May 7, 2024

Home Prices Up in Half of Major U.S. Cities, Survey Shows

The Standard Poor’s/Case-Shiller index showed Tuesday that prices increased in August from July in 10 of the 20 cities tracked. That marked the fifth straight month that at least half of the cities in the survey showed monthly gains.

The biggest price increases were in Washington, Chicago and Detroit. The greatest declines were in Atlanta and Los Angeles.

The August data provides a “modest glimmer of hope” that some areas may have bottomed out and could be turning around, said David M. Blitzer, chairman of SP’s index committee.

He noted that cities in the Midwest — Chicago, Detroit and Minneapolis — have shown some strength since May.

In Detroit, the recovering auto industry has helped lead a small rebound in the housing market. Home prices have risen 2.7 percent since August 2010, making it one of only two cities to show a year-over-year gain in that time. The other was Washington.

Detroit was one of the hardest hit after the housing bubble burst more than four years ago. Home prices there are coming off 1995 levels. So the gains are relatively small compared to how far prices have fallen.

In Minneapolis and Chicago, fewer homes are being put up for sale, leading to higher prices and better sales figures. That’s likely due to fewer foreclosures in those cities. September’s drop in homes for sale in the Twin Cities was the largest decline in inventory in more than seven years, according to the Minneapolis Area Association of Realtors.

Still, Robert Shiller, the co-founder of the index and a Yale economics professor, said in an interview on CNBC that overall home prices were “flat” and a recovery in the struggling housing market was not on the horizon.

The index, which covers half of all U.S. homes, measures prices compared with those in January 2000 and creates a three-month moving average. The August data are the latest available.

Prices are certain to fall again once banks resume millions of foreclosures. They have been delayed because of a yearlong government investigation into mortgage lending practices.

“We certainly believe the bulk of the decline in housing is behind us and indeed, one might even say that ‘housing’ is more likely to improve from here,” said Dan Greenhaus, chief global strategist for BTIG. “But given the overwhelming level of inventory that remains on the market … further price declines seem almost assured to help clear the market.”

Home prices have stabilized in coastal cities over the past six months, helped by a rush of spring buyers and investors. But this year, home prices in many cities, including Cleveland, Detroit, Las Vegas, Phoenix and Tampa, have reached their lowest points since the housing bust more than four years ago.

Many people are reluctant to purchase a home more than two years after the recession officially ended. Even the lowest mortgage rates in history haven’t been enough to lift sales.

Some can’t qualify for loans or meet higher down payment requirements. Many with good credit and stable jobs are holding off because they fear that home prices will keep falling.

Sales of previously occupied home sales are on pace to match last year’s dismal figures — the worst in 13 years. Sales of new homes fell to a six-month low in August and this year could be the worst since the government began keeping records a half century ago.

Foreclosures and short sales — when a lender accepts less for a home than what is owed on a mortgage — makes up about 30 percent of all home sales last month, up from about 10 percent in past years. The large number of unsold homes and foreclosures are sending prices lower and hurting sales.

Article source: http://feeds.nytimes.com/click.phdo?i=02eae5d9e5317c789dfc33ab22e459af

Bucks Blog: New Refi Rules Offer Help to More Underwater Borrowers

A home sale after foreclosure in Tigard, Ore.Associated PressA home sale after foreclosure in Tigard, Ore.

The federal government on Monday announced changes that could make it easier for many borrowers who owed more on their home loans than their houses were worth to refinance into lower-cost mortgages.

The changes are aimed at helping homeowners who are current on their loans, but who have been unable to take advantage of historically low interest rates by refinancing because they are “underwater” on their mortgages. Ultimately, the government hopes the move will help stabilize the housing market, which has been stagnant due to falling prices and foreclosures.

Previously, to refinance under the two-year-old Home Affordable Refinance Program, or HARP, borrowers could owe no more than 125 percent of their home’s value. But the Federal Housing Finance Agency is eliminating that cap, making the program available to many more underwater homeowners. Other changes include eliminating the need for most appraisals and scrapping many refinance fees.

