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Exurbs Not Suburbs

08 Nov 2007 08:49 am

It seems that a hearty band of "blue dog" Democrats are doing their usual act of standing up for cultural traditionalists' role in the Democratic Party by doing the bidding of campaign contributors in the financial services industry. But is it really true that, as David Sirota argues, "we see the sheer corruption in this move by the Blue Dogs - because the foreclosure crisis is actually hitting such conservative rural districts harder than everywhere else."

I'm not so sure. As it happens, I have on my virtual desktop a county-by-county tally of foreclosures in the first three months of 2007. Stephanie Herseth, one of the people who signed the objectionable letter urging congress not to enact legislation to help people at risk of losing their home, represents South Dakota. By my calculation, there have been 214 foreclosures in this state of 780,000 people. That's tragic for the affected families, but it's a relatively low rate at the moment.

My look at the data thus far has been very cursory, but my preliminary conclusion would be that the hardest-hit areas are the high-growth fringes of vibrant metro areas. In Virginia, for example, Arlington County right next door to DC has a higher foreclosure rate than South Dakota. It's lower, however, than the rate in Fairfax County -- the further-out part of suburban Virginia. Fairfax's foreclosure rate, in turn, is lower than the rates in Loudon County and Prince William County -- the dread exurbs. The ring of counties around those two counties -- rural areas -- see the rate dropping again. Melissa Bean (who also signed the letter) is probably a better target for this criticism as she represents a big part of McHenry Country which seems to have a ton of foreclosures. I'm pretty sure that you'd best characterize her district as suburban/exurban (Wikipedia says "the northern suburbs of Chicago" rather than rural.

I found Sirota's post reading Matt Stoller who says "David Sirota shows, it is in rural conservative districts where the subprime mortgage issue is hurting people the most. Markos noted this as well, pointing to this LA Times story." Markos, however, didn't characterize the story that way, and rightly so since what it says is that Republicans "could suffer in fast-growing exurban counties, where the real estate market is worst."

At any rate, I agree with the main point that Blue Dogs are voting their donors rather than their districts here, but it's not empirically the case that rural areas have been the hardest hit here. This graphic mapping the financial cost of foreclosures from the JEC isn't 100 percent on point, but it is illustrative:

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Comments (17)

How are the car-dependent exurbanites reacting to higher gas prices, and the near-certainty that worse is to come?

It's lower, however, than the rate in Fairfax County -- the further-out part of suburban Virginia. Fairfax's foreclosure rate, in turn, is lower than the rates in Loudon County and Prince William County -- the dread exurbs.

The confusion isn't surprising. Exurban areas in Virginia were recently (and possibly still are) rural.

Interestingly, large increases in Democratic voting in those counties resulted in Democrats taking control of the Virginia state senate. Two of the four states with the highest forclosure rates are Florida and Ohio. Whether it's justified or not, I think people will blame Republicans for the problems caused by the end of the housing boom.

McHenry's I guess kind of an exurb--more like Loudon then Fairfax. At least when I last lived in next-door Lake County, which is almost 20 years ago now, it had lots of farmland with scattered towns. I'm sure people commuted from there to the city, though, and probably lots more now.

Better maps please. Since it's not adjusted per capita, you basically could have mapped population instead of total costs. Sure, there are a few outliers, but no shit New York and California are bright red while Wyoming and Vermont are gray.

Well, the farther out you go the more mixed it is, and there is still some farmland in the outer counties. But there has been so much development since 1990 that "Chicago" now essentially includes the Milwaukee-Harvard-DeKalb-Peotone-Portage region. There are tons of cornfield subdivisions in McHenry, most of them high-end.

Cranky

"How are the car-dependent exurbanites reacting to higher gas prices, and the near-certainty that worse is to come? "-Posted by James Wimberley

By a significant degree, the people I work with who commute very long distances complain much more about the time it takes than the money it costs. Gas is still cheap. The extra long commutes use less than 100 gallons per month. The mortgage payments are about $600 lower for every $100k you knock off the price of the house. In the DC area, you can easily save $200K by going to the exurbs. Considering tax deductions and wear and tear, you probably need $8-$13/gallon tip the scales on an economic basis alone. Once you get near that though, the time consideration becomes more significant. No one wants to drive 200 miles per day to save $10.

In the DC area, you can easily save $200K by going to the exurbs. Considering tax deductions and wear and tear, you probably need $8-$13/gallon tip the scales on an economic basis alone.

