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News News Feature

Five Financial Tips for Young Adults

It can be difficult to know how to start building a solid financial future. With all the responsibilities of early adulthood you may be tempted to put financial planning on the back burner. However, the sooner you start planning, the better off you’ll be in the long run. The following tips can help you get started.

1. Create a budget.

Identify how much money you spend each month and compare that to your monthly income, considering two types of expenses: fixed and discretionary.

Fixed expenses are those you pay each month, including rent/mortgage, minimum credit card payments, car payments, insurance, utility bills, and cell phone.

Discretionary expenses are costs you choose to take on that may not be essential, including eating out, movie and concert tickets, streaming TV subscriptions, gifts, and vacations.

Once you’ve added up your fixed and discretionary expenses, compare the total to the income you bring in. If you’re spending less than you earn, congratulations! You’re one step closer to a stronger financial foundation. If you find you’re spending more than you’re earning, you may need to trim some discretionary expenses to bring you back to level footing.

Look at the discretionary expenses. Where can you lower your spending? Maybe you can cut back from eating out four times per week to one or two times per week. Perhaps you don’t need all your streaming services. Or maybe you choose to take your next vacation closer to home rather than paying for a plane ticket.

The key is to establish a budget that allows you to pay your fixed expenses and discretionary expenses while living within your means and taking care of obligations.

2. Pay off debt.

Regardless of the type of debt (student loan, credit card, auto loan, etc.), the sooner you pay it off, the sooner you’ll achieve financial security. While there are times when it’s necessary to take on debt, there are other times where outstanding debts can spiral out of control. Two effective strategies for paying off debt include:

• The snowball method — This involves paying off your smallest debt balance as quickly as possible, then moving on to the next-smallest debt. This approach can help you gain a sense of accomplishment as you knock out one loan after another.

• The avalanche method — You begin paying on the loan with the highest interest rate first. Once that is paid off, you move to the loan with the next-highest interest rate. This allows you to pick up speed because each payment saves you more money than the one before.

3. Build an emergency fund.

An emergency savings account can enable you to keep up on your necessary expenses, pay down debt, and continue your lifestyle for a period of time. A rule of thumb is to have three to six months’ worth of living expenses saved. An emergency fund can protect you from taking on additional debts to meet your needs

4. Save for retirement.

The sooner you start saving, the better your chances of achieving or maintaining the lifestyle you want. The easiest way to start is by contributing to your employer-sponsored retirement plan at a rate that maximizes your employer matching contributions while still being sustainable.

Don’t have access to an employer-sponsored plan? Consider an individual retirement account (IRA). There are two main types of IRAs: traditional and Roth.

• Traditional IRA — Contributions are made on a pre-tax basis, which reduces your taxable income in the year you contribute. Money invested in a traditional IRA is free to grow tax-deferred until retirement. Distributions are taxed as ordinary income and may be subject to a 10 percent early withdrawal penalty if taken before reaching age 59½.

• Roth IRA — Contributions are made with after-tax funds, providing no tax benefits during the year in which you contribute. Contributions can be withdrawn after five years with no taxes or penalties (earnings are subject to tax and a potential 10 percent penalty if withdrawn before you reach age 59½).

5. Avoid lifestyle inflation.

As your income increases over time, it may be tempting to increase your spending. This tendency is sometimes referred to as “lifestyle creep,” and if not managed, it can get in the way of your financial goals. When your income increases, consider increasing your savings first.

Gene Gard, CFA, CFP, CFT-I, is a Partner and Private Wealth Manager with Creative Planning. Creative Planning is one of the nation’s largest Registered Investment Advisory firms providing comprehensive wealth management services to ensure all elements of a client’s financial life are working together, including investments, taxes, estate planning, and risk management. For more information or to request a free, no-obligation consultation, visit CreativePlanning.com.

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News News Feature

What, Me Worry? Understanding Debt and Inflation

The Senate recently passed a $1 trillion infrastructure bill that seems likely to eventually become law. How much debt does that mean, and should we worry about it?

Since the beginning of 2020, the total public debt has gone from around $23 trillion to about $28 trillion. Keep in mind that overall U.S. GDP is just over $20 trillion on average, so we could apply the entire output of the U.S. economy for a year and a half and just barely pay off the debt. Another way to look at it is that the government spent all the taxes taken in since the beginning of the lockdown and then an additional 25 percent of the entire country’s total income. These are big numbers!

