has a housing affordability problem. Homes are expensive. Down payments are enormous. Young families are struggling to buy their first house.
So, what’s California’s latest idea
Get into the mortgage business with $25 billion in borrowing authority. Apparently, when housing becomes too expensive, the answer is to help people borrow even more money.
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Welcome to Proposition 37.
On November’s ballot, California voters will consider a proposal allowing the California Housing Finance Agency to issue up to $25 billion in revenue bonds to finance down-payment assistance.
Here’s how it works. Buyers put down as little as 3%. The state-backed program provides covering up to another 17%. The buyer finances the remaining 80% through a traditional mortgage.
WE MUST HELP MORE PEOPLE BUY A HOME. ITS KEY TO THE AMERICAN DREAM
Sounds terrific.
Except there’s one little detail. The 17% isn’t free money. It’s another loan. And by the way, isnt this the kind of strategy that sparked the last Great Recession of 2008? By offering people more and more money they couldnt afford?
And this distinction matters enormously.
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Imagine buying an $800,000 California home.
With a traditional 20% down payment, you’d need $160,000 upfront and borrow $640,000. Under Proposition 37, you could potentially put down just $24,000. The state-administered program would lend you another $136,000.
Your first mortgage would still be $640,000. You’ve reduced your upfront cash requirement by $136,000. But you’ve also increased your total mortgage debt by $136,000.
Assume a hypothetical 6.5% interest rate on the first mortgage and 7% on the second, both over 30 years.
Your monthly principal and interest payments would increase from approximately $4,045 to $4,950. That’s roughly $900 more every month. Property taxes, insurance and maintenance aren’t included.
Congratulations. You got into the house with less cash.
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Now you have a bigger monthly bill. Actual program interest rates haven’t been established, so those numbers are illustrative.
To be fair, Proposition 37 isn’t a $25 billion taxpayer-funded giveaway. The proposal uses revenue bonds intended to be repaid through borrowers’ mortgage payments, not California’s general fund.
The state’s independent legislative analyst estimates no direct state or local government costs. Supporters argue that helping buyers finance newly constructed homes could encourage builders to increase supply.
That’s a legitimate economic argument. But it raises a bigger question. Does helping people borrow more money make houses cheaper?
Not necessarily. It could actually make prices go up. We just saw this during COVID-19.
Imagine a neighborhood with 100 families trying to buy 80 homes. Now give more families access to larger financing packages. How many homes are available?
Still 80.
