CoreLogic released a new analysis showing 256,000 properties regained equity in the third quarter of 2015, bringing the total number of mortgaged residential properties with equity at the end of Q3 2015 to approximately 46.3 million, or 92.0 percent of all homes with an outstanding mortgage.
Nationwide, borrower equity increased year-over-year by $741 billion in Q3 2015.
The total number of mortgaged residential properties with negative equity stood at 4.1 million, or 8.1 percent, in Q3 2015. That was down 4.7 percent from 4.3 million homes, or 8.7 percent, in Q2 2015 and down 20.7 percent from 5.2 million homes, or 10.4 percent, in Q3 2014.
Negative equity, often referred to as “underwater” or “upside down,” applies to borrowers who owe more on their mortgages than their homes are worth. Negative equity can occur because of a decline in home value, an increase in mortgage debt or a combination of both.
For the homes in negative equity status, the national aggregate value of negative equity was $301 billion at the end of Q3 2015, down $8.1 billion from $309.1 billion in Q2 2015, a decrease of 2.6 percent. On a year-over-year basis, the value of negative equity declined from $341 billion in Q3 2014, a decrease of 11.8 percent.
Of the more than 50 million residential properties with a mortgage, approximately 8.9 million, or 17.6 percent, have less than 20 percent equity (referred to as “under-equitied”) and 1.1 million, or 2.2 percent, have less than 5 percent equity (referred to as near-negative equity). Borrowers who are “under-equitied” may have a difficult time refinancing their existing homes or obtaining new financing to sell and buy another home due to underwriting constraints. Borrowers with near-negative equity are considered at risk of moving into negative equity if home prices fall.
“Home price growth continued to lift borrower equity positions and increase the number of borrowers with sufficient equity to participate in the mortgage market,” CoreLogic Chief Economist Frank Nothaft said. “In Q3 2015 there were 37.5 million borrowers with at least 20 percent equity, up 7 percent from 35 million in Q3 2014. In the last three years, borrowers with at least 20 percent equity have increased by 11 million, a substantial uptick that is driving rapid growth in home equity originations.”
“Homeowner equity is the largest source of wealth for many Americans,” CoreLogic CEO and President Anand Nallathambi said. “The rise in home prices, expected to be at least 5 percent in 2016, will continue to build wealth and confidence across America. As this process continues, it will provide support for the housing market and the broader economy throughout next year.”
Highlights as of Q3 2015:
- Nevada had the highest percentage of mortgaged residential properties in negative equity at 19 percent, followed by Florida (17.8 percent), Arizona (14.6 percent), Rhode Island (12.3 percent) and Maryland (12.1 percent). Combined, these five states account for 29.3 percent of negative equity in the U.S.
- Texas had the highest percentage of mortgaged residential properties in positive equity at 97.9 percent, followed by Alaska (97.7 percent), Hawaii (97.6 percent), Colorado (97.2 percent) and Montana (97.1 percent).
- Of the 10 largest metropolitan areas based on mortgage count, Phoenix-Mesa-Scottsdale, Ariz., had the highest percentage of mortgaged residential properties in negative equity at 14.2 percent, followed by Chicago-Naperville-Arlington Heights, Ill. (13.8 percent); Riverside-San Bernardino-Ontario, Calif. (11.4 percent); Washington-Arlington-Alexandria, DC-Va.-Md.-W.Va. (10.8 percent); and Atlanta-Sandy Springs-Roswell, Ga. (9.7 percent).
- Of the same 10 metropolitan areas, Houston-The Woodlands-Sugar Land, Texas had the highest percentage of mortgaged residential properties with positive equity at 98.2 percent, followed by Dallas-Plano-Irving, Texas (97.9 percent); Los Angeles-Long Beach-Glendale, Calif. (95.4 percent); Minneapolis-St. Paul-Bloomington, Minn.-Wis. (94.4 percent); and New York-Jersey City-White Plains, N.Y.-N.J. (94.3 percent).
- Of the $301 billion in negative equity nationally, first liens without home equity loans accounted for $165 billion, or 54.8 percent, while first liens with home equity loans accounted for $136 billion.
- Approximately 3.1 million underwater borrowers hold first liens without home equity loans. The average mortgage balance for this group of borrowers is $229,000 and the average underwater amount is $58,000.
- Approximately 1.6 million underwater borrowers hold first and second liens. The average mortgage balance for this group of borrowers is $307,000 and the average underwater amount is $83,000.
- The bulk of positive equity for mortgaged residential properties is concentrated at the high end of the housing market. For example, 95 percent of homes valued at $200,000 or more have equity compared with 87 percent of homes valued at less than $200,000.