Federal Goverment Credit Program: Privatization Through Loan Sales

Privatization by sale of governmental financial assets provides a means to achieve program goals but does not preclude continued policy involvement. By loan guarantees the government has already privatized some aspects of its credit programs. Issues raised by loan sales differ from those concerning capital assets.     

On the use of auctions as a disposition strategy for RTC real estate assets: A policy perspective

Abstract

A sound strategy for real estate asset disposition is of paramount importance to the Resolution Trust Corporation (RTC) in its efforts to maximize costs resulting from the savings and loan bailout. A popular current approach to this problem is to employ expeditious sales structures such as auctions. Although auctions clearly speed up the disposition process, it is unclear whether they maximize net revenues. This paper analyzes the potential of auction structures to maximize sales revenue when such structures are applied to RTC commercial and residential real estate assets.

Absent political constraints, we conclude that auctions are usually inferior to traditional listing and broker sales channels. For the commercial real estate sector, this conclusion is based on the prominence of information‐acquisition costs, on market thinness on the buyer side, and on continued uncertainty regarding local economic recovery. Our conclusion for the residential real estate sector is based on the degree of property concentrations and the apparent inferiority of auctions for residential properties in weak markets. A recognition of short‐term political reality bolsters the case for auction approaches; however, the RTC should clearly stop promoting an image that it wishes to “sell, sell, sell.”     

Can Local Ordinances Prevent Neighborhood Destabilization?

This article assesses the ability of local housing ordinances to prevent neighborhood destabilization, specifically that arising as a consequence of the most recent housing crisis. We evaluate the degree to which vacancy registrations and point-of-sale inspection requirements influenced housing market outcomes during the housing crisis. With comprehensive real property data from Cuyahoga County, Ohio, we measure outcomes that characterize housing market distress including foreclosures, sales below the tax-assessed value, bulk sales, flipping, and property tax delinquency. We evaluate outcomes across properties in regulated and unregulated municipalities using matching procedures on linked data containing property, neighborhood, loan, and transaction characteristics. We find evidence that vacancy registrations substantially reduce foreclosures. In contrast, we find little evidence that point-of-sale inspections reduce undesirable transactions. Rather, properties in cities with inspection requirements displayed higher levels of foreclosure and tax delinquency relative to the control group during the study period.     

Learning how to be efficient property owners and accountable governments: the case of Kyrgyzstan's cities

As a result of government decentralization and property devolution from central to local governments, many city governments in transition countries became the largest real property owners in urban areas. For transitional countries lacking sufficient democratic traditions, efficient asset management represents a dramatic and multifaceted challenge. Kyrgyzstan happened to be among the first transitional countries where cities obtained systematic technical assistance in adapting the most advanced methodology of municipal asset management, which was recently developed under the auspices of the World Bank. Based on experience of work within five pilot cities, the article summarizes factors and methods that help develop a sense of strong ownership and internalization of new asset management vision and approaches among local officials and elected members of city councils. The article presents the experience of how the government of Uzgen, a city of about 40,000 people in South Kyrgyzstan, has changed its attitudes and approach regarding management of municipal property. The article demonstrates how two key processes—improving professional aspects of municipal asset management and developing local democracy though public involvement—have been reinforced by each other. One of the main lessons from Uzgen's experience is that municipal property asset management—because it deals with tangible issues—is a perfect focal point for developing local democracy and communication between a local population and its government. Copyright © 2001 John Wiley & Sons, Ltd.     

Privatizing Federal Credit Programs: Why Sallie Mae?

