Friday, March 10, 2017

Hoocoodanode that Exurban Nation would return?

Here is the latest traffic data:
The take away is "self sustaining."  Thanks to all who made it worthwhile. 


84 comments:

Lawyerliz said...

You are welcome.

Hehehehe. Snort.

Lawyerliz said...

My house is up another $250.

Lawyerliz said...

T bills above 2.6%.
Will they get to 3%?
4?

Lawyerliz said...

Excuse me for being so fascinated with Z. It is new to m e. I found Z details with. Ranges. I think the lowest range for rental is prolly realistic. I also thing the high range for Sale is realistic, but I'm not selling so it doesn't matter. It thinks the house will appreciate $10k over the next year. I hope to have it repainted and with a new roof by that time, with a few interior improvements, so who knows? This is just a mental game I'm playing, and
not for real. Now interest rates. . . They are a deadly serious game.

Rob Dawg said...

Short answer is that treasuries -have- to go higher. The complicating factor is Europe. Classic case of not being high enough in the tree to avoid the bear but only being a tiny bit higher than the other guy.

Rob Dawg said...

235k. 4.7%.

Lawyerliz said...

So is 4% high enough?

Lawyerliz said...

Is what?

Rob Dawg said...

Selfishly; as long as my mortgages are "free money" then they are high enough. For the economy; 4% is high. Beat inflation with a few tenths premium. That's barely into the 3s although a few more tenths in anticipation of higher future inflation is understandable.

LBD said...

Good Morning!

Thanks RD :)

I never rolled cost into a loan very expensive especially back when loans where double digits.

Rob Dawg said...

Is it too early to call; "hats everyone!"?

Nice employment gains 25-54 year olds.

Cinco-X said...

Morning... Got an early morning meeting, but it seems a room full of engineers can't figure out how to configure Skype...

Rob Dawg said...

A group of really good engineers can make it look like it isn't their fault to cancel a meeting. :evil: 😈

Lawyerliz said...

But when he's getting 3.875%?

Mike said...

any loan with a 3 "handle" will be cherished for many decades to come.. ;<)

I just want my dounble digit cd's..lol

morning all..

Mike said...

"double"

Lawyerliz said...

What are we putting on a hat for?

Rob Dawg said...

"Dounble" a combination of double and doubtful. ;)

Rob Dawg said...

Dow 21k on the open.

LBD said...

Every $1K in costs over 30 years cost $692.85 I like to deal in total cost, less how much a month and can I out run the odds. This is after taxed sweat money. IMO

LBD said...

I would be happy for 5% short term CD's.

Lawyerliz said...

Oh, yeah. In a few years there will be attempts to assume, and the "clause 17" which isn't 17 any more will come me into play. Also, the son's new house us nice enough to stay in for some years, but he won't be able to move up, without an increase in interest rates of several points. Somebody is stuck with these low rates for quite a while. The taxpayer?
More home improvement instead of moving.

Mike said...

I wonder how the banks get compensated for the below market (rate) VA/FHA loans they make. They must take a beating when they try to sell those loans to Fannie/Freddie...

Lawyerliz said...

After inflation, that's more like 350 and so what? Almost nobody stays there 30 years

LBD said...

I think it would depend on the profit spread more then the rate.

Mike said...

Maybe the VA compensates Fannie/Freddie from the "funding fee" they collect from the borrower?? I dunno...

LBD said...

Most people never get out of debt either. a big boomer problem.

Rob Dawg said...

Every mortgage I have seen in the past 10-12 years has said "assumable." By that they mean you can take over the existing balance at a new rate and qualification and fees and term. Sneaky details.

Rob Dawg said...

Most people never get out of debt either. a big boomer problem.


Going to be an especially big problem as the greatest generation passes and skips the boomer generation with inheritance.

Mike said...

VA/FHA loan rates appear to run about 25-30 bps under conventional. They collect a funding fee from the borrower (1.75%-2.10%) that conventional loans do not..so maybe the bank just keeps that fee to help offset the loss they take when they sell the loan?? I dunno...mortgages are hard

Mike said...

Every mortgage I have seen in the past 10-12 years has said "assumable."

when I was looking back thru old newspapers (online) yesterday while looking for home prices in late 70's/early 80's...many sellers were highlighting the fact they had an "assumable loan" the buyer could take over ("take over 8 1/2% loan!!")

