Mortgage rates should benefit from Bernanke’s comments

On Friday Fed Chairman Ben Bernanke announced that he endorses the concept of the federal government guarantying mortgage-backed securities (MBS’s) issued by Fannie Mae and Freddie Mac.  These comments should help mortgage rates move lower.

The reason that a government guarantee helps mortgage rates move lower is because it reduces the risk of default on MBS’s for investors and therefore they are willing to accept a lower yield.

To learn more click these links-

Washington Post article

Wall Street Journal article

Blog posting on the role that Fannie & Freddie play in mortgage market

Rate Update October 29, 2008- Fed Day

Mortgage rates moved higher again today.

The volatility in mortgage rates has been unprecedented as of late.  From Monday of last week to Thursday 30 year fixed rates dropped from 6.25% to 5.75%.  Since Thursday to today 30 year fixed rates cycled back higher rising from 5.75% to 6.375%.

Today all eyes are on the Fed.  They will announce their interest rate decision at 2:15 EST.  Watch today’s you tube video for more information regarding this announcement.  Let us remember that a cut to the Federal Funds rat DOES NOT necessarily mean that mortgage rates will move lower.

We do believe that because of technical trading patterns it is a good idea to float into the Fed’s announcement.

Current outlook:floating

Source of chart: wsj.com

Rate Update September 16, 2008

Rates are effectively unchanged this morning.

There is A LOT to talk about this morning as crisis in the financial markets persists. Here is a summary of the major stories we’re falling that are likely to impact the direction of mortgage rates:

→ AIG: The nation’s largest insurer is close to insolvency. Analysts are suggesting that the troubled insurer needs to raise $75 billion in fresh capital to stay afloat. The failure of this firm would be unprecedented because of it’s vast reach & volume of obligations. AIG operates in 130 countries and is a major player in the credit default & life insurance sector. AIG’s failure would likely cause a major disruption in the financial markets which could drag other firms down with it. Although rates may benefit from this news in the near term, in the long run this would be a disaster.

→ Federal Funds Rate: The Fed is scheduled to announce their interest rate policy decision this afternoon. Last week at this time there was a 0% chance that the Fed would alter rates. However, analysts now assume a cut of at least .25% and possibly even .50%. Remember that in and of itself the Fed cutting rates will not directly impact mortgage rates. However, what they say following their announcement can.

→ Consumer Price Index: Finally, the Labor Department released the monthly CPI report. The report came in line with expectations reflecting a 5.4% increase year-over-year. When stripping out volatile food and energy prices year-over-year inflation rose by 2.5%. Although these figures are relatively high compared to the past couple years the announcement did not surprise the markets.

Current Outlook: floating

Credit crunch has “no end in sight”

According to this article on bloomberg.com banks continue to tighten their lending standards. 

The measurement in which this article focuses on are derivatives which are priced to reflect the market’s expectation of future spreads between the Fed’s daily effective Federal Funds Rate and the rate at which banks are actually lending money.  When spreads increase it is a sign that banks are reluctant to lend and therefore demand a higher return on their loans to pursuade them to lend.

According to the article:

* Banks are charging each other a premium of about 78 basis points…The spread is up from about 24 basis points in January, and may widen to 85 basis points, or 0.85 percentage point, by mid-December, prices in the forwards market show.

* “Things are going to get worse before they get better.”

The crisis is “not over and I’m not exactly sure when it’s going to end,” Nobel Prize-winning economist Myron Scholes.

Bernanke’s outlook & mortgage rates

In his speech to the worlds most powerful central bankers today Fed Chairman Ben Bernanke spoke briefly about inflation according to this NY Times article

From the article, “Mr. Bernanke, while acknowledging ‘an increase in inflationary pressure,’ reasserted his view that in the near future, the upswing in inflation from the oil and food shocks was likely to moderate.”

If his outlook proves correct this would be a good sign for mortgage rates.  Mortgage rates have ticked higher over the past few months in response to higher inflationary pressures (i.e. commodity &/ energy prices).  If these pressures to moderate then hopefully mortgage rates will also move lower.

 

Don’t forget about fiscal literacy

The NY Times published a good article today outlining the presidential hopeful’s views on financial regulation (click this link to view).  By the sounds of it we can expect greater governmental oversight over the financial markets in the coming years.

It is no surprise that a reaction for greater financial regulation has resulted following the third financial collapse in as many decades.  In the 1980s the savings and loan crisis forced 747 financial institutions to fail.  In the 1990s it was the dot-com bubble that burst wiping out approximately $5,000,000,000,000 ($5 trillion) in market capitalization in only 2 years.  Currently, we find ourselves in the largest credit & housing expansion and downturn in US history (the extent of the housing cycle is creatively displayed in this video by John Burns).

In each instance the pattern of activity tends to be similar.  At first a small group of people begin to acquire an asset (i.e. stock, house, mortgage-security) and that asset class performs extremely well over a short period of time.  Word spreads that this particular asset class is a great investment and more and more people get involved.  So on and so forth until rationality has left the marketplace and folks are buying up the asset left and right without any regard to the actual fundamentals behind the investment.  Along the way enterprising and dishonest salesman find ways to “help” less educated and less sophisticated buyers get into the game.  Around this time is typically when the music stops and those left holding the asset are the ones who lose huge.

