Archive for May, 2009

I Wanna Be a Bond Vigilante

By Daniel Kruger and Susanne Walker

June 1 – Bloomberg

The Federal Reserve’s holdings of Treasuries on behalf of central banks and institutions from China to Norway rose by $68.8 billion, or 3.3 percent, in May, the third most on record, data compiled by Bloomberg show. The Treasury said bidding from foreigners was above average at its $101 billion of note auctions last week.

The long bond yields were on a tear last week.  If that is what happens when China is buying, what the heck is gonna happen when China sells?

U.S. government securities have tumbled 4.3 percent so far this year, the worst performance since Merrill Lynch & Co. began tracking returns in 1978, as so-called bond vigilantes drove up yields to punish President Barack Obama for quadrupling the budget shortfall to $1.85 trillion. The purchases by foreigners show that, at least for now, there’s little chance of buyers abandoning the U.S. or threatening the dollar’s status as the world’s reserve currency.

Now one week’s worth of buying makes a trend?  Didn’t a few of the last auctions show that China was not buying and the only buyer was Caribbean offshore, and who knows who that is?  Do the writers of this article understand that China has entered into agreements with Argentina, Russia, Indonesia, and other countries to settle in yuan and not dollars?

“The U.S. Treasury market is the widest, deepest, most actively traded market in the world,” said Jeffrey Caughron, an associate partner in Oklahoma City at The Baker Group Ltd., which advises community banks investing $20 billion of assets. “There’s really no other game in town.”

No other game in town?  Well heck, then just go ahead and print baby, print.  This must be one of the guys who along with Greenspan, Paulson, Cramer, and Bernanke said the subprime problem is contained.

Goldman Sachs Group Inc., one of the 16 primary dealers required to bid at the Treasury’s debt auctions, estimates that the U.S. may borrow a record $3.25 trillion this fiscal year ending Sept. 30, almost four times the $892 billion in 2008.

“There’s an awful lot of Treasury issuance going on,” said Michael Moran, the chief economist at Daiwa Securities America Inc. in New York. “In the back of everyone’s mind there’s a realization that although the short-term fiscal situation is difficult, so too is the long-term situation. People are looking down the road, seeing budget deficits remaining wide and they are thinking the U.S. possibly can lose its AAA rating.”

Realization?  How about a realization of reality?

Treasury Secretary Timothy Geithner, in an interview with Bloomberg Television May 21, said the administration’s goal is to cut the budget deficit to 3 percent of gross domestic product or smaller. That would be down from a projected 12.9 percent this year.

Okay, maybe I am just not all that bright, but I am having a difficult time figuring how borrowing a record $3.25 trillion is cutting the budget deficit.  How does Geithner talk like this without making himself sick?

Geithner arrived in Beijing yesterday with a pledge to control borrowing as he sought to reassure China its holdings of U.S. government debt are safe. “No one is going to be more concerned about future deficits than we are,” he told reporters on the way to two days of meetings in China’s capital.

Chinese Premier Wen Jiabao said in March that the country was “worried” about its investment and wanted assurances the value of its holdings would be protected.

“I hope Geithner’s visit can soothe our nerves,” said Yu Yongding, a senior researcher at the government-backed Chinese Academy of Social Sciences and a former central bank adviser. “The Chinese public is worried about the safety of its foreign- exchange reserves,” Yu said in an e-mail.

Seventeen of 23 Chinese economists surveyed in connection with Geithner’s visit said Treasuries are a “great risk” for the economy, according to a Chinese state media report yesterday. Still, the majority argued against quickly cutting them, the Beijing-based Global Times reported.

Huh?  They want assurances?  Like Geithner telling them no one is more concerned than the US? Isn’t that like asking a used car salesman to tell you that you are getting a good deal on the used car he is selling you? I don’t care how politically incorrect I am about to sound.  The Chinese are stupid.

The bond vigilantes are gonna short every bond they can borrow.  And then some.

 

edit:  Please see the comments section for a moderation of my politically incorrect statement.

The Mortgage Interest Deduction

“Buying a home will save you money on your taxes.”  How often have you heard that?  If you are in the 44% tax bracket combining state and federal, then you save 44 cents for every dollar that you spend on mortgage interest, maybe; less if you are in a lesser bracket.  There are income threshold limitations, but of possibly more relevance to Coto de Caza residents are the limitations on mortgage interest available for deduction.