Not sure if the banks still allow that..but it becomes an important selling feature in a fast rising interest rate environment..

"Sellers willing to finance" seemed to be another popular sales tool..

LBD said...

Use the fee to buy down the interest rate? Roll the cost in to the loan. Total cost are what really matter. IMO

LBD said...

When we bought our first house we assumed a VA loan the seller had. They quit that as I recall during the S&L scandal.

Mike said...

I agree from the borrowers perspective LBD..total cost is what matters. It seems like the bank issuing the loan would end up holding the bag on the lower rate unless the VA let's them keep some of that "funding fee" they collect.

Here is the article I found that discusses it..(and it appears the fee goes down with higher dp)

A basic funding fee of 2.15 percent must be paid to VA by all but certain exempt veterans. A down payment of 5 percent or more will reduce the fee to 1.5 percent and a 10 percent down payment will reduce it to 1.25 percent.


http://www.valoans.com/purchase/closing-costs

Lawyerliz said...

I think they are presold, at least mostly.

Lawyerliz said...

I'd be willing to finance if somebody wanted to buy my condo. At at least 5 1/2%!!!

Lawyerliz said...

If the costs are rolled into the loan, the vet is risking nothing.

Lawyerliz said...

It used to be that sometimes they'd loan you repair costs. IIRC.

Mike said...

yes..probably pooled into a MBS and sold to fannie/Freddie at a discount (because of the below market rates)..

LBD said...

Part of the fee looks like mortgage insurance that drops by the size of the down payment. It still leaves the remainder of the fee unexplained and could be used in part to buy down the loan.

It is kind of like in the mechanic biz shop material charge of 5% of labor. Honestly it is a way to bypass labor cost shared with the mechanics for warranty and profit prosperous.

Mike said...

low (or no) down payment and no pmi seems to be the primary selling point of VA loans (from a quick look at Google)..

Mike said...

I think I found my answer to why FHA/VA loans have lower rates than conventional..

Because FHA mortgage bonds are backed by the government, they are considered "risk-less" to investors in Ginnie Mae bonds so FHA mortgage rates reflect this guarantee. As the global economy sputters, investors search for safe places to store their cash and Ginnie Mae -- via its FHA-insured mortgage bonds -- gives it to them.

http://themortgagereports.com/7350/fha-mortgage-rates-rising-more-slowly-than-conventional-ones

Rob Dawg said...

OT. the net nannies at mudfilledecon are out in force today. No criticism of past administration allowed.

Cinco-X said...

We're hardware guys, so we just blamed it on the SW

LBD said...

I am sure it's still bush's fault. LOL!

Cinco-X said...

I think that most of the greatest generation has passed already. Depression and war babies will be gone soon. Probably a generation away from the boobers being mostly gone too...
Oops! I meant boomers

Mike said...

I am sure it's still bush's fault. LOL!

yeah..I was just thinking to myself...didn't seem to stop them from blaming GWB for everything that went wrong during O's tenure..

Mike said...

the market today..

"Great!! higher rates are coming"

"oh Crap..higher rates are coming!!"

Cinco-X said...

http://www.dailymail.co.uk/sciencetech/article-4298698/Woman-asks-Amazon-s-Alexa-s-connected-CIA.html

Too f'kin funny

LBD said...

They read the fine print and didn't find the money. LOL!

Cinco-X said...

H/T blackhalo

LBD said...

The answer is obvious big brother is listening. LOL!

Lawyerliz said...

If rates are going up, you will lose money. Isn't that risk?
Silly me.

Mike said...

I guess it depends upon the reason why rates are increasing. If it's because the economy is picking up steam...that generally is good for business/stock market. If it's because inflation is perking up..that might be bad.

Very sector dependent...

Mike said...

Banks (surprise surprise!!) will be one of the initial beneficiaries of rising interest rates...they'll be very slow to pass them on to depositors..but lightening quick to their borrowers.. lol

Cinco-X said...

http://dilbert.com/strip/2017-03-10

LBD said...

I don't think savings rates will go up for a long time, the FED pumped to much to need savers deposits. Look at bank dividends compared to savings rate. Buy a bank stock on a dip and collect the dividend!

Mike said...

yeah I don't have much left in the equities market..but what I do..is mainly in bank stocks/ETF's.

potential to benefit from higher rates (wider margins) + deregulation + lower tax rates + divvie increases..

a lot to like there..

