What Is The Fed Doing? Mortgage Rates Up 102% Since 2022 As The Fed Still Has A Long Way To Go In Shedding Its $2.4 TRILLION MBS Holdings

What’s it going to be? Mortgage rate increases or balance sheet (MBS) reductions?

Since the Covid outbreak in early 2020, The Fed went wild with rate cuts and massive and unpredented balance sheet expansion.

Let’s look at The Fed’s puchase of agency MBS and mortgage rates. From 2020 2022, The Fed continued to buy agency MBS. But in 2022, all hell broke loose as The Fed went crazy RAISING rates, but slowly began unwinding their balance sheet. The result? Mortgage rates began to climb. In fact, the US conforming mortgage rate for 30 years has risen 102% since early 2022. The Fed is only slowing unwinding their MBS holdings.

Despite the struggles in the residential housing market, the COMMERCIAL mortgage market is a trainwreck.

What will The Fed do?? After all, nothing from nothing beats nothing.

US Unfunded Liabilities Total $217.63 Trillion While TOTAL US National Assets Equal Only $210 Trillion (National Debt Equals $35 Trillion And Growing Awfully Fast!) Unfunded Liabilities 6.23X National Debt!

This scene from the film “McCabe and Mrs. Miller” sums up our political plight quite nicley. Politicians spend like crazy to stay in power (Biden/Harris) are excellent examples). Politicians promises endless money, then shoot the economy. The US is broke and relies on printing money and boowed funds to stay afloat. Harris wants to raise taxes on everyone to fund her plans like even MORE emphasis of failed green energy schemes and endless foreign wars. I doubt if Harris could defend her spending plans in light of the US already $35 TRILLION in debt.

Even more worrisome if thev fact that DC politicians have promised entitlements (Social Security, Medicare, etc. totalling $217.63 Trillion. Or 623% higher than the rapidly increasing national debt.

Biden/Harris raised thr national debt by 25% in less than 4 years. And Harris wants to increase spending! Harris wants illegal immigrants put on Social Security and Medicare, further bankrupting those entitlement programs.

Let’s see Harris explain her indefensible budget (like raising taxes and not hurting economic growth).

Cacklenomics! Buying Conditions For Houses Hits All-time Low (High Mortgage Rates + High Home Prices)

Cacklenomics strikes again!

The University of Michigan consumer survey revealed that buying conditions for housing just hit an all-time low.

High house prices and high mortgage rates aren’t helping.

Purchase loan demand keeps dropping.

US New Home Sales Fall In June As Homebuyer Confidence Crashes To Record Low (Biden/HarrisNomics or Cacklenomics)

From Zero Hedge.

After a disappointing dump in existing home sales in June, new home sales just confirmed the slowdown, dropping 0.6% MoM (notably below the 3.4% MoM expected) and also saw a major downward revision in May from -11.3% MoM to -14.9% MoM. That leaves new home sales down 7.4% YoY…

Source: Bloomberg

That shift dragged the new home sales SAAR down to 617k – basically unchanged since 2016…

Source: Bloomberg

While the median new home price rose in June, it remains below the median existing home price…

Source: Bloomberg

It appears the homebuilder subsidy fad is wearing off as mortgage rates show no signs of easing significantly…

Source: Bloomberg

Of course, none of this should be a surprise as homebuyer confidence has collapsed to an all-time record low…

Source: Bloomberg

Will cutting rates help?

Probably not. Bidenomics is now called Harrisnomics (or Cacklenomics) since Harris as VP was the tiereaker in the US Senate. So, she holds some responsibility for the outrageous, wasteful spending in Washington DC.

Nothing From Nothing! Conference Board Leading Economic Indicators Remains Negative At -4.8 YoY (US Unfunded Entitlements Now Exceed Total US National Assets!)

Nothing from nothing should be the slogan of Bidenomics.

Conference board’s leading economic indicators remains negative YoY at -4.8.

Worried? What if I told you that the promises of unfunded entitlements from the Federal government now exceeed the TOTAL national assets of the US??

Way to go, Joe! But he had plenty of help from Congress.

Something Stupid! Biden Proposes Rent Control Of 5% Annual Cap Rent Increases

President Biden was expected yesterday to propose a cap of 5% on annual rent increases for tenants of major apartment landlords, and he did. Whether it can happen is something else.

As the White House communicated on Tuesday, the administration is looking for Congress to pass legislation for landlords with more than 50 units in their portfolios, that being the proxy for institutional owners, although it would also affect private investors, family offices, and others that might own at least that many units. According to administration calculations, the total pool would cover 20 million rental units.

