La Residencias in Cabo San Lucas

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Mortgages…Staging a comeback?

Lenders issued an estimated $1 trillion worth of mortgages during the first half of 2009, according to Inside Mortgage Finance. During this period, the (U.S.) Federal Reserve cut interest rates to record lows, which prompted hundreds of thousands of borrowers to take out cheaper loans.

 

The Mortgage Bankers Association (MBA) confirms that in the U.S., demand for mortgages has bounced back from seven-month lows. Mortgage loan application volume has been increasing in recent weeks, as tracked by the organization’s weekly survey.

 

The average 30-year fixed mortgage rate trended upward to 5.36% for the week ending July 24. That was up from the record low 4.61% in late March, based on MBA data, but sharply below rates of over 7% a year ago.

 

Refinancing applications have been accounting for a large share of the volume, and accounted for 52.6% of total loan applications for the week of July 24.

 

Even as banks remain cautious about lending, the mortgage business is returning as one of the most lucrative corners of the financial industry, as evidenced by the second-quarter financials recently reported by the U.S.’s largest banks. Lending profit margins widened amid the refinancing wave that took place during the first half of the year.

 

We are also seeing encouraging signs of stability in housing sales. While increases are appearing in both existing home sales and housing starts, it may be too early to call this the start of a recovery, but it is refreshing to see positive indicators after so many months of negativity. As the Meridian Capital loan programs for Mexico resort properties are U.S. based loans, in U.S. dollars, with a U.S. Bank, they closely track the U.S. mortgage market.

 

With home loan rates at such low levels, and home sales increasing, this is an ideal time for potential buyers to consider action on acquiring the resort residence they have been thinking about. Our clients are also contacting us to evaluate financing their existing property in Mexico, in order to pull cash out of this asset in their portfolio, while rates are so attractive. Stay with us for continued reporting and commentary on mortgages, especially as they pertain to the luxury Mexico market.

Mexico Financial Update: Post-Election Perspective

 

The results of Mexico’s July 5th congressional and state elections saw the once-dominant Institutional Revolutionary Party (PRI) stage a comeback and will now dominate the next Chamber of Deputies. In the final tally, the PRI party took 36.7 percent of the ballots cast compared with 28 percent for President Felipe Calderón’s center-right National Action Party (PAN). The PRI also captured five of the six gubernatorial races.

The timing of the elections came as the worst economic news in recent years was being released, a combination of global economic malaise and the specific impact of the cost of the swine flu outbreak on Mexico’s economy. The resulting loss of control of the Chamber means that Calderon will need opposition support to implement legislation to boost revenue and curb a widening budget deficit.

 

This year Mexico’s economy sank into its first recession in eight years as the slump in the U.S. curbed demand for exports and trimmed flows from remittances, foreign direct investment and tourism. In addition to the impact of the loss of exports to the U.S.—Mexico’s dominant trading partner, accounting for 80 percent of its export market—is the impact of the loss in tourism. Mexico suffered a massive drop in tourism in May amounting to $524 million dollars because of the swine flu, according to Tourism Minister Rodolfo Elizondo. Tourism is the country's third largest source of foreign income.

Mexican Health Minister Jose Angel Cordova Villalobos said the total losses caused by the new influenza virus were equivalent to four percentage points in the country's GDP, or more than 3 billion dollars. And, as tourism fell, about 4 per cent of jobs in the tourism industry were dropped. But Elizondo said Mexico was looking forward to "a faster-than-expected recovery."

Mexico’s Finance Minister Agustin Carstens has stated that Mexico’s economy will contract 5.5 percent this year—its first contraction in eight years. However Carstens has also stated that growth in the third and fourth quarters of 2009 should be a positive 3%, when compared with the previous quarters.

"The reality is that Mexico has a strong economy, no foreign debt and solid fiscal accounts," Carstens stated, at the Second Meeting of Finance Ministers of the Americas and the Caribbean, held in July. Carstens also said Mexico's economy has entered a recovery phase. "It appears that we have already touched bottom."

 

Signs that Mexico's recession is abating were present in June as measures of both factory and consumer sentiment jumped from a month earlier. Mexico's consumer confidence index MXCONC=ECI rose to 81.0 in June, the highest reading since January, after hitting a record low of 78.3 points in May.

Annual inflation declined to 5.74 percent in June, the lowest in nine months, and is predicted to continue slowing to as low as 4 percent by the end of the year.

 

Regarded among Mexico’s institutional strengths are the independence of its Central Bank, its inflation-targeting economic policy, a flexible exchange rate, and its Fiscal Responsibility Law. A prudent liability management strategy, flexibility of issuing long-term financing in the domestic debt markets, and a modest external debt burden are all factors that weigh in Mexico’s favor to be able to navigate through these challenging times. Moreover, Mexico has the availability of $47 billion of the International Monetary Fund's Flexible Credit Line and another $30 billion through the Fed swap, which provide financial resources to the Central Bank.

 

Overall Latin American countries, and specifically Mexico, are considered by analysts to have survived the crisis better, and are expected to emerge sooner and stronger, than much of the developed world. One reason is that its banks were more capitalized and less exposed to the credit losses experienced in the U.S. and Europe. Additionally, inflation in Mexico is expected to remain under control, based on the fiscal policy being exercised by its Central Bank.