see home-price declines because of the significant run-up in home prices during the boom, but the analysts point out that the Bay area, namely San Francisco and Oakland, is actually experiencing less risk of a price decline because of rising income growth and fewer job losses in that area. Nationwide, Credit Suisse analysts believe that barring an economic disruption, the current housing-market slowdown will become "an orderly soft landing."
By LINGLING WEI
September 21, 2006
Homeowners in the Midwest -- the nation's industrial heartland -- are starting to see a housing bust without ever experiencing a housing boom as more job losses trigger mortgage delinquencies and foreclosures.
For months, the biggest worries over the slowing housing market in the U.S. have mainly focused on parts of the country that have seen exceptional price increases from 2000 to 2005, places with growing populations and strong economies such as California, Florida and Nevada. But recent data from the federal government and private-sector researchers point to areas in the Midwest that are witnessing a more dramatic slowdown in home prices and, in some cases, higher borrower defaults than the rest of the country.
Home prices in the region have hardly budged over the past few years because of its weaker economy as compared with other regions. Michigan, for example, has lost nearly 300,000 jobs since 2000, and its jobless rate has been consistently higher than the national average.
A recent report by the Office of Federal Housing Enterprise Oversight looked at housing prices in 275 metropolitan areas across the country. Six of the seven metropolitan areas that showed housing-price declines for the 12 months ended June 30 were in Indiana and Michigan. The study also stated that housing prices in states like Indiana, Ohio and Michigan were fairly flat over the past year but actually declined in the second quarter.
The decline in price appreciation threatens to pinch Midwest homeowners in an already difficult economic position. "In a rising unemployment situation, as experienced by some Midwest states," says Damien Weldon, director of collateral-risk analytics at First American LoanPerformance, "a lack of significant home-price appreciation can limit homeowners' ability to tap into their home's equity by refinancing their mortgages or taking out a home equity line of credit."
He adds, "The safety cushion a large amount of home equity provides simply doesn't exist for many people in that region."
An analysis conducted by First American LoanPerformance, a research firm in San Francisco, based on the latest information available, found that the percentage of loans in foreclosure in the Midwest states of Michigan, Ohio, Illinois and Wisconsin reached 0.93% in June, while foreclosures across the country averaged 0.5% -- still historically low. Michigan, hurt by job losses in the automobile industry, booked a 26.8% jump in foreclosure rates -- to 0.69% in June from a year earlier, the largest year-on-year increase within the Midwest. Meanwhile, the percentage of loans delinquent for more than 90 days in the hard-hit area was 15% higher than the national average.
The risk of default and foreclosure is even greater for borrowers with weak credit scores and high debt burden. The First American LoanPerformance analysis showed that in the four Midwest states, the foreclosure rate for nonprime mortgages ran at 4.85% in June, compared with 2.49% nationally. Ohio had the highest nonprime default rate in the region at 7.29%, and the other three states averaged 3.79%.
Rising foreclosures as a result of job losses are likely to depress local markets even more. According to a residential real-estate risk-scoring system maintained by analysts at Credit Suisse, which ranks the likelihood of home-price declines within a year, the most troubled metropolitan areas are mainly in Michigan -- cities including Detroit, Saginaw, Holland, Ann Arbor, Monroe and Jackson -- and New England areas such as Boston. The least troubled metropolitan areas are in the Northwest.
Some cities in California are also more likely to see home-price declines because of the significant run-up in home prices during the boom, but the analysts point out that the Bay area, namely San Francisco and Oakland, is actually experiencing less risk of a price decline because of rising income growth and fewer job losses in that area. Nationwide, Credit Suisse analysts believe that barring an economic disruption, the current housing-market slowdown will become "an orderly soft landing."
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