The law would then give landlords a choice. They could either restrict annual rent increases to no more than 5% a year or they would forfeit the ability to take fast depreciation of rental housing. There would be an exception for new construction or “substantial renovation or rehabilitation.”

So, Biden is dusting off the old Jane Fonda/Tom Hayden Santa Monica, CA rent control scheme.

I am guesing that this will not pass the House, but will probably pass in the Confederacy of Dunces: the US Senate.

What the Short-Term Treasury Market Says about Rate Cuts (Powell Says the US Really Needs to Fix the Unsustainable Deficit)

Goodbye cruel world!

Thursday, when the CPI report was released with a month-to-month reading of -0.056% (rounded to -0.1%), the six-month Treasury yield dropped by 8 basis points, and on Friday by another 2 basis points, to 5.23%. That combined 10-basis-point drop was a significant and visible 2-day move.

It brought the 6-month yield just a tad below the lower end of the Fed’s target range for the federal funds rate (5.25-5.50%), and below the effective federal funds rate (EFFR), currently 5.33% (blue in the chart below):

So the 6-month yield is now pricing in one rate cut within its 6-month window, more heavily weighted toward the first two-thirds or so of that window, after having already wrongly done so at the beginning of this year.

Back in late November through January, the 6-month yield had also priced in a rate cut within its 6-month window. By February 1, the yield had dropped to 5.15%, a sign the market was certain that there would be a rate cut at the March FOMC meeting.

But the market was wrong. Instead, we got a series of ugly inflation readings for January, February, March, and April, and there still hasn’t been a rate cut.

By March and April, with ugly inflation readings accumulating, rate cuts within the 6-month window of the 6-month yield were taken off the table.

May had provided a much softer inflation reading. And with Thursday’s CPI report of June, a rate cut within the 6-month window of the 6-month yield, weighted toward the first two-thirds of the window, was back on the table.

But the shorter-term Treasury yields are not pricing in a rate cut within their shorter windows. The shorter yields didn’t move much since the CPI report, and all were near the upper end of the Fed’s policy rates (5.5%), and all were above the EFFR (5.33%):

  • 1-month yield: +1 basis point to 5.47%
  • 2-month yield: +2 basis points 5.52%
  • 3-month yield: -3 basis points to 5.43%
  • 4-month yield: -5 basis points to 5.41%

In other words, the Treasury market is not expecting a rate cut in July at all, but sees a good chance of a rate cut in September, not as strong a chance as they saw in late January, when they saw a rate cut with near certainty by March that never came.

The three-month yield is not seeing any rate cuts within the first two-thirds of its window. No rate cut in July, and the September 18 FOMC meeting statement is beyond the first two-thirds of the window and has less impact on the current three-month yield:

The market for the 2-year yield has been wrong all along.

The 2-year Treasury yield demonstrates how wrong the Treasury market has been all along about the Fed’s rate hikes and rate cuts: it expected far fewer and smaller rate hikes than what the Fed eventually did. And then without ever rising to the level that would price in the actual rates that the Fed has held for nearly a year, it started pricing in rate cuts before the Fed even stopped hiking rates.

So back in April 2022, the two-year yield was about 2.5%. Now, today, 2.5% sounds like a lousy yield, but back then – after 15 years of near-0% interrupted by a few years of higher yields that maxed out at around 2.4% in 2019 – 2.5% sounded pretty good, and the market thought that was getting pretty close to the Fed’s terminal rate.

In February 2022, before the Fed’s rate hikes started, Goldman Sachs predicted that the Fed would hike seven times in 2022, each by 25 basis points, and then in 2023 three times by 25 basis points each, one hike per quarter, to reach a terminal target range for the federal funds rate of 2.5-2.75% by Q3 2023.

The Fed ended up doing more double that, and by July 2023.

So the 2-year Treasury note that sold at auction in April 2022 with a coupon of 2.5% and with a yield close to that sounded like a good deal, and we, being part of the Treasury market, nibbled on some too. Two years was as long as we went. The rest of our Treasuries are T-bills.

Those 2-year notes matured in April 2024, and we got paid face value, and we earned about 2.5% in interest each year over those two years. The entire market was wrong – and so were we. The Fed would raise to 5.25-5.5% by July 2023, more than double the yield we received, and its rate is still there, and the yields of our two- three- and four-month T-bills have by far outrun our 2-year note.

The 2-year yield closed at 4.45% on Friday. The market never once came even close to betting that the Fed would hold rates above 5% for long, and they’ve been above 5% for over 14 months. And the 2-year yield has been below the EFFR for almost the entire time since January 2023, having turned into the Doubting Thomas.