Yes, but is it really a question of "saving" $200k? That makes it sound like the average exurbanite has the option of buying a $500k house close to the city but instead opts to "save" a couple of a hundred thousand by tolerating a sixty mile commute.

I think the reality is that, in most exurbs, many of the people who have settled there have done so because that's all they can afford. This is in contrast to city centers and close-in suburbs, which are often populated either by wealthier folks or people, who, for whatever reason, (too poor, young urban hipsters who haven't started families yet) have no burning need to be homeowners. In other words, exurbs are peopled by folks who very often are strapped for cash. Just the kind of people who got into an exotic mortgage a couple of years ago -- and bought at the height of the market. There's a heavy preponderance of residents with children, as well, and kids, as we all know, aren't exactly cheap.

Anyway, it doesn't surprise me that foreclosures are higher in the exurbs than either in more central location or in truly rural areas. The exurbs are where the American dream -- in all its glorious excess -- thrives in good times, and crashes and burns when the time comes to pay the piper.

I second Aaron's comment ... better maps, please!

Not only is the map not adjusted per capita, but even if it were, it doesn't take into account costs of living, etc. The numbers are high in, e.g., Cali because property, and everything else, is so expensive there. But the impact may be greater in an area where things might not cost so much (so the per capita numbers would be lower), but indeed because there ain't so much money floating around, things are a bit tighter, so the impact is higher.

Also, exurbs tend to be, well, kind of near urban areas. So a state like California, while perceived as urban and urbane contains many, many exurban areas chock full of reactionaries and even hicks. IIRC, PA has the largest rural population of any state.

So the map is misleading in terms of who is effected anyway.

*

Personally, maybe I'm being somewhat Pollyanna-ish, but I don't think rank corruption is an issue (although the sort of "I subconciously keep track of which side my bread is buttered on" biases, about which in terms of the military-industrial complex Ike warned, do affect things and even effect things) ... I do think that so-called conservative Dems. think that, because they are representing "redder" areas, they need to be more "conservative" to represent their constituencies. Even some of their constituents probably think this way: "I'm a conservative Southron, therefore I must be in favor of the GOP party line and what bidness says it 'needs'". Even if you eliminate any corruption that may be involved, there is still a misplaced ideology here -- that rural/exurban folk ought to be conservative and that conservatives ought to follow a certain neo-con, neo-lib line.

Of course, this is part of Ron Paul's popularity, eh? Nu? he is a conservative (which is still a very powerful brand) and not some "hippy-dippy effete liberal" who doesn't follow that line.


South Dakota can be a tough state for Democrats, whose strength is east of the Missouri River. The biggest city in the state, Sioux Falls, is right on the eastern border with Minnesota. One of the keys to Sioux Falls' economic growth in recent years has been Citibank. Many Sioux Falls residents work for Citi. They are Herseth's constiuents, and she can hardly afford to ignore them.

'Yes, but is it really a question of "saving" $200k? That makes it sound like the average exurbanite has the option of buying a $500k house close to the city but instead opts to "save" a couple of a hundred thousand by tolerating a sixty mile commute.'

True.

What is fairly common is that people buy a large detached house in the exurbs for a little bit less than they could get a townhouse in the near suburbs, with the price of gas making the two costs equal at the time. A home in the city was probably never a consideration for the people in question. It isn't that they are paying less for the house they buy so much as they are getting more house. So far, I've heard of no one regretting such a decision. I would be complaining, but I went with the smaller, closer in house myself. I don't think the price of gas has changed enough to alter the initial decision making for many people. It certainly might soon though.


I third Aaron's comment about the uselessness of this map. This map is even worse than the chart in yesterday's post on subprime forclosure rates that had 1998, 2001 and 2004 twice.

Also, I'm agnostic about the suburban/exurban question that the post is about. But the lead in about the blue dog Democrats "doing their usual act of standing up for cultural traditionalists' role in the Democratic Party by doing the bidding of campaign contributors in the financial services industry" is pretty pathetic. I mean, does it compare with the Democrats refusing to fix the hedge fund loophole - i.e., refusing the fix a loophole exploited only by the superrich - because the hedge funds are big Democrat donors? How about Charles Rangel inserting a tax loophole into his tax proposal that specifically helps a small number of his big donors? The idea that it is the blue dogs that are the ones who are ones doing the bidding of the financial services industry is just lame.

