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Crowding Out Effects of Refinancing on New Purchase Mortgages

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  • Steve Sharpe
  • Shane Sherlund

Abstract

We present evidence that binding mortgage processing capacity constraints reduce mortgage originations to borrowers with low-to-modest credit scores. Mortgage processing capacity constraints typically bind when the demand for mortgage refinancing rises far above average levels, such as when mortgage interest rates drop to record low levels. As a result, high capacity utilization leads mortgage lenders to ration mortgage credit by focusing on mortgage applications that require less underwriting resources. This is hypothesized to have a particularly adverse impact on relatively higher credit-risk borrowers’ ability to obtain mortgages, particularly for purchasing borrowers with low-to-modest credit scores. Copyright Springer Science+Business Media New York (outside the USA) 2016

Suggested Citation

  • Steve Sharpe & Shane Sherlund, 2016. "Crowding Out Effects of Refinancing on New Purchase Mortgages," Review of Industrial Organization, Springer;The Industrial Organization Society, vol. 48(2), pages 209-239, March.
    • Handle: RePEc:kap:revind:v:48:y:2016:i:2:p:209-239
    DOI: 10.1007/s11151-016-9500-9
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    7. Bhutta, Neil, 2015. "The ins and outs of mortgage debt during the housing boom and bust," Journal of Monetary Economics, Elsevier, vol. 76(C), pages 284-298.
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    Cited by:

    1. Mikel Bedayo & Gabriel Jiménez & José-Luis Peydró & Raquel Vegas, 2020. "Screening and Loan Origination Time: Lending Standards, Loan Defaults and Bank Failures," Working Papers 1215, Barcelona School of Economics.
    2. Andreas Fuster & Aurel Hizmo & Lauren Lambie-Hanson & James Vickery & Paul S. Willen, 2021. "How Resilient Is Mortgage Credit Supply? Evidence from the COVID-19 Pandemic," Working Papers 21-4, Federal Reserve Bank of Boston.
    3. Lynn M. Fisher & Mike Fratantoni & Stephen D. Oliner & Tobias J. Peter, 2021. "Jumbo rates below conforming rates: When did this happen and why?," Real Estate Economics, American Real Estate and Urban Economics Association, vol. 49(S2), pages 461-489, September.
    4. Andreas Fuster & Stephanie H. Lo & Paul S. Willen, 2024. "The Time‐Varying Price of Financial Intermediation in the Mortgage Market," Journal of Finance, American Finance Association, vol. 79(4), pages 2553-2602, August.
    5. Andreas Fuster & Matthew Plosser & Philipp Schnabl & James Vickery, 2019. "The Role of Technology in Mortgage Lending," The Review of Financial Studies, Society for Financial Studies, vol. 32(5), pages 1854-1899.
    6. Neil Bhutta & Daniel R. Ringo, 2017. "The Effect of Interest Rates on Home Buying : Evidence from a Discontinuity in Mortgage Insurance Premiums," Finance and Economics Discussion Series 2017-086, Board of Governors of the Federal Reserve System (U.S.).
    7. Dong Beom Choi & Hyun‐Soo Choi & Jung‐Eun Kim, 2022. "Clogged Intermediation: Were Home Buyers Crowded Out?," Journal of Money, Credit and Banking, Blackwell Publishing, vol. 54(4), pages 1065-1098, June.
    8. Toni Ahnert & Martin Kuncl, 2024. "Government Loan Guarantees, Market Liquidity, and Lending Standards," Management Science, INFORMS, vol. 70(7), pages 4502-4532, July.
    9. Joshua Bosshardt & Ali Kakhbod & Amir Kermani, 2023. "The Value of Intermediaries for GSE Loans," NBER Working Papers 31575, National Bureau of Economic Research, Inc.
    10. Stuart Gabriel & Matteo Iacoviello & Chandler Lutz, 2021. "A Crisis of Missed Opportunities? Foreclosure Costs and Mortgage Modification During the Great Recession [Synthetic control methods for comparative case studies: Estimating the effect of California," The Review of Financial Studies, Society for Financial Studies, vol. 34(2), pages 864-906.
    11. Morris A Davis & William D Larson & Stephen D Oliner & Benjamin R Smith, 2023. "A Quarter Century of Mortgage Risk," Review of Finance, European Finance Association, vol. 27(2), pages 581-618.

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    More about this item

    Keywords

    Capacity constraint; Mortgages; Refinancing;
    All these keywords.

    JEL classification:

    • G21 - Financial Economics - - Financial Institutions and Services - - - Banks; Other Depository Institutions; Micro Finance Institutions; Mortgages

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