I guess I have to ask... why would you make the assumption of a 5% foreclosure rate for those receiving the credit? The national foreclosure rate has never been that high. I would peg the foreclosure rate linked to those receiving the credit much closer to historical averages in the 1.5% or so range. Like I said, banks won't give people money right now unless they are exceptionally sure of the probability of collection. Furthermore, the vast majority of current foreclosures have to do with subprime lending. That's not happening anymore, either. The foreclosure rate might rise another couple times in the next 6-12 months, but 5% for existing mortgages seems quite high. I don't think new mortgages are going to get anywhere near that. I agree with you that the other side of the equation - people with current mortgages that are slipping close to foreclosure - needs to be handled immediately. I don't think banks are making a great enough effort to work with people on the verge of foreclosure. They are modifying some loans, but a lot of those modifications aren't helping, or are not helping enough. I understand that it isn't a bank's duty to guarantee home ownership, but with all the TARP money flying around, I would think they'd be more strident in their efforts to get people through this economic downturn and then collect on the rest of the loan down the line... even if the balance sheet looks a little worse in the mean time. And this is where the FDIC needs to step in, to work with the banks (do not read: give them more free money/loans at will) to keep people in their homes that can even just barely afford to live there. It's a terribly complicated mess - home sales need to increase, home foreclosures need to decrease, and both of these things need to happen as the economy gets a bit worse. Like I said, the homebuyers tax credit isn't going to be a cure-all, but the economy needs all the nudges in the right direction it can get. And if the banks and the government can step in and push back the tide of impending foreclosures, the rest of the economy will be better for it in the long run.