MORTGAGE CREDIT NEWS BY LOUIS S BARNES - November 8th, 2019

The most-asked question of the week: “The Fed cut rates last week. Why are you telling me that mortgages have gone up from three-and-a-half to four-something?”

The stodgy answers below may deserve the newest and greatest generational put-down ever: ok boomer. If you are a Baby Boomer who has been living under a rock (to Millennials, the same thing), you may have missed the viral ok boomer. No capital letters, ok not OK or okay (this is texting, dude) no comma after ok as in proper grammar (make any point of grammar today and earn ok boomer), no quotation marks and no parens. ok boomer translates roughly as these old shutdowns, “If you say so” or “Whatever,” but those are personal, while ok boomer dismisses an entire generation and its so-tired superiority.

The excellent opening question requires a sequence of answers.

First, the Fed’s interest rate is the overnight cost of money. The Fed only twice in its 107-year history and during emergencies has controlled mortgage rates: from WWII to the Korean War, and after the Lehman disaster 2008-2013. Mortgage rates are long-term. Long-term investors think long term (ok boomer), usually anticipating Fed moves, and at cycle turns typically move opposite the Fed.

What “cycle turn?” The Fed’s emergency easing began to reverse in 2015 with the Fed’s first hike from 0.25% to 0.50%. In December 2016, one more hike to 0.75%, mortgage rates rising also, from the all-time mortgage low below 3.50%. As the economy picked up in 2017, tax cuts and a doubled Federal deficit, three more hikes to 1.50%. In 2018, faster yet, four hikes to 2.50% and a terrible misunderstanding that the Fed intended to hike open-ended took mortgages to 5.25% and nearly cratered the economy.

As the Fed repaired communications, by spring both the 10-year and mortgages fell to 2.40% and 4.60% respectively, and the Fed had done nothing but change future expectations from death march to “patient.” By summer, anticipation grew that patience might last a long time and might involve a cut, so 10s to 2.00% and mortgages to 4.20%.

In the background, the real economy is subject to all sorts of non-Fed forces. Early in 2018, a trade war intensified and threatened the global economy, damage appearing overseas. On July 31 the Fed did cut a quarter-point, saying it was not a policy reversal, just taking out insurance, a “mid-course correction” as in 1998. ok boomer.

The very next day came a new spasm of tariffs and threats from the White House, and long-term rates clunked down another half-percent in just two weeks, very close to the all-time lows of 2012 and 2016. The Fed’s overnight cost of money still sat at 2.25%, several at the Fed objecting to cuts and claiming the US economy was healthy. Over those objections the Fed has cut twice more since July, the second time last week.

Long-term rates bottomed on September 4 and again on October 4, and have jumped almost a half-percent since.

Why all of this bottoming and reversal? Because the trade war damage overseas has not been as bad as feared and is not intensifying, and long-term rates are rising there. The trade war damage in the US outside of manufacturing and farms has been undetectable. The Fed now says its correction is complete, policy “appropriate.”

But this week the worst-possible event for long-term rates: a trade deal and tariff roll-backs! When that thought appeared in China, our 10-year spiked to 1.97%, long-term rates right back to July 31 pre-spasm. Gao Feng at the Chinese Commerce Ministry: “If the phase-one deal is signed, China and the U.S. should remove the same proportion of tariffs simultaneously.”

Given the weakness in the White House it is surprising that more parties overseas have not tried to take advantage. The trade relaxation news this week is entirely from China and looks like a good try to log-roll the White House. I do not know how ok boomer translates into Mandarin. Going deeper into trade war, or holding the damage as it is... that’s not compatible with election success next year and China knows it. Everything else out of China says it has no intention to alter the worst of its behavior or make any significant deal with this president. So, a little tai chi, see if the president’s own election momentum will trip his feet.

The president speaking beside his helicopter this morning appeared conflicted and not about to de-tariff. The odds of a deal big enough to improve the global economy are poor, and better odds that this week’s rate jump is overdone. China, Japan, and Europe have dangerous difficulties nothing to do with tariffs. The US economy may be slowing of its own accord, tax and spending stimulus unwinding, and still strong Trump support reflective of extremely unpleasant economic circumstances outside of urban areas.

Way too many people have agreed with the Fed that these three cuts since July resemble the Fed’s 1998 correction. I hope not. Those cuts were unnecessary, pumped more gas into the stock market bubble, forced the Fed to re-tighten quickly from 4.75% to 6.50% and to blow the bubble to smithereens, recession, and contribute to the new era of persistent deflation.

That’s not what this looks like. Everyone is already concerned about the stock market altitude, flying on protracted low rates and Fed cash, but inflation is below target everywhere, and the benefits of IT and free trade are disruptive globally.

So, do what the Fed is doing: enjoy the economic stability, don’t fret about a rate spike from here, and watch the economy. And guess with them whether the next move is up or down.

ok boomer

The 10-year T-note in the last week. Guess which days the trade-deal news turned positive?

The 10-year in the last year, showing the progression described above:

The Fed’s moves since 2008:

The Atlanta Fed GDP tracker has a weaker forecast than most, but has been the best. If it is correct, the Fed has not completed a correction. It has passed a cycle top and just begun to go down:

The ECRI disagrees, slightly but steadily improving: