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The plan for a 4.5% mortgage rate the Treasury Department is considering is a good thing for stabilizing house prices and keeping up the demand for housing according to Hubbard and Mayer. Hubbard and Mayer are Dean and vice Dean of the Columbia Business School and Mayer is Professor of Finance and Economics. Their research estimates suggest that real house prices increase by about 75% of the decline in after-tax mortgage payments, so a decline in mortgage payments of 16% would result in approximately a 12% floor on the decline in house prices. In their view with the futures market suggesting a decline in house prices by 12-18% in the next 18 months a 4.5% interest rate might well lead to flat or even slightly higher house prices in 2009. How do they view other proposals to reduce foreclosures by reducing payments onmortgages with the government picking up some portion of the payments or reforming the bankruptcy code to keep people in their homes? In their view stopping foreclosures may not prevent house price declines as much as proponents claim. They now see the market as properly priced. In apaper to be published in the Berkeley Electronic journal of Economic Analysis and Policy they argue that in most markets house values are today lower than what is consistent with the average level of affordability in the last 20 years. The meltdown in mortgage markets and the poor employment outlook can cause prices to deteriorate and overshoot in the other direction. This is where government policy can help stabilize house prices....

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Information provided by experts suggest that the government plans including the public-private partnership with $1 trillion committment to absorb the bad assets in financial institutions, offered as a general solution without specifics by Treasury Secretary Geithner, will be inadequate to cope with the growing bad debt. Nouriel Roubini at New York University says his analysis suggests that the USA financial institutions are already insolvent. The bad debts of banks he says now surpass bank assets. Roubini has been ahead of the curve in his estimates in 2008, and is respected for his prescient remarks about growing credit problems. In his latest report he says that total losses by American financial institutions and the fall in market value of the assets they hold will reach $3.6 trillion , up from his previous estimate of $2 trillion. Of the total he says American banks face half of this or $1.8 trillion, with the rest borne by other financial institutions in the United States and abroad. Mr Posen an economist at the Peterson Institute agrees. He says the liabilities of of American financial institutions far exceed their assets. The only qualification of this says Posen is whether this should be seen as a temporary panic, or whether the economic climate will improve and the value of bank assets recover from depressed values. Raghuram Rajan, of the University of Chicago graduate business school, agrees that if the banks had to sell these assets today at distressed prices then they are insolvent, but if there are calmer times say in ayear or so and values recover then banks may get anew lease on life. So much of this depends on market psychology, market confidence and the economic climate improving. The only problem here is that as happened in 2007 and 2008, the recognition, awareness and action has fallen behind the speed and accelerating manner of the downturn. The Bush administration, Congress, and the American public support, have all been lacking in providing the vigorous action needed, compared to the speed with which the crisis hit in the October 2008 to January 2009 period. The transition between administrations added to this effect. The total lack of any Republican support for the Obama administration's effort continues this effect. Now the Geithner plan with few specifics for a public private partnership for tackling the bad debt, and the lack of action on a bad bank solution with government takeover of certain banks as needed, continues this pattern. The constricted credit meanwhile continues to hit business with an additional hit from dropping sales, leading to layoffs across all industries, which simply worsens the housing crisis and growing foreclosures. So all across the spectrum government action is at worst very late as in the slow response to foreclosures, where the $50 billion proposed now should have come in early 2008, and the banks halting foreclosures and modification efforts proposed now should have come in early 2008 as proposed by Bair and Feldstein. And at best government is just catching up to the credit crisis as with the Fed and FDIC efforts to contain and stabilize it, with inconsistent results and the collapse of some financial institutions like Lehman Brothers. The lack of consensus in Congress and the inexperience of the new administration, means more valuable time will be lost in crafting an effective response in the manner of the bad bank solution. What all this means is that the overall response in 2009 as in 2008 will also lag behind, and the opportunity for a decisive solution is slipping away even as the cost of that solution is climbing, putting it further and further beyond reach. See the link to Hiroko Tabuchi's article titled In Japan's stagnant decade, Cautuonary Tale for America, February 12, 2009, NYT. Tabuchi touches on just this point, that the American experience in 2007-2009 is just like that in Japan where the response lagged the problem in strength and effectiveness till 2003, after years of wasted effort....

