The west may be the best, but not for office space vacancies. National office vacancy rates were 20.5% as of Q4 2025, according to Cushman and Wakefield.
Newsom country (California) leads the nation in terms of office vacancy with San Francisco leading the pack at 33.1, Seattle at 32.3% and LA CBD at 31.7%
Q4 2025 Office Vacancy Rates – Cushman and Wakefield
President Trump ordered Fannie Mae and Freddie Mac to operate like The Federal Reserve. Buying assets to manipulate interest rates. In this case, F&F have been ordered to buy $200 billion of agency MBS.
Thursday’s Truth Social post triggered an immediate snap tighter in mortgages, led by the belly and lower coupons. By pulling MBS spreads tighter and crowding out real-money buyers, Fannie and Freddie’s purchases would push incremental demand into Treasuries as the next-best duration substitute, putting a modest bid under the belly of the curve.
However, execution and the ultimate size of purchases is still unclear, as my colleague Alyce Andres noted. If the government-sponsored enterprises GSEs stagger purchases, and signal an ultimate increase above the announces $200 billion, further tightening should occur. They can fund a lot of the buys from existing liquidity portfolios, though there’s a path where they could issue short-term debt to preserve operating buffers and could nudge repo wider at the margin.
The bigger transmission channel is hedging, as highlighted by colleagues Ira Jersey and Will Hoffman. Unlike the Fed, the GSEs actively hedge MBS holdings, shedding duration by paying fixed rates in swaps and using swaptions to manage the negative convexity and vega risks embedded in mortgages. That matters for swap spreads and for volatility, especially in the belly.
That’s why GSE MBS purchases don’t have to be huge to change the feel in rate markets. The post-Global Financial Crisis regime dulled the classic convexity feedback loop because the Fed held such a large amount of agency MBS and didn’t hedge it, while the GSEs shrank their portfolios. Trump’s directive risks bringing more of that regime back.
A recent note out of Goldman Sachs frames it cleanly: A $200 billion build could lift the active convexity-hedger footprint by about 25%. The street then starts front-running the mechanical flows — paying in selloffs, receiving in rallies — which makes breakouts more likely even if day-to-day ranges look calm, Goldman added.
Positioning makes the setup more precarious. JPMorgan already saw mortgage valuations as a “bit snug” before the announcement, while BofA flagged that rates market had recently added fresh belly shorts sitting against a backdrop of benchmark funds still overweight MBS versus IG.
That mix can keep the initial tightening sticky, but it also raises the odds of sharp reversals if the market decides the purchasing flows are slower, smaller, or more heavily hedged than hoped.
Fannie and Freddie’s retained portfolio are soaring along with the duration gap.
The effect on mortgage rates has so far has been negligible. The 30-year conforming mortgage just fell below 6% at 5.99%.
This is the opposite of the housing bubble from The Big Short where home prices in Phoenix, Las Vegas, Los Angeles and Florida rose then crashed. Instead, the fastest growing cities are in the northeast and midwest.
The Case-Shiller 20-City Home Price Index rose 1.3% year over year in October 2025, easing from a 1.4% increase in September and coming in slightly above market expectations of a 1.1% gain. This represents the smallest annual increase since July 2023, reinforcing signs that the US housing market is settling into a much slower growth phase. Home price appreciation continues to trail consumer inflation. With October CPI estimated at around 3.1%, inflation-adjusted home values appear to have edged modestly lower over the past year.
Regional data point to a pronounced geographic rotation. Chicago now leads all major markets with a 5.8% annual gain, followed by New York at 5.0% and Cleveland at 4.1%. In contrast, Tampa recorded a 4.2% decline, the steepest among the 20 cities, and its 12th consecutive month of falling annual prices. Other former pandemic boom markets, especially in the Sun Belt, are seeing the sharpest declines, led by Phoenix (-1.5%), Dallas (-1.5%), and Miami (-1.1%).
Housing price growth has stalled even though M2 money growth is higher YoY.
On the silver front, silver regained losses yesterday, but increased margin requirements are causing losses again.
Pending sales of existing homes in the US surged 3.3% MoM (more than the expected 0.9% MoM move) in November as a modest improvement in prices and mortgage rates encouraged buyers.
The gain was broad-based across regions and exceeded all but one estimate in a Bloomberg survey of economists, but left the YoY change in sales somewhat stagnant on an NSA basis.
Signings have now increased for four straight months, matching a streak seen during the frenzied housing market of the pandemic.
The trade association’s report on Monday showed contract signings rose in each US region last month to their highest levels of the year. The West posted the largest increase, followed by the South, the nation’s largest home-selling region.
November’s surge dragged the Pending Home Sales Index to its highest since Feb 2023…
Bloomberg reports that the recent data point to the gradual improvement many economists see for the housing market into 2026.
Mortgage rates that were close to 7% in May have since settled in the 6.3% to 6.4% range, and home prices are growing at a much slower rate compared to last year.
That’s helped fuel small gains in contract closings in recent months. However, economists and industry experts have widely different expectations for next year.
In a recent survey of nine market analysts, estimates for the home resale market ranged from 1.7% to 14% sales growth, with the rosiest projection coming from NAR’s Yun.
Pending-homes sales tend to be a leading indicator for previously owned homes, as houses typically go under contract a month or two before they’re sold.
Hallelujah, I love this economy so! Of course, former First Lady Jill Biden is on the national tour trashing the economy saying it was “perfect” under Joe Biden.
The Market Composite Index, a measure of mortgage loan application volume, increased 4.8 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 49 percent compared with the previous week. The seasonally adjusted Purchase Index decreased 2 percent from one week earlier. The unadjusted Purchase Index increased 32 percent compared with the previous week and was 19 percent higher than the same week one year ago.
The Refinance Index increased 14 percent from the previous week and was 88 percent higher than the same week one year ago.
Compared to the prior week’s data, which included an adjustment for the Thanksgiving holiday, mortgage application activity increased last week, driven by an uptick in refinance applications,” said Joel Kan, MBA’s Vice President and Deputy Chief Economist. “Conventional refinance applications were up almost 8 percent and government refinances were up 24 percent as the FHA rate dipped to its lowest level since September 2024. Conventional purchase applications were down for the week, but there was a 5 percent increase in FHA purchase applications as prospective homebuyers continue to seek lower downpayment loans. Overall purchase applications continued to run ahead of 2024’s pace as broader housing inventory and affordability conditions improve gradually.
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) increased to 6.33 percent from 6.32 percent, with points increasing to 0.60 from 0.58 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the third quarter of 2025 is 3.5 percent on December 5, down from 3.8 percent on December 4. After this morning’s personal income and outlays release from the US Bureau of Economic Analysis, the nowcast for third-quarter real personal consumption expenditures growth declined from 3.1 percent to 2.7 percent.
Unfortunately, residential and non-residential construction are negative as are imports.
Confounded Interest - Anthony B. Sanders 
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