Credit Cycles with Market-Based Household Leverage∗ William Diamond Tim Landvoigt Wharton Wharton & NBER June 2019 Abstract We develop a model in which mortgage leverage available to households depends on the risk bearing capacity of financial intermediaries. Our model features a novel transmission mechanism from Wall Street to Main Street, as borrower households choose lower leverage and consumption when intermediaries are distressed. The model has financially-constrained young and unconstrained middle-aged households in overlapping generations. Young households choose higher leverage and riskier mortgages than the middle-aged, and their consumption is particularly sensitive to credit supply. Relative to a standard model with exogenous credit constraints, the macroeconomic importance of intermediary net worth is magnified through its effects on household leverage, house prices, and consumption demand. The model quantita- tively demonstrates how recessions with housing crises differ from those driven only by productivity, and how a growing demand for safe assets replicates many features of the 2000s credit boom and increases the severity of future financial crises. ∗First draft: December 2018. Email addresses:
[email protected], tim-
[email protected]. We thank Carlos Garriga for useful feedback on our work. We further benefited from comments of seminar and conference participants at the 2019 AEA meetings, LSE, NYU, Wharton, the 2019 Cowles GE conference, and the 2019 Copenhagen MacroDays. 1 Introduction The financial sector grew during the boom of the early 2000s and crashed in the finan- cial crisis of 2008, contributing to a boom and bust in asset prices. Low spreads between mortgage rates and risk free interest rates during the boom meant that highly levered households could borrow cheaply, while after 2008 spreads on risky mortgages reached historical highs, making household borrowing extremely expensive.