The federal government subsidizes lending to a number of borrowers—notably students, farmers, and homeowners. Government‐sponsored enterprises issue the securities that channel capital to many of these privileged borrowers. One of the largest of these enterprises, the Student Loan Marketing Association (Sallie Mae), is scheduled to be wholly privatized by September 30, 2008. What explains the privatization of this enterprise? To identify distinctive features of Sallie Mae that permitted or abetted privatization, we investigate the structure, related capital market innovations, and growth of three government‐sponsored enterprises. We conclude that a unique structural feature of Sallie Mae may explain the pace of privatization. The core asset of Sallie Mae, the student loan, is guaranteed and subsidized by the government. The case of Sallie Mae is an instructive yet poorly understood example of how the federal government can leverage private‐sector assets and incentives to achieve public policy missions.     

政府控制、制度环境与信贷资源配置

将政府控制内部结构与制度环境纳入统一分析框架,深入研究了政府控制内部结构对银行信贷资源配置的影响,以及在不同制度环境下政府控制内部结构对信贷资源配置发挥的作用是否有所不同。研究表明:政府行政级别越低,越有动机干预银行信贷资源配置,帮助其所控制公司获得银行贷款,公司银行借款水平就越高。与通过实业主体控制的公司相比,在政府通过国有资产管理机构控制的上市公司,政府通过干预银行信贷资源配置帮助公司获取银行贷款的行为更为便利,该类公司具有较高的银行借款水平。与制度环境较差的地区相比,在制度环境较好的地区,政府控制内部结构对银行信贷资源配置发挥的作用相对较小。研究有助于深入理解信贷资源配置行为的制度根源。     

Preserving Community Assets: Do Foreclosure Sales Need to Negatively Impact the Neighborhood?

Research has linked concentrated foreclosures with negative neighborhood outcomes; for instance, increased crime and decreased property values. These outcomes drain community asset holdings and impact the longer term trajectory of the neighborhood. However, data reported in this article from a Boston study challenge the assumption that negative neighborhood outcomes are a foregone conclusion in the face of foreclosures. Analysis of interviews with real estate agents and other foreclosure professionals, neighborhood ethnographic observation, and citywide sales and foreclosure sales documents demonstrate that the distinct nature of the foreclosure sales process creates market disruptions heightening the risk for documented negative neighborhood outcomes. Attempts by the seller to reduce financial risks in the sale increase the likelihood of vacancy and create a market oriented toward investor–buyers. Understanding the risk preferences of key decision makers in the foreclosure sale process reveals new intervention points—such as intervening at the short sale, or expanding and updating foreclosure laws to reflect current foreclosure sales markets—to reduce market disruptions and preserve community assets in the face of foreclosures.     

Asset quality determinants of Indian banks: Empirical evidence and policy issues

The Indian banking industry has been suffering from a huge number of nonperforming loans, and the loan asset quality has been deteriorated over the years. This has led to significant capital erosion of many banks in India. The surge in corporate defaults leading to an enormous rise in nonperforming loan assets has been impairing the performance of Indian banking industry in particular and economic growth in general. Hence, it is intuitive to ask what are the determinants of poor asset quality of Indian banks. To answer this question, using a sample of 47 commercial banks over a sample period of 2000 to 2014, our study examines the bank‐, industry‐, and macroeconomic‐specific determinants of asset quality of Indian banks. Our empirical analysis also accommodates the impact of different ownership structures (public and private sector) and the impact of financial crisis while analysing the determinants of poor asset quality of Indian commercial banks. Results reveal that bank‐, industry‐, and macroeconomic‐specific factors are responsible for the burgeoning nonperforming loan assets of Indian commercial banks. The results are qualitatively similar across different ownership structures. The findings suggest that forecasting models for nonperforming assets should also consider macroecomomic‐ and industry‐specific factors along with the bank‐ specific factors.     

Selling CDBG Housing Rehab Loans in the Private Sector

The author examines three cities that have sold a portion of their CDBG housing rehabilitation loan portfolio to secondary mortgage markets and private banks to secure additional capital for their revolving loan funds. Through case studies, the article focuses on some of the key issues in these sales including discounting, assumption of default risk, and loan documentation. It is concluded that such markets may become of increasing importance in the future as a source for augmenting declining public sector funds.     

