-------------------------------------Tracy-------------------------------------------------------------
I'd like to know the percentage of why people defaulted:
1. Losing their jobs
2. An ARM that actually went up
I'd also like to know if ARMs actually went up, especially since interest rates have held steady or gone down.
And if ARMs went up, what percentage went up during the life of the loan ?
Anecdotal evidence locally? This really hit the Mexican families, who had pooled their resources sharing their home communal style to get ahead. I hated the prejudice against them. I applauded their will to try.
When the construction market tanked, there was quite a shakedown, quite a severe loss of jobs reverberating through all the industries related to construction.
You can google it. It's been news here for a long time. It's no coincidence that the states with the largest number of ARMs (like California) are leading the nation in foreclosures. Economists predicted this before it happened. When the market was super hot a few years ago, people were getting in with ARMs that would adjust within 3-7 years because the difference in interest rates between ARMs and fixed 30 year loans was over 1% at the time (that's a big payment difference on a 400K+ mortgage which would get you a tiny house here back then).
Now they have reached the time to adjust and look what's happening. If they don't have equity in their homes, they can't refinance. It doesn't matter that the 30 year fixed rate is about the same as their ARM was TODAY. Because housing prices have declined, they owe more on their homes than they are worth so they don't qualify to refinance to a fixed 30 year. They are stuck with their ARM and their higher payments. It's happened to a lot of the people I work with. They're scrambling to get overtime. One woman I know has seen her payment increase by $800 a month. It was tight to make her payments before. Now if she doesn't get enough overtime she won't make it.