Mortgage applications increased 3.2 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending December 9, 2022.
The Refinance Index increased 3 percent from the previous week and was 85 percent lower than the same week one year ago. The unadjusted Purchase Index decreased 1 percent compared with the previous week and was 38 percent lower than the same week one year ago.
You can see the impact of seasonalilty on mortgage purchase applications (white line). They peaked in the week of May 6, 2022 and have been generally declining since. While refi applications (orange line) increased over the past week, they have been pummelled by The Fed tightening.
It is quiet today as investors wait for The Fed to announce a 50 basis point rate increase. Fed Funds Futures point to almost another 100 basis point hike by May 5, 2023, then a slow decline in The Fed Funds target rate (upper bound).
And here is Sam Bankman-Fried and his high-powered legal defense.
In August 2020, the Federal Reserve unveiled its new strategic framework. One major objective of the Fed was to address its concerns over the potential consequences for the conduct of monetary policy when the policy rate was constrained by its effective lower bound. This article concludes that there are significant flaws in the new strategy and that it encourages a more discretionary approach to monetary policy and increases the risks of policy errors. The new framework is an overly complex and asymmetric flexible average inflation targeting scheme that introduces a significant inflationary bias into policy and expands the scope for discretion by broadening the Fed’s employment mandate to “maximum inclusive employment.” In a postscript, the article describes how quickly the flaws have been revealed and urges a reset toward a more systematic and coherent strategy that is transparent and broadly understood by the public.
I attended a speech by macoeconomist Gershon Mandelker at the National Association of Realtors where he called on the Federal Reserve to follow some observable rule rather than the complex (or seat of the pants) approach to monetary policy.
With today’s inflation report (core inflation YoY of 6%) results in a Taylor Rule estimate of The Fed Funds Target Rate of 12.07%. We are struggling to reach 5% as a “terminal” Fed target rate (currently at 4% and likely to rise 50 basis points at tomorrow’s Fed meeting).
The matrix of CPI and unemployment under the Taylor Rule shows that The Fed’s target rate isn’t at even 5% for any relevant combination of core CPI (inflation) and unemployment rate.
Note that since the financial crisis the Fed’s target rate (white line) has been consistely below the Taylor Rule implied rate (blue dashed line).
Is inflation “gone in November”? Nope. Slowing, yes, but at 7.1% YoY and core inflation at 6.0% YoY, it is still considerably higher than The Fed’s target of 2%.
And the American middle class and low wage workers are still suffering with REAL average hourly earnings growth at -1.9% YoY.
First, Sam Bankman-Fried agreed to testify in the House Financial Services Committee meeting on December 13, 2021. Then Bankman-Fried said he would testify remotely. Then ,,, he was arrested by the Bahama’s police. How convenient!
WASHINGTON, Dec 12 (Reuters) – Sam Bankman-Fried, the founder and former CEO of now-bankrupt crypto exchange FTX, on Monday said he would testify remotely at Tuesday’s U.S. House Financial Services Committee hearing to examine the collapse of the company.
FTX filed for U.S. bankruptcy protection last month and Bankman-Fried resigned as chief executive, triggering a wave of public demands for greater regulation of the cryptocurrency industry.
That might be kind of difficult, since Sam Bankman-Fried has been arrested in the Bahamas.
Perhaps, The SEC Gary Genslar will testify as to why he met with SBF and gave him the green light for his trading? And why did Genslar erase Hillary Clinton from his schedule after meeting with her? And why was Genslar meeting with Hillary in the first place since she is now just an American cititzen??
Will SBF be extricated by tomorrow morning hearing time?
Fun week ahead. US inflation numbers are out on Tuesday (forecast? CPI YoY = 7.3%, Core CPI YoY = 6.1%) and The Federal Reserve’s Open Market Committee (FOMC) rate decision is on Wendesday.
So, where are we sitting on Monday?
First, the US Treasury 10Y-2Y yield curve has been inverted (a precursor to recession) for 116 straight days). Second, the likelihood of recession in 2023 is 100%. Third, with the forecast of core inflation at a still numbing 6.1%, The Fed seems dead set on raising their target rate by 50 basis points to 4.50% on Wednesday.
dddd
So, as The Fed debates recession versus fighting inflation (partly caused by The Fed), we have Kevin Malone from The Office debating Angela versus double-fudge brownies:
Central bankers won’t ride to the rescue when growth slows in this new regime, contrary to what investors have come to expect. They are deliberately causing recessions by overtightening policy to try to rein in inflation. That makes recession foretold. We see central banks eventually backing off from rate hikes as the economic damage becomes reality. We expect inflation to cool but stay persistently higher than central bank targets of 2%.
For some investors, this year’s rout in high-flying technology stocks is more than a bear market: It’s the end of an era for a handful of giant companies such as Facebook parent Meta Platforms Inc. and Amazon.com Inc.