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John Lewis, is the last surviving speaker of the March on Washington in 1963, when Martin Luther King gave his historic speech. Here he describes how Martin Luther King would see today's America. Foremost he points out is that MLK would want to see justice not just as racial justice, but justice in a broader sense that says something about the dignity and value of human beings. And this means, says Lewis, the president getting away from advisers and polls, and talking to ordinary people. It means focussing on jobs, the unemployed and people facing foreclosure, and seniors struggling on limited incomes. He calls for a "freedom budget" that would pool resources for infrastructure and investments that would create a better environment for people to live in.

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Wallsten describes the tense and now frayed relationship between Obama and immigration groups and the way this has evolved from idealism to frustration to mere coexistence amid loss of faith. Obama's frustration expressed in words such as "I am not a king." And the immigration groups voicing their concerns about Obama's loss of credibility, as minorities especially Hispanics have fared poorly during his adminsitration, hit by rising deportations, foreclosures and the impact of high unemployment in construction and other sectors.

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The median net worth of Hispanic and Black families has been severely affected by the recession. Because minorities hold a much larger part of their assets in household equity the foreclosure crisis and the recession have had a devastaing impact on both minority groups. The median net worth of Hispanic families dropped by two thirds and black families by half after the 2008 recession from the 2005 figures, and was around $6000 for 2009 for both groups, according to data from the Pew Research Center. The Pew report shows median net worth of a white family is 20 times that of a black family, and 18 times that of a Hispanic family, with the gap between these minorities and whites twice as large in 2009 compared to the period before the recession in 2005. This was even true for Asian American families, whose median net worth dropped by half from 2005 to 2009, to $78,000. The figure for whites dropped much less from $135,000 to $113,000 during the same period. Another significant finding is that within each group the share of the wealthiest 10% of the people increased between 2005 and 2009, for all households this went up from 49% to 56%, for Hispanics from 56% to 72%, for Blacks from 59% to 67%....

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Three out of four existing-home sales in Merced county are foreclosures, the highest in the state. 4397 homes some running to about half a million dollas were built by developers in a place which is a working class agricultural town with some of the worst air quality in the country according to American Lung Association.

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Peter Baker of the New York Times takes a detailed look at Obama and the Presidency in October 2010. He has a long informal interview with President Obama, and uses his knowledge of prior Presidents, to provide a revealing look at Obama's first term in office upto this point. It provides an exceptionally insightful look at the man and his administration, in all its facets, facets that have create both hope and disillusionment. Obama comes across as the cerebral person even in his musings about popular disappointment with the administration, and does not seem connected with the gut-wrenching issues of jobs, foreclosures, the economy, and the economic future as a President needs to be. After all the inspirational rhetoric, Obama, says Baker, did not stay connected to the people who put him in office in the first place. And revealingly Baker shows that even today Obama talks only to a few insiders, compared to Clinton's wider circle, to understand what is happening in the country.

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About 15% of black men of working age in the population, and 21% of black women, were employed in the U.S. public sector, according to the population survey. The Labor Department reports 500,000 jobs in the public sector were lost since 2007. This reverses an historical trend of resilience in jobs for the public sector during economic downturns. If population increase since 2007 is figured in there are even fewer jobs considering more jobs might have been added, with estimates as high as 1.8 million. This is bad for black people in the U.S. because many work in public sector jobs driving school buses, in the post office, in the police and in other public services, with black people being 30% more likely than whites to hold a public sector job, and twice that of Hispanics. Thic comes at a time when the black community has seen a devastating impact from the foreclosures and other economic damage that followed the 2008 financial crisis. The result is shown in a study of foreclosures for 2005-2009 at Cornell University showing mostly black and Latino neighborhoods were affected by foreclosures at three times the rates for white neighborhoods. According to Pew Research Center the median white family had net assets of $142,000 compared to $11,000 for the median black family. With median black household income at 60% of that of white households the gap keeps increasing especially with high unemployment in black neighborhoods....

