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The Return of the Bond VigilantesWere you excited a few weeks ago when US mortgage rates fell to record lows of 4.75%? President Obama was. He urged struggling homeowners to refinance their mortgages, and whether it was at his urging or not, there was a refinancing rush and even a few people wanting to actually buy a home. How did rates get so low in the first place? There was a little bit of government engineering and a large amount of market manipulation by the Treasury and the Federal Reserve to achieve these low, low rates. At first, the government had the wind behind its back, because in the first quarter investors were so concerned about credit defaults in the private sector they flocked to buy Treasuries as the only safe instrument available. This drove long term interest rates on Treasuries into the 3% range, and mortgage rates – which trade higher than US government paper – followed in the same path down. As for the manipulation part, Ben Bernanke had the Fed begin buying Treasuries on the open market. As fast as Barack Obama could announce a new bailout program funded by Treasury borrowing, the Fed was there to mop up all that new paper. Eventually the Fed purchases are expected to total $1.2 trillion. At first, this program worked. “It doesn’t pay to fight the Fed” is one of the most honored maxims in the market, so traders stood out of the way of this 800 pound gorilla and watched interest rates sink to record lows on 10, 20, and 30 year government paper. A few negative voices were heard complaining about the long term inflation implications of all this new Treasury debt. The Obama fiscal expansion, followed by the unprecedented fiscal expansion under Bush II, has no parallel for sheer size in modern finance. Whenever such an enormous expansion of fiscal deficits has occurred in other countries, the results have been disastrous: a collapse in overseas buyers for the paper, a decline of the currency on the exchange markets, and then much higher interest rates for the country involved. But the United States is not just any country. It provides the reserve currency for the world, and that gives it special privileges, such as the “flight to quality” benefit which sees investors clamoring for Treasuries when international political or finance tensions arise. The question has always been: how long will these special privileges last? Is there some point where international investors get tired of an endless supply of new US Treasuries? One answer to this question is already available; the US would not have had to institute a $1.2 trillion buyback program by the Federal Reserve if the market still loved our paper as much as it did a year or two ago. It is never a healthy sign when the biggest buyer of new government debt is another branch of that same government. That doesn’t fool people for very long. The confirmation that the US has a problem in the markets came last week. It started with the announcement that the Standard & Poor’s bond rating service had placed U.K. government paper on a watch list for a potential downgrade of its AAA rating. This was a pretty shocking development, because it is hard for investors to imagine that a country as important as the United Kingdom might no longer be among the most credit-worthy in the world. Then, the managers at PIMCO, a California bond fund that is one of the biggest in the market, said that eventually the United States too would lose its AAA rating at the current pace of borrowing. This was even more shocking. Prices for US Treasuries sank instantly in the market, forcing yields much higher in one of the worst single day collapses of Treasury prices in history. And those fabled 4.75% mortgage rates? Gone for good. The mortgage market froze up completely. Nobody knew what to quote for a home mortgage refinancing or for a new mortgage, but if you could find a quote it was more like 5.85%, which is right back to where the market was two or three years ago. Only this time, there are no liars loans or gimmicky no-down-payment loans available. Mortgage banks have gone back to traditional standards. To get any sort of mortgage these days, you have to show up with a 20% cash down payment, impeccable documentation of your income and assets, a credit score of 740 minimum (which only 2% of the population has), and if you have all this there is a 45 day waiting period for approval. And this is for conforming loans only – the types that can be sold on to Fannie Mae or Freddie Mac, now arms of the federal government. If you have a jumbo mortgage, your rates start at 8%. All those applications for 4.75% mortgages are in limbo and heading for oblivion. If a mortgage bank was foolish enough to lock in this rate for a potential borrower, it is sitting on a big loss. A few banks did in fact do this on the belief that the Fed would do another one of its Treasury buying sprees and push rates back down to 4.75%, but now few people think the next Fed’s purchase is going to move the market that much. People are beginning to see the United States as a heroin addict that is trying to deal with its habit by switching to methadone. The habit is still there whether the addict is getting its fix in one or another form. So much for yet another failed government rescue program. The bond vigilantes – the fabled overseas investors in Treasuries who can be quite fickle – have won this battle, and they didn’t have to do much to win, just sit back and do nothing at all. When that happens, the gaping maw that is the US appetite for debt is open wide for everyone to see, and the picture isn’t pretty. Where this is heading is equally ugly. There will be occasional recoveries for the Treasury markets, and the Fed can push rates back down, but only for awhile and with less bang for the buck at every attempt. That means that interest rates for the US will continue to notch higher, making it that much harder for consumers and business in this country to find credit. This is how Argentina, Uruguay and many other profligate spenders were brought to sanity. At some point a country has to finance itself, either by selling goods or services that foreigners want to buy, or by reducing its standard of living. The second option is the only immediate answer available for the US, and that is why historians may well look back at the past two weeks as the first step in a highly painful adjustment to reality that will affect all Americans. Numerian May 29, 2009 - 8:14am
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