Would the United States qualify for a Mortgage?

If subjected to the guidelines that individual borrowers must follow, how would the US do?  

While this question is pure folly, and clearly just a hypothetical question with no real world application. However, at the Tax Project we thought it would be a good thought exercise in something that most Americans are familiar with to understand their own credit worthiness, and often take a sobering look at their own finances and in doing so assess the state of our country in something more tangible and relatable. 

We also realize that there are very sizable and distinct differences that don’t make the comparison likely, but there were enough similarities that we thought it would be instructive to review. First, let’s get the caveats out of the way that illustrate the folly of a real comparison. While the US has many other advantages, these are big ones:

  • Power of Taxation1 – The US has the unlimited ability to Tax, through any source, to raise funds. 
  • Reserve Currency – As the World’s reserve currency (See Article: Reserve Currency) the US is in a unique position to print money to raise funds in their own fiat currency. While this may devalue the dollar, the ability to print more is undiminished.
  • Assets – The US has tremendous assets. The Federal government owns more than a quarter of US land, over 600 million acres3. They have a sizable Real Estate Portfolio, Cash Reserves4, Strategic Oil reserves up to 700 million barrels5, substantial Mineral, Oil and Gas rights some of the largest in the world6, and a huge number of physical assets including an estimated $11 billion in Gold reserves alone and these are just to name a few. In short, the US has considerable assets as collateral.

All the caveats aside though, the US debt to income ratio, the long term debt, credit worthiness, and other metrics are all fair game to look at to ponder this question and understand and get a sense of how our country is doing financially. So, to put this question to the test, we asked an experienced Mortgage Broker to process the US Mortgage application, and here was her response: 

Susan Weber Pomilia

Susan Weber Pomilia

Susan has had over 30 years experience in the Mortgage Broker lending business, and has held leadership positions at several leading Finance companies and is currently a Regional Manager at Supreme Lending. Susan is a Director at Hennessy Advisors a Financial Services firm managing $4 billion in Assets Under Management. Susan is an Advisor for the Tax Project Institute.

To find out, let’s break down the typical guidelines for an individual qualifying for a mortgage and then consider how they might apply when comparing them to the country as a whole. There are several tests, as follows, to determine an applicant’s credit worthiness, and each MUST pass to qualify.

Lending Criteria


  1. Credit score: Individuals can obtain a mortgage with a minimum credit score of 580, but to obtain the lowest interest rate available, most Investors require a score of 760.  Similarly, a country might be evaluated based on its credit rating, which reflects its ability to repay debts. As of November of 2023, Moody’s is the only rating agency that maintains the US’ Federal Government Bond ratings at AAA credit rating (Highest rating, low risk) but downgraded their outlook for the future to “Negative”8.   This means they believe the country’s rating will soon drop. Both Fitch and Standard & Poor’s rate the US at AA+9,10.   Even based on a reduced rating of AA+, the US would meet the credit score guideline, but may not secure the best terms or the lowest interest rate.

    RESULT: PASS  
    (albeit at a higher rate and cost)
  1. Income and Debt-to-Income Ratios:  Mortgage lenders calculate an individual’s gross monthly income and their monthly debts to determine their Debt-to-Income (DTI) ratios. Dividing the total debts by the gross income determines the DTI percentage. Lenders typically require a DTI of 49% or below. For a country, this could translate to evaluating its Gross Domestic Product (GDP), a measure of a country’s total economic output, and its Debt-to-GDP ratio. According to the US Bureau of Economic Analysis (BEA) the US GDP for Q1 2024 was $28.26 Trillion11. As of 6/10/24 the US National Debt according to the US Treasury has soared to $34.7 Trillion12. Based on this the DTI for the US would be: 122%. The US would need to be at a ratio of 49% or below to qualify, so based on the 122% ratio, the US would not meet the DTI guideline and would therefore not qualify for a home loan.

    RESULT: FAIL
  1. Employment Stability:  Lenders look at an individual’s employment history and stability. They typically require 12 months of employment in the same job and two years in the same field. Similarly, a country’s employment rate and stability of its job market could be factors in determining its mortgage eligibility. The US’ current employment rate or labor force participation rate is 62.50%13, which is lower than the long-term average of 62.84%. The unemployment rate currently sits at 4.00%14.  There are 6.6 Million people unemployed15 today (people that are looking for work but can’t find jobs).  Yet surprisingly, the US job market has remained resilient with 272,000 new jobs added in May15Based on the current data, the US would meet the employment stability requirement.