Rob Dawg said...

My CIM and PMT just ooze divvies these days. Don't care if the stock price languishes.

Rob Dawg said...

Cinco-X did you see the serious embarrassment I caused on mudfilledecon?I'm getting down votes all over the place. Eecon is seething.

Cinco-X said...

Ya, buy they can't really be embarrassed if they have no shame...I voted you up where I could, but I've only got one bite per post.
I stop in to see what's going on there, but the reverberation hurts my ears and my sensibility

Cinco-X said...

DYAC... But and vote... Sheesh

Lawyerliz said...

What did you do? I don't want to go on there to see.

Lawyerliz said...

I am sad because I've " known" poic since Irvine renter days, and don't like to think b of him as embarrassed.
The son's new house appraised at 500$ over the price, but Zillow took it way down
Interesting.

Rob Dawg said...

Sounds like the appraiser "hit the number." Don't worry about Zillow especially close to transactions.

Lawyerliz said...

I'm not. Neither is son.

Rob Dawg said...

nPoic did a great job setting up the web site but made the error of saying he wasn't going to monitor content. From then on the snide remarks, late comment insults and outright lies and ganging up started.

Justaskn claimed I had friended Trump on FaceBook. I don't have FB. Eecon piled on making a fool of himself. When I pointed this out by using his own words it set him off even worse. They showed how biased close minded and intolerance they are.

Even Sebastian saw how bad it was and asked for civility.

Rob Dawg said...

Beer battered true cod for lunch! Just mixed the batter and dropped the chunks in. Rolled on panko then oven.

Lawyerliz said...

Yym

LBD said...

Kielbasa sausage, chili no beans and yogurt for me.

Rob Dawg said...

I got a case of Yoplait vanilla Greek 100cal tubs from the dollar store. Nothing wrong with them. 6oz. 8/$1. Great stuff.

Lawyerliz said...

Friended Trump?????

Rob Dawg said...

Liz, who knows. The election set so many adrift as their anchors were snapped off in the storm. I agree with Krugman that the Rs aren't "leading." Yet. The unspoken part is that the Ds have yet to peacefully cede the authority that is supposed to go with that responsibility. I also know that when the Rs do find their feet it will be Krugman out front complaining about abuse of power.

Cinco-X said...

He's not embarrassed. Rob was busting on eecon and sum luk, but they're so drunk on koolaid it had little effect

Cinco-X said...

Ya... Sebastian being the voice of reason tells it all

Cinco-X said...

You'll be sleeping in the spare bedroom tonight...

EngineerJim said...

I just go on Mud and Musing to vote people down.
Not much reason to actually post there.

Rob Dawg said...

Picked up my white tie and tails monkey suit. Had the head mowers run their sharp tools over my scalp. Shower, shave and I'll be public acceptable. Dress rehearsal at 5PM so a bigly Lenten lunch to carry me over.

http://assistanceleagueventuracounty.org/auxiliaries.htm

Mrs Dawg is a former participant. My baby is not a baby anymore and being featured tomorrow.

Lest any object this is super-majority public service and charity not some indulgent celebration.

Lawyerliz said...

That's not worthy of you.
Tell Outsider yo come on down.

And Jo, too.

Rob Dawg said...

The only thing Italy is "walking off" is a cliff.

https://www.forbes.com/sites/kenrapoza/2017/03/09/are-investors-betting-on-an-italian-banking-crisis/#5050f72e6916

Rob Dawg said...

The Cod was very good. I learned a few things. The taste was great but the batter wasn't as cooked as the fish which had perfect flavor, moisture and texture. The lemon from the garden was equally perfect.

next time.

Lawyerliz said...

Interesting I don't know how to fix that. Make the coating thinner, maybe?

Rob Dawg said...

Either thinner or drier. Alternative being thicker pieces and cooking longer. Cooking is the intersection of art and science.

It could be that my $70 oven at 400°F indicated is only 385°F.

Art, science, experience and let us not forget; dedication. This batch was good enough to serve in a restaurant. Just not as good as it could be. Honest, I am considering getting a few pounds of shrimp and figuring out exactly how hot and how many and how long and how fast to cool. You can do everything exactly the same to the ounce and second and temperature and the only variable being pot size and get different results.

Would be nice if Antipodes could settle down and Yoringe could decide to move over. I'm not asking. just saying they would understand and add.

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