Decomposing Underwriting Spreads for GSEs and Frequent Issuer Financial Firms David M. Harrison Associate Professor Rawls College of Business Administration Texas Tech University Lubbock, TX 79409
[email protected] 806.742.3190 phone 806.742.3197 fax Andrea J. Heuson Professor of Finance University of Miami P.O. Box 248094 5250 University Dr., Jenkins Bldg. Coral Gables, FL 33124
[email protected] 305.284.1866 phone 305.284.4800 fax and Michael J. Seiler Professor and Robert M. Stanton Chair of Real Estate Old Dominion University 2154 Constant Hall Norfolk, VA 23529
[email protected] 757.683.3505 phone 757.683.3258 fax Revise and Resubmit at Journal of Real Estate Finance and Economics December 2010 Decomposing Underwriting Spreads for GSEs and Frequent Issuer Financial Firms Home mortgage debt outstanding grew at a nominal rate of more than 10% per year and a real rate of more than 8% per year during the decade that began in 1997. Much of the increase was funded by investors who purchased mortgage-backed securities through a market supported by Fannie Mae and Freddie Mac – two Government Sponsored Enterprises (GSEs) charged with improving intermediation in the residential mortgage market. Furthermore, both housing and non-housing GSEs and large domestic financial institutions took sizeable investment positions in mortgage-backed securities, funding this increased investment by borrowing in the bond market using callable and non-callable debt agreements. Recent developments make clear that many of these investments carried significant credit risk. This paper investigates the determinants of underwriting fees charged to active GSE and financial industry borrowers on debt issuances, how such fees change over time, and how they vary with the characteristics of the debt, the underwriting mechanism, and the issuer.