Bulls & Blogs

Rate update: The factors pushing mortgage rates higher

Interest Rates, Residential Mortgage Comments Off

Apr 262018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

Rates have risen to their highest level in 4 years. The 30-year fixed rate is toying with 5% again. So, is the magic over for the housing market?

That may be a tad melodramatic. The truth is we have several factors putting upward pressure on rates right now, and market sentiment seems to line up with those factors. The truth also is even at 5% rates still are historically low. While higher rates definitely impact housing affordability, recent history shows a robust housing market can be compatible with still higher rates than today.

So, what are the chances we see lower rates again? First, let’s review the factors pushing rates up.

– The government is borrowing more, and it finances that borrowing by selling bonds. Basic economics say more supply usually leads to lower prices, which for bonds means higher rates.

– The Federal Reserve is buying fewer bonds. Again, it’s basic economics. Less demand tends to result in higher rates.

– The Fed is hiking rates. While the Fed only directly affects short-term interest rates, its actions often put pressure on longer term rates.

– Finally, economic growth remains robust. While inflation still appears to be contained, history says economic growth can lead to inflation, which pushes rates higher.

It’s interesting the effect higher rates have had on what I’ll call market psyche. Most talking heads have been bemoaning the 10y Treasury bond rate breaching 3% again. I’ve seen several articles predicting doom and gloom ahead. The scary thing about this is that such talk, if it becomes prevelant, can become a self-fulfilling prophecy. I don’t see that yet. Consumer and business sentiment remains very high, but it will be important to watch that data going forward.

So, in the short term, I don’t see any reason to expect lower rates absent some extraordinary event that none of us wants. The course of rates later in the year likely will depend on how markets react to today’s elevated rates.

Rate update: Rates on inflation watch

Interest Rates, Residential Mortgage Comments Off

Apr 102018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

Mortgage rates stayed in their very narrow range last week as the bond market weathered the wild swings in the stock market. Interest rates often benefit from big down days in equities, but the gyrations have become so routine that they’ve muted flight to quality bond buying that would benefit rates.

So, rates have budged little in about 2 months. What could change that?

We were watching last week’s jobs report as a potential catalyst. The jobs number was surprisingly weak, and wage growth was inline with expectations. Rates barely budged, probably because the weakness was attributed to weather.

This week we have two potential sources for upset, both on Wed. First is the Consumer Price Index. Markets have been poised for an uptick in inflation for months, which has kept some upward pressure on rates. Recent CPI reports have continued to show minimal inflation, but markets are anxious. A higher-than-expected reading on Wed could shoot rates higher and quickly.

The second potential source is the release of the Federal Reserve meeting minutes. The Fed verified that it’s on course to raise rates two more times this year, but some Fed watchers are convinced the Fed is secretly thinking three times. While the short-term rates the Fed controls don’t directly affect mortgage rates, the reason the Fed would add a rate hike – higher inflation or more robust economic growth – would add some lift to rates. Markets will be exercising their secret decoder rings to see if they can glean some hidden message in the minutes.

The risk for floating your rate is greatest Wed morning. If we don’t get any surprises, rates are liable to stay range-bound for the rest of the week.

Rate update: Higher wages mean higher rates

Interest Rates, Residential Mortgage Comments Off

Apr 032018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

It’s another jobs report week, and this one comes at an interesting time for mortgage rates. Bonds rallied at the end of Mar pushing rates down to their lowest levels in over a month, but the gains felt almost too good to be true.

Two factors seem to be supporting higher rates right now. First, we have a fairly robust economy. Job growth continues and, in fact, was quite strong last month. GDP growth looks like it will hit 3% this year. While housing data has been underwhelming, it likely is due to external factors, namely limited numbers of existing homes for sale and various impediments to building new homes.

The second factor concerns inflation. We’ve discussed this many times, and we also have discussed that so far most inflation reports continue to show an absence of significant inflation. But investors keep looking and looking.

And that brings us to the jobs report. Expectations are for continued strong job growth, so that shouldn’t stir interest rates much. However, I suspect investors will be keenly interested in another part of the report: wage growth. Remember that Jan’s report of higher wages caused rates to leap. Some of the air left that balloon last month when wages fell back again. So, which will it be this month?

I’d say the odds don’t favor floating your rate through the week. A higher wage growth reading is likely to cause more damage than you could gain from a lower reading.