Those companies — known along with Apple Inc., Netflix Inc. and Google parent Alphabet Inc. as the FAANGs — led the move to a digital world and helped power a 13-year bull run. And FAANG drawdown have reached over $3 trillion.
FAANGs (Meta, Amazon, Apple, Alphabet, Netflix) are getting clobbered in 2022.
Typically, when The Fed prints too much money, such as 10% or higher (red line), inflation follows. Particularly when The Fed prints at 25% YoY in Q4 2020, it was followed by the highest inflation rate in 40 years. But if M2 Money continues to slow, inflation will likely slow, but not to The Fed’s target of 2%.
Despite what Minneapolis Fed’s Neal Kashkari said about The Fed having infinite printing resourses, The Fed is going to fight inflation THAT THEY HELPED CAUSE. Biden’s energy policies (did you see that Elon Musk has a car that uses plentiful hydrogen?), and excessive Federal spending by Biden/Pelosi/Schumer, are culprits in creating the supply chain problems facing America. BUT after the 25% surge in M2 Money in 2020 and 2021, we saw M2 Money VELOCITY crash and burn to its lowest level in history. Which means the “bang for the buck” for printing more money is negligible.
Of course, big tech firms got caught influencing the 2020 Presidential election (see Musk’s release of Twitter files) and engaged in restriction of the 1st Amendment (Freedom of Speech). How much will that impact FAANG stocks going foward?
And yes, the US Treasury yield curve is inverted pointing to a recession in 2023.
And yes, apparently Biden was complicit in the Twitter fiasco.
This will be the last time (Fed rate hikes) as the US economy is forecast to either go into a recession in 2023 or slow down to an anemic 1.20% Real GDP YoY. Even the Fed is forecasting 3.10% core inflation in 2023, still higher than their target rate of 2%.
One of the sectors that is suffering is commercial real estate.
Commercial mortgage bonds could get clobbered in the coming months, and investors are backing away from the securities.
Some $34 billion of the bonds come due in 2023, and refinancing property loans is difficult now. Property prices could fall 10% to 15% next year, according to JPMorgan Chase & Co. strategists. And some types of properties seem particularly vulnerable as, for example, city workers are slow to come back to their offices full time.
That may be why spreads on BBB commercial mortgage bonds have widened by about 2.7 percentage points this year through Thursday to around 6.6%, for the securities without government backing. They are now at their widest since January 2021. They’ve been getting hit particularly hard in the last few months, even as risk premiums on investment-grade and high-yield corporates have been shrinking on hopes the Federal Reserve will scale back its tightening campaign.
“For CMBS investors, there’s lots of uncertainty, especially around whether maturing loans are going to get refinanced or not, and if not, what the resolution will be,” said David Goodson, head of securitized credit at Voya Investment Management, in an interview. “Layering in risk from lower office utilization makes the assessment even tougher.”
The trouble that the bonds face won’t necessarily translate to a surge in defaults in the near term, which is part of why betting against them is so difficult. When property owners can’t refinance mortgages that have been bundled into bonds, noteholders have a difficult choice to make. They can seize the buildings and liquidate them, or they can extend the debt and accept repayment later. They usually go for the second option.
Extending maturities allows bondholders to kick the can down the road and potentially recover more later, said Stav Gaon, head of securitized products research at Academy Securities. The question is whether properties have permanently lost value as, for example, people reorder their lives after the pandemic, or whether declines may be more temporary because of higher rates.
“Foreclosing on a loan, rather than granting an extension, can be really messy — that’s a lesson that was learned during the great financial crisis,” said Gaon. “The lenders also recognize that today’s higher interest rates are a very sudden development that many high-quality borrowers need time to adjust to.”
Some investors that are still buying are focusing on higher-quality borrowers and properties, that are likelier to withstand any downturn in real estate prices without having to seek extensions on loans.
“We think trophy properties will fare better due to better access to the debt markets, lower potential property declines, and a continued tenant flight to quality,” said Zach Winters, senior credit analyst at USAA Investments.
He acknowledges that this strategy isn’t always popular now, even if it turns out to make sense.
“When we go out and bid on a bond tied to a trophy office building now, usually the number of buyers is significantly less than before,” Winters said.
After the Pandemic
The market for commercial mortgage bonds without government backing was about $670 billion as of the end of 2021, and although the securities soared in the second half of 2020 as the Fed opened the money spigots, they’re facing more difficulty now. With office occupancy still below 50% in many cities as more people work from home, corporate buildings may see their values drop. Retail space is similarly under pressure as consumers have grown used to buying more online. And while travel volume is rising, many hotels are struggling to reach 2019 levels for room charges.