    RESULT: PASS
  1. Down Payment:  Individuals typically have a down payment of 5% to 20% of the sale price when purchasing a home. For a country, this could be compared to its ability to make an initial payment or provide collateral. Countries with substantial reserves would have an easier time securing a mortgage. The US has $241 Billion16 in reserves alone, without the collateral mentioned above. Based on this number, the US would meet the reserve guideline.

    RESULT: PASS
  1. Property Appraisal:  Lenders will have the property being purchased (collateral for the mortgage) appraised to ensure its value supports the requested loan amount. Lenders will then compare their Loan amount to the appraised Value known as a Loan-to-Value (LTV) ratio. Lenders will lend between 80% to 97% of the sales price in most cases but will offer more favorable interest rates with a lower LTV.  In the case of the US, we should look at the total value of improved real estate, which is $47 Trillion17, while the amount of mortgage debt the country carries is $20.2 Trillion18. The LTV for the US is 42.9%, which is low. For this reason, the US would qualify under the appraisal guidelines.

    RESULT: PASS
  1. Interest Rates:  Individual mortgage rates are influenced by market conditions, credit cycles globally and the US central bank, the Federal Reserve, and the borrower’s risk profile as detailed above. A country’s mortgage rate would be influenced by global economic factors and its perceived risk as a borrower. If the US did qualify for a loan, their rate would likely be below that of the best customers with higher credit ratings based on the credit ratings agencies outlook for the US and collateral and material advantages as a Sovereign nation. However, the very high Debt to Income ratio could be cause for concern amongst lenders potentially increasing rates.

As we’ve seen, qualifying for a mortgage isn’t easy, even for a nation as powerful as the United States. While the US would NOT pass a traditional mortgage test due to its high debt-to-income ratio, its unique position allows it to borrow money in ways individuals can’t. However, this exercise highlights the importance of fiscal responsibility for any entity, even a government.

Unlike an individual mortgage default, a sovereign debt crisis can have far-reaching consequences, impacting global markets, economic stability, and disrupting the lives of its citizens. While the US isn’t facing imminent danger, the long-term outlook requires addressing our debt and investing in our future.

We hope this thought exercise sparked your interest in US fiscal health. Here are some resources for further exploration:

By staying informed and engaged, we can work towards a more prosperous future for America.


Citations:

  1. US Constitution, Article I, Section 8 https://en.wikipedia.org/wihttps://www.bea.gov/data/gdp/gross-domestic-productki/Taxing_and_Spending_Clause
  2. Reserve Currency
    https://www.investopedia.com/articles/forex-currencies/092316/how-us-dollar-became-worlds-reserve-currency.asp
  3. US Federal Land
    https://en.wikipedia.org/wiki/Federal_lands
  4. US Treasury Reserve Assets – May 2024
    https://home.treasury.gov/data/us-international-reserve-position/05102024
  5. Strategic Petroleum Reserve
    https://www.spr.doe.gov/
  6. US Oil Reserves
    https://oilprice.com/Energy/Energy-General/US-Has-Worlds-Largest-Oil-Reserves.html
  7. US Treasury Gold Reserves
    https://www.fiscal.treasury.gov/reports-statements/gold-report/21-02.html
  8. Moody’s US credit downgrade
    https://www.reuters.com/markets/us/moodys-changes-outlook-united-states-ratings-negative-2023-11-10/
  9. Fitch US credit downgrade
    https://www.reuters.com/markets/us/fitch-cuts-us-governments-aaa-credit-rating-by-one-notch-2023-08-01/
  10. Standard & Poor’s US credit downgrade
    https://www.nytimes.com/2011/08/06/business/us-debt-downgraded-by-sp.html
  11. US GDP Bureau of Economic Analysis
    https://www.bea.gov/data/gdp/gross-domestic-product
  12. US Treasury Debt to the Penny
    https://fiscaldata.treasury.gov/datasets/debt-to-the-penny/debt-to-the-penny
  13. Bureau of Labor and Statistics (BLS) Labor Participation
    https://www.bls.gov/charts/employment-situation/civilian-labor-force-participation-rate.htm
  14. Bureau of Labor and Statistics  (BLS) Unemployment Rate
    https://www.bls.gov/charts/employment-situation/civilian-unemployment-rate.htm
  15. Bureau of Labor and Statistics (BLS) News Release June 2024
    https://www.bls.gov/news.release/pdf/empsit.pdf
  16. US Federal Reserve May 2024
    https://home.treasury.gov/data/us-international-reserve-position/05102024
  17. US Improved Real Estate Value Redfin
    https://www.redfin.com/news/housing-market-value-hits-record-high-2023/
  18. US Federal Reserve FRED Mortgage Debt
    https://fred.stlouisfed.org/release/tables?eid=1192326&rid=52
  19. US Infrastructure Aging Cost
    https://phys.org/news/2022-09-america-aging-infrastructure-sags-pressure.html
  20. IMF US Growth Estimates 2024
    https://www.cnn.com/2024/04/16/economy/imf-us-economy-growth-inflation-warning/index.html
  21. OECD Economic Outlook 2025
    https://www.oecd.org/newsroom/economic-outlook-steady-global-growth-expected-for-2024-and-2025.htm#:~:text=GDP%20 growth%20in%20the%20United,costs%20and%20 moderating%20 domestic%20 demand.
  22. Federal Reserve Board Economic Tightening
    https://www.frbsf.org/research-and-insights/publications/economic-letter/2024/05/economic-effects-of-tighter-lending-by-banks/