Lenders are expected to get detailed information on the changes by Nov. 15; some could begin offering refinancing under the new rules as soon as December. Borrowers who owe more than 125 percent of their home’s value, however, likely will have to wait until early 2012, according to the housing agency.

As of Aug. 31, about 894,000 borrowers had refinanced under HARP; at least that many are expected to be able to refinance under the updated program, the agency said.

To qualify, your home loan must be owned or guaranteed by either Freddie Mac or Fannie Mae, the quasi-governmental mortgage outfits; you can check this here for Freddie and here for Fannie. I found the Fannie site a bit frustrating to use, so another option is simply to call: 800-7FANNIE , or 800-FREDDIE. (Freddie and Fannie own or guarantee roughly half of all home loans in the United States).

Here’s some other details:

  • Your loan must have been sold to Freddie or Fannie before May 31, 2009.
  • You must be up-to-date on your mortgage payments, with no more than one late payment in the prior 12 months.
  • Your current loan-to-value ratio (the amount of your loan, divided by the value of your home) must be greater than 80 percent.

Think the new rules will help you refinance your home? Or is this just the latest federal mortgage effort that will fall short of its goals?

Article source: http://feeds.nytimes.com/click.phdo?i=237f860ded1c34f991abb412a8005334

Economix Blog: Home Prices Are Down, but Rentals Are Rising

The housing market is gasping for air, and home prices are down to 2003 levels, according to the SP/Case-Shiller Home Price Indices.

But that does not mean all housing is cheap. Rents are actually rising, according to the latest inflation data from the Labor Department. Last year, rents were essentially flat, but they have been rising steadily since the end of 2010. In August, rents paid for primary residences were up 0.4 percent compared with July, and 2 percent above a year earlier.

Bureau of Labor Statistics and IHS Global InsightIndex of rents paid for primary residences using 1982-1984 as a base.

The reason is simply a matter of increasing demand for rental properties. In a better economy, the people who are now renting might be looking to buy a house. Many people do not have the financial capacity to get a mortgage. Interest rates are at historic lows, but lenders are making prospective borrowers go through ever more hoops to qualify for loans. People who are insecure about their jobs do not want to commit to mortgages, and those who are scraping by on unemployment insurance or savings certainly cannot buy a house.

“A lot of people are really changing their attitudes toward housing,” said Chris G. Christopher Jr.,
senior principal economist at HIS Global Insight. “So there is more renting going on.” With prices down, he said, housing “doesn’t seem like a very good investment.”

Article source: http://feeds.nytimes.com/click.phdo?i=beaf2750d6de39f22ec8272993b4a597

Bucks Blog: Bearing the Brunt of the New Mortgage Cap

A home for sale in Carmel, in Monterey County, Calif., in May. Monterey County is expected to be affected by a change in mortgage rules starting Oct. 1.Peter DaSilva for The New York TimesA home for sale in Carmel, in Monterey County, Calif., in May. Monterey County is expected to be affected by a change in mortgage rules starting Oct. 1.

The pending end of federal guarantees for pricey mortgages will probably have the greatest effect on borrowers in counties in just a few states, an analysis by the real estate site Zillow finds.

The change on Oct. 1 will affect fewer than 2 percent of the total mortgage applications in the United States, Zillow estimated. But, while applications in just 250 of the roughly 3,000 counties nationwide will be affected, certain counties — in California, Virginia and Washington State, for instance — will bear the brunt. “While the impact of the changing loan limits is relatively small in aggregate,” wrote Svenja Gudell, Zillow’s senior economist, “there are some larger local impacts where individual counties could be harder hit.”

In San Juan County in Washington State, for instance, an estimated 20 percent of submitted loan requests will no longer be eligible for lower interest rates. Instead, they would be categorized as “jumbo” loans, and subject to higher rates. The percentage is about 17 percent in Monterey County, Calif., followed by roughly 14 percent in San Mateo and San Francisco Counties, and about 12 percent in Arlington County, Va., Zillow found. To arrive at its estimates, Zillow analyzed more than 830,000 applications to its mortgage marketplace during the 12 months ending in August.