I copied the numbers off that map and got state populations off the ever-reliable Wikipedia and here's what I came up with. There are fourteen states where the map doesn't show the expected loss. Does anyone have the complete list?

loss in dollars per capita by state

New Jersey , 734
Nevada , 676
Florida , 675
California , 652
Rhode Island , 627
New York , 493
Maryland , 490
Massachusetts , 472
Dist Columbia , 442
Illinois , 421
Arizona , 416
Connecticut , 406
Colorado , 377
New Hampshire , 357
Michigan , 309
Ohio , 299
Virginia , 289
Washington , 279
Utah , 241
Oregon , 232
Maine , 227
Indiana , 219
Georgia , 216
Pennsylvania , 214
South Carolina , 181
Wisconsin , 154
Missouri , 138
North Carolina , 129
Kentucky , 121
Tennessee , 118
Louisiana , 116
Texas , 114
Oklahoma , 90
Mississippi , 81
Alabama , 67

Yours, WDK in (ouch) Florida

Another problem with the map is that the dollar figures have a bizarre number of significant digits. I mean, twenty-three billion dollars is a lot of money, even in California-- but it's plausible. On the other hand, a figure of $23,784,383,613 just raises doubts about where the data come from.

Oh, duh, the .pdf from JEC took forever to load, so I started computing before it got here; I went back to that tab and I see it has data for all the states. Another sort of interesting number to look at on a state-by-state basis would be the loss per capita divided by the median income, the idea being that $734 per capita in New Jersey, with a median personal income (2005) of $43,771, is less of an impact than $675 per capita here in Florida where the median income is only $33,219.

Here are the two lists:

loss per capita by state

New Jersey, $723
Hawaii, $722
Nevada, $673
Florida, $670
California, $649
Rhode Island, $621
New York, $488
Maryland, $487
Massachusetts, $467
Arizona, $463
Illinois, $415
Connecticut, $401
Delaware, $380
Colorado, $375
New Hampshire, $351
Minnesota, $315
Michigan, $305
D.C., $300
Ohio, $296
Virginia, $288
Washington, $274
Utah, $240
Oregon, $230
Maine, $225
Indiana, $217
Georgia, $214
Pennsylvania, $211
Idaho, $194
South Carolina, $180
Wisconsin, $151
Missouri, $137
North Carolina, $129
Kentucky, $120
Vermont, $118
Tennessee, $117
Louisiana, $116
New Mexico, $115
Texas, $112
Alaska, $100
Oklahoma, $89
Iowa, $86
Mississippi, $80
Wyoming, $78
Kansas, $72
Montana, $67
Alabama, $67
Nebraska, $64
Arkansas, $42
South Dakota, $34
West Virginia, $33
North Dakota, $21

losses per capita as a fraction of median household income in percent

Florida, 1.4887%
Nevada, 1.3191%
California, 1.1940%
Hawaii, 1.1843%
Rhode Island, 1.1837%
New Jersey, 1.0829%
New York, 1.0061%
Arizona, 0.9907%
Illinois, 0.8404%
Massachusetts, 0.8260%
Maryland, 0.7714%
Delaware, 0.7216%
Colorado, 0.6952%
Connecticut, 0.6623%
Ohio, 0.6460%
Michigan, 0.6354%
D.C., 0.6323%
New Hampshire, 0.5807%
Minnesota, 0.5612%
Virginia, 0.5195%
Washington, 0.5117%
Oregon, 0.4969%
Maine, 0.4934%
Indiana, 0.4869%
South Carolina, 0.4433%
Georgia, 0.4431%
Pennsylvania, 0.4381%
Utah, 0.4309%
Idaho, 0.4228%
Kentucky, 0.3101%
Louisiana, 0.3094%
Wisconsin, 0.3093%
North Carolina, 0.3088%
Missouri, 0.3075%
Tennessee, 0.2877%
New Mexico, 0.2854%
Texas, 0.2611%
Mississippi, 0.2339%
Oklahoma, 0.2295%
Vermont, 0.2253%
Iowa, 0.1796%
Alabama, 0.1760%
Alaska, 0.1759%
Montana, 0.1676%
Wyoming, 0.1674%
Kansas, 0.1627%
Nebraska, 0.1306%
Arkansas, 0.1122%
West Virginia, 0.0879%
South Dakota, 0.0762%
North Dakota, 0.0506%

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Comments closed November 22, 2007.

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