Matthias said:
Australia should be the model that governments follow for govt. involvement with housing...they don't have housing bubbles...I wonder why.
I'm sure there's tons of nations that don't have housing bubbles. Unless Australia is the
only one that that doesn't occur
AND the only one that doesn't have gov't intervention with housing
AND everything else is pretty comparable your rhetorical question is less rhetorical than you think.
FWIW, I would lay the housing bubble at the feet of two factors (primarily).1: CDOs. The fact that loan originators could sell a loan within days, if not hours, of closing set the incentives on loan origination at volume and not quality. If a dishwasher in a Pizza Hut wanted to do a stated income loan that called himself, "Food Industry Special Consultant" and he wanted to lie that he had $30,000 in monthly income, it's not your problem. The bank that gave him the loan won't have to deal with it if it blows up. They were just interested in closing, selling the loan, booking the profit, and moving on tot he next one.
2: Historically low interest rates. Real estate is one of the very, very few purchases that almost all Americans make on credit and is much more subject to interest fluctuations than the others (automobiles, primarily). At the end of the day nobody really cares about a home's purchase price. They don't. Hardly anybody gets told the price of a home, sits down, and writes a check. What everybody cares about is the monthly payment after whatever down payment that they make. They know more or less how much they make, they know more or less what their other monthly expenses are, and they know more or less how much it costs them to rent something. Based on that they have their available housing payment. If that's $2,200 say, and interest rates are 8% they can afford a mortgage that is for $300,000. If interest rates are at 4% then you can afford a $400,000 mortgage for $1,900. So by halving interest rates you've increased home values by more than a third. Nobody talks about that effect in the housing bubble but it's huge.