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The Silliest Form of Stimulus: Homebuyer's Tax Credit by a Mile

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To liven up the fall debates, Congress decided to have a contest for the silliest way to stimulate the economy. It doesn't look to be much of a contest. The homebuyers tax credit looks sure to be a big winner.

In the most extreme version of this boondoggle, the government will give a $15,000 handout to anyone who buys a home. That one really runs right to the top of the silliness meter. It's not cleat why we want people to buy homes. If the intent is to boost the housing market, this one falls short, since the vast majority of homebuyers will also be sellers, so their purchase does not on net boost demand.

The tax credit does create wonderful opportunities for gaming. I can "sell" my house to my brother and vice-versa, and we both get to pocket $15,000 (enough to buy health insurance for 5 kids for a year) at the taxpayers' expense.

But Congress may not be persuaded to get this silly even on Halloween, so they may settle for extending the first-time buyers tax credit. The current credit expires at the end of November.

As a beneficiary of this handout, I appreciate the money, but I find it hard to justify as an economist. Why should the government hand me $8,000 because I bought a home? (What would Joe the Plumber say?) As a form of stimulus, the tax credit doesn't measure up very well.

The National Association of Realtors estimates that only 340,000 of the 2 million beneficiaries of the credit purchased homes they would not have bought otherwise. This means that taxpayers spent almost $50,000 for every additional home bought as a result of this benefit. With the median home costing $170,000, if we assume realtor fees, moving costs, and other expenses are equal to 20 percent of the purchase price, this would come to $34,000 of economic activity generated for every $50,000 we gave away through the credit.

But even this overstates the benefit of the credit. Most of the 340,000 people who bought a home because of the credit didn't just decide to buy a home because the government was giving them $8,000. The vast majority of the people walking away with $8,000 checks would have bought a home in 2010 or 2011; they just moved forward their purchase because of the credit.

This could still be good policy if we thought the economy was going to be back near full employment in 2010 or 2011. But there is no way the economy will have recovered in the next 2 years. The Congressional Budget Office projects that unemployment will average 10.2 percent in 2010 and 9.1 percent in 2011. We've effectively shelled out $15 billion dollars (the estimated cost of this year's credit) to make unemployment somewhat worse in these years, so that it will be slightly better in 2009. That doesn't sound too smart.

While there is not much of a story that the credit has directly boosted the economy, its backers claim that a side benefit is that the credit has boosted house prices. There is some logic here: the credit is a bit less than 5 percent of the median house price, so it is reasonable to believe that it has helped to raise house prices.

The only problem in that story is that it is not clear why we would want to boost house prices. Suppose we could snap our fingers and make everyone's house price double or even triple. That would be great news for the people who owned a home. Many could sell their homes and start renting and just live off their equity. Of course the one-third of the population that does not own homes would be less than thrilled about the fact that homes prices had doubled or tripled.

Imagine a policy that handed $200,000 in cash to everyone over the age of 40. That is more or less equivalent to a world in which home prices double.

The reality of course is that home prices are falling back to their trend levels after being inflated by a huge bubble for most of the decade. It is not clear why we would want the government to slow this process. That means that new homebuyers can expect to lose money when they sell their home at a lower price in the years after the credit has expired. That's a smart thing to do to our young people.

There would be logic to directing a tax credit to markets where the bubble has deflated so far that prices are overshooting on the downside. This would be places like Las Vegas and Phoenix where prices are already below their pre-bubble level. But logic and the homebuyers' tax credit never get in the same room.

That is why the homebuyers tax credit wins the award for silliest form of stimulus in 2009. There was a proposal for giving an $8,000 tax credit to the next 2 million people who purchase a pizza, but that one did not even come close for silliness. So let's give a big hand to the folks who developed the homebuyers' tax credit.

Then we should ask what happened to all those conservatives who are supposed to oppose handouts like this and the liberals who are supposed to care about fairness? Not in this Congress.


29 Comments

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It should have been a credit for first-time buyers, and should be limited to ONE house. There are very many speculators buying foreclosed houses; google 'buying foreclosed houses or homes.' It's creepy how many how-to's you get.

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Well, it was a credit only for first time buyers and it was limited to one house. Other stipulations too, for instance the buyer must live in the house for 3 years or is retaxed the entire $8,000, and one cannot buy the house from a relative.

There is obviously no sympathy on this site at all for the realtors and house builders, or for that matter, the people who can't quite buy a house except for the tax credit. I guess you think everybody should be a teacher. There is a little too much ivory towerism on this site.