To a degree this explains how each of the aforementioned economic bubbles have occurred.  Many people have blamed the period of deregulation in the financial markets from 1970-2000 for allowing so many people to get into financial trouble.  If this is indeed the cause then it would only make sense to have the government tighten down on the financial markets.  It is no surprise then that the two presidential hopefuls are proponents of this approach as is Federal Reserve Chairman Ben Bernanke and Treasury Secretary Henry Paulson. 

Although I do agree with these people that some additional governmental regulation would be helpful (so long as it is actually enforced) I think the greater preventive measure lies in our education system.  For me this period in our history is only partially about lack of government oversight and is more about lack of fiscal literacy among consumers.

The Economist wrote an excellent article about fiscal literacy which I posted on my blog back in April (view it by clicking this link).  My hope is that the presidential nominees will spend time this fall talking about ways to improve our national education system so that in the future consumers will be able to ask informed questions, properly analyze their options, and make quality decisions regarding their financial matters.  Otherwise we may find ourselves in this position again next decade. 

Fed votes to keep short-term rates unchanged

As expected the Fed announced that they’d keep the Fed Funds Rate unchanged @ 2.00%.  Here is a link to the NY Times article: http://www.nytimes.com/2008/08/06/business/economy/06fed.html?_r=1&oref=slogin

Fed Funds Rate

In their post-policy announcement statement they seemed to back away from concerns about inflation.  Their comments may help ease inflationary concerns in the financial markets which would help mortgage rates.

New rules for the Mortgage Industry voted on today!

The Fed voted to add more regulations to the mortgage lending industry today. For an overview see this article on wsj.com.

Also, here is a link to the Federal Reserve website to read their announcement.

Fed Cuts don’t necessarily lower mortgage rates

I thought it would be a good idea to post a link to my previous post which explains why Fed Rate cuts DO NOT lower mortgage rates. Here is a link to the article.

Fed cuts .75%-WSJ.com article:

Fed Cuts by Three-Quarter Point
By BRIAN BLACKSTONE and HENRY J. PULIZZI
March 18, 2008 2:19 p.m.

WASHINGTON — The Federal Reserve on Tuesday slashed its key interest rate to a three-year low and signaled more reductions are likely, unloading heavy artillery in its effort to keep the credit crunch from triggering a prolonged recession.

The three-quarter-percentage-point rate cut, though extremely aggressive by any historical measure, will disappoint many on Wall Street who thought a full percentage point was needed — a sign of the severity of the crisis that already claimed Bear Stearns and forced Fed officials to use Depression-era tools to create new lending facilities for brokers.

The Federal Open Market Committee voted 8-2 to cut the fed funds rate at which banks lend to each other from 3% to 2.25%, its lowest level since December 2004. The Fed also eased by that amount in a rare intermeeting move two months ago, which was the largest reduction since officials started targeting fed funds in the early 1980s.

Philadelphia Fed President Charles Plosser and Dallas Fed President Richard Fisher dissented, preferring “less aggressive action.”

The Fed also on Tuesday lowered the discount rate it charges banks and brokers that borrow directly from the Fed by 0.75 percentage point to 2.5%, leaving the spread over fed funds at a quarter percentage point.

“Recent information indicates that the outlook for economic activity has weakened further,” the Fed said in a statement, citing weakness in consumer spending and labor markets. “Financial markets remain under considerable stress,” the Fed added, and the “deepening” housing slump should weigh on the economy.

The Fed said growth risks remain and that it will act in a “timely” manner as needed, suggesting more rate cuts are probable barring an economic recovery.

As recently as a few days ago, economists had called for only a half-percentage-point reduction in the fed funds rate. Even that would have been an aggressive move coming just weeks after officials cut the funds rate by 1.25 percentage points over an eight-day period in January.

But as the financial market crisis worsened last week and economic data disappointed, investors steadily upped their rate-cut forecasts to as high as 0.75 percentage point by the end of last week.

And after the Fed on Sunday lowered the discount rate by one-quarter point, extended $30 billion in financing to J.P. Morgan to complete its takeover of Bear Stearns and announced new liquidity measures on top of others that could pump hundreds of billions of dollars into credit markets, many economists concluded that anything less than a full percentage point would disappoint markets and threaten a renewed downward spiral.

Many private-sector economists think the economy is already in a recession, albeit a mild one for the moment as consumer spending has yet to fall and exports remain supportive of overall growth.

But the signs are ominous for what Fed officials call an adverse “feedback loop” in which economic and market difficulties become self-feeding. Housing remains mired in a severe slump, as evidenced by a 16-year low reading Tuesday on homebuilding permits. Back-to-back declines in employment, weak retail sales and a surprisingly large drop in factory output suggest that housing weakness is spreading to other sectors.

Further freeing the Fed’s hand was a surprisingly tame consumer price report last week that showed no change in prices both overall and when food and energy prices were excluded. Inflation will surely rebound this month on the back of record-high oil and gasoline prices. But with the economy slowing, Fed officials expect price pressures to moderate.

“Still, uncertainty about the inflation outlook has increased,” the Fed said, and they will monitor it “carefully.”

The smaller-than-expected rate cut may also signal that officials are growing uneasy about the U.S. dollar’s decline against other major currencies, which has pushed up prices of commodities like oil that are priced in dollars.

A 0.75-percentage-point cut signals “that the Fed does not harbor benign neglect toward the dollar, as has been the impression of late,” said Miller Tabak strategist Tony Crescenzi in a research note before the Fed announcement.