Mortgage Rate Watch
Inflation Data Continues Paving The Way For (Eventual) Rate Cuts Fri, 26 Jul 2024 21:37:00 GMT

This week's most important economic data was the PCE price index which is the gold standard of big picture inflation measurement. For those hoping to see rates drop, it was important for PCE to confirm the progress seen in the CPI data (the other major inflation index that came out 2 weeks ago).   Spoiler alert: PCE confirmed the progress, but there are a few nuances. Perhaps most importantly, this week's PCE data covers the same time frame as the CPI data two weeks ago.  In other words, it's not quite as awesome as 2 consecutive months of "mission accomplished" levels of inflation (which has now arguably been cemented for June), but it's nonetheless an important milestone in the path toward rate cuts. What exactly does "mission accomplished" mean?  This simply refers to Fed's 2% annual inflation target, typically tracked via Core PCE which excludes more volatile food and energy prices.  In order to hit 2%, monthly inflation readings need to average roughly .17%.  This time around, it was .182%--definitely in the historical range of on-target inflation from before the pandemic. While the chart above makes it look like victory has been achieved, the inflation target is technically an annual thing, so we need to see more months in the target zone before the year over year number falls into line. Even then, the Fed has clearly stated that the annual change doesn't need to hit 2% as long as they're confident that it will.  Prior to this week's data, the average Fed member has expressed an increasing amount of said confidence.  It's not thought to be enough for a rate cut at next week's Fed meeting, but it's widely believed to result in a September rate cut, as long as the data doesn't do anything crazy between now and then.
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Mortgage Rates Inch to Another Short Term High Thu, 25 Jul 2024 18:52:00 GMT

Mortgage rates continue moving in very small steps from day to day--something that's been the case since the Consumer Price Index (CPI) more than 2 weeks ago.  Unfortunately, more of those steps have been higher in the past week, and today is no exception for most lenders. This is counterintuitive to those who closely follow bonds markets and who understand that mortgage rate movement closely matches those underlying market movements.  Reason being: bonds are technically in stronger territory compared to yesterday.  Strength in the bond market almost always coincides with lower mortgage rates, but the timing of that strength can cause some inconsistencies.  For instance, bonds swooned yesterday afternoon and not every mortgage lender saw fit to raise rates in the middle of the business day in response.  Those lenders consequently had to adjust for both yesterday's weakness and today's strength in their latest rate offerings. Lenders who issued late day reprices yesterday were able to hold steady this morning or even offer slightly lower rates today. If all of that is a bit confusing, just consider that, despite several ups and downs over the past 48 hours, bonds are in weaker territory than they were yesterday morning during the time when lenders publish rate sheets.  Lenders either took their lumps yesterday afternoon or this morning.   As for motivations, the market is rapidly adjusting its preferences for different durations of bonds.  In other words, 2yr Treasury notes gained a ton of popularity over the past few days and even more since late June.  This is mostly a factor of the shift in the outlook for the Fed Funds Rate.  When traders make these adjustments, it can impact the bonds that more readily translate to mortgage rates.
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Mortgage Rates Move Up To 2 Week Highs After Starting Out Flat Wed, 24 Jul 2024 20:35:00 GMT

Mortgage rates technically moved up to the highest levels in 2 weeks today, but that sounds a bit more dramatic than it actually is.  Rates have largely held inside a narrow range close to the lowest levels in 6 months during that time.  Today's weakness in the bond market just happened to nudge the average mortgage lender slightly above the highs seen this past Monday and Friday.  The average borrower wouldn't see much of a difference between those rates and today's. As for the underlying motivation for the movement, it doesn't merit much discussion or investigation.  After all, we just made the case that recent movements are all just different flavors of "flat."  Still, we like to get to the bottom of things every day, even when some days are more important than others.   In not so many words, the broader bond market is in the process of adjusting to a new reality in which the Fed begins to cut the Fed Funds Rate.  Ironically, there are times when this will mean that longer term rates like 10yr Treasury yields and mortgage rates will move higher at the same time that shorter term rates (like 2yr Treasuries) are moving lower.  This was a factor today as 2yr Treasuries improved more than twice as much as 10yr Treasuries deteriorated. The coming days are more likely to see bonds/rates reconnect with economic data as a primary motivation.  There are several important reports on Thursday and Friday morning, but the data's significance will kick into even higher gear in the following two weeks. 
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Mortgage Rates Stay Boring, But For How Long? Tue, 23 Jul 2024 19:50:00 GMT

