Monday, 12. November 2007 22:24
This is part of a series on the business cycle
Money, Money, Money
Money, Loans, Assets
Assets, Land, Bubbles part 1 of 2
Assets, Land, Bubbles part 2 of 2
Assets, Land, Bubbles part 1 of 2
In this final post I hope to shed light on one certain property good, land, and show how land differs in behavior from other goods generally used as assets or collateral. This differing behavior, as we shall see, lies at the root of monetary problems – both now and historically.
To be clear, when I use the word “asset” I am referring to everything banks use to determine loan qualification (wages, property income, capital funds, etc.) and when I use “collateral” I am referring to everything banks can count on taking when payments cease for whatever reason. The difference is minor but important. Banks may offer loans to a borrower with zero collateral if his wages are high enough but someone with zero assets has, by my definition, zero wage earning potential. Such a person, obviously, could never get a loan
To illustrate the role of collateral in money creation let’s say that John Smith owns a car value at $20,000. John might be able to go to his local bank and secure a short-term loan from his bank using the car as collateral. The car would still be his to use but the money would be new money created by the bank as shown previously. Now, it may be the case that John could have gotten the loan without any collateral at all, using only his wage earning potential as his asset, but it is doubtful that a loan under those terms would have fetched as low an interest rate given the increased risk exposure seen by the bank.
Using land as collateral works in the same way but in a bit more complicated fashion. When John Smith bought his house he put down 20% of the loan amount as his down payment (read “collateral”). If the property was valued at $200,000, the down payment would have been for $40,000. When bankers talk about home loans the use another term to help clarify. That term is “equity.” Equity is nothing more than the difference between the amount borrowed and the market price of the home. After John buys his home we can say that he has $40,000 in equity but in two years when his home is assessed at $300,000 his equity has increased to $140,000. This is new collateral that John can use to secure bigger and better loans.
There are at least 2 ways in which John’s new equity can be used to increase the money supply. The first is through a home equity loan. In this way John goes directly to the bank and negotiates a loan with them using his equity as collateral. The money given via the loan is new money. Another method is as simple as selling and rebuying. When John sells his home and pays off his debt he has $100,000 (140,000 – 40,000 downpayment) more funds available to use as a down payment on a new loan. If the new loan is for $500,000 than $200,000 of new money has been created.
In real estate it is a common misconception that houses increase in value. In truth this is rarely the case with exceptions being only for those homes with architectural/historical significance. What actually happens when a home appreciates is the land it sets on gets more expensive. Land appreciates, not houses. Location, Location, Location. We can see then that the value of land, not buildings, increases the money supply over and above the initial assessed value over time.
To be continued…