Is this a problem? Is it going to inevitably lead to inflation? The answers might surprise you.

Conventional wisdom, as well as recent feedback at the grocery store and gas pump, suggests inflation has definitely arrived. However, there are a number of strongly deflationary pressures at work, too, and there’s a good chance over the next 10 years the Fed could have a hard time keeping inflation above or even near their target of 2 percent annual inflation.

For one thing, population growth is slowing down. Population growth was close to 1.4 percent a year as recently as the 1990s and now sits at 0.35 percent. Absent big changes in immigration policy (unlikely) or big changes in birth rates for Americans already here (even more unlikely), America will start seeing population decline soon. Japan has been losing population on average for more than 10 years, and this is one reason Japan has frequently experienced years of falling consumer prices in the last few decades. The number of consumers is not growing and the population is aging, leading to more retirees and fewer workers.

Another strong deflationary factor is the rise of technology. Much recent inflationary pressure is likely transient, in things like used car prices, airfare, and hotel rates. At the same time, lots of stuff is getting cheaper, like televisions and computing power. And while smartphones may not seem cheap, the idea of a device in your pocket that can make calls, send messages, and listen to or watch almost any media created in all of human history is a pretty nifty innovation and means you don’t have to buy as many products you might previously have bought. In the 1990s, one CD cost around $15 — now you can have access to almost all the music in the world for about half that per month.

Nobody is exactly sure what the future holds, and everyone loves to second-guess our elected and appointed officials. However, the employees and appointees at the Fed are not stupid. If inflation were the only thing we have to fear, the Fed wouldn’t continually try to push inflation up to a higher long-term average target. I believe they’re preemptively erring on the side of inflation to prevent disinflationary pressures from taking root too strongly. Deflation sounds nice as a consumer, but its effect on the economy is much worse than mild to moderate inflation. By the way, debt itself is deflationary too (for one reason, money that could be spent goes to pay off bonds instead), and there’s plenty of debt in the system.

In the end, it’s not too useful to speculate as to whether inflationary or deflationary pressures will win. Probably both will happen at some point; it’s just a matter of time.

The important thing for investors to remember is to stay diversified. Exposure to U.S. investments and the dollar could continue to outperform for years into the future. On the other hand, if our outsized stimulus spending starts to catch up with us, then exposure to non-U.S. developed markets and even emerging and frontier markets (and currencies) will play an extremely important role going forward.

We’re all feeling the pressure from inflation in the short term, but there’s no guarantee it will persist. We might even miss it if it goes away.
Have a question or topic you’d like to see covered in this column? Contact the author at ggard@telarrayadvisors.com. Gene Gard is Co-Chief-Investment Officer at Telarray, a Memphis-based wealth management firm that helps families navigate investment, tax, estate, and retirement decisions. 

Categories
Opinion

“Improvident Borrower”

Julia Greer doesn’t know George Will and doesn’t watch the Sunday-morning news talk shows. But Will, the bow-tied conservative television pundit, author, and columnist, had some harsh words for people like Mrs. Greer last week.

Greer, 67, is one of millions of Americans who took out a home loan they can’t repay. The former grill cook at Baptist Hospital for 35 years lives on Social Security payments of $814 a month. In April, she took out a $50,000 loan to fix up a house in Whitehaven where she plans to care for a cousin who is handicapped from a stroke.

Greer can’t make the monthly payments on the loan, which carries an interest rate of 15 percent and is due in full in September, six months after the loan was made. That’s called a balloon note in the trade.

As Will wrote in a column published in The Commercial Appeal and other newspapers last week, “Every improvident loan requires an improvident borrower to seek and accept it. Furthermore, when there is no penalty for folly … folly proliferates.” By his lights, Julia Greer is the source of her own problem. She borrowed more than she could repay. The stock market took a nasty tumble, and investors from China to Memphis felt the pain because of the improvidence of people like Julia Greer.

But improvidence sometimes has a little help.

Fixing up the house was Greer’s daughter Linda’s idea. A cousin owned the house for several years, and it was paid for but in need of repairs. It is 54 years old and appraised at $96,200. The Greers say the plan was that the cousin would deed the house to Julia Greer so she could get it fixed up, move in, and share living expenses.