The Use of Contracting in the Public Sector—Recent New Zealand Experience

This research note examines the expanding use of contracting within the public sector in New Zealand. The term 'contracting' is interpreted broadly to include both external contracting (ie outsourcing) as well as the use of more explicit or formal 'contracts' within and between public sector organisations. No attention is given here to the separate, albeit related, processes of corporatisation, commercialisation and full privatisation (ie asset sales and the termination of public funding as well as provision). The empirical data, although limited, suggest that the recent increase in contracting in New Zealand has brought significant gains in terms of fiscal savings, productive efficiency, consumer choice and managerial accountability. Recent trends, however, have also posed some important policy issues, among them the limits to contracting out and the potential dangers associated with 'hollow' government.     

The Political Implications of Redefining Public Expenditure in the United Kingdom

This article examines the role, significance and consequences of decisions in the United Kingdom about the definition of public expenditure for planning and control purposes. Three major definitional issues are examined: the narrowing in 1977 of the UK public expenditure definition from a public-sector-wide definition to something much closer to the OECD's 'general government' definition; the treatment of the proceeds of asset sales as negative expenditure; and the introduction in the 1990 white paper of a planning total excluding local government expenditure. Three sets of consequences are examined: the eroding commitment to comprehensive coverage; the resulting policy distortions; and the erosion of conventions traditionally governing the relationships between central and local government. Grounds for unease with present developments are identified, notably the fragmentation of public expenditure documentation and the loss of information, the consequences of which will unfold as public expenditure faces a difficult period because of problems of macro-economic imbalance.     

Unintended Consequences of Local Sales Tax: Capitalization of Sales Taxes into Housing Prices

Local governments are under pressure to look for alternatives to property taxes as their main revenue source. One response has been to adopt local sales taxes. Prior studies offer little guidance on whether and how much local governments enhance their revenue capacity with local sales taxes. This article unveils the underlying mechanisms by exploring the capitalization of sales taxes into housing prices as a property tax base measure. The empirical analysis reveals a capitalization of local sales taxes into housing prices, indicating the reduction of property tax bases in higher sales tax areas from the long-term perspective. The findings suggest that a sales tax rate increase might not raise local revenue capacity as much as policymakers intend.     

Bitter Harvest: Intergovernmental Dimensions of the Farm Crisis

The recent and deep recession in American agriculture seriouslyaffected state and local government finances and services in1986. Sharp declines in farm land values began to erode thelocal property tax base in many rural communities, while rapidlyrising property tax delinquencies created more immediate cashflow problems. Many farm states experienced serious budgetaryshortfalls as revenue receipts from state income and sales taxesdeclined or failed to grow at expected rates. Both state andlocal fiscal problems were exacerbated by federal aid reductions,regional economic conditions, and rising service demands. Suchproblems made agricultural policy a major issue in the 1986elections and prompted a proliferation of new policy initiatives,especially by state governments. Some of the policy approachesadopted or being considered raise fundamental questions aboutintergovernmental relations and methods of public service provisionin a rapidly changing policy environment.     

次贷危机与我国金融安全

随着美国次贷危机的蔓延,资产证券化的风险对金融安全的影响不容忽视。结合对美国次贷危机诱因及目前资产证券化风险的分析,提出防范风险的核心是建立一套与我国金融安全相适应的一系列机制。     

REGIONAL DEVELOPMENT IN QUEENSLAND

In 1974–75 the Queensland Government will spend approximately $1 million on the co-ordination of activities directed towards development of the State. Each year the Co-ordinator-General is required by the government to furnish to the Minister—in this case the Premier—a plan for a co-ordinated programme of works, which programme, if approved by 'the Minister, is submitted for approval to the Governor in Council. This programme includes not only those works carried out by government departments but also the loan works proposals of local authorities and semi-government bodies such as Harbour Boards, River Improvement Trusts and Abattoir Boards which borrow on the debenture loan market or are granted Treasury loans.     

