9
Mortgage Markets
Chapter Objectives
■ provide a background on mortgages
■ describe the common types of residential mortgages
■ explain the valuation and risk of mortgages
■ explain mortgage-backed securities
■ explain how mortgage problems led to the 2008–2009
credit crisis
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1
Background on Mortgages

A mortgage is a form of debt to finance a real estate
investment

The mortgage contract specifies:
 Mortgage rate
 Maturity
 Collateral

The originator charges an origination fee when providing
the mortgage

Most mortgages have maturities of 30 years, but 15year maturities are also available.
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Background on Mortgages
How Mortgage Markets Facilitate the Flow of Funds
(Exhibit 9.1)

Mortgages originators obtain their funding from
household deposits and by selling some of the
mortgages that they originate directly to institutional
investors in the secondary market.

These funds are then used to finance more purchases of
homes and commercial property.

Mortgage markets allow households and corporations to
increase their purchases of homes and commercial
property and finance economic growth.
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Exhibit 9.1 How Mortgage Markets Facilitate the Flow
of Funds
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Background on Mortgages
How Mortgage Markets Facilitate the Flow of Funds (cont.)

Institutional Use of Mortgage Markets
 Mortgage companies, savings institutions, and commercial banks
originate mortgages.
 Mortgage companies tend to sell their mortgages in the secondary
market, although they may continue to process payments for the
mortgages that they originated.
 The common purchasers of mortgages in the secondary market are
savings institutions, commercial banks, insurance companies,
pension funds, and some types of mutual funds. (Exhibit 9.2)
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Exhibit 9.2 Institutional Use of Mortgage Markets
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Background on Mortgages
Criteria Used to Measure Creditworthiness
 Level of equity invested by the borrower
 The lower the level of equity invested, the higher the probability
that the borrower will default.
 Borrower’s income level - Borrowers who have a lower
level of income relative to the periodic loan payments are
more likely to default on their mortgages.
 Borrower’s credit history - Borrowers with a history of
credit problems are more likely to default on their loans.
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Background on Mortgages
Classification of Mortgages
 Prime versus Subprime Mortgages
 Prime: borrower meets traditional lending standards
 Subprime: borrower does not quality for prime loan
 Relatively lower income
 High existing debt
 Can make only a small down payment
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Types of Residential Mortgages
 Fixed-rate mortgages
 Adjustable-rate mortgages (ARMs)
 Graduated-payment mortgages (GPMs)
 Growing-equity mortgages
 Second mortgages
 Shared-appreciation mortgages
 Balloon payment mortgages
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Types of Residential Mortgages
Fixed-rate mortgages
 Locks in the borrower’s interest rate over the life of the
mortgage.
 A financial institution that holds fixed-rate mortgages is
exposed to interest rate risk because it commonly uses funds
obtained from short-term customer deposits to make longterm mortgages.
 Borrowers with fixed-rate mortgages do not suffer from
rising rates, but they do not benefit from declining rates.
 Amortizing Fixed-Rate Mortgages
 An amortization schedule shows the monthly payments broken
down into principal and interest. (Exhibit 9.3)
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Types of Residential Mortgages
Adjustable-rate mortgages (ARMs)
 Allows the mortgage interest rate to adjust to market
conditions.
 Contract will specify a precise formula for this adjustment.
 Some ARMs contain a clause that allow the borrower to
switch to a fixed rate within a specified period.
 ARMs from the Financial Institution’s Perspective
 Because the interest rate of an ARM moves with prevailing
interest rates, financial institutions can stabilize their profit
margin.
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Exhibit 9.4 Comparison of Rates on Newly Originated
Fixed-Rate and Adjustable-Rate Mortgages over Time
Source: Federal Reserve.
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Valuation and Risk of Mortgages
The market price (PM) of a mortgage should equal the
present value of its future cash flows:
C  Prin
PM  
t
(
1

k
)
t 1
n
Where:
PM
C
Prin
k
= market price of mortgage
= interest payment
= principal payment
= required rate of return
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Valuation and Risk of Mortgages
Risk from Investing in Mortgages

Credit risk: the risk that borrower will make a late
payment or will default.

