The latest paper is by Fernando Ferriera and Joseph Gyourko. This article about the paper says,
Ferreira’s data show that even with strict limits on borrowing—say, requiring every borrower to put 20% down in all circumstances—wouldn’t have prevented the worst of the foreclosure crisis. “It’s really hard for certain regulations to stop the process [of a bubble forming],” Ferreira says. “I really wish my research had showed that it’s all about putting down 20% and all problems are solved, but the reality is more complicated than that.”
This analysis has both good points and bad points. The good point is that it goes against the “predatory lending” narrative. As a home buyer, you were better off with a predatory loan in 2002 (when prices were still headed higher) than with a prime loan in 2006 (when prices were near the peak). The bad point is the implication that there was nothing wrong with loans with low down payments. In fact, it was those loans that allowed speculation to get out of control.
Scott Sumner thinks that the finding that many of the mortgage defaulters were “prime” borrowers is enough to confirm that mortgage defaults were caused by a slowdown in nominal GDP growth. But mortgage defaults do not come from a lack of nominal GDP growth. They come from negative equity among mortgage borrowers.* And that comes from house prices falling, for which the main cause was the rapid rise in the first place. And both the rise in prices and the subsequent wave of defaults were much exacerbated by the fact that so many borrowers, “prime” or otherwise, had so little equity to begin with.
From part of the NBER coverage of the paper that Sumner does not quote:
The authors’ key empirical finding is that negative equity conditions can explain virtually all of the difference in foreclosure and short sale outcomes of prime borrowers compared to all cash owners. Negative equity also accounts for approximately two-thirds of the variation in subprime borrower distress. Both are true on average, over time, and across metropolitan areas.
Let’s assume that we can agree that the big drop in house prices caused the wave of mortgage defaults. Three possibilities:
1. The drop in house prices was a purely exogenous shock.
2. The drop in house prices was due to the slowdown in nominal GDP growth.
3. The drop in house prices was due to the internal dynamics of a housing market that had become saturated with speculative buying with little or no money down.
The stories about the study make it sound like it was (1). Sumner believes (2). I vote for (3).
Adamantly.
UPDATE: See Megan McArdle for a similar point of view.