The limit for a government-insured loan is $417,000 in most parts of the country. Loans above that limit have generally been considered “nonconforming” or “jumbo” loans, and carried a higher interest rate to reflect their higher risk. But for the last three years, due to housing market turmoil, the government raised the conforming loan limit to as much as $729,750 in areas with very high home prices. The move created a new, middle tier of loans (Zillow calls them “expanded conforming loans”) that were eligible for government backing but, in practice, still subject to slightly higher interest rates.

Now, a change in the government’s formula that takes effect Oct. 1 will lower the maximum loan to $625,500. (A front-page story discussed the issue in May, and this Bucks post explained how the change might affect a hypothetical borrower.) That means borrowers will either have to make a larger down payment, to bring the loan below the new limit, or pay a higher interest rate, Zillow said.

Zillow also estimated how many properties in those 250 counties that could currently be financed with an “expanded conforming” loan won’t be able to be financed that way as of Oct. 1. (The analysis is based on Zillow’s estimate of the home’s current value and assumes a 20 percent down payment. The study included the roughly 100 million homes in Zillow’s database.)

About 2.5 percent of homes in those counties are affected, Zillow says, which represents less than 1 percent of homes nationally. The results are similar to the mortgage application results, although the analysis also shows significant effects in some counties in Florida, New York and Massachusetts. There are a few differences, though. In Summit County, Utah, for instance, Zillow found that just 1.3 percent of mortgage requests would be affected by the change, but that nearly 10 percent of the houses in the county, “if sold, would now have to be financed by a jumbo loan. ”

Are you trying to finance the purchase of a house? Has the change in conforming loan limits affected your purchase?

Article source: http://feeds.nytimes.com/click.phdo?i=d28eaefd804c3486a0c6d0ce695d561c

Buffett to Invest $5 Billion in Shaky Bank of America

Bank of America’s problems are emblematic of the economic woes facing the country in general and the housing market in particular. Its fortunes have been waning as the outlook for growth has darkened and the financial markets have gyrated.

More than some other large banks, Bank of America’s fate is also heavily intertwined with that of consumers. It services one in five home loans, and with 5,700 branches assembled through decades of mergers, it counts 58 million customers.

The losses suffered by the bank — $9 billion over the last 18 months — have spurred worries about just how solid its foundations are and raised fears that it will need tens of billions of dollars in fresh capital. Bank executives insist that that is not the case, and they were quick to trumpet Mr. Buffett’s move as a crucial show of support for a management team, especially the chief executive, Brian T. Moynihan.

“In the shaky couple of weeks that we’ve gone through in the financial markets, it’s a good time for this vote of confidence by a savvy investor,” said Charles O. Holliday Jr., the bank’s chairman. “We didn’t need the capital, but it doesn’t hurt to have more in a volatile time.”

Even as investors cheered Mr. Buffett’s investment, lifting the bank’s shares more than 9 percent, analysts cautioned that it did not address more fundamental problems that will take years to correct. Moreover, it does little to lift the uncertainty over how much the company will ultimately have to pay to angry investors holding hundreds of billions of dollars worth of soured mortgage securities. Also hanging over the company is the prospect of a multibillion-dollar mortgage settlement with the government.

“This is a good endorsement but it’s no silver bullet,” said Michael Mayo, a bank analyst with Crédit Agricole in New York. “Bank of America got the Good Housekeeping seal of approval and Buffett got a sweetheart deal, but the company hasn’t been able to get its arms around the magnitude of the losses.”

The bulk of those losses stem from the company’s disastrous acquisition of Countrywide Financial in 2008, the subprime lender whose reckless lending policies have made it a symbol of the housing bubble. Mr. Moynihan’s predecessor, Kenneth D. Lewis, paid $4 billion for Countrywide. It has already cost the company more than $30 billion.

To offset that red ink and strengthen the bank’s capital position, Mr. Moynihan has sold more than $30 billion worth of assets since the start of 2010, most recently unloading its Canadian credit card business and a portfolio of commercial real estate.

Bank of America shares have been pounded in recent weeks amid deepening worries about just how much the mortgage mess will eventually cost the bank, how the downshift in the economy will crimp earnings and whether it can absorb losses without having to raise more capital.

Earlier this week, the stock dropped to its lowest point since the aftermath of the financial crisis, and nearly 30 percent below where it began the month.