Greer tried to get a home-improvement loan from the Teachers Credit Union, First Citizens, and Sun Trust Bank but was turned down for insufficient credit history. A friend recommended she try Home Realty Company and Home Financial in Memphis.

In April, Julia Greer and the cousin met with a closing attorney. The closing costs were $13,000, including a 5 percent “loan origination fee” and another 5 percent “loan discount fee.” On top of that, documents show that Greer was obligated to pay another $2,000 to Home Financial in six months even if she made the balloon payment. The fee would be “waived” if she took out a new loan. Home Realty would keep the balance of the loan, $37,000, in escrow and reimburse Greer for improvements after they were made, if she provided receipts.

When Linda Greer read the closing papers, she thought her mother had been taken advantage of, and she tried to cancel the loan.

“They told me in order to rescind it, I would have to pay the closing amount of $13,000 within 24 hours,” Linda Greer said.

Charles E. Moore of Home Realty said the loan was proper. The closing costs, he said, included payment of back taxes that were due on the property. He was under the impression that Mrs. Greer was going to resell the house after fixing it up and never intended to live in it. The workers she hired, he said, “didn’t have her best interests at heart” so he hired his own workmen to take over.

Moore and the Greers disagree about how much she was supposed to pay each month, but they agree that Julia Greer faced foreclosure unless she got a new loan.

“You can’t stay if you don’t pay,” Moore said.

As it now stands, roughly $19,000 worth of work has been done, and the house is unoccupied. Julia Greer lives in an apartment downtown. Linda said her mother is “scared to death” of losing the house.

Home Realty tried to get Julia Greer to sign for a new loan for $63,000 to pay off the old one. The documents include an apparently forged signature of Julia Greer and list her monthly income as $2,800 a month from a nonexistent drapery business. Linda Greer says her mother “can’t even sew a button.”

Moore said he doesn’t know how that information got in the loan documents.

The Greers contacted Memphis Legal Services and attorney Webb Brewer, who plans to file a lawsuit against Home Realty. Brewer helped write Tennessee’s 2006 Anti-Predatory Lending legislation after seeing scores of working poor people hoodwinked by salesmen peddling subprime loans, debt consolidation loans, and fix-up loans.

“Subprime lending is like a petri dish for predatory lending,” Brewer said.

Or for folly and improvidence. Take your pick.

Categories
Cover Feature News

Debt Trap

“I work all night, I work all day, to pay the bills I have to pay / Ain’t it sad / And still there never seems to be a single penny left for me / That’s too bad.” — ABBA

Leaning back against the glass window at a Starbucks in Cordova, Leigh blends in with the crowd. She has the sweet, maternal appearance of a soccer mom. One might pass her at the grocery store and assume she lives the American Dream with a couple of kids, a well-paid husband, a swimming pool, and a golden retriever in the backyard.

But in reality, Leigh (who asked the Flyer not to reveal her real name) isn’t swimming in crystal-clear, chlorine-sanitized pool water. She’s swimming in a sea of debt.

After divorcing her husband four years ago, Leigh was stuck paying off most of the couple’s debt on her own, since their credit cards were in her name.

“When we separated, he paid for some of them, but when [the divorce] was official, he said, ‘They’re yours again,'” says Leigh. “We didn’t argue in court because we don’t have any children, so I got stuck with the credit-card bills. I can’t prove that my husband used them.”

At first, it didn’t seem so unmanageable. She was paying on the bills every month. She managed to pay off her car, an eight-year-old Dodge Neon. But she was saving the large bills for last, and on her salary, she wasn’t able to pay rent, utilities, living expenses, school-loan payments, and the credit-card companies. So she focused on keeping a roof over her head, meaning some credit-card companies didn’t get paid. That’s when the calls started coming.

“One company didn’t even contact me,” says Leigh. “A sheriff just showed up at my door at 7:30 in the morning with a summons to court. They said they were suing. I didn’t even realize that debt was still out there.”

After being constantly harassed by credit-card companies, Leigh decided she’d look into filing bankruptcy. Unfortunately for her, that decision came about a year too late. She finally called an attorney a few weeks before October 17th, the one-year anniversary of the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005. She learned that, due to a new provision in the act, it would be difficult and costly for her to obtain relief under Chapter 7, the type of bankruptcy in which the debtors liquidate all their assets and forgo further monthly payments.