Rate update: 4th Fed rate hike will spook rates

Interest Rates, Residential Mortgage Comments Off

Mar 202018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

The big financial news this week is the Federal Reserve meeting. The Fed is expected to announce a quarter-point increase in short terms interest rates. That shouldn’t cause even a ripple in mortgage rates as markets long have expected it. What could make waves is the press release and post-meeting press conference.

At this meeting, the Fed will update is economic projections by way of what’s called the “dot plot.” It shows what Fed governors predict short term rates will be over the next few years. The Fed has suggested it will raise rates three times this year, but markets are hedging for a fourth increase. If the plot confirms the hedge, we may see some upward pressure on rates.

After the meeting, Fed head Powell will hold his first press conference as Chairman. Markets will be keenly interested in what he has to say. Expectations are he’ll steer the same course charted by Janet Yellen. However, analysts will dissect his answers looking for change. They also will listen for his thoughts on the economy. Even an innocuous comment, as we discovered with his Congressional testimony, could create a market wave. I think the upside risk here is greater than the downside potential.

If the Fed doesn’t cause any waves, the rest of the week looks to be quiet. The Consumer Price Index last week confirmed that inflation remains tame. The headline rate printed at 2.2% while the core rate was 1.8%. The Feb jobs report showed wage inflation also pulled back. Both may give the Fed some breathing room to dismiss the fourth rate hike rumor, which took hold after the previous month’s heightened readings, and that could take some pressure off rates.

Rate update: Rates unfazed by potential tariffs

Interest Rates, Residential Mortgage Comments Off

Mar 072018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

Youtube descrip:

The good thing I can say about interest rates is they’ve stayed in a pretty narrow range for the last couple weeks. Unfortunately, that range is about 3/4 of a point higher than it was a few months ago, and market forces seem aligned to keep it from falling.

We took a run at lower rates last week with the President’s announcement of tariffs. However, the lower rates lasted less than 24 hours and really didn’t break below their recent range. At this point, markets seem to have completely discounted the possible negative effects of the tariffs and have returned to the upper end of the range.

So, what are the forces? One that pundits continue to cite is expectations for higher inflation. On that, it’s instructive to look at the most recent data. Last week, we got the Federal Reserve’s favored inflation index, the PCE Deflator. It was flat and matched expectations with the headline number showing 1.7% inflation. The core index, which strips out food and energy costs, was 1.5%. The Fed’s target is 2%, so one could argue that inflation remains stubbornly subdued. Markets barely noticed.

This week, we get the Feb jobs report and with it a look at wage inflation. The Jan report showed wages increasing at the fastest pace in years, albeit matching economists’ expectations. I’d wager markets are going to be far more interested in this report than they were the PCE report.

Homebuyers undeterred by higher mortgage rates

Interest Rates, Real Estate Market, Residential Mortgage Comments Off

Mar 062018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

With mortgage rates up about 3/4 of a point since last fall, industry waggers are starting to wonder how higher rates are going to affect the housing market. The conclusions of a recent survey by Redfin say not much.

Redfin asked prospective homebuyers what they would do if rates rise above 5%. Only 6% said they would stop looking for a home. An additional 27% said it would slow their plans. However, that was almost balanced by the 21% who said it would speed up their search, and another 21% said they would keep looking, but would look at cheaper homes.

This result indicating higher rates will have a limited effect is consistent with historical evidence. Freddie Mac reviewed the six instances since 1990 that mortgage rates have risen at least 1%. On average, existing home sales fell only 5% and housing starts fell 11%. During one period, sales and starts actually rose.

The conclusion is that rising mortgage rates by themselves have a limited effect on the demand for homeownership. Home seekers at the margins, especially first-time homeowners, may no longer be able to qualify, but most potential homebuyers just adjust their plans and keep looking for their dream homes.

One note: the Freddie review didn’t consider instances of rising mortgage rates coupled with rapidly rising home prices, the situation that exists in a number of metro areas today.

Rate update: Fed chair gives them something to talk about

Interest Rates, Residential Mortgage Comments Off

Feb 272018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

For mortgage rates, the highlight of this week already has passed. It was the semi-annual testimony of the Fed Chair to Congress. This was Chairman Jerome Powell’s first experience at this dog-and-pony show, and he made it through mostly unscathed. Given the newness of his tenure, markets were watching carefully for anything that might suggest a change of course.

Unfortunately, Powell gave them something – probably unintentionally. He candidly stated that he thought the economy had strengthened since the Dec. That really shouldn’t be headline news, but markets interpreted his statement to mean the Fed is going to hike interest rates more than expected. Market rates immediately took off.