Other banks’ stocks have dropped, too, but the speed of the descent and the surge in the cost of insuring the company’s debt awakened memories of the financial crisis, when companies like Bear Stearns and Lehman Brothers found themselves short of capital.

Bank of America’s capital position is much stronger than it was going into the financial crisis — it held $218 billion at the end of the second quarter by one key measure, but was still behind peers like JPMorgan Chase and Wells Fargo.

Article source: http://www.nytimes.com/2011/08/26/business/buffett-to-invest-5-billion-in-shaky-bank-of-america.html?partner=rss&emc=rss

Affluent Buyers Reviving Market for Miami Homes

And yet much of Miami is gripped by a housing mania as the oversupply of distressed homes dries up and foreigners and investors swoon. Only a few years after it seemed there were so many unwanted high-rise condominiums that the only solution was to tear some of them down, there are plans to build even more.

Home sales in the metropolitan area during the first half of the year rose 16 percent from 2010 for the best spring since 2007, according to the research firm DataQuick, far outpacing the negligible growth in the rest of the country. Two-thirds of the sales were all cash.

Prices, after a brutal drop, are firming up or even increasing. During the first six months of the year, there were 439 sales for at least $2 million, up 13 percent from last year.

“People thought it would take at least a decade to get back to this point,” said Peter Zalewski, founder of Condo Vultures, a real estate consultant.

Gil Dezer, who co-developed the beachfront Trump Towers, saw 90 percent of the buyers in the project’s uncompleted second and third buildings abandon their deposits in the crash. Last week, Mr. Dezer achieved a milestone: he sold enough condos to pay off the $265 million mortgage on the property. Only about 12 percent of the apartments remain.

“The Brazilians walk in, they don’t even negotiate,” said Mr. Dezer, who said he would announce two new projects by the end of the year. “It’s a no-brainer for them.”

For more than four years, the fate of the housing market here and across the country has been closely tied to the tremendous wave of foreclosures. In some communities, more than half of all home sales were bank repossessions. These cheap, often half-destroyed properties undermined neighborhoods and accelerated the market’s descent, prompting even more owners to walk away.

But now, as new foreclosures slow and lenders are forced to let old cases languish for legal reasons, some of the regions that were worst off when foreclosures were at flood tide are much improved with the process stalled.

“People should thank the foreclosure mills,” said Mr. Zalewski, referring to the law firms that brought about freezes in foreclosures when they were caught using illegal methods. “They gave the whole market a reprieve.”

As a result, the balance between supply and demand in South Florida is shifting. In late 2008, as the financial crisis was peaking, there were 108,000 properties for sale and hardly any buyers. The region became a symbol of excess. Buyers abandoned their deposits and reneged on deals, buildings went bankrupt and squatters moved in.

Now there are fewer than 48,000 properties for sale, Condo Vultures said. And with supply diminished, homes have value again.

Whether Miami and other stricken markets like Phoenix, Las Vegas and parts of California will continue to make progress depends on the fate of the two million American households in foreclosure and another two million in severe default. The nation’s attorneys general and the Obama administration are negotiating with the top mortgage servicers for new procedures for those in trouble. If the lenders get immunity from prosecution, foreclosures might speed up and the housing market could suffer another relapse.

In the meantime, the South Florida market is busy, although it offers a problematic blueprint for a national recovery. For the traditional buyer who wants to put down no more than 20 percent, loans are somewhere between tough and impossible. Many of the sales are to investors, rich people or foreign citizens benefiting from a weak dollar.

“Two years ago, everyone was gripped with fear,” said a mortgage broker, Grant Stern. “Now investors are gripped by greed.”

Article source: http://feeds.nytimes.com/click.phdo?i=84359eac66cad9ce768226189c19d68b

Mixed Data Show Tepid U.S. Economy, but Leading Indicators Rising

But a separate report suggested that the rate of the recovery could soon pick up after stalling in the first half of the year.

Taking the unexpected soft patch into account, the International Monetary Fund cut its forecast for economic growth in the United States, warning Washington and debt-ridden European countries that they were “playing with fire” unless they took immediate steps to reduce their budget deficits.