Though the act was passed in an attempt to cut back on what Congress considered abuse of bankruptcy filings, judges, attorneys, and trustees say the act has done more to affect filings by the working poor than by high-rolling CEOs.

Here in Memphis, once labeled the bankruptcy capital of the nation, filings dropped precipitously after the act went into effect last October. Though the number of filings has risen steadily since, filings are still about half what they once were. In September 2004, there were 2,189 bankruptcy cases filed in Memphis. In September 2005, 2,811 cases were filed. In September 2006, only 1,297 cases were filed.

The consensus among local bankruptcy officials is that the act didn’t fix the underlying problems that cause bankruptcy. It just made the process more burdensome and costly.


Robbing Peter, Paying Paul

After paying her rent, utilities, and living expenses, Leigh only has about $32 a month left over. That isn’t nearly enough to make the required monthly payments in a Chapter 13 plan, which allows the debtor to pay off bills under a court-approved repayment plan rather than by surrendering personal property.

But due to a new provision in the 2005 bill, Leigh doesn’t qualify for Chapter 7 either. She failed the means test or, as debtor’s attorney Tom Fila calls it, the “mean test.” The new statutory test uses a mathematical formula to compare one’s income and living expenses with the state median income of $34,151. Using those numbers, people who make a certain amount higher than the state median are forced to file Chapter 13 instead of Chapter 7 if they want relief under the bankruptcy code.

“They look at your gross income, not what you actually bring home after taxes,” says Leigh. “I try to do everything right. I work and try to pay bills. I don’t have much. I drive an eight-year-old car that breaks down all the time.”

If Leigh were jobless, she’d be able to file Chapter 7, but since she’s stuck somewhere in the middle, she’s being forced into Chapter 13. The bill was designed to crack down on abusive filers, yet people like Leigh are the ones getting the short end of the stick.

Abusive filings are actually pretty rare in Memphis. Local bankruptcy trustee George Stevenson, who handles payment in all Chapter 13 cases filed in Memphis, says he’s only seen a handful of abusive cases in the 24 years he’s served at the bankruptcy court.

“I’ve participated in three criminal trials [regarding abuse],” says Stevenson. “We’ve referred more cases to the justice system, but they never went to trial, so apparently they didn’t rise to the level of crimes.”

After a multimillion-dollar lobbying campaign by the credit industry, the new bankruptcy act was passed, with 70 percent of Congress voting for it. Among those voting “yes” was 9th District representative Harold Ford Jr.

The new bankruptcy act is 500 pages long and, according to several bankruptcy officials, difficult to decipher.

“Unmistakably, the creditor-friendly 2005 bankruptcy act … is not a model of clarity,” says David S. Kennedy, chief U.S. bankruptcy judge for the Western District of Tennessee. “There’s little underlying legislative history to provide the judiciary with much guidance regarding congressional intent.”

The new law made numerous changes to the old bankruptcy system, but in a nutshell, it does the following: increases filing and attorney fees, requires more paperwork, requires filers to pay for and attend credit-counseling services, and establishes the aforementioned means test, which makes filing Chapter 7 more difficult.

Justin Fox Burks

Bankruptcy Central: 200 Jefferson in downtown Memphis

Though Leigh’s situation is common in much of the country, it’s not so common in Memphis, where the majority of those wishing to file Chapter 7 fall well below the state median income.

“Usually, everyone who does the means test has a lower income,” says Jack Hogan with the local Consumer Credit Counseling office. “[The new law] is in place to collect some of the high-end bankruptcies, which, of course, in Memphis we don’t really see. It’s mainly the average Joe filing here.”

But no matter what kind of bankruptcy the average Joe chooses to file, the cost of filing is affecting everyone. Filing fees have gone up and so have attorney’s fees. Since the paperwork is more difficult now, it’s nearly impossible to file without an attorney’s expertise.

“There’s no doubt bankruptcy is more expensive than it was before,” says Kennedy. “Lawyers are required to prepare more documents. There’s a lot more due diligence. But a lot of folks can’t afford to hire a lawyer, and they’re too unsophisticated to represent themselves. There’s so many more legal hoops to jump through.”

According to attorney Ben Sissman, who represents both creditors and debtors, his attorney fees rose from $800 to $900 before October 17, 2005, to around $1,375 now.