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Sorry, dear; my husband is a house-builder. I did not get that it was only for first-house buyers, but I'll bet there's plenty of wiggle-room on that rule. Consideration for Realtors? Not one iota, too many worms, and by the by, how are they not Ivory Tower?
I shop at thrift stores and yard sales; where do you shop?

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I think there is indeed plenty of wiggle room on the first-time home buyer rule. You can't have purchased a home within a certain number of years. So you have to figure that some of the people using the credit are stable homeowners who are not upside down on their mortgages, putting their own houses on the market and buying a new one. Which actually adds to the problem.

Also, interestingly, realtors are beginning to catch on to the fact that nobody is looking out for their interests. Many of them have put a lot of work into short sales, only to discover that the banks are stalling them into foreclosure. Expect to hear more about this in the coming months.....

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Wendy, I am on the side of the house builders. The $8,000 credit is a benifit to house builders. Right? Read Baker's comments again. He isn't on your side, though I often like a lot of what Baker says - I think he is wrong here, and it is because he has spent too much time in the Ivory Tower.

And, I greatly sympathize with your husband's plight. I know the situation thoroughly and intimately, though I don't want to go into detail.

No one is yet quite realizing or admiting it yet, but the Construction Industry and the Automobile Industry is being destroyed. There won't be much left in another year.

Where do I shop? For the most part, I don't shop. All my clothes are 10 or 20 years old, though I get more every father's day and Christmas. Got more than I could wear out in 10 life times.

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I think it should be $300K for the next house, even if it is a second house. Then I could buy the apartment next door and combine it with my apartment.

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Why should the government hand you money to buy a house? Because renting is a form of servitude and we should help people get free of that. That's the best reason I can come up with and that's good enough.

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Hey, Destor, you are just a little to down to earth for this post. You need to get up there in the Ivory Tower and spout off some smart things to say.

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Servitude to the landlord or servitude to the banks -- is there a real difference?

Only about 40% of homeowners have no mortgage or outstanding line of credit. Likely they are mostly clueless old folks who don't understand the benefits of tapping their home equity to enhance their life style.

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Well, the one is indentured, (typically in the past, and with this program, for a 30 year period,) the other is lifetime slavery until the day you die.

Of course, if you go into a nursing home for a prolonged death without insurance for such care, I've got to admit, the renter wins the money race, having nothing to give up! Lot of good that will do them at that point.

After having read all Dean's pro-rental screeds (which seem to have at their heart a wish to be recognized for calling the real estate bubble way early,) I do hope Dean has enough foresight to have ample financial, emotional and physical resources at 75 to move should the landowner class person he is under decidea his tenancy is no longer required.

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Hey, didn’t he say he was a beneficiary of the handout? So he wouldn’t be renting when he’s 75. Unless he bought the house for some other purpose than living in it or sells it and goes back to renting, of course.

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Get real, people. Even "homeowners" without a mortgage are "renting" "their" houses from local government.

What do you think property and school taxes are?

The governments own all the land and lease it to the "owners". This is the concept of "eminent domain".

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Dean, I wrote a comment on this post except it turned out to be a blog so I will post it as such.

In short, the housing credit is working but it's working toward the wrong thing. We need to be paying people to stay in their houses, not move, and we need fewer housing transactions, not more of them.

Short refinances, partnerships, principal writedowns which allow people to retain "ownership" of their homes (even though technically the bank owns them anyway) is what we need. Now THAT would be a stimulus. Except if the government did it, the banks would be left out. Poor banks....

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$15B? I guess I'm a bit more peeved at the $23B in Goldman bonuses. I don't know why you're obsessed with the crumbs thrown to the midde class. The only purpose is to distract us while the plutocrats loot and pillage.

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Exactly. And the table scraps that everyone else gets will be the easiest spending to cut...

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I heard Chris Dodd, I think it was, say on the teevee this morning that the extension of that program won't be just for 'new' homes. Did he mean 'new', or 'first homes', I wonder. I like Erica's plan far better.

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Thanks Wendy. I really think that it's totally backward to try to fix the housing problem by increasing the number of housing transactions, it's an idea based on belief rather than understanding.

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But, think how all those housing transactions help the realters.
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Incidentally all, our own Amelie was successful in getting a loan modification. She joins a select group. So congratulate her--she just posted, thanking TPMers for their support.