Spats of volatility in the mortgage rate world seem to last only a matter of hours recently and to occur only a few times on any given month.  The rest of the time is spent drifting mostly sideways waiting for the next big shoe to drop. We've been decisively locked in one of those "drifting" moments for almost 2 weeks now with the last big move seen in response to the inflation data that came out on the morning of June 11th.  The average top tier 30yr fixed rate has been in the 6.8s ever since. Today's change was minimal with many lenders effectively unchanged compared to yesterday morning's offerings.  Some lenders made adjustments toward higher rates yesterday afternoon in response to market weakness, and are now back down in line with averages.  When will the sideways drift change?  Volatility has most reliably followed one of several of the most important economic reports.  None of those reports are coming out this week, but there are a few solid supporting actors that will begin hitting the wires tomorrow morning (specifically, S&P Global's manufacturing and service sector indices).  This won't singlehandedly change the outlook for rates, but it may cause slightly bigger movement between now and the first two weeks of August, when the big ticket data actually arrives.
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Mortgage Rates Remain Unchanged to Start The Week Mon, 22 Jul 2024 20:51:00 GMT

Mortgage rates rose at a moderately quick pace on Friday, partially in response bond market weakness on Thursday afternoon that happened too late in the day for many lenders to update their offerings.  To be fair, it was only "moderately quick" relative to the subdued volatility seen during the rest of the week.   The new week is off to the same sort of subdued start with the average lender holding right in line with the levels seen on Friday.  Political developments over the weekend had no discernible impact on the rate landscape in the short term, no matter how often claims to the contrary might be repeated. Unfortunately, there was a certain amount of mid day volatility in the bond market that lacked an obvious explanation.  Because political events were the most notable headlines of the day, they have been mistakenly linked to the bond market movement--even by respectable news organizations.   All of the above is neither here nor there on a day where 10yr Treasury yields are less than 0.02% higher than Friday and where mortgage rates are perfectly unchanged.  The 2nd half of the week brings greater risks of volatility following Treasury auctions and scheduled economic data.
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Mortgage Rates Jump to Highest Levels of The Week Fri, 19 Jul 2024 21:03:00 GMT

While there was never much of a chance of mortgage rates moving above the levels seen at the beginning of last week, they were easily able to nab the dubious distinction of hitting this week's highest levels today. This is the least surprising thing imaginable after looking at this week's chart of mortgage-backed securities prices. As the caption advises, the lower the line, the higher the implication for mortgage rates.  The weakness was already in the works as of yesterday afternoon, but the market deteriorated further overnight and in the early morning hours for reasons that are esoteric as they are inconsequential.  In the bigger picture, apart from the past 5 days, we're still at the lowest levels in 6 months and we're still waiting for only a few key economic reports to set the tone for rates going forward. 
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Mortgage Rates Didn't Actually Move Sharply Lower Today Thu, 18 Jul 2024 20:02:00 GMT

Thursday's mark the release of Freddie Mac's weekly mortgage rate survey.  It's the longest running and most widely cited measure of mortgage rates, but it's not always the most accurate when it comes to tracking day to day changes. In today's case, the survey showed a sharp drop from 6.89 to 6.77.  In actuality, the drop was a bit bigger than that, but it happened last week following Thursday's Consumer Price Index (CPI).  Today's rates are almost perfectly unchanged since the end of last week. At issue is Freddie's methodology which reports a trailing 5 day average of rates each Thursday.  That means that neither Thursday nor Friday's sharply lower rates made it into the calculation last week.  Instead, they're in today's number, and today's mortgage rates won't be counted until next Thursday.  Thanks to the extremely flat trend in rates so far this week, we can agree with Freddie that rates are currently near 6.8% for top tier conventional 30yr fixed scenarios and that these rates are the lowest seen in many months. [thirtyyearmortgagerates]
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Mortgage Rates Holding Near 5 Month Lows Wed, 17 Jul 2024 20:26:00 GMT