While the I.M.F. thinks downside risks to growth have increased, it still expects the economy to gain speed next year.

Consumer sentiment in the United States declined more than expected in June, the Thomson Reuters/University of Michigan survey showed, as consumers remained pessimistic about stagnant incomes and job prospects.

“Job growth is, at best, anemic and the unemployment rate is high. If you’ve been laid off, it’s probably been for a long period of time,” said Cary Leahey, economist and managing director at Decision Economics in New York. “That can’t help but affect these sentiment figures.”

The preliminary reading showed the index at 71.8, down from 74.3 the month before. It was below the median forecast of 74.0 among economists polled by Reuters.

Although the data contained little evidence that a new downturn was under way, the survey found that most consumers believed the recession had not yet ended.

Consumers’ view of rising prices was also mixed as the survey’s one-year inflation expectation fell to its lowest since February, to 4.0 percent from 4.1 percent. But the five-to-10-year inflation outlook was at 3.0 percent, edging up from 2.9 percent.

A separate report showed that a gauge of future economic activity rose more than expected in May, but high gasoline prices and a weak housing market are expected to keep growth moderate.

The independent Conference Board said on Friday its Leading Economic Index increased 0.8 percent to a record high of 114.7, after a revised 0.4 percent fall in April. Economists had expected a rise of 0.2 percent.

The rise in the economic indicators was an encouraging sign after recent sluggish data, and underscored releases on Thursday that showed a better-than-expected picture of the labor and housing markets, but a contraction in Mid-Atlantic factory activity in June.

“This rebound in the leading indicators index is an encouraging sign that the recent slowdown in the economy may be short-lived,” Nicholas Tenev, an economist at Barclays Capital, wrote in a note.

In its report Friday, the I.M.F. forecast that the gross domestic product in the United States would grow a tepid 2.5 percent this year and 2.7 percent in 2012. In its forecast just two months ago, it had expected 2.8 percent growth in 2011, rising to 2.9 percent in 2012.

Article source: http://feeds.nytimes.com/click.phdo?i=fc534d1600128bf0e7de3e9131617809

DealBook: Misdirection in Goldman Sachs’s Housing Short

Lloyd Blankfein, Goldman Sachs’s chief executive, with a Senate panel’s report on his firm, before testifying on April 27, 2010, at a Senate hearing on the financial crisis.Evan Vucci/Associated PressLloyd C. Blankfein, chief executive of Goldman Sachs, with a Senate panel’s report on his firm, before testifying on April 27, 2010, at a Senate hearing on the financial crisis.

Goldman Sachs appears to be trying to clear its name.

The compelling Permanent Subcommittee on Investigations report on the financial crisis is wrong, the bank says. Goldman Sachs didn’t have a Big Short against the housing market.

But the size of Goldman’s short is irrelevant.

No one disputes that, by 2007, the firm had pivoted to reduce its exposure from mortgages and mortgage securities and had begun shorting the market on some scale. There’s nothing wrong with that. Don’t we want banks to reduce their risk when they see trouble ahead, as Goldman did in the mortgage markets?

Nor should shorting itself be seen as a bad thing. Putting money behind a bet that a stock (or bond or commodity or derivative) is overpriced is necessary for the efficient functioning of capital markets. Short-sellers can keep prices from getting out of whack and help deflate bubbles.

The problem isn’t that Goldman went short and reduced risk — it’s how.

To establish many of its short positions, the Senate report says, Goldman created new securities, backed them with its good name, and then strung together misleading statements to its customers about what it was actually doing. By shorting the way it did, the bank perverted the market instead of correcting it.

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Take Hudson Mezzanine, a $2 billion collateralized debt obligation created by Goldman in 2006. In marketing material, the firm wrote that “Goldman Sachs has aligned incentives with the Hudson program.”

I suppose that was technically true: Goldman had made a small investment in the C.D.O. and therefore had an aligned incentive with the other investors. But the material failed to mention the firm’s much larger bet against the C.D.O. — a huge adverse incentive to its customers’ interests.