Interest rate risk: the risk that value of mortgage will fall
when interest rates rise.

Prepayment risk: the risk that the borrower will prepay
the mortgage when interest rates fall.(through re-finance)
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Mortgage-Backed Securities (MBS)
Securitization:
 the pooling and repackaging of loans into securities.
 Securities are then sold to investors, who become the owners of
the loans represented by those securities.
 The Securitization Process
 A financial institution such as a securities firm or commercial
bank combine individual mortgages together into packages.
 The issuer of the MBS assigns a trustee to hold the mortgages as
collateral for the investors who purchase the securities.
 After the securities are sold, the financial institution that issued
the MBS receives interest and principal payments on the
mortgages and then transfers (passes through) the payments to
investors that purchased the securities.
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Mortgage-Backed Securities
Valuation of Mortgage-Backed Securities
 The valuation of MBS is difficult because of limited
transparency.
 There is no centralized reporting system that reports the
trading of MBS in the secondary market.
 Reliance on Ratings to Assess Value
 Investors may rely on rating agencies (Moody’s, Standard & Poor’s,
or Fitch).
 Many institutional investors will not purchase MBS unless they are
highly rated.
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Mortgage Credit Crisis
 Interest rates increased in 2006, which made it more
difficult for existing homeowners with adjustable-rate
mortgages to make their mortgage payments.
 By June 2008, 9 percent of all American homeowners
were either behind on their mortgage payments or were in
foreclosure.
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Mortgage Credit Crisis
Impact of the Credit Crisis on Fannie Mae and Freddie
Mac
 The agencies had invested heavily in subprime
mortgages that required homeowners to pay higher rates
of interest.
 By 2008, many subprime mortgages defaulted, so Fannie
Mae and Freddie Mac were left with properties (the
collateral) that had a market value substantially below the
amount owed on the mortgages that they held.
 Funding Problems
 With poor financial performance, Fannie Mae and Freddie Mac
were incapable of raising capital.
 FNMA and FHLMC stock values had declined by more than 90
percent from the previous year.
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Mortgage Credit Crisis
Impact of the Credit Crisis on Fannie Mae and Freddie
Mac (cont.)
 Rescue of Fannie Mae and Freddie Mac
 In September 2008, the U.S. government took over the
management of Fannie Mae and Freddie Mac.
 The Treasury agreed to provide whatever funding would be
necessary to cushion losses from the mortgage defaults.
 In return, the Treasury received $1 billion of preferred stock in
each of the two companies.
 The U.S. government allowed Fannie Mae and Freddie Mac to
obtain funds by issuing debt securities so that they could resume
purchasing mortgages and thereby ensure a more liquid secondary
market for them.
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Mortgage Credit Crisis
Systemic Risk Due to the Credit Crisis
 Mortgage insurers that provided insurance to
homeowners incurred large expenses.
 Some financial institutions with large investments in MBS
were no longer able to access sufficient funds to support
their operations during the credit crisis.
 Individual investors whose investments were pooled (by
mutual funds, hedge funds, and pension funds) and then
used to purchase MBS experienced losses.
 International Systemic Risk - Financial institutions in
other countries (e.g., the United Kingdom) had offered
subprime loans, and they also experienced high
delinquency and default rates.
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Mortgage Credit Crisis
Who Is to Blame?
 Mortgage originators - some mortgage originators were
aggressively seeking new business without exercising
adequate control over quality.
 Credit rating agencies - The rating agencies, which are
paid by the issuers that want their MBS rated, were
criticized for being too lenient in their ratings shortly
before the credit crisis.
 Financial institutions that packaged MBS - Could have
verified the credit ratings assigned by the credit rating
agencies by making their own assessment of the risks
involved.
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Mortgage Credit Crisis
Who Is to Blame?
