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Mortgage Chapter Markets
Financial Markets and Institutions, 7e, Jeff Madura Copyright 2006 by South-Western, a division of Thomson Learning. All rights reserved.
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Chapter Outline
Background on mortgages Residential mortgage characteristics Creative mortgage financing Institutional use of mortgage markets Valuation of mortgages Risk from investing in mortgages Mortgage-backed securities Globalization of mortgage markets
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Background on Mortgages
A mortgage is a form of debt that finances investment in property
The debt is secured by the property The mortgage is the difference between the down payment and the value to be paid for the property
Financial institutions such as savings institutions and mortgage companies originate mortgages
They accept mortgage applications and assess the creditworthiness of the applicants The mortgage contract specifies the mortgage rate, the maturity, and the collateral that is backing the loan The originator charges an origination fee The originator may earn a profit from the difference between the mortgage rate and the rate that it paid to obtain funds
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Residential Mortgage Characteristics
The mortgage contract should specify:
Whether
the mortgage is federally insured The amount of the loan Whether the interest rate is fixed or adjustable The interest rate to be charged The maturity Other special provisions
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Residential Mortgage Characteristics (contd)
Insured versus conventional mortgages
Federally
insured mortgages guarantee loan repayment to the lending financial institution
The insurance fee is 0.5 percent of the loan amount The guarantor is either the FHA or the VA The maximum mortgage amount is limited by law The volume of FHA loans has consistently exceeded that of VA loans
Conventional
mortgages can be privately insured
The private insurance premium is typically passed to the borrowers
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Fixed-rate versus adjustable-rate mortgages
A
fixed-rate mortgage locks in the borrowers interest rate over the life of the mortgage
The periodic interest payment is constant Financial institutions that hold fixed-rate mortgages are exposed to interest rate risk if funds are obtained from short-term sources Borrowers with fixed-rate mortgages do not benefit from declining rates
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An adjustable-rate mortgage (ARM)
An adjustable-rate mortgage (ARM) allows the mortgage rate to adjust to market conditions
The formula and frequency of adjustment vary among mortgage contracts A common ARM uses a one-year adjustment with the interest rate tied to the average T-bill rate over the previous year Some ARMs contain an option that allows mortgage holders to switch to a fixed rate within a specified period Most ARMs specify a maximum allowable fluctuation in the mortgage rate per year and over the mortgage life Borrowers with ARMs face uncertainty about future interest rates
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Residential Mortgage Characteristics (contd)
Fixed-rate versus adjustable-rate mortgages (contd)
Using
ARMs, financial institutions:
Can stabilize their profit margins Face less interest rate risk than with fixed-rate mortgages
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Residential Mortgage Characteristics (contd)
Mortgage maturities
Since the 1970s, 15-year mortgages have become more popular because of savings in interest expenses Interest rate risk for originators is lower on 15-year mortgages
The mortgage rate on 15-year mortgages is typically lower
A balloon-payment mortgage requires interest payments for a three- to five-year period when the borrower must pay the full amount of the principal
No principal payments are made until maturity, so monthly payments are lower
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Baloon Payment
You have arranged a $250,000 mortgage to finance the purchase of a large tract of land. The mortgage has a 8.5%APR and calls for monthly payments over the next 30 years, However, the loan has a eight year baloon payment, meaning that the loan must be paid off then. How big will the baloon payment be.?
PV= C{(1-(1/(1+r)t )}/r
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Residential Mortgage Characteristics (contd)
Mortgage maturities (contd)
Amortizing mortgages
An amortization schedule shows the monthly payments broken down into principal and interest During the early years of a mortgage, most of the payment reflects interest Over time, the interest proportion decreases The lending institution for a fixed-rate mortgage will receive a fixed amount of equal periodic payments over a specified period of time The payment amount depends on the principal, interest rate, and maturity
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Writing an Amortization Schedule
Consider a 15-year (180-month) $200,000 mortgage at an annual interest rate of 9 percent. Develop an amortization schedule for this mortgage showing all appropriate columns. Show the first three payments and the last two payments on the schedule. Compute monthly mortgage payment). What would be the total interest paid. What would be the 25th payment and the 100th? payment for principal and Interest PV= 200,000 N= 180 I/Y=.75 CPT PMT= 2028.53
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Writing an Amortization Schedule (contd)
Payment Number 1 2 3
.
Payment of Interest $1,500.00 1,496.04 1,492.04
.
Payment of Principal $528.53 532.50 536.49
.
Total Payment $2,028.53 2,028.53 2,028.53
.
Remaining Loan Balance $199,471.47 198,938.97 198,402.48
.