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wow, I'm glad everyone is so anxious to pay higher taxes to give money to people for buying a home. would you give people money to get their kids new clothes? To pay for their kids' education? Their health care? Remember, this tax cut goes to people earning $150k a year, the top 5 percent. We're going to have some really high taxes if we want to pay relatively well to do people to buy homes. It's a nice gesture, but I don't know how many people want to pay those sorts of taxes.

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Dean, I am totally confused. I just read through the comments above and I didn't see a single one that said "Yee Haw, that Housing Credit Tax is the best thing ever!" Except maybe for Destor's which may have been a teensy bit tongue-in-cheek.

I got the strong impression that people feel lukewarm about the credit itself--one person called it a crumb for the middle class, in the sense that the tax credit at least acknowledges the existence of the middle class.

Which doesn't count in my book as being anxious to pay people making 150 k a year to buy a home. I'm reading that folks maybe don't think it's the silliest stimulus of the year, but I'm not hearing a chorus of approval either.

I am curious about what you think was the best stimulus activity of the year.

(And yes, you did forsee the housing bubble. I haven't agreed with all your suggestions about how to fix the problem, but at least you did see it.)

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Erica:

Simply put, there was NO "best stimulus activity of the year." They were all designed to pump tax dollars to politically favored groups.

Government interference in business, other than its proper role of creating a fair and equitable environment for everyone, is always counterproductive and it usually has unintended consequences.

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Ah, the value of homes. Higher than the value of houses--and therein lies the problem.....

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btw, here is the link to my post. I will admit at the outset that it's not brilliant--I'm at the tip of my intellectual abilities trying to describe what is going on here. But I would be curious to hear your thoughts.

http://tpmcafe.talkingpointsmemo.com/talk/blogs/erica/2009/10/we-need-to-pay-people-to-stay.php?ref=reccafe

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Hi, Dean.

Dude, I'm already paying taxes for other people's kids' clothes, education and health care. I don't have children. So I don't get the TAX CREDIT for having children. Hence, I pay taxes to finance those people's kids' clothes, etc. I object to this tax credit.

I also pay healthy property taxes for the public schools their children attend. I actually do not object to this, as I believe strong public schools benefit all of us.

But don't get all sarcastic and make it sounds like I'm not already paying for this. I am.

-- ARG

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The question is not whether a particular government expenditure results in the establishment of particular winners (it always does; see for example, the military-industrial complex), but rather whether the spending program accomplishes its goals.

Now, the goals of the home buyers' tax credit program(s) are two:

1. Stopping the deterioration of consumer confidence caused by consumers' recognition -- amplified by the MSM -- that their homes are losing value. Once the "Oh my God! I'll never be able to retire!" stories stop getting play, consumer confidence will improve and personal consumption expenditure (PCE) will increase.

2. Increasing the deficit in order to satisfy consumers' present desire to save (that is, to repair their balance sheets). Savers can't save unless government dis-saves.

So ---

What's the argument that the program isn't accomplishing its goals? And if it is, what's the argument that a different program would better satisfy the goals?

N.B. I would prefer the government make uniform payments across society rather than having it choose the winners. But that sensible solution isn't politically available.

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Ellen:
Restating your "goals".

1. Stopping the deterioration of consumer confidence caused by consumers' recognition -- amplified by the MSM -- that their homes are losing value.

Is really maintaining the falsely high values places on homes during the housing bubble.

2. Increasing the deficit in order to satisfy consumers' present desire to save.

What possible connection could increasing the deficit have with satisfying consumers' present desire to save?

If the government wants people to save, all that has to be done is to raise interest rates and make it profitable for people to save. You are forgetting that the whole purpose of these "stimulus" packages was to convince people that they could spend the USA out of this recession.
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Surplus -- Deficit

It's an accounting identity* -- if one class (here, consumers) wishes to increase its savings, then, another class (usually the government via deficits but it could be foreigners -- that is, U.S. trade balance in surplus) must dis-save.

* That is, you don't argue with identities.

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RE - "The Silliest Form of Stimulus: Homebuyer's Tax Credit by a Mile"

MY COMMENT: Now y'all be careful now-uh, ya heah. Y'all 're talkin' 'bout da brain child o' Jawga's junior senator Johnny Isakson. His family made heaps o' dough off "whites only" real estate down heah in Jawga 'fore da Feds took 'em to court fo' discriminatin'. He likes dem 'Death Panels' too! He's a good ol' Meth'dist like Mister Pres'dent Bush.

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