As I look deeper into the circumstances surrounding home purchases in Coto de Caza in the last few years, I am amazed at the amounts of money folks borrow.  I can not help but wonder if they realize that interest is deductible on a maximum of $1,000,000 of home acquisition debt and a maximum of $100,000 of home equity debt, and there are many limitations which lessen the allowable deductible amount.

There was a foreclosure a year or so ago on 31731 Capuchina Way with loan amounts totaling more than $7,500,000!  If the borrower could deduct the interest on the maximum amount of home acquisition debt and the maximum of home equity debt, there would be the interest on $6,400,000 of debt that would not be allowable as mortgage interest deduction.

Maybe some folks deduct all their mortgage interest even if they know it is not allowable as a deduction because they figure they can get away with it.  Maybe they can.  And maybe the IRS has software which flags any mortgage interest deduction over a certain amount.  And maybe the taxpayer receives a CP2000 informing the taxpayer how much more tax they owe plus interest and penalties.


Update

foyer - 31951 Violeta Lane

foyer - 31951 Violeta Lane

Here are a very few of the details concering the last sale of 31951 Violeta Lane.  Two loans were made to complete the sale; one from Farmers & Merchants Bank of Long Beach in the amount of $7,000,000, (it appears F & M had also financed the loan that paid off the construction loan), and a second loan from a private party who was very much involved in the original construction.  What we are looking at is that it seems all the financing for the May of 2008 purchase came from parties that were already financially involved with 31951 Violeta Lane.  If I had to guess, I would guess the loan from F & M is the first and if Violeta sells for more than $7,000,000, F & M will be made whole.  At this point I would not assume it will sell for more than $7,000,000, but who wants to consider that possibility?  The loan amount from the private party, which I guess to be a second mortgage is not available to us presently, but it looks like it has to be at least $3,000,000 because $10,000,000 was needed to pay off the original loans from F & M, (these cats are good at keeping secrets), so it is unclear if the private party lender will be taking a hit, and I guess even he will not know until Violeta sells.  Did the Canadian purchaser bring any down payment to the table?  I dunno.  Do you?  Tell us if you do.  Click on comments and let those fingers fly.

I do not read minds, but if I am Stonefield, I am wishing this thing would just go away.

Thanks Larry.

Buy a Home in Coto for $225,000

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23521 Avenida La Caza

Who says it is too expensive to buy in Coto de Caza?  This 2 bedroom, 2.5 bath, 1862 sq. ft. condo at 23521 Avenida La Caza sold for $225,000 last month.

Update

 

1 Thomas

1 Thomas

Yeah, I know.  I promised I would not update every listing in Coto de Caza, and the subject of this update is not even in Coto, but …

1 Thomas Road in Ladera Ranch, the subject of our post, “If Ya Keep Running, Ya Gotta Catch Something“, had a price change today, from $3,950,000 to $3,800,000.  That is another $150,000 off or a total of $450,000 of the original asking price.  If the owner keeps this up, they will find the market value, and this property will sell, sooner than later.

I will not update every listing.  How about I update the listings which have been featured in a post?

Paint Is So Expensive in Coto

 1 Sawgrass

1 Sawgrass

This property’s, 1 Sawgrass, most recent sale was just 10 months ago, July 28, 2008 for $1,975,000.  At the time a Notice of Trustee Sale had been issued against the property, (it was going to foreclosure auction), and it needed a bit of maintanence; nothing major, some paint, tile work on the pool, and some general cleaning up.  My youngest daughter would disagree about paint being necessary in one of the rooms.  It was a princess room, had a gold crown/tiara painted on one of the purple walls, and for that reason, my youngest begged us to purchase 1 Sawgrass.  What I remember most, other than the owner’s last name, was the real estate agent sitting on the open house who had an easel set up with graphs and data showing how the bottom was in for the real estate market, and the rash of foreclosures was a subprime problem which would not effect Coto de Caza.  (snicker)

The buyer and present owner must have agreed with that real estate agent because she has decided to list this home for $2,350,000.  According to the description, “Recent renovations brought this beauty back to glory”. Renovations and glory must be expensive.  If you subtract the most recent sales price of $1,975,000 from $2,350,000, the result is $375,000.  Wow!  That is some expensive paint.  Or maybe it is the glory.  How much does a gallon of glory go for at Home Depot these days?