179 180
30.09 15.10
1,998.44 2,013.43
2,028.53 2,028.53
2,013.43 0.00
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Creative Mortgage Financing
Graduated-payment mortgages Growing-equity mortgages Second mortgages Shared-appreciation mortgages
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Creative Mortgage Financing (contd)
A graduated-payment mortgage:
Allows the borrower to initially make small payments Results in increased payments over the first 5 to 10 years, at which time payments level off Is tailored for families who anticipate higher income
A growing-equity mortgage:
Allows the borrower to initially make small payments Results in continually increasing payments over time Results in a relatively short payoff time
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Creative Mortgage Financing (contd)
A second mortgage: Loans secured by a piece of real estate already used to secure first mortgage.
Can be used in conjunction with the primary or first mortgage Often has a shorter maturity than the first mortgage Has a higher interest rate than the first mortgage because of increased default risk Is often offered by sellers of homes
A shared-appreciation mortgage:
Allows a home purchaser to obtain a mortgage at a below-market interest rate Allows the lender to share in the price appreciation of the home
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Institutional Use of Mortgage Markets
Development of a secondary mortgage market:
Allows institutions that originate mortgages to sell them Allows institutional investors to invest in mortgages even if they have no desire to originate or service them Allows institutional investors to sell mortgages
Financial institutions that originate mortgages
Mortgage companies:
Originate mortgages and quickly sell the mortgages they originate Do not maintain large mortgage portfolios Are not as exposed to interest rate risk as other financial institutions
Commercial banks and thrift institutions are the primary originators of mortgages
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Institutional Use of Mortgage Markets (contd)
Participation in the secondary market
Financial
institutions sell mortgages they cannot finance in the secondary market Buyers are savings institutions, pension funds, life insurance companies, and mutual funds
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Institutional Use of Mortgage Markets (contd)
Roles of Ginnie Mae, Fannie Mae, and Freddie Mac
Fannie Mae:
Issues debt securities and uses the proceeds to purchase mortgages in the secondary market Has more than $800 billion of securities outstanding Is exempt from state income tax and has credit lines from the Treasury Is commonly perceived to be backed by the government Is a wholly-owned corporation by the federal government Supplies funds to low- and moderate-income homeowners indirectly by facilitating the flow of funds into the secondary mortgage market Has more than $600 billion of securities Mae:
outstanding
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Ginnie
Institutional Use of Mortgage Markets (contd)
Roles of Ginnie Mae, Fannie Mae, and Freddie Mac (contd)
Freddie Mac: Ensures that sufficient funds flow into the mortgage market Is exempt from state income tax and has lines of credit with the Treasury Has more than $600 billion in debt securities outstanding
As
a result of these three entities, the secondary mortgage market:
Is very liquid Has a lot of funding
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Institutional Use of Mortgage Markets (contd)
Roles of Ginnie Mae, Fannie Mae, and Freddie Mac (contd)
The
Freddie Mac accounting scandal
Since 2000, Freddie Mac invested in corporate bonds, strip malls, and hotels The company used irregular accounting techniques to stabilize earnings and hide its increased risk Freddie Mac was required to restate its 2000-2002 earnings and replaced its CEO and other senior managers
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Securitization
Securitization is the pooling and repackaging of loans into securities
Investors
in these securities become the owner of the represented loans Allows for the sale of smaller mortgage loans that cannot be easily sold individually Can reduce a financial institutions exposure to default risk or interest rate risk
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Financial institutions that invest in mortgages
Life Insurance 8% Savings Institutions 25% Commercial Banks 67%
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Unbundling of mortgage activities
Financial institutions can:
Function as mortgage originators and then sell them in the secondary market Sell originated mortgages but still maintain the servicing Focus on servicing mortgages originated by other institutions Focus on investing in mortgages Invest in mortgages that it is allowed to service
Brokerage firms participate by matching up sellers and buyers of mortgages in the secondary market Investment banking firms participate by helping institutional investors hedge their mortgage holdings against interest rate risk
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Valuation of Mortgages
The market price of mortgages should equal the present value of their future cash flows:
C + Prin PM = (1 + k )t t =1
n
The required rate of return on a mortgage is influenced by the risk-free rate, credit risk, and the lack of liquidity:
PM = f ( Rf , RP ) 25
Valuation of Mortgages (contd)
Summary of factors affecting mortgage prices
Price
movements in a mortgage can be modeled
PM = f (R f , RP) k = f (INF , ECON , MS , DEF ) ? + -
as:
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Indicators of changes in mortgage prices
Mortgage
market participants monitor indicators that may signal future changes in the strength of the economy:
Inflation indicators Announcements about the budget deficit Indicators of economic growth in the real estate sector