Goldman told investors that the Hudson assets had been “sourced from the Street,” which most investors would understand to mean that Goldman had purchased the assets from other broker-dealers. In fact, all the assets had come from Goldman’s own balance sheet, the Senate report found.

In his April 2010 testimony to the Senate, Goldman’s chief executive, Lloyd C. Blankfein, argued that Goldman was merely making a market in these securities and derivatives, matching willing and sophisticated buyers and sellers. But Goldman was acting like an underwriter, not a market maker.

As the underwriter, Goldman threw its marketing muscle behind Hudson Mezzanine and other C.D.O.’s. When the bank’s salespeople ran into trouble selling the securities, they begged for help from the executives who created them. One requested material to give to clients about “how great” the sector was. One needed the aid to get a client to invest, to be “THERE AND IN SIZE,” according to e-mails cited in the report.

Sometimes, Goldman took advantage of the opaque markets. According to the Senate report, Goldman executives had extensive concerns about the prices of its 2007 Timberwolf C.D.O. Goldman sold the C.D.O. securities anyway, often at higher prices than it had them recorded on its books. In summer 2007, Goldman marked some Timberwolf assets at 55 cents on the dollar, but sold similar securities to an Israeli bank at 78.25 cents at the same time, according to the report. Oh, well, tough luck!

For decades, Goldman’s famous mantra was to be “long-term greedy” and a central element of that was putting customers first. In these C.D.O.’s, the bank’s customers were “only first in the same way that on Thanksgiving, the turkey is first,” a former C.D.O. professional told me.

Goldman declined to address these specific disclosures from the report. A spokesman maintained the firm fulfilled its obligations to buyers of these kinds of C.D.O.’s, which were made up of derivatives. The customers were large and sophisticated investors who knew that one side had to be long while the other was short. And they knew, or should have known, that Goldman might be on the other side.

“It was fully disclosed and well known to investors that banks that arranged synthetic C.D.O.’s took the initial short position,” a spokesman wrote in an e-mail.

True, but few thought that the bank that had created and hawked the C.D.O.’s expected them to fail.

Goldman’s techniques harmed the capital markets. Goldman brought something into the world that didn’t exist before. Instead of selling something — thereby decreasing the price or supply of it — and giving the market a signal that it was less desirable, Goldman did the opposite. The firm created more mortgage investments and gave the world the signal that there was more demand, for C.D.O.’s and for the mortgages that backed them.

By shorting C.D.O.’s, Goldman also distorted the pricing of the underlying assets. The bank could have taken the securities it owned and sold them en masse in a fairly negotiated sale, though it likely would have gotten less for them than it was able to make by shorting the C.D.O.’s it created.

Because of Goldman’s actions, the financial system took greater losses than there otherwise would have been. Goldman’s form of shorting prolonged the boom and made the crisis that followed much worse.

Goldman executives surely hope to change the subject from the firm’s specific actions to a more general discussion of how much and when it shorted. We shouldn’t let them.


Jesse Eisinger is a reporter for ProPublica, an independent, nonprofit newsroom that produces investigative journalism in the public interest. Email: jesse@propublica.org. Follow him on Twitter (@Eisingerj).

Article source: http://feeds.nytimes.com/click.phdo?i=64e971a0682785a08948f5c7e6368415

DealBook: The Fine Print of Goldman’s Subprime Bet

Lloyd C. Blankfein, chief executive of Goldman Sachs, has said that the firm did not have a “massive short” on housing.Chris Kleponis/Agence France-Presse — Getty ImagesLloyd C. Blankfein, chief executive of Goldman Sachs, has said that the firm did not have a “massive short” on housing.

The vampire squid haters won’t like this column.

For the past several weeks, I have been trying to understand if Lloyd C. Blankfein, Goldman Sachs’s chief executive, could have perjured himself — as Senator Carl Levin has suggested — when he testified last year in front of the Senate’s Permanent Subcommittee on Investigations and declared, “We didn’t have a massive short against the housing market.”

Based on the subcommittee’s report, which was referred to the Justice Department, I wrote a column raising questions about Mr. Blankfein’s comments. At the time, his testimony seemed ridiculous in the face of evidence that Mr. Levin presented, which showed that the firm had regularly made large bets against the subprime market.