Would the United States qualify for a Mortgage?

Are Billionaires the Solution?

The conversation around wealth, particularly the wealth of billionaires or the Top 1%, has intensified. With some pointing to inequality, many ponder whether the ultra-rich hold the key to solving some of the most pressing financial challenges faced by the Nation including the funding of public services through taxation.

Amid discussions on tax reforms and increasing the tax burden on the wealthiest, a crucial question arises: Can Billionaires and their fortunes significantly impact U.S. tax revenue needs if fully utilized?

Assessing the Solution

As of April 2023, there were approximately 2,600 billionaires globally1, with approximately 750 of them residing in the United States. This number is surprisingly low to many people, and the perception from Media may give the impression that many more people live the lifestyle of the rich and famous, like the Kardasians, than actually do. Cryptozoologist Grover Krantz estimated that there were roughly 2000 BigFoot creatures in North America, and if you believe that then you literally have a greater chance of meeting BigFoot than an actual Billionaire in person.2 However, if you did meet them the collective net worth of all U.S. billionaires was estimated at about $4.5 trillion according to Forbes data3.

This is a staggering figure for sure, yet alone for less than 1000 people, the kind of wealth that is hard to comprehend for the average American. However, one’s beliefs and feelings regarding Wealthy individuals and how their wealth should be used and our right to use it is distinct from the elephant in the room: are Billionaires the solution to our Tax problems, and budget shortfalls? 

Take it All

To answer this hypothetical question let’s say we appropriated, not just raised their Taxes, but took  the entire fortunes of all U.S. billionaires and completely wiped them out, would it cover the U.S. tax needs, and for how long?

For fiscal year 20234, the U.S. federal government spent around $6.2 trillion even though we collected only $4.5 trillion through taxation with the 2024 Federal budget at $6.9 trillion.5 This figure far exceeds the total net worth of U.S. billionaires, and that doesn’t even include State, and Local Taxes which would be over $10 trillion annually spent by our Government as a whole. Thus, even if we theoretically seized and liquidated all billionaire assets, it would only cover a portion of a single year’s federal expenditures, and clearly not be a long term structural solution, what would you do in year 2, year 3? 

Challenges with the Solution

Even if you thought this hypothetical situation was a great idea, disregarding the substantial legal and ethical issues taking all of a citizens property create, the challenges and problems it presents make even the thought of using all billionaire wealth as a one time boost would prove  even less valuable and daunting on a practical basis. First of all, most ultra Wealthy individuals do not derive most of their networth through income like everyone else which makes their wealth harder to tax and retrieve. They have things like art, equity in companies, stamp collections, Real Estate, and physical capital equipment like Yachts. These things are not cash, they could be assessed at wildly different prices, and at great effort by Federal agencies like the IRS, and much of their wealth may not be easily convertible to Cash. If their cumulative wealth is liquidated, and in this case all at once, it would potentially greatly reduce the value of their assets. I mean, if you took all US Billionaires away, who really is going to buy that $50 million dollar Picasso – how big is that market without Billionaires? If all of the shares they have were sold all at once on the open market, prices of these companies would plummet immediately and drastically, greatly altering their theoretical value and estimated net worth impacting individual investors, mom and pops, retirement plans and pension funds all at the same time. 