Monopoly rights in the privatization of telephone firms

Data from utility privatization sales in 74 countries is analyzed to investigate why governments award monopoly rights, and how monopoly affects government revenue from these sales. Financially constrained governments are more likely to award monopoly rights. Interest groups and institutions are important. Increased importance of taxed business users reduces the probability of a government granting monopoly rights, while an increase in the importance of subsidized residential users has the opposite effect. Durable democracies and market-oriented governments are less likely to award monopoly rights. Monopolies increase government revenue by 66 percent.     

Public Opinion on U.S. Federal and Intergovernmental Issues in 2006: Continuity and Change

A 2006 trend survey found that Americans most often select localgovernment as giving them the most for their money, followedby the federal and state governments. African Americans aremost supportive of the federal government as giving them themost for their money; Hispanics are most supportive of localgovernment. As in many previous years, the local property taxwas viewed as the worst tax, followed by the federal incometax, state sales tax, and state income tax. Americans displayedreduced trust and confidence in the federal government; however,trust in all three spheres of government—federal, state,and local—dropped between 2004 and 2006, possibly reflectiveof the poor response of all governments to Hurricane Katrina.Analysis of surveys since 1972 reveals that there has been along-term decline in the public's support for the federal governmentand a corresponding increase in support of state and especiallylocal governments.     

Rational voting applied to choice of taxes

Fulton County (Atlanta, Georgia) conducted a referendum on a local option sales tax. The referendum offered voters an opportunity to substitute a 1% sales tax for an equal amount of property taxes. The precinct level voting patterns of the referendum are analyzed using a rational voter framework. The regression results generally support the implication of the model.     

Who Buys Foreclosed Homes? How Neighborhood Characteristics Influence Real Estate-Owned Home Sales to Investors and Households

Abstract

This study examines the trajectory of real estate-owned (REO) sales in the Chicago metropolitan statistical area from 2009 to 2013, roughly the first few years of the housing market recovery. Using a data set of property transactions, it tracks property sales to investors and owner-occupiers, and examines the neighborhood characteristics that contribute to an investor’s decision to purchase an REO property. Neighborhood characteristics include social and physical variables as well as housing and transportation affordability variables. Findings are consistent with previous studies in that investor activity is high in neighborhoods with higher proportions of African American and older residents. In addition, investors are more likely to purchase homes in neighborhoods that offer more affordable transportation options. Our findings can help planners identify areas where they may need to target programs that help reduce barriers to REO sales, particularly to owner-occupiers. By understanding the neighborhood-level determinants of REO dispositions, planners can help promote an equitable recovery and affordable homeownership for low- and moderate-income families.     

The challenges of fractionalized property rights in public‐private hybrid organizations: The good,the bad,and the ugly

Policy designers seeking to harness profit‐driven efficiency for public purposes are increasingly creating organizations with fractionalized property rights that distribute “ownership” among public and private actors. The resulting hybrids are quite diverse, including mixed enterprises, public‐private partnerships, social entrepreneurship organizations, government‐sponsored enterprises, and various other hybrid forms. Marrying public purposes to private sector efficiency and strategic flexibility provides a tempting rationale for mixing public and private owners in hybrid organizations. Because public‐private hybrids involve fractionalized property rights, however, they exhibit tension among owners over both strategy and, more importantly, goals. To understand public‐private hybrids, we assess them in terms of six dimensions of property rights: fragmentation of ownership, clarity of allocation, cost of alienation, security from trespass, credibility of persistence, and autonomy (of both owners and managers). The unclear allocation of fractionalized ownership rights facilitates the appropriation of financial residuals and asset ownership opportunistically. Other weaknesses in the property rights configurations of public‐private hybrids create managerial dissonance or opportunistic behavior that typically leads to a narrowing of goals, but sometimes also to organizational failure.