Would this listing be considered a flip?  I know the whole option ARM thing is giving folks much trouble, but at first glance it would not appear to be a problem for the loan on this property.  On a sales price of $1,975,000, the first mortgage is an ARM for $1,481,250, so it is very possible the owner is not underwater.  Yet.  The first adjustment does not occur for another 4 years, so even if it is an option ARM, it has not recast and the payments are the same as when the loan initiated.  Were option ARMs still available in July of 2008?  Anyways, it is for sale now, adding one more $2,000,000 and over listing to the existing 47, and adding to the 9 1/2 year inventory of $2,000,000 homes presently for sale.

… , the Harder They Fall

         31951 Violeta Lane

31951 Violeta Lane

Grand, isn’ it?  $15,000 square feet @ $860 per.  Remember a few years ago when the then owners were asking $1,500 per square foot or $22,500,000?  Remember the asking price being lowered to $19,500,000 after this cottage sat on the market for a year or so.  I would guess that a property in that price realm would sit on the market no matter what the market was like.  I would guess that there are not enough folks who can afford a property in that price realm to even make a “market.”  Price realm is the same as price range, but I must change my vocabulary for Villa Della Campo. I would guess that 31951 Violeta Lane did not actually sell for the purported price of $19,500,000; after all, who pays retail?  I would guess the real sales price, if there was a real sale at all, was closer to $15,000,000.  But, just about anything I write about this home sweet home is just a guess.

Oh!  You want to know the price?  Hah!  Don’t you remember the old saw about if you find it necessary to ask?

Ok, ok, but only because I want to say you heard it here first; $12,900,000.

Did anyone besides the Bowens actually meet the new owner?  Did anyone play a round with him?  Anyone ever see him at Ballpark Pizza?

A Hole in China’s Foot

I make mention every now and then in conversation that if and when China decides to start selling it’s $1 trillion worth of US treasuries and agency debt, there will be an instantaeous and profound inflationary effect in the United States.  Or maybe I just blog about it, because truly, who actually talks about US debt or deficits?  No one has ever agreed with me.  Every response has been that China can not and will not sell it’s US debt because by hurting the US, China would be hurting it’s ultimate and largest consumer of China’s products, (shooting itself in the foot).  I regard this attitude as being only somewhat similar to burying one’s head in the sand and much more akin to burying one’s head in a volcano.

Look out.  The Chinese are being quite clear on their concerns and intentions.

 

By Ambrose Evans-Pritchard
Last Updated: 9:40AM BST 26 May 2009

Richard Fisher, president of the Dallas Federal Reserve Bank, said: “Senior officials of the Chinese government grilled me about whether or not we are going to monetise the actions of our legislature.”

“I must have been asked about that a hundred times in China. I was asked at every single meeting about our purchases of Treasuries. That seemed to be the principal preoccupation of those that were invested with their surpluses mostly in the United States,” he told the Wall Street Journal.

His recent trip to the Far East appears to have been a stark reminder that Asia’s “Confucian” culture of right action does not look kindly on the insouciant policy of printing money by Anglo-Saxons.

Telegraph UK

It also seems predictable what the typical American response will be to Chinese selling of US debt; finger pointing and a disdain for the acknowledgement of our profigate borrowing and spending and it’s ultimate costs.

Is This That Bottom They Keep Talking About?

“We’re about to have a big problem,” said Morris A. Davis, a real estate expert at the University of Wisconsin. “Foreclosures were bad last year? It’s going to get worse.”

http://www.cnbc.com/id/30929084

The Other Half

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5 Via Presea

Wasn’t there some rule in elementary school to ‘Never start a sentence with a preposition?’   I don’t  get that, because many of my sentences on this blog start with prepositions and when I read them, they do not read ignorant or feel grammatically incorrect.  Anyways …

By my count, there are 47 homes for sale with a listing price of $1,950,000 or more in Coto de Caza.  This post is about the $2mm and over crowd, The Other Half, but there are also seven homes in the range from $1,950,000 to $1,999,999 and I want to include them because those are $2mm listings to me and yeah I know that $1,950,000 is not technically $2mm or over, but …

Last year, 2008, 19 homes in the $1,950,000 and above range sold in Coto de Caza, which would put this year’s inventory at 29.68 months using last years sales figures.

In the past 4 months and 25 days of 2009, there have been 2 closed sales in the $1,950,000 and over range in Coto de Caza, so using this years sales figures on an annualized basis would put this year’s inventory at 113.641 months, or 9.47 years of inventory.  For those of you who expect me to write in regular English, that means at the current rate of sales, it would take 9 1/2 years to sell the homes presently for sale in Coto de Caza that are asking $1,950,000 or more.

Thanks Scott.