Bottom line, even if you were successful at capturing their assets they would likely be a small portion of their originally estimated value. All this makes the assumption that you would have access to all their assets, and that they wouldn’t hide their wealth, move it offshore, to another country, someplace outside of US reach. Given that they are likely the ones with the means, and ability to pull this off with armies of lawyers, accountants, foreign officials, and banks in their pocket, it would be hard to imagine all their wealth being exposed. However, if the capital, jobs, and innovation that these individuals put into our country disappeared overnight the economic disaster that would ensue after the impact to many of the worlds largest companies through seizure of billionaires assets (which include privately owned companies) and loss of their intellectual and monetary capital, could and probably would have major impacts on the US economy, and likely have a global impact. 

Tax Some, but not all, but clearly more

So now that we understand the challenges and implications of taking it all, we can assess the more practical solution of taking some, but not all, but clearly more than we do today from Billionaires. While this is a more likely scenario, and potentially more sustainable, it too has a number of challenges. First, if taking all their wealth wasn’t enough, how is taking a much smaller percentage going to help? Let’s assume that all the tax loopholes are plugged up, and the rates on millionaires increase, President Biden has proposed a minimum 25% tax on the ultra wealthy.6 Given that more than 2/3rds of the approximate 750 Billionaires in the US have less than $5 Billion in Net Worth, if you were able to generate a very substantial $250 Million per year each from this group would net roughly $150 Billion a year. This scenario still isn’t likely given that many of the challenges and implications previously discussed still apply to this scenario, and taking 5% or more of their net worth per annum may not be sustainable. However, since it’s all theoretical it’s a nice budget filler, although it still doesn’t address our needs with annual budget shortfalls over a Trillion dollars. The Interest line item alone on our National Debt was more than 4 times this amount, and growing rapidly ($659 Billion).7 The Kiel Institute for the World Economy estimates that since February of 2022 the US has sent $75 Billion in aid to Ukraine alone8, and that does not include the $95.3 Billion dollar Ukrainian and Israeli aid package recently passed in the US Senate together more than the budget filler for just these one time aid packages.9

US Billionaire Histogram

The Answer

A portion of the population may support these routes, though maybe not realizing the challenges and implications, whether it be because of the squeeze of higher taxes and the need/want for more services and the inability of the lower and middle class to pay for these, or the thought that the wealthy don’t pay their fair share (See our article on Fair Share), or that Wealth Inequality is unfair in general and they don’t like it, that the tax system has so many legal loopholes that wealthy individuals can exploit to have lower taxes than the poor, plain simple old fashioned jealousy, or the fact that it’s a lot easier to spend other people’s money. Whatever the reason,  the concept is clear: Let the ultra rich cover the burden. 

Political Calculus

Sadly, Politicians have already done the math, and they understand that it doesn’t work out. They know that Billionaires aren’t the magic bullet, but it makes for great campaign rhetoric and easy sound bites for those willing to believe it and it’s a lot easier and less politically risky than actual solutions. Unfortunately, there is no easy solution to properly fund the US government without significant “investment” from ordinary taxpayers and more responsible fiscal management by our Government. The solutions are Simple, but not Easy. Just like a family that is spending more than they make, the only two solutions are to spend less, or make more. While simple, those are never easy; cutting spending, government shrinkage, and/or higher taxes across the board don’t sit well with the electorate. 

“I could end the deficit in five minutes. You just pass a law that says anytime there is a deficit of more than 3% of GDP, all sitting members of Congress are ineligible for re-election.”10

Warren Buffett

Summary

While the wealth of billionaires is vast, it’s a drop in the bucket of our trillion dollar annual budget deficit and $34 trillion dollar national debt challenges, viewing it as a panacea for the U.S.’s fiscal challenges overlooks the complexity of the economy and the nature of wealth. Tax policy is a tool that can influence wealth distribution and revenue generation, but it requires a balanced approach that considers economic growth, fairness, and sustainability. Simply put, there’s no magic bullet when it comes to tax policy and fiscal sustainability. Like a complex puzzle, it demands careful consideration of each piece to create a coherent and effective solution and the will and stomach to handle it. Billionaires may not be the answer, but they can surely be part of the answer, along with a lot of other ordinary people. Our choices as Citizens of how many services we want, how much we want to pay for them, and who should bear the burden are the balancing act that shapes our democracy.

Are Billionaires the Solution?

Tax Project Institute

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