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Speech
Testimony on housing finance reform: essential elements of a government guarantee for mortgage-backed securities
Tracy, Joseph (2013)
Testimony before the U.S. Senate Committee on Banking, Housing and Urban Affairs, Washington, D.C.
Speech , Paper 122

Discussion Paper
FHA First-Time Buyer Homeownership Sustainability: An Update
Lee, Donghoon; Tracy, Joseph (2023-11-30)
An important part of the mission of the Federal Housing Administration (FHA) is to provide affordable mortgages that both promote the transition from renting to owning and create “sustainable” homeownership. The FHA has never defined what it means by sustainability. However, we developed a scorecard in 2018 that tracks the long-term outcomes of FHA first-time buyers (FTBs) and update it again in this post. The data show that from 2011 to 2016 roughly21.8 percent of FHA FTBs failed to sustain their homeownership.
Liberty Street Economics , Paper 20231130

Report
A private lender cooperative model for residential mortgage finance
Wright, Joshua; Tracy, Joseph; Mosser, Patricia C.; Vickery, James; Dechario, Toni (2010-08-01)
We describe a set of six design principles for the reorganization of the U.S. housing finance system and apply them to one model for replacing Fannie Mae and Freddie Mac that has so far received frequent mention but little sustained analysis ? the lender cooperative utility. We discuss the pros and cons of such a model and propose a method for organizing participation in a mutual loss pool and an explicit, priced government insurance mechanism. We also discuss how these principles and this model are consistent with preserving the ?to-be-announced,? or TBA, market ? particularly if the ...
Staff Reports , Paper 466

Real Wages Grew During Two Years of COVID-19 After Controlling for Workforce Composition
Howard, Sean; Rich, Robert W.; Tracy, Joseph (2022-02-15)
Despite recent negative real wage growth, workers have experienced real wage gains over the two years of the pandemic.
Dallas Fed Economics

Report
The supply side of the housing boom and bust of the 2000s
Sporn, John; Tracy, Joseph; Haughwout, Andrew F.; Peach, Richard (2012)
The boom and subsequent bust in housing construction and prices over the 2000s is widely regarded as a principal contributor to the Financial Panic of 2007 and the subsequent Great Recession. As of this writing, housing market activity remains at depressed levels as the economy slowly resolves the legacy of excess supply and sharply lower prices. Over 2.6 million foreclosures have been completed since 2008 and 1.9 million foreclosures are in process. Much has been written about the demand side of this pronounced housing cycle, in particular, the innovations in mortgage finance and the ...
Staff Reports , Paper 556

Does Homeownership Provide an Escape from High Rent Burdens?
Tracy, Joseph; Gerardi, Kristopher S.; Frame, W. Scott; Dannels, Sam (2021-01-05)
Many first-time homebuyers—often with little savings and vulnerable to economic shocks—obtain their mortgages through the Federal Housing Authority (FHA) loan program. Often, these borrowers are moving from apartments and have presumably weighed the costs of renting versus owning.
Dallas Fed Economics

Report
Early contract renegotiation: An analysis of U.S. labor contracts from 1970 to 1995
Rich, Robert W.; Tracy, Joseph (2011)
This paper examines the ex post flexibility of U.S. labor contracts during the 1970-95 period by investigating whether unanticipated changes in inflation increase the likelihood of a contract being renegotiated prior to its expiration. We find strong empirical support for this hypothesis. Specifically, our results indicate that renegotiations are triggered principally by large and infrequent price shocks of either sign. When combined with evidence that ex ante contract durations are shorter during episodes of increased inflation uncertainty, our results suggest that these contracts are ...
Staff Reports , Paper 521

Journal Article
The effect of employee stock options on the evolution of compensation in the 1990s
Tracy, Joseph; Mehran, Hamid (2001-12)
Between 1995 and 1998, actual growth in compensation per hour (CPH) accelerated from approximately 2 percent to 5 percent. Yet as the labor market continued to tighten in 1999, CPH growth unexpectedly slowed. This article explores whether this aggregate "wage puzzle" can be explained by changes in the pay structure?specifically, by the increased use of employee stock options in the 1990s. The CPH measure captures these options on their exercise date, rather than on the date they are granted. By recalculating compensation per hour to reflect the options' value on the grant date, the ...
Economic Policy Review , Issue Dec , Pages 17-34

Report
The homeownership gap
Peach, Richard; Tracy, Joseph; Haughwout, Andrew F. (2009)
After rising for a decade, the U.S. homeownership rate peaked at 69 percent in the third quarter of 2006. Over the next two and a half years, as home prices fell in many parts of the country and the unemployment rate rose sharply, the homeownership rate declined by 1.7 percentage points. An important question is, how much more will this rate decline over the current economic downturn? To address this question, we propose the concept of the "homeownership gap" as a gauge of downward pressure on the homeownership rate. We define the homeownership gap as the difference between the ...
Staff Reports , Paper 418

Journal Article
Long-term outcomes of FHA first-time homebuyers
Tracy, Joseph; Lee, Donghoon (2018-24-03)
The Federal Housing Administration (FHA), which insures mortgages for low- to moderate-income homebuyers, has stated that its goal is to foster sustainable homeownership. This study proposes metrics for evaluating the degree to which the FHA has succeeded in this mission for an important program constituency, first-time homebuyers. The approach uses data from the New York Fed?s Consumer Credit Panel, a data source that makes it possible to observe new mortgage borrowers? long-term outcomes. The findings presented in sample scorecards show, for example, that in the 2001 and 2002 cohorts, 55 ...
Economic Policy Review , Issue 24-3 , Pages 145-165

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