A survey of institutional real estate market professionals in November found that firms expect office values to fall about 10% next year, and overall commercial property declines of 5%, according to the Pension Real Estate Association.
The $34 billion of bonds due next year includes mostly fixed-rate CMBS bonds sold without government backing. It’s a steep increase from the $24.4 billion of such bonds maturing this year, according to Academy Securities.
There’s another $103 billion of a type of CMBS known as single-asset single-borrower bonds maturing next year, according to Academy — although most of that debt pile has a built-in contractual ability to extend loans, meaning they’ll be able to seek extensions more easily.
Next year won’t be the first time that CMBS bondholders and servicers have faced tough choices about whether to allow en masse extensions to the underlying borrowers. After the 2008 financial crisis, commercial property values plummeted and many lenders chose to give owners of those properties more time to pay back their loans. As a result they ended up getting more money back than if they’d immediately foreclosed on the loans and liquidated the properties, said Jeff Berenbaum, head of CMBS and agency CMBS strategy at Citigroup.
In terms of watchlisted CMBS loans, currently most of the USA is in the green (good) except for San Francisco, New Orleans, Memphis and Chicago all have elevated commercial loans on the watchlist (loans being watched for going late and into default). Puerto Rico is also in the red (>25%) watchlisted commercial loans, so I expect AOC to be asking for a bailout.
On the office property front, we can see red (>25% of commercial loans watchlisted) pretty much across the board.
The leading metro area in terms of watchlisted office property loans is … Virginia Beach-Norfolk-Newport News VA-NC at 66.49% (that is pretty bad). Providence RI is second and San Juan Puerto Rico is third followed by Charlotte NC in fourth place. The only Ohio city in top 15 is Cincinnati, home of Skyline Chili and Montgomery Inn.
While most are calling for more rate hikes in 2023, I predicted that December’s likely 50 basis point hike with be the last one for a while as the US economy grinds to a halt. Or it’s all over now for Fed rate hikes.
While The Fed predicts slow growth, markets are pointing to recession. The Fed is out of touch with reality. As is the US Secretarty of Treasury, “Too low for too long” Janet Yellen.
US producer prices rose in November by more than forecast, driven by services and underscoring the stickiness of inflationary pressures that supports Federal Reserve interest-rate increases into 2023.
The producer price index for final demand climbed 0.3% for a third month and was up 7.4% from a year earlier, Labor Department data showed Friday. The monthly gains for October and September were revised higher.
At the same time, the annual increase was the smallest in 18 months, extending a months-long easing and suggesting the central bank still has scope to pause its rate hikes next year as expected. Cooler demand at home and abroad has taken some stress off supply chains.
The data come just days before the release of the closely watched consumer price index, which is forecast to show inflation, while much too high, continues to decelerate.
While PPI is declining, it is still far above The Fed’s inflation rate of 2% (red line).
Watch out for energy prices when the sleeping giant (China) opens up again and demand for energy skyrockets. Meanwhile, Clueless Joe is merrily draining the US Strategic Petroleun Reserve.
Lastly, congratulations to former Cleveland Brown QB Baker Mayfield for winning with the LA Rams against the Las Vegas Raiders with a stunning 99 yard drive for a TD at the end of the game.
The good news for Americans? The global slowdown is helping to lower US Treasury yields which, in turn, helps to help to lower US mortgages rates. Kind of a perverse “good news” story when you think about it.
The bigger picture is the slowdown caused by 1) a global economic slowdown and 2) the tightening of Fed monetary policy to fight inflation.
Look at the Case-Shiller national home price growth YoY (blue line) against M2 Money growth YoY (green line). Just move the green line to the right and it covers home price growth. Both are slowing down with anticipated Fed rate hikes (red line) now at 50 basis points for the December 14th FOMC meeting. And note that The Fed’s balance sheet (orange line) has barely budged.
Unlike Archie Bell and the Drells, this tighten-up is about The Federal Reserve tightening-up its monetary policy.
On December 31, 2021, the US Treasury yield curve (10Y-2Y) stood at +77.4 basis points, generally a good omen.
Then markets woke up. And not in a woke way.
As The Fed tightens to tamp down on inflation in 2022, we are seeing a pattern. The US Treasury 10Y=2Y yield curve has sunk to -82 basis points, a -206% decline.
In addition to the inversion of the US Treasury yield curve we have witnessed M2 Money growth declining -90%, the S&P 50) index down -17.5%, Bitcoin down -64.2% and gold down only -2.3%.
But we now have to worry about Project Cedar, a seemingly innocent project to replace the US Dollar. A new digital currency would allow Washington DC to monitor your purchases and behavior. And perhaps create a Social Credit Score like in China measuring how well you conform to Biden’s notion of a utopian, green society.
And the US yield curve has been inverted for 109 straight days.
Confounded Interest - Anthony B. Sanders 
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