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Peter Bernstein's says it is vital to address the household sector that is the root of the problem. And the only way to do this effectively is to change the terms of the mortgages themselves and stop the flow of foreclosures, with the government taking on some of the losses from these changes in the mortgage terms. First, he says, thats where the crisis has originated. Second, in the previous recessions the household sector was not the problem, in this one it is the problem. Without returning it to better health, America cannot reverse the devastating course of this recession. Households are the primary customers of American business, and the wave of foreclosures, dropping house prices and job losses, destroy the optimism and morale of millions of Amrericans. "The risk here is not just humanitarian. Indeed the risk is also the preservation of the social structure of democracy and the future progress of America, " says Bernstein. Essentially Bernstein is saying that President Obama should put campaign promises for health care reform, and other agenda after addressing this issue. Obama has extended unemployment insurance as afirst step, he has responded to Detroit's auto industry needs, and has set up the stimulus package. But in the household sector and on mortgages the response has ben weak, thus letting this problem grow and leaving the roots of the crisis unattended. "To intervene promptly, directly and powerfully to counter the home price debacle" has not happened. Something that the New York Times has repeatedly stated in its editorials, including one last week. And without this hope and optimism is not likely to be built on firm ground. A sudden recovery in the stock markets, as in the 2nd quarter 2009, cannot substitute. ...

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People from academia meeting at Howard University's African American Economic Summit see a disturbing picture for improving the economic condition for black people in the U.S. Black unemployment at 13.8% is almost twice the rate for whites of 7%, according to government figures. Estimates of wealth disparity between whites and blacks of 20 to 1, declining black homeownership after the surge in foreclosures which hurt minorities badly, and lower savings after the 2008 financial crisis paint a bleak picture The outlook says participants is a bigger concern, not only have disparities widened, the future looks uncertain at best with further widening of the disparities a serious possibility.

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David Leonhardt on the policy errors of the Obama administration in managing the economy. Why he asks did the Obama administration not take the risks it took for "undeserving" recipients in the auto industry to provide significant help to GM and Chrysler and at the same not provide large scale and situation changing help to millions of mortgage holders who were under water? The housing crisis with millons of foreclosures depressing home prices has played a significant part in the lagging economic recovery. He points out that Obama economic advisors had read Rogoff and Reinhart's book "This Time Its Different," about the longer times it takes for a economic recovery after a housing bubble, and still made the mistake of believing economists who suggested that the stimulus by itself would be sufficient and that recovery was underway in 2010. Others in the Democratic party had pointed to the lack of focus on unemployment by the Obama administration. Why were such voices not heard?

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The Case-Shiller 20 city Index showed a gain of 1.6% from the prior month in July 2012, and an increase of 5.9% year to date through July 2012. Experts say some of this improvement comes from less short and foreclosure sales which boost pricing data.

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Morgenson cites Paul Diggle, property economist at Capital Economics in London, about why the $26 billion mortgage settlement between the state attorneys general, the U.S. government and the large U.S. banks is unlikely to make much difference to the foreclosure problems in the housing market. The agreement provides for reducing principal by $17 billion over 3 years for homeowners under water. Diggle points out that $17 billion is a drop compared to what is needed, because 11 million homeowners are now under water on their loans to the amount of $700 billion. The $17 billion is a mere 2.4% of the negative equity of $700 billion.

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The Paulson Plan for helping homeowners facing higher rates will help only about 250,000 homeowners with 800,000 foreclosures already ocurred and 3.5 million defaults expected from now till 2010, too litttle too late in the view of the New York Times editorial. Lenders who agree to better terms for homeowners face potential lawsuits from investors and Congress should protect the lenders from lawsuits with legislation. Only then can really effective terms be worked out for homeowners facing defaults and foreclosures. Another legislative measure for Congress is to allow homeowners to restructure their mortgages under bankruptcy protection.