But upon further reporting — talking with executives at Goldman, who pointed me to other documents, and with officials in Washington, and then poring through the report, following the footnotes to the original sources and then cross-referencing them against other public records — I have come to a different and perhaps unsatisfying conclusion for those readers looking for a big scalp: Mr. Blankfein wasn’t lying.

That’s not to suggest Goldman always behaved well. There are other assertions in the subcommittee’s report that detail some pretty egregious activity by certain executives.

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But after comparing the report with publicly available filings and documents, there are enough questions about the accuracy of certain parts of the Senate report to raise some red flags.

Take this example: The report unequivocally states that in 2007, Goldman “reported net revenues of $11.6 billion, of which $3.7 billion was generated by the structured products group in the mortgage department, primarily as a result of its subprime investment activities.”

The sentence was meant to show that Goldman’s shorting of the housing market had provided a large percentage of the firm’s revenue that year. The sentence in the report even included a handy citation for the information.

But in 2007, Goldman Sachs reported net revenue of $45.98 billion, not $11.6 billion. That’s a big difference.

When I spoke to Robert L. Roach, a counsel and chief investigator for the Senate subcommittee who helped draft the report, he said, “We made a mistake.” He said it was a “typo” and insisted that “we weren’t trying to cook anything.”

The figure was Goldman’s net earnings, not its net revenue. He pointed out that later in the report — 93 pages later in a different context — the report accurately described Goldman’s net revenue as $45.98 billion.

Mr. Roach protested that Goldman had never brought the mistake to his attention in the two months since the report was published. There has clearly been much antagonism between Goldman and the various bodies investigating the firm, even as Goldman says it is cooperating. Staff members of the Financial Crisis Inquiry Commission complained when Goldman dumped hundreds of thousands of documents on it; Goldman said privately that the commission was engaging in political theater.

Yet there are other sections in the Senate report that appear to go beyond sloppiness. The report says that Goldman’s structured products group made $3.7 billion, mostly by going short in 2007. That is correct. But the report omitted the total net revenue for the mortgage department, which included structured products.

According to a document Goldman Sachs provided to the subcommittee and made public on its Web site a year ago, Goldman had “less than $500 million of net revenue from residential mortgage-related products — approximately 1 percent of the firm’s overall net revenues.”

In other words, while one part of the department had gone short, another part had gone long.

So when Mr. Blankfein contended that the firm was “not consistently or significantly net ‘short the market’ in residential mortgage-related products in 2007 and 2008” the numbers — if you believe them — are on his side.

Mr. Roach said he was unaware of where the figure of less than $500 million came from, although in the document that Goldman provided the subcommittee, a series of bar charts broke down its exposure for every quarter of 2007 and 2008. Mr. Roach pointed to a different document that showed the firm had made $1.13 billion.

This isn’t meant to say that part of the firm didn’t go short — it did and the firm has repeatedly said so. But the suggestion that the short was a huge directional bet by the firm to profit off a real estate collapse may not completely stand up.

One document the subcommittee cited as evidence that Goldman had been “massively short” was a presentation by Josh Birnbaum. Mr. Birnbaum, a Goldman trader who ran the structured products group, tried to persuade his bosses that he and his group were deserving of a bigger bonus because of their successful short positions. To make his point, Mr. Birnbaum said that “the shorts were not a hedge,” a quote that Mr. Levin’s report brandished as proof that Goldman was lying about its short position.

But it’s hard to give much weight to the quote. Left out of the subcommittee’s report was the answer Mr. Birnbaum gave under oath during his testimony. When asked whether the shorts had been hedged, Mr. Birnbaum said, “I was not aware of what the firm as a whole was — what the firm’s position on mortgages was.”

After his testimony, when he realized that the government had him saying “the shorts were not a hedge” in a presentation, he doubled back. He tried to suggest in written testimony that he believed what he had originally written in his presentation but that his other testimony had also been accurate — a hard circle to square.

More important, if Goldman made only $500 million in net revenue from its residential mortgages when Mr. Birnbaum’s unit made $3.7 billion from shorts, it is clear that it also had huge long positions. Had it been “massively short,” the firm should have made much more than $500 million.