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Risk from Investing in Mortgages
Interest rate risk
Mortgage
prices decline in response to an increase in interest rates Mortgages are commonly financed by financial institutions with short-term deposits Mortgages can generate high returns when interest rates fall, but gains are limited because borrowers tend to refinance
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Manage Interest rate risk
Interest rate risk (contd)
Limiting
exposure to interest rate risk
Financial institutions can:
Sell mortgages shortly after originating them Maintain ARMs (adjustable rate) residential mortgages Invest in fixed-rate mortgages with a short time remaining to maturity
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Prepayment risk
Prepayment
risk is the risk that a borrower may prepay the mortgage in response to a decline in interest rates The investor receives payment and has to reinvest at the lower interest rate Limiting exposure to prepayment risk
Financial institutions can sell loans shortly after originating them or invest in adjustable-rate mortgages
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Credit risk
Credit risk
Credit risk is the possibility that borrowers will make late payments or even default The probability of default is influenced by economic conditions and by:
The level of equity invested by the borrower The borrowers income level The borrowers credit history Financial institutions can purchase insurance Financial institutions can maintain the mortgages they originate
Limiting exposure to credit risk
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Risk from Investing in Mortgages (contd)
Measuring risk
Financial institutions attempt to estimate the future cash flows to be generated from mortgage portfolios in various future periods
Prepayment risk and credit risk create uncertainty about future payments Sensitivity analysis can be used to forecast cash flows for different scenarios When interest rates rise, the reported value of mortgage-backed securities are not revised A loss in the value of mortgage-backed securities is only recognized when the financial institution sells them at a loss
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Review of financial statements to monitor risk
Mortgage-Backed Securities
Mortgage-backed securities are securities backed by mortgage loans
Issuing mortgage-backed securities is an alternative to selling mortgages outright in the secondary market
The most common are mortgage pass-through securities
A group of mortgages held by trustee serves as collateral Interest and principal on the mortgages are sent to the financial institution, which passes them through to the owners of the mortgage-backed securities Financial institutions earn fees from servicing the mortgages while avoiding exposure to interest rate risk and credit risk
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Mortgage-Backed Securities (contd)
Interest rate risk on mortgage-backed securities
Payments
received from mortgages are tied to the payments sent to security owners Institutions can insulate their profit margin from interest rate fluctuations
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Mortgage-Backed Securities (contd)
Prepayment risk on mortgage-backed securities
Owners
of pass-through securities are exposed to prepayment risk because of the borrowers right to prepay in part or in full without penalty Owners of mortgage-backed securities are also subject to the possibility that prepayments are decelerated in response to rising interest rates
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Mortgage-Backed Securities
Ginnie Mae mortgage-backed securities
Ginnie Mae guarantees time payment of principal and interest to investors in FHA or VA mortgages All mortgages pooled together must have the same interest rate
The interest rate received by purchasers is about 50 basis points less
Fannie Mae mortgage-backed securities
Fannie Mae issues mortgage-backed securities and uses the funds to purchase mortgages Channels funds from investors to financial institutions that desire to sell their mortgages Receives a fee for guaranteeing timely payment of principal and interest to the holders of the mortgage-backed securities Some mortgage-backed securities are stripped by separating the principal and interest payments
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Mortgage-Backed Securities
Publicly issued pass-through securities (PIPs)
Similar to Ginnie Mae mortgage-backed securities Backed by conventional rather than FHA or VA mortgages
Insured through private insurance companies
Participation certificates (PCs)
Freddie Mac sells participation certificates (PCs) and uses the proceeds to finance the origination of conventional mortgages from financial institutions
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Collateralized mortgage obligations (CMOs):
Have
semiannual interest payments Are segmented into tranches, with the first tranch having the quickest payback Are attractive because investors can choose a class that fits their maturity desires Are sometimes segmented into interest-only (IO) and principal-only (PO) classes
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Mortgage-Backed Securities
Mortgage-backed securities for small investors
Unit
trusts have been created that allow small investors to participate
e.g., a portfolio of Ginnie Mae pass-through securities is sold in $1,000 pieces
Some
mutual funds offer Ginnie Mae funds
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Quick Quiz
You purchase a $300,000 town home and you pay 30% down. You obtain a 30 year fixed rate mortgage with an annual interest rate of 6%. After 5 years you refinance the mortgage for 25 years at a 5% annual interest rate. After you refinance what is the new monthly payment (to the nearest dollar)?
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