Despite an active calendar of events that had the potential to cause volatility, average mortgage rates managed to remain unchanged in the morning and to move slightly lower in the afternoon.  Last Thursday's inflation data helped 30yr fixed rates drop to 5 month lows and there hasn't been much movement since then. Technically, today's rates aren't quite back to Monday's levels, but the average borrower would be seeing the same note rate in either case.  The only potential difference would be in terms of upfront costs and even that would be minor. While the economic data so far this week has failed to inspire major rate movement, the forthcoming data still presents some amount uncertainty.  Thursday brings weekly Jobless Claims data.  This typically doesn't have a big influence, but there's heightened focus on labor market reports right now because signs of labor market weakness would further tip the scales in favor of a Fed rate cut. The Fed is currently expected to cut rates for the first time this cycle in September.  There's a very high bar for them to consider a July rate cut--almost certainly too high for any of the scheduled economic data to make a difference between now and then.  Nonetheless, the Fed Funds Rate doesn't directly dictate day to day changes in other rates.  If the data increases the case for September's cut or if it strengthens the case for additional cuts after that, we could still see a favorable response in the short term. Conversely, if the data improves, rates could undergo a modest correction as they wait for the next big jobs report in early August.
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Mortgage Rate Winning Streak Finally Ends, But Just Barely Tue, 16 Jul 2024 20:00:00 GMT

When is a defeat not really a defeat?  Mortgage rates have an idea.  They're fresh off an incredibly rare 8 day winning streak that took the average 30yr fixed rate to the lowest levels in 5 months AND well under the 7% mark for top tier scenarios. Contrast all that gloriousness to today's performance which saw the average inch higher by a mere 0.03%.  On any recent day before last Friday, we'd still be at 5 month lows.  It would be just as fair to say rates are "holding their ground near 5 month lows" in the bigger picture. This wasn't necessarily destined to be the case this morning.  The important Retail Sales report had some underlying components that caused the bond market to move quickly toward higher yields (thus implying a bigger uptick in mortgage rates).  But the losses were temporary and traders were quick to push bonds back into stronger territory. Some mortgage lenders ended up offering mid day improvements to the morning's rate offerings.  Those who didn't would likely be able to improve rates tomorrow morning IF the bond market were to hold in line with current levels overnight (never a guarantee, but always the 'all other things being equal' baseline).
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Mortgage Rates' Impressive Winning Streak Faces Increasing Resistance Mon, 15 Jul 2024 20:36:00 GMT

We occasionally reference 5 day winning streaks for mortgage rates as the sort of uncommon occurrence that greatly increases the odds of at least a temporary pullback.  Longer streaks do happen, but odds of a pullback increase sharply after 8 days. With all that in mind, today marked the 8th straight day of improvement in mortgage rates. Does this mean we're destined to see rates move higher tomorrow?  Not necessarily.  First off, we can never be sure we're destined to see any particular outcome when it comes to the simple question of whether rates will move higher or lower over such a definite time frame. Perhaps more interesting is the fact that the underlying bond market (rates are a factor of bond prices) has already seen a mild pullback that began shortly after last Thursday's inflation data.  It was just mild enough that the average mortgage lender was able to avoid increasing rates since then. Last but not least, rather than rely on precedent in the absence of context, we should consider that rates have been responsive to a small group of important economic reports.  While it's not on the same level as last week's inflation data, tomorrow's Retail Sales data is one such report.  Simply put, there's no magic rule that would preclude a 9 day winning streak if Retail Sales happened to fall far enough below forecasts.  Conversely, if the data is surprisingly strong, rates would likely rise and it would have nothing to do with the low odds of 9 day winning streaks.
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