And debtors must now attend credit-counseling services — before filing and prior to being discharged from their bankruptcy. Though they can be waived in certain circumstances, there is a charge for both classes.

“Some of the information they’re getting from credit counseling is beneficial, but sometimes it’s inane stuff,” says Fila. “They’re telling people to get more money, get a better-paying job. Thanks a lot, genius. If only I would have thought of that myself.”

Fila says there’s a misconception that people filing bankruptcy don’t know how to manage their money.

Tom Fila

“It’s easy to manage your money when you have money. But when your utility bill comes in and you don’t have the money and you’ve got four kids and the car payment’s due next month, you’ve got to start juggling,” says Fila. “They’re robbing Peter to pay Paul, yet they keep their lights on. The kids get fed. They’ve stretched the dollar so thin the thing is squealing. They should be teaching classes on managing money.”

No Ken Lays Here

Ramona Burrow, a red-headed woman who appears to be in her mid-to-late 40s, raises her right hand and takes an oath to tell the whole truth, then sits in a cushioned chair facing Chapter 13 trustee staff attorney Chantele McIntyre.

Burrow and her attorney are at the Meeting of Creditors, a mandatory meeting where Chapter 13 debtors and their attorneys go over their repayment plans with the trustee’s staff. At least 50 debtors are gathered today, occupying several rows of chairs at the back of the room.

They’re white, black, young, old, dressed up, dressed down. The crowd could easily be the same people one might see dining at IHOP after church on Sunday. Each debtor waits patiently for his or her name to be called, at which time they’ll sit across from McIntyre and go over their individual repayment plans.

Burrow sits quietly while McIntyre goes over her plan, listing how much she’s required to pay on each debt she owes. After reviewing the plan, McIntyre shoots off a number of questions so quickly she could be mistaken for an auctioneer:

“Did you list everybody you owe?”

“Do you own a home? Whose name is on the deed?”

“Do you have a car in your name?”

“Do you have any lawsuits pending?”

“Do you have a right to sue anybody?”

“Do you have child support or alimony?”

After answering “no” to most of the above questions, Burrow reveals that she’s a full-time college student. Her husband brings home $1,950 a month. The whole process takes less than 10 minutes, and Burrow leaves with a repayment plan established in her Chapter 13 case.

Thanks to the new bill, this room hasn’t been quite as full this year as it has been in years past. But the number of filers is inching back up. In fact, since fewer people are able to file Chapter 7 now, more and more people are finding themselves at the Chapter 13 Meeting of Creditors.

In the first nine months of 2005, before the bankruptcy bill was signed into law, 63 percent of Memphis bankruptcy cases were filed as Chapter 13. In the first nine months of this year, 79 percent of the cases filed were Chapter 13.

From January to September 2005, 20,291 cases were filed in both Chapter 7 and 13. Compare that with 10,338 from January to September of this year.

Numbers dropped dramatically after October 17, 2005. In Memphis, over 500 cases were filed on October 16, 2005, and over 1,000 were filed on October 14th. That was up from the average of 50 cases on a normal day.

“October 17th was kind of a watershed day. After that, [filing] dropped dramatically,” says Fila. “A lady came and told me she didn’t even know she could still file. She thought George Bush had canceled bankruptcy. The media made it out as ‘You need to file now or you’re not going to have the opportunity.’ So everybody and their mother filed right before October 17th. Now the numbers are going right back up.”

Though the new bill may be weeding out a few people who have simply charged too much on their credit cards, many Memphians are filing for more serious reasons.

“Historically, people file here because they’ve lost their job or they’ve gotten divorced or they’ve gotten hurt and can’t pay their medical bills,” says Jennie Latta, U.S. bankruptcy judge for the Western District of Tennessee. “And all those problems can go hand in hand. When you’ve got money troubles, that often leads to domestic troubles. Or domestic troubles can distract you and make you a less effective worker.”

Latta says these typically aren’t people unwilling to work. They’re people who are out there trying to find good jobs, but when life comes at them hard, they fall. That’s when they end up in bankruptcy court.

George Stevenson

“Bankruptcy spans race, gender, and age. Black folks are filing. White folks are filing. Poor, young, old,” says Fila. “The only thing that matters here is the color of money. Either you have it or you don’t.”

One of the biggest factors contributing to filings in Memphis is the large number of people working temporary jobs.

