Abstract
This study examines two questions relating to the banking market structure. First, does the banking market structure influence banks’ decisions to originate new single-family home mortgages? Second, does the banking market concentration affect mortgage default risks? Using a two-stage approach with the inputs from two data sources on the banking market in the US and mortgages in non-agency securitization pools for the period from 1999 to 2008, we find that banks operating in the markets with a low entry barrier (efficient banks) increase credit supply, while banks possessing market power restrict credit supply to the mortgage markets. Banks with market power originate loans that have lower default risk compared to loans originated by banks in the competitive markets. Efficient banks use mortgage technology indiscriminately to increase credit supply even at the expense of lowering credit quality (increasing default risks). We show that the effects of banking market structure are not correlated with legislation risks and population size in the markets.
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Notes
The passage of the Interstate Banking and Branching Efficiency Act (IBBEA) of 1994 has mandatorily removed geographical branching restrictions in all MSAs in the US.
Mian and Sufi (2009) define the subprime zip-codes as counties that have a high concentration of high risk loans with a FICO score of below 660.
Please refer to the Appendix for the technical details for the derivations of the HHI and the PR H-statistics.
For sample mortgages with a foreclosure record earlier, and the earlier date was not recorded in the 24-month window, the first date of the 24-month window is used as the truncated foreclosure date. This approach biases downward the foreclosure duration measure, and we need stronger statistical power to reject the hypotheses.
The 25th percentile of the distribution of the FICO score in our total sample is cut off at 634. However, we adopt a lower FICO of 620 as the cutoff for high risk mortgages, which is more consistent with the definition used by researchers (Agarwal et al. 2012a; Keys et al. 2010). The lower cutoff sets a higher upper bound for us to reject the hypothesis.
The economic theory of monopoly holds on the assumptions that there is no substitute of credit supply, no barriers of entry and exit, and a single credit product is provided.
The relative house price variable is represented by the housing price growth rate computed from the state-level Housing Price Index of the Federal Housing Finance Agency (FHFA), [Pt / Po].
The fixed zip-code effect was suggested by the anonymous referees to control for possible error clustering at the zip-code level, and other unobserved variations in local market behavior across different zip-code counties. The models with zip-code locational fixed effect significantly improve the model R2. The R2 for models without the fixed zip-code effects range between 0.5706 and 0.5714.
The above results that explain the effects of banking market structure on credit supply are independent of interest rate effects, because the average yearly correlations between interest rate and HHI and PR-H are relatively low at 0.015 and – 0.058, respectively.
In judicial foreclosure states, court orders are required to start foreclosure proceedings. It usually begins by a lender filing a notice (complaint) in public land records to seek a foreclosure claim on a subject property against non-payments. However, in non-judicial foreclosures states, there is no court intervention in the foreclosure proceedings. The lender’s attorney will mail default letters directly to delinquent borrowers.
If state laws provide for deficiency judgments against recourse loans, lenders could hold individual borrowers liable for short-fall in debt, if the value of a property is insufficient to cover the loan balance at the point when a foreclosure proceeding is initiated.
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Acknowledgements
We would like to thank Brent W. Ambrose, Yongheng Deng, Yuming Fu, David C. Ling, Wenlan Qian, Timothy Riddiough, Anthony B. Sanders, Geoffrey K. Turnbull, Nancy Wallace and others for their valuable comments and suggestions. Appreciations are also given to other participants and discussants in 2011-NUS-IRES Research Symposium on Information Institutions and Governance in Real Estate Markets, Singapore and Global Chinese Real Estate Congress.
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Appendix: Measures of contestability and concentration of banking markets
Appendix: Measures of contestability and concentration of banking markets
1.1 Panzar and Rosse (1982, 1987) index (PR-H)
The PR-H statistics proposed by Panzar and Rosse (1982, 1987) is estimated by first regressing the logarithm of total interest income, π, against annual expense on funds, F, personal expense, PE, and physical capital expense that include furniture, fixture, equipment and auto, PCE, as follows:
The regression (7) is separately estimated (560 regressions) for the 50 US states and 6 other territories / islands (American Samoa (AS), Federated States of Micronesia (FM), Guam (GU), Puerto Rico (PR), Rhode Island (RI) and Virgin Islands (VI)), each year for the sample periods from 1999 to 2008, to derive at the (56 × 10) matrix of regression coefficients, [β1, β2, β3]. The state-year PR-H statistics are then computed as the sum of the three input factor elasticity:
A bank with a high PR-H statistic is known to operate efficiently in producing loan services at the lowest marginal costs.
1.2 Herfindahl-Hirschman index (HHI)
Herfindahl-Hirschman Index (HHI) is a widely used measurement for market concentration. In computing HHI, we first determine the market share of each bank in a market sorted by state and by year:
where ρi is the market share of a sample bank in a state j. Ei is the total equity value of the bank. \( \sum \limits_{\mathrm{i}\in \mathrm{j}}{\mathrm{E}}_{\mathrm{i}} \) is the cumulative equity value of all bank i in a state j.
The squared market share of each banks in state j is added up to give the HHI value, which ranges from close to zero to a large number:
where n is the total number of banks in the market segment j, and the total number of banks could be limited by a ceiling of 50 banks. A small HHI value indicates that a market is less concentrated; and a large HHI value indicates that a market is highly concentrated. If there is only one bank in the market, the value would be one. When the value approaches to zero, the market is perfectly competitive.
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Liu, B., Shilling, J.D. & Sing, T.F. Large Banks and Efficient Banks: how Do they Influence Credit Supply and Default Risk?. J Financ Serv Res 57, 1–28 (2020). https://doi.org/10.1007/s10693-018-0300-2
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DOI: https://doi.org/10.1007/s10693-018-0300-2