Was it a knee-jerk reaction? Probably. Rates recovered a little in the afternoon. Will we regain what we lost? Who knows? On the positive side, rates topped out at the top of their recent range before retreating a little. This gives us hope that markets have established a ceiling for now.

The rest of the week offers some more juicy economic data including 4th quarter GDP and consumer sentiment. However, I suspect rate movement is more likely to be dominated by end-of-month trade-flows, which can be unpredictable. If your rate isn’t locked, float cautiously. If rates break higher, I think we could lose another 1/8% fairly quickly.

Mortgage insurance companies tighten credit

Loan Guidelines, Residential Mortgage Comments Off

Feb 232018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

As you’re probably aware, when buying a home, if your down payment is less than 20%, your mortgage payment will include mortgage insurance. This insurance is the lender’s way sharing some of the risk associated with more highly leveraged loans.

We call companies that specialize in this form of insurance mortgage insurance or MI companies – pretty clever, huh – and they often have special guidelines that apply to loans that require their product.

Recently, the MI companies expressed concern about Fannie Mae and Freddie Mac increasing the amount of debt they’re willing to accept for a borrower receiving a conventional loan. Both now accept loans for which the borrower’s debts equal up to 50% of the borrower’s gross income.

Four of the MI companies announced that starting next month, they will require a 700 credit score anytime the borrower’s debt exceeds 45% of gross income. One company further is requiring a min 5% down payment in such cases. (Recall that it’s possible to get a conventional loan with as little as 3% down.)

I don’t expect this will affect a huge number of borrowers as most folks having lower credit scores and making small down payments find it more advantageous to use the FHA program. However, it does represent the first tightening of credit standards I’ve seen in a while.

Rate update: The case against higher interest rates

Interest Rates, Residential Mortgage Comments Off

Feb 212018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

Last week’s inflation report validated investors’ fears about inflation. It ticked up ever so slightly. Interest rates took notice and resumed their march higher.

Here’s what I find interesting about the recent rally in bond yields. The only thing that’s really changed in the last couple months, economically speaking, is the tax plan. While that may add to the Federal debt, we doubled the Federal debt over the last ten years, and markets seemed to shrug. I find it hard to believe they’ve suddenly found religion on the matter.

Some pundits also like to cite Trump’s infrastructure plan as ballooning the debt. It might or it might not, but right now it’s nothing more than policy position. I don’t think it can explain the big jump in rates.

So, that brings us back to inflation. Reported inflation did tick up, but the core rate still is under 2%. It’s likely the uptick is a result of a roughly 50% increase in the price of crude oil since last summer.

I’m not suggesting that you sit around waiting for rates to fall again. However, I am suggesting that the rise has more to do with market action than with economic fundamentals. If I’m correct, that at least gives us hope that the forces for higher rates will abate soon.

Rate update: Inflation: fear or reality?

Interest Rates, Residential Mortgage Comments Off

Feb 132018

For more information, please contact me at (512) 261-1542 or steve@LoneStarLending.com.

By G. Steven Bray

After rising to the highest levels in over 4 years, interest rates are catching their breath, but I think it’s temporary. As we’ve discussed, the rapid rise seems to be predicated to a large extent on fears that inflation finally will come out of hibernation. Remember that inflation erodes the value of a currency. Thus, investors insist upon higher yields when they anticipate it.

I don’t think the fears are wholly irrational for reasons we’ve discussed, but the reality is we’ve seen very few signs of inflation so far. That could change tomorrow with the release of the Consumer Price Index. This isn’t the Fed’s preferred inflation metric, but being the granddaddy of inflation reports, it’s probably the one markets watch most keenly.

Unfortunately, I’m afraid the downside risk for this report is greater than the upside gain. By that, I mean if the reported value shows even a tenth of a percent increase, rates could quickly rise another 1/8%. If the reading is level or even slightly lower than last month, it should be positive for rates, but I don’t think they’re likely to fall very quickly. Markets seem convinced that inflation is out there hiding somewhere. I think it would take a few more months of continued tame inflation readings before markets will believe again that inflation is not a concern.

So, if you haven’t locked your interest rate, floating through tomorrow carries an outsized risk. If your outlook is a couple months into the future, there’s still hope. The longer inflation doesn’t materialize to validate market fears, the better the chances rates will find a ceiling and provide us with a bounce lower.

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