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The report by Hope Now, the White House backed mortgage industry group formed to help homeowners who are having serious difficulty and may face foreclosure says the help offered so far in 2007 was simply to help distresssed homeowners by extending their payments a bit. In effect postponing foreclosure but doing nothing more. Treasury Secretary Paulson says lower interest rates are helping. But this help isn't going to do much as millions of homeowners face foreclosure in the next 24 months. As interest rates rise in the future these homeowners will face foreclosure and fundamentally little will have changed. This is the view expresssed in a NYT editorial calling for action on the eve of aspeech by Fed Chairman Ben Bernanke callig for serious help by reducing the size of the loans so that homeowners can see some real relief. This means somone is going to have to take a loss or a hit, in some way private lenders with help from the Fed and the Government have to take some serious action before this situation descends into disastrous consequences for all....

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Washington Post editorial on the Obama Georgetown speech of April 13, 2009. It questions whether President Obama has the candour and courage to tackle the tough issues of deficit reduction and entitlement reform. New healthcare spending for coverage itself will add to entitlement, and it says some of the savings mentioned by the President are phony or already needed for new spending for the economic recovery and health care. At the same time the paper gives Obama good marks for his clarity and grasp of the crisis and steps for recovery, and the policy agenda in the areas of health care, energy and education. The questions about courage and candor also raise all the questions about facing upto the facts about insolvent banks that Krugman, Rosenfeld, the Economist and others have raised. Is Obama dodging the hard choices, is he dithering? On the toughest issues like foreclosures, insolvent banks, global regulation pushed by the Europeans, will he end up making inadequate or faulty choices, and when he comes around to making the tough choices, will he have lost so much valuable time as to prolong the crisis and stretch it out to many years....

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McCain's Plan announced in the debate with Obama moderated by Tom Brokaw was clarified further and looks more like the plan proposed by Hubbard in the WSJ. The government would step in and clear up the old mortgages and issue new 30 year mortgages at 5%. Taxpayer money would be involved, about $300 billion but the effect would be immediate relief to all homeowners, and the opportunity to stabilize home prices before a recession makes the situation worse with higher unemployment, more foreclosures. As much as 40% of all mortgages acccording to Deutsche Bank expected to go under water with home values dropping below the outstanding mortgages, and encouraging default in that situation. Lenders who made mistakes would get off without punitive price but even in the purchase of toxic assets by the government there is no certainty that private equity and other buyers of the assets from the government would not benefit. And the banks themselves could unload these assets at below their value to the Treasury because of asymmetric information, the lenders having a better idea than Treasury what these assets are really worth. And bad lending practices especially abusive ones can be prosecuted through investigation, the courts, and tough negotiations by the states and the government just as Jerry Brown obtained a settlement against Countrywide/Bank of America for $8 billion. And some of the people involved in the abusive practices and who benefited from them could have charges filed against them and end up serving time. The advantage of such a plan is that it would be decisive action and comprehensive action to see immediate effects of preventing whole neighborhoods being blighted across the nation, as most people underestimate the speed of this downturn from 6% to 16% home foreclosures from 2007 to 2008 and expected to hit as much as 40% of all mortgages in 2009 or 2010 absent any such action. Making what seems sensible letting lenders take the pain for their mistakes could then end up causing systemwide pain. When other ways of punitive action or shared pain or burden could be found especially prosecuting such behaviour and getting settlements through investigations and tough negotiations with the offending lenders. ...

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The House bill just passed will only help 500,000 homeowners avoid foreclosure, when foreclosures this year are expected to be more than 2.4 million and much higher next year, as its estimated that 9 million homeowners have negative equity in their homes already. It doesn't do enough to prevent a downward spiral in house prices that will be difficult to control once it picks up speed. So while Congress is only doing too little, Bush administration is doing nothing. Here a NYT editorial points to Mr Bush's worthy efforts as having negligible impact. Hope Now after 5 months has barely dented the problem, Project Lifeline hasn't produced results, and FHA Secure has helped fewer than 2000 homeowners facing foreclosure. This is a shame because Mr Bush has praised FHA Secure. Doubts expressed that Mr Bush is sincere about his intentions or efforts, that the Republican's free market biases may be behind this, that bold action would not let the market offer a necessary correction in their view. Also possible is that like the Council of Economic Advisors chairman Lazear, Bush feels optimistic that the economic situation is not as bad as its made out to be and will respond to the stimulus package of government checks....