“When I started serving as a bankruptcy trustee in 1982, there were two temporary-job services in Memphis,” says Stevenson. “If you look in the Yellow Pages now, you’ll see about 200 temporary-job sources. People can find jobs for a little while, and those jobs end and they’re out of work.”

Sissman tells a story about a woman who worked at the local Cleo Wrap factory, which only offers warehouse employees eight to nine months of work annually. Last winter, the woman was let go a month early due to a lack of work. She was asked to come back a month later than usual the following spring. Those two months were enough to set her back, landing her in bankruptcy court.

“We have a lot of people working very hard in permanent part-time jobs,” says Sissman. “The people who wrote this bill have never met anyone like that. They have no clue that everybody who lives in America doesn’t have an accountant and a bookkeeper and all the stuff people in government take for granted because they can afford whatever they want.”

It doesn’t hurt that the stigma attached to filing bankruptcy has waned over the years.

“Some of the stigma has gone away because people see the movie stars and politicians filing,” says Fila. “But people still hate doing it. They’d rather be anywhere else than sitting across from me. They cry. They’re upset. They’re glad to get relief, but nobody’s happy about coming in here.”

Deep Roots

Chapter 13 has deep roots in Memphis. It was created in 1938 by Walter Chandler, a former U.S. representative and former mayor of Memphis (also the father of former Mayor Wyeth Chandler).

Chapter 13 is generally favored by credit-card companies, auto lenders, and other creditors because the repayment plan ensures they’re getting at least some of their money back. That’s unlike Chapter 7, in which creditors are only paid by assets the debtor is able to sell off. When assets run out in Chapter 7, the remaining debts are usually discharged.

The new bill was designed to push more people into filing Chapter 13, yet the majority of filings in Memphis were Chapter 13 anyway.

“The new bill really had much less of an effect on Memphis than it did the rest of the country,” says Stevenson. “It wasn’t like, ‘You’re doing things wrong in Memphis. We want to change you.’ It was, ‘You’re doing things wrong in other parts of the country. We want you to do it more like it’s done in Memphis.'”

Yet the bill still makes it more difficult for those filing Chapter 13. Not only is the process more costly for Chapter 13 debtors, the bill attempts to cut back on serial filings by making it harder to get an automatic stay after re-filing. An automatic stay is legal jargon for a hold put into place after a person files, making it illegal for creditors to harass debtors for payment.

The Early Bird Gets Good Credit

It’s 8 a.m. on a summer Saturday, yet about 35 kids, mostly junior high or high school students, are piled into a North Memphis police substation for a little Finances 101.

The station is hosting a financial-planning workshop for teens. Managing credit isn’t taught in city schools, so officers have invited a couple of bankers, an automobile finance manager, and an apartment manager to speak to the kids about how to manage their money.

“Are you already getting credit-card applications in the mail?” asks Brenda Harper from Regions Bank. No one raises a hand, but Harper looks skeptical. “Well, you’re all getting ready for college, and you’ll soon be bombarded.”

As Harper goes over the ins and outs of credit scoring, bank accounts, and how to write a check, several kids take notes. She goes over the types of bankruptcy and tells them “it should always be a last resort.”

People like Harper and officer Dennis Manning (who’s leading the session) are hoping to nip the bankruptcy problem in the bud so, new bill or not, it won’t become an issue these kids have to face.

According to a 2005 Nellie Mae report, 76 percent of college undergrads have a credit card, but only 21 percent of students pay their cards off in full each month. The average student balance is $2,169, and 25 percent of students with cards owe $3,000 or more.

“You get credit-card applications when you buy your school books for college,” says Fila. “What kind of message does that send? They want to hook these kids in early. They know they’ll graduate and get high-paying jobs.”

Some of those college kids may end up filing bankruptcy. That’s why Kelly Rousseau of the bankruptcy court started C.A.R.E. (Credit Abuse Resistance Education) in Memphis earlier this year. The program goes into local high schools to teach kids financial literacy.

So far, Rousseau has taken the program to the Memphis Grizzlies Academy, Lausanne Collegiate School, Houston High School, and Millington High School. She says she hopes to get the program into city schools by next year.

“We’re teaching kids the difference between needs and wants. They need to know if they buy something with a credit card, they need to pay it off when the bill comes in,” says Rousseau. “Having a card for true emergencies is okay. It’s a good way to establish credit, but it depends on how responsible they can be.”