Mr. Levin’s office referred questions about the report to the permanent subcommittee.

The senator also made use of Goldman’s “top sheets” as evidence the firm was short the residential housing market. The report says that a top sheet from June 25, 2007, shows that the firm was short $13.9 billion. That would be quite a big short position.

But in studying the document, the subcommittee may have mixed apples and oranges. It added in $4.1 billion worth of short positions for commercial real estate to residential real estate. And the subcommittee ignored the footnote on the bottom of the document that the “top sheet” had not included long positions in other parts of the business that people close to the firm said were in excess of $5 billion.

Subtract those positions, and Goldman had a net short position of less than $5 billion in residential mortgages — not nearly triple that.

Goldman haters will think that this column is an apology or spin for the firm. That wasn’t the point. Of course, some of what Goldman and others did ahead of the financial crisis is deeply troubling — and possibly even illegal — and they should be punished if a crime was committed. But on this particular score — about Mr. Blankfein’s testimony — the evidence is far from convincing.

As even Mr. Roach acknowledged, “It’s about how you define ‘massive’ and ‘large’ — and I’m not trying to be cute.”

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Banks Amass Glut of Homes, Chilling Sales

All told, they own more than 872,000 homes as a result of the groundswell in foreclosures, almost twice as many as when the financial crisis began in 2007, according to RealtyTrac, a real estate data provider. In addition, they are in the process of foreclosing on an additional one million homes and are poised to take possession of several million more in the years ahead.

Five years after the housing market started teetering, economists now worry that the rise in lender-owned homes could create another vicious circle, in which the growing inventory of distressed property further depresses home values and leads to even more distressed sales. With the spring home-selling season under way, real estate prices have been declining across the country in recent months.

“It remains a heavy weight on the banking system,” said Mark Zandi, the chief economist of Moody’s Analytics. “Housing prices are falling, and they are going to fall some more.”

Over all, economists project that it would take about three years for lenders to sell their backlog of foreclosed homes. As a result, home values nationally could fall 5 percent by the end of 2011, according to Moody’s, and rise only modestly over the following year. Regions that were hardest hit by the housing collapse and recession could take even longer to recover — dealing yet another blow to a still-struggling economy.

Although sales have picked up a bit in the last few weeks, banks and other lenders remain overwhelmed by the wave of foreclosures. In Atlanta, lenders are repossessing eight homes for each distressed home they sell, according to March data from RealtyTrac. In Minneapolis, they are bringing in at least six foreclosed homes for each they sell, and in once-hot markets like Chicago and Miami, the ratio still hovers close to two to one.

Before the housing implosion, the inflow and outflow figures were typically one-to-one.

The reasons for the backlog include inadequate staffs and delays imposed by the lenders because of investigations into foreclosure practices. The pileup could lead to $40 billion in additional losses for banks and other lenders as they sell houses at steep discounts over the next two years, according to Trepp, a real estate research firm.

“These shops are under siege; it’s just a tsunami of stuff coming in,” said Taj Bindra, who oversaw Washington Mutual’s servicing unit from 2004 to 2006 and now advises financial institutions on risk management. “Lenders have a strong incentive to clear out inventory in a controlled and timely manner, but if you had problems on the front end of the foreclosure process, it should be no surprise you are having problems on the back end.”

A drive through the sprawling subdivisions outside Phoenix shows the ravages of the real estate collapse. Here in this working-class neighborhood of El Mirage, northwest of Phoenix, rows of small stucco homes sprouted up during the boom. Now block after block is pockmarked by properties with overgrown shrubs, weeds and foreclosure notices tacked to the doors. About 116 lender-owned homes are on the market or under contract in El Mirage, according to local real estate listings.

But that’s just a small fraction of what is to come. An additional 491 houses are either sitting in the lenders’ inventory or are in the foreclosure process. On average, homes in El Mirage sell for $65,300, down 75 percent from the height of the boom in July 2006, according to the Cromford Report, a Phoenix-area real estate data provider. Real estate agents and market analysts say those ultra-cheap prices have recently started attracting first-time buyers as well as investors looking for several properties at once.

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