The market was wrong about the Fed’s rates, and all 2-year notes that were bought at auction and that matured in 2024 or will mature in 2024 were a lousy deal. Buyers would have been better off with a series of short-term T-bills that stick closely to Fed’s actual policy rate — rather than follow market projections.

Someday, the market is going to get the rate-cut bets right. But it will only take a few more lousy inflation readings for the rate cuts to get moved further into the future. On Friday, the PPI showed up with red-hot services inflation, now delineating a clear U-Turn in December. Producers that pay those higher prices for services will try to pass them on, and so they may ultimately filter into consumer prices and higher inflation readings over the next few months. Or if producers cannot pass on the higher costs of services, their margins will get squeezed.

Inflation is unpredictable. Once inflation has broken out in a big way, as history shows us, it tends to come in waves and tends to dish up nasty surprises. And it already has dished up nasty surprises multiple times so far, including each of the first four months of this year.

Powell Says the US Really Needs to Fix the Unsustainable Deficit

Going Down! US Producer Prices Rise At Fastest Pace In 15 Months As Services Costs Soar (Buying Conditions For Housing Hit All-time Low!)

We’re going down!

After May’s MoM deflationary impulse (thanks to a plunge in energy costs), June was expected to see a modest 0.1% rise (and we have seen energy prices starting to rise again). Sure enough, headline PPI printed HOT at +0.2% MoM (and May was revised higher), pushing the YoY print up to 2.6% (well above the 2.3% expected)…

Source: Bloomberg

That is the highest PPI since March 2023.

Core PPI rose by 0.4% MoM (double the 0.2% exp), sending the YoY price rise up by 3.0% (also the hottest since March 2023)…

Source: Bloomberg

The jump in PPI was driven by a resurgence in Services costs as Energy remains deflationary (for now)…

Source: Bloomberg

The June rise in the index for final demand can be traced to a 0.6-percent increase in prices for final demand services. In contrast, the index for final demand goods decreased 0.5 percent

Perhaps worse still, the pipeline for PPI (intermediate demand) is accelerating…

Source: Bloomberg

On the housing side, buying conditions for housing tanks to all-time low.

Inflation Slows To 3.0%, But Shelter Still Rising At 5.2%, Electricity Up 4.4% (Core Prices Continue To Rise And Have Never Been Higher)

Are you ready? You can tell an election is on the radar since inflation numbers are settling down for the most part. According to the BLS, overall inflation fell slightly in June to 3.0%.

Shelter CPI is up 5.14% YoY as M2 Money growth has been rising slowly … again.

Core CPI also ‘missed’, rising just 0.1% MoM (vs +0.2% exp), dragging the YoY Core CPI down to +3.27% – its lowest since April 2021…

Source: Bloomberg

Goods deflation also dominates core prices disinflationary trend…

We do note that Core consumer prices have still not seen a single monthly decline since Bidenomics began.

Core consumer prices are up just under 18% since Bidenomics began (+4.9% per annum) – that is dramatically higher than the 2.0% per annum Americans experienced under Trump…

Core consumer prices have never been higher.

The much-watched SuperCore CPI rose on a MoM basis but declined (back below 5.0%) on a YoY basis (but obviously remains extremely elevated)…

Source: Bloomberg

Transportation Services are seeing prices fall…

Finally, we can’t help but get a sense of deja vu all over again here. What if… The Fed cuts (because bad – recession – data), Biden loses (because dementia), and inflation re-accelerates (just like in the 80s)…

Source: Bloomberg

Challenger job cuts in construction we the highest since 2008 putting downward pressure on wages.

MBA Purchase Applications (Demand) Drops 13% YoY (Demand Keeps Falling Under Biden)

That’s the way Biden likes it! Dependence on the Federal government. The MBA data is adjusted for Dependence Day.

Mortgage applications decreased 0.2 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Applications Survey for the week ending July 5, 2024. Last week’s results included an adjustment for the July 4th holiday.

The Market Composite Index, a measure of mortgage loan application volume, decreased 0.2 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 20 percent compared with the previous week. The seasonally adjusted Purchase Index increased 1 percent from one week earlier. The unadjusted Purchase Index decreased 19 percent compared with the previous week and was 13 percent lower than the same week one year ago.

The Refinance Index decreased 2 percent from the previous week and was 28 percent higher than the same week one year ago. 

Mprtgage prepays fell less than daycoiunt.

But on;y high-coupn GNMAs prepayments sped up.

Finally, most out-of-the-money loans are now fully seasoned.

And a bigger wave of refi-eligible Ginnies are cpming up! So watch out if Powell and The Gang lower rates. Prepayment boogie!!

58% expect a new refi wave to start in 2025.