In a perfect world, financial planning would be a part of every high school curriculum. But this is not a perfect world. For the foreseeable future anyway, Memphis will continue to have debtors who turn to bankruptcy as their only way out. They’ll just have a harder time trying to do so.

“The law changed a lot, but it didn’t change the economics of the situation,” says Fila. “People are still broke. They’re still struggling. They still have car notes, and the debt and financial pressure is still out there. But now the outlet’s been restricted.”

Categories
News The Fly-By

Losing House and Home

On Laurel Lake Drive, a suburban street in Southeast Shelby County, a five-bedroom, four-bath brick home sits empty. Built last year, it has a three-car garage and is a spacious 3,836 square feet.

But this is by no means a model home.

The property, located near the new Shelby County high school, is one of about 5,000 homes that were foreclosed on during the last quarter.

Last week, a risk management provider listed Memphis as one of the top five markets for mortgage risk and fraud, with very good reason. According to RealtyTrac, an online marketplace for foreclosure properties, there’s one foreclosure for every 101 households in Memphis. Only Indianapolis, Atlanta, and Dallas fare worse.

“These are not only affordable, entry-level homes,” says Beanie Self, executive director of the Southeast Memphis Community Development Corporation (CDC). “These are $200,000, $300,000, $400,000 houses.”

The Southeast Memphis CDC is the only suburban CDC in Shelby County and was created, in part, after the University of Memphis identified a high number of foreclosures occurring in the Hickory Hill area.

“After the city annexed the area, there were a lot of significant problems,” says Self. “Property values went down because people were leaving and crime was up. When the property values went down, the homes were upside down. They owed more on their homes than they were worth, and a lot of people just walked away.”

Hickory Hill rivals Frayser for the most foreclosures, but since Self started tracking local foreclosures about three years ago, she’s seen the number increase 20 to 25 percent each year.

“What we see happening is that folks end up getting into a bigger house than they can afford and a larger loan than they can handle,” says Self.

As the former bankruptcy capital of the nation (read more in this week’s cover story), it’s not unheard of for Memphians to find themselves in financial trouble, but perhaps most telling is the scale of the current problem.

At the corner of Holmes and Hacks Cross, signs litter the roadways promising “New Homes! Zero Money Down!” But in neighborhoods still too new to be “mapquested,” banks are already foreclosing on houses: a $235,000 home on Maids Morton, a $100,000 home on Busy, a $168,000 home on Briona Cove — all foreclosures.

Because the housing market is saturated, many home builders offer special financing incentives. Mortgage brokers sell buyers on interest-only loans or Adjustable Rate Mortgages (ARMs) that can get them more house for the money, but it’s not always the best deal in the long run.

“There might not be a down-payment or closing costs. Two months later,” says Self, “the transmission goes out on the car and it’s, ‘Do I pay for that or the mortgage this month?'”

Residents can quickly find themselves owing more on their house than its market value, especially if they have an interest-only loan.

“Tennessee has been targeted by unscrupulous lending groups,” says Self. “We have not had the kind of regulations in place to tackle predatory lending.”

A new bill passed earlier this year will go into effect in January, but for some homeowners, it might be too late.

“Within the next year, it’s going to be really significant,” says Self. “Specifically with the ARMs or with the interest-only loans, when the principal payments kick in, it’s going to be huge.”

Not to burst your housing bubble, but this soap opera can have long-ranging effects.

The Southeast Memphis CDC is a HUD-approved housing provider, meaning it can buy foreclosed properties from the national department of Housing and Urban Development at a discount and then sell them to owner-occupants.

Only, other people are interested in the discounted property, too. “I can’t compete with the investor market,” says Self. “We have a very different cash flow.”

When investors buy property, it generally becomes a rental unit. And, nothing against renters, but rental property can contribute to a decline in the neighborhood. Especially if — as is often the case with rental houses — the landlord is not on-site.

Owning a home is the American dream. We’re a country that rewards citizens for buying a home with a tax break. Loans are available to help people buy a house who otherwise wouldn’t be able to afford one. The latest economic upswing was predicated on the housing market.

But the number of local foreclosures — and the variety of neighborhoods in which they occur — should be an eye-opener. If this is the American dream, maybe it’s time for Memphis to wake up.