 Institutional investors that purchased MBS - relied
heavily on the ratings assigned to MBS by credit rating
agencies without the due diligence of performing their
own independent assessment.
 Speculators of Credit Default Swaps - Many buyers of
CDS contracts on MNS were not holding any mortgages
of MBS that they needed to hedge.
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Mortgage Credit Crisis
Government Bailout of Financial Institutions
 On October 3, 2008, the Emergency Economic
Stabilization Act of 2008 (also referred to as the bailout
act) enabled the Treasury to inject $700 billion into the
financial system and improve the liquidity of financial
institutions with MBS holdings.
 The act also allowed the Treasury to invest in the large
commercial banks as a means of providing the banks
with capital to cushion their losses.
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Mortgage Credit Crisis
Financial Reform Act
 In July 2010 the Financial Reform Act was
implemented, and one of its main goals was ensuring
stability in the financial system.
 The act mandated that financial institutions granting
mortgages verify the income, job status, and credit history
of mortgage applicants before approving mortgage
applications.
 The act also required that financial institutions that sell
mortgage-backed securities retain 5 percent of the
portfolio unless the portfolio meets specific standards that
reflect low risk.
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Amortizing Fixed-Rate Mortgages
 An amortization schedule shows the monthly
payments broken down into principal and interest.
 You have borrowed $8,000 from a bank and have
promised to repay the loan in five equal yearly
payments. The first payment is at the end of the first
year. The interest rate is 10 percent. Draw up the
amortization schedule for this loan.
25
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Amortizing Fixed-Rate Mortgages
1) Compute periodic payment.
PV=8000, N=5, I/Y=10, FV=0, PMT=? = -2,110.38
2) Amortization for the first year
Interest payment = 8000 x 0.1 = 800
Principal repayment = 2,110.38 – 800 = 1310.38
the principal balance is = 8000 – 1310.38 = 6,689.62
3) Amortization for second year
Interest payment = 6689.62 x 0.1 = 668.96
Principal repayment = 2,110.38 – 668.96 = 1441.42
the principal balance is = 6,689.62 – 1441.42 = 5,248.20
26
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Amortizing Fixed-Rate Mortgages
Beg.
Year Balance Payment Interest Principal
27
End.
Balance
0
8,000.00
1
8,000.00 2,110.38 800.00 1,310.38 6,689.62
2
6689.62
2,110.38 668.96 1,441.42 5,248.20
3
5248.20
2,110.38 524.82 1,585.56 3,662.64
4
3662.64
2,110.38 366.26 1,744.12 1,918.53
5
1918.53
2,110.38 191.85 1,918.53
0.00
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Using Financial Calculator AMORT function
PV=8000, N=5, I/Y=10, FV=0, PMT=?PMT = -2,110.38.
Suppose we want to work out the 2nd payment.
1.
Press [2ND], [AMORT] to activate the Amortization function.
2.
Press P1=2, [ENTER], ,
3.
Press P2=2, [ENTER], ,
4.
You will see BAL=5,248.20
5.
Press  again and you see the portion of the year 2 payment going
towards repaying principal, i.e., PRN = -1,441.42
6.
Press  again and you see the portion of year 2 payment going
towards interest, i.e., INT = -668.96
7. press [2ND], Quit.
28
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What are P1 and P2?
1. P1 is the sequential number of the first payment in the
period that your are interested in, while p2 is the
sequential number of the ending payment in the period
that you are interested in.
2. In the example, you are interested in the second
payment only. So P1=P2=2.
3. If you want to find the total interest paid from the 3rd, 4th,
and 5th payments, then P1=3 and P2=5.
29
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in-class exercise
1. You borrowed $400,000 mortgage loan to buy a
house at the first day of 2009. The loan is for 15
years and the annual interest rate is 12%. All
mortgage loan computes interest monthly. That
is, the interest is computed and paid once every
month. Compute the total mortgage interest you
paid in 2012.
30
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Homework Assignment 8
Chapter 9 Questions and Applications: 4, 11, 22
And
You borrowed $500,000 mortgage loan to buy a house at the first day of
2007. The loan is for 30 years and the annual interest rate is 6%, and the
interest is computed and paid once every month. Compute the total
mortgage interest you paid in 2014.
31
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