Housing Market Update | Week of November 10th

Mortgage rates have been relatively flat since the Fed cut the fed funds rate in late October. The government shutdown has now prevented the release of two consecutive months of economic data, leaving markets without the necessary insight to inform monetary policy. There are murmurs that an agreement to end the shutdown is in the works, with hopes of a House vote on Wednesday. Once the shutdown ends, it will take a few weeks for our missing data to be released; if that data shows continued labor market weakness, the 10-year and mortgage rates should go lower. A quick reminder, markets are closed in observance of Veterans Day tomorrow. And if you’re curious, we’ll touch on the news of a potential 50-year mortgage below. Last Week's Mortgage Rate Recap Rates Were Flat Mortgage rates and the 10-year Treasury yield both finished the week essentially unchanged from the start of the week. Last week was supposed to be jobs week, but the BLS jobs report was delayed again because of the ongoing government shutdown. We did get private payroll data from ADP; the moderately positive report sent the 10-year a little higher on Wednesday before it fell back to 4.1% on Friday. The ADP report ultimately doesn’t tell the whole story about the labor market, mainly because it doesn’t cover government jobs, which will have a significant economic impact given the length of the shutdown. Friday also saw President Trump and FHFA Director Bill Pulte confirm that the administration is working on a 50-year mortgage. No other details were provided, but we do know that restrictions under the Dodd-Frank Wall Street Consumer Protection Act’s Qualified Mortgage (QM) rule don’t currently allow a 50-year mortgage. As of right now, I’d suggest taking the announcement with a grain of salt. This Week's Mortgage Rate Forecast Rates Could Move Slightly As of right now, it could be a relatively quiet week. Markets are closed tomorrow in observance of Veterans Day. Wednesday through Friday, we’ll hear from several members of the Fed. But the most significant potential market mover this week would be an end to the government shutdown; rumors suggest a House vote could take place on Wednesday. When the government reopens, it’ll be a slower trickle of these reports. We’ll get the September economic reports, which were due to be released in early October, within days of the end of the shutdown. However, the October reports (scheduled for release last week & this week) may be completely foregone, as the window for collecting October data may have closed. Regardless, for rates to keep falling, the reports we receive will need to show that the labor market continues to shrink and that inflation remains under control. If you have any questions or want some real-time market analysis from a mortgage expert, follow this link to connect with a UMortgage Loan Originator near you!

If you’ve been watching the news lately, you’ve probably seen a lot of headlines about the Federal Reserve and interest rates. And if you're a homebuyer or a real estate agent working with buyers, you might wonder: Does the Federal Reserve control mortgage rates? It’s a great question. And the short answer is: Not necessarily. The longer answer is a bit more nuanced because while the Fed does play an important role in the economy, it doesn't directly control mortgage rates. What Is the Federal Reserve and the Federal Funds Rate? The Federal Reserve, often referred to simply as the Fed, is the central bank of the United States. Its primary job is to keep the economy healthy by keeping inflation in check, supporting the labor economy, and promoting stable & sustainable economic growth. One of the main tools the Fed uses to manage the economy is the Federal Funds Rate. This is the interest rate banks charge one another for overnight loans. While consumers don’t pay this rate directly, it has a ripple effect across the economy, influencing rates on credit cards, auto loans, and savings accounts. How the Federal Funds Rate Influences the Economy When the Fed raises the Federal Funds Rate, it becomes more expensive for banks to borrow money. That tends to result in higher borrowing costs for consumers and businesses in an attempt to slow down inflation and prevent the economy from overheating. When the Fed lowers the rate, borrowing becomes cheaper. This encourages more spending and investment, often a strategy used during economic slowdowns or recessions. Important distinction: The Federal Funds Rate influences the economy, but it does not directly control mortgage rates. Why Mortgage Rates Don’t Always Follow the Fed Here’s where a lot of confusion begins. Many people assume that when the Fed raises interest rates, mortgage rates automatically rise too. But that’s not how it works. Mortgage rates are driven by a different set of economic factors, mainly the bond market. Specifically, rates are closely tied to the 10-year Treasury yield and the performance of mortgage-backed securities (MBS). Investors who buy these securities care most about the labor market, inflation, the long-term economic outlook, and market stability/instability If inflation is rising or expected to rise, mortgage rates tend to increase. If economic conditions appear weak or uncertain, rates can fall, even if the Fed is raising the Federal Funds Rate. In fact, mortgage rates often move in anticipation of what the Fed might do, not just in response to what it has done. The markets are always looking ahead. What Really Drives Mortgage Rates? Here’s a quick snapshot of the major factors that impact mortgage rates: Inflation: Higher inflation usually = higher mortgage rates. Economic Growth: A strong economy can lead to higher rates. Global Events: Uncertainty (like geopolitical conflict or pandemics) can drive rates lower. Bond Market Demand: More demand for mortgage bonds often = lower mortgage rates. In other words, mortgage rates are influenced by a wide range of factors and are always forward-looking. Want more in-depth analysis of the housing market? Check out our weekly Housing Market Update blog. How Homebuyers and Real Estate Can Navigate the Market For homebuyers and the real estate agents supporting them, the key takeaway is this: Don’t assume that a Fed rate cut means mortgage rates are going down. In some cases, mortgage rates don’t move much on the day that the Fed cuts rates. Most of the time, they will drop in the lead-up to a Fed Meeting if a rate cut is expected. Other times, they might drop after a Fed announcement, depending on how markets interpret the economic outlook. If you’re considering buying a home or are an agent for a hesitant buyer, here’s how you should navigate periods of market instability: Focus on personal goals and timing, rather than trying to time the market. Work with a knowledgeable mortgage professional who can explain how market shifts impact your unique situation. Make informed decisions based on the bigger picture, not just headlines. Whether you're buying, selling, or considering a refinance, UMortgage Loan Originators are here to help you navigate the market with confidence and leverage homeownership to build wealth. If you’re curious about your homebuying or refinance options and want expert guidance, fill out this form to get connected with a UMortgage Loan Originator in your area!

Last week was a wild one for mortgage rates. Although the Federal Reserve announced that they would not be cutting the Federal Funds rate in their May meeting, they did announce that they are tapering their balance sheet reduction. This, combined with weak labor data sprinkled at the end of the week, saw mortgage rates drop at the end of the week. Last Week's Rate Recap: Rates Dropped Slightly Last week, the Federal Reserve held its May meeting. While they decided against cutting rates, Jerome Powell, Fed Chairman, held a dovish stance on the possibility of rate cuts in the future. Last week’s labor reports also showed a softening in the jobs market which caused rates to drop quickly at the end of the week. While it’s still unlikely that we see a rate cut in the Fed’s next meeting, a weakened labor market will be the key to seeing rates drop as the year goes on. This Week's Rate Forecast: Rates Should Stay Steady After the flurry of data and insight from last week’s jobs reports and the Federal Reserve meeting, we have a quieter week ahead without much data for the market to digest. Following a steep drop to the 10-year yield at the end of the week, market analysts will have a careful approach to instill some stability throughout the week. Overall, we should expect to see some steadiness throughout the week. If you want a more comprehensive overview of the market’s reaction to the Federal Reserve meeting and labor data last week, check out a replay of today’s Special-Edition Monday Market Update. Our two hosts offered plenty of insight behind these rate movements and some tactical advice to help you use these pieces of market data to better serve our homebuyers.