Tag: market commentary

Market Commentary 12/16/2022

Posted on by Damon Germanides

Recession Fears Escalate As Fed Holds Firm On Rate Hikes 

As anticipated, The Fed raised short-term interest rates by .50 bp on Wednesday. The initial market reaction was neutral, but sentiments changed once the markets digested the Fed’s resolve to fight inflation on Thursday. Additionally, the Fed emphasized its projection that short-term interest rates may go higher than expected due to the very tight labor market. The markets are concerned because the economy seems to be weakening. Major corporations have announced job cuts, credit card balances have risen, and U.S. retail and manufacturing spending has slowed. Market experts are attempting to reconcile how far the Fed is willing to see real estate and equity markets decline, rather than not do enough to squash inflation. The most vulnerable parts of society are hurt by inflation the most. Powell has referenced the need for “pain”(financial pain or the decline in asset prices) several times over the last many months as the unfortunate result of taming inflation.

Across the pond, European central bankers were also very hawkish about where interest rates will need to go to quell inflation. U.S. Treasury yields remain very volatile as expectations of tighter financial conditions loom. Speaking of bonds, the inverted yield curve is an excellent indicator of recession probability. How steeply the yield curve dips signifies to the bond market that a recession is likely.  However, a counterargument can be made for higher interest rates as liquidity is taken out of the system.  It seems logical investors will demand more yield for each unit of risk. Interest rates along the yield curve should move up. Also, onshoring of industrial production and pivoting from just-in-time inventory to certainty-of-inventory, employee demands for higher wages, as well as a low level of “total employed” are inflationary. In the end, the best financial advice this year has been to “not fight the Fed.”  The Fed wants positive real rates across the whole yield curve and fighting the Fed is usually not wise.  While no one can predict the future, we are in the midst of a paradigm shift in interest rates. The results of this shift will be felt in the coming year.

Interest rates have dipped slightly, and that has led to a small increase in activity. Winter has always been a historically slow time of year, but the jumbo hikes the Fed has undertaken have certainly slowed the market. With inflation coming down, the hope is interest rates will normalize and thereby help the real estate market. As 2023 approaches, lenders will have new funding targets, which should help as banks compete for new business. 

Market Commentary 12/2/2022

Posted on by Damon Germanides

Market Left In Speculation Re: Fed’s Next Move Amidst Stronger Than Expected Jobs Report

It was a very good week for stocks and bonds. Over the last couple of weeks, interest rates have been drifting lower (under 6%), bringing more borrowers to our local real estate markets. However, the better-than-expected jobs report will keep pressure on the Fed to continue its path of higher interest rates. Let me be clear, the rate of increase in interest rate will moderate. But for those who think interest rates are coming right back down, this Jobs Report should put those thoughts to rest in the near term. The reason is that wage growth remains strong and well above previous forecasts. Since employee wages make up for most companies’ largest expense, wage growth places great pressure on businesses to continue raising prices. While the Fed would like to see wage growth in the 2% to 3% range, today’s number of 5.60% was too high. Inflation can only come down so much with wages growing at this clip.  Additionally, with unemployment still under 4.00%, we anticipate another 50 bp increase in the Fed Funds rate when the committee meets later in the month.   

Some good news on the mortgage front.  Fannie/Freddie has now opened up their home loans to over $1 million in high-cost areas. This will help those borrowers looking to purchase in markets that may not have the perfect profile for a balance sheet lender. Fannie/Freddie tends to be less restrictive on post-closing reserves and credit at higher loan-to-values.  Also, as lenders adjust to the higher interest rates, we are beginning to see credit officers at local banks and credit unions approve exceptions with more regularity. A good sign for sure. 

Market Commentary 11/18/2022

Posted on by Damon Germanides

Mortgage Rates Continue To Fall In Uncertain World

Over the past several decades, the inverted yield curve has been a tried-and-true recession predictor. With some parts of the year yield at historically wide inversions, financial conditions are becoming too tight. This indicates a strong likelihood that the economy is slowly marching toward a recession. However, there is evidence to the flip side of this argument, including consistently strong employment data, decent capital spending by companies, and a rebounding stock market.

Housing has been hit pretty hard by the 4 super-sized rate hikes by the Fed, with more upset on the horizon with the additional hikes anticipated in December and early next year. The terminal rate should cross 5.00%. Some Fed officials have opined the need to go much higher to stomp out inflation.  A recent Fed study on housing speaks of the potential for a 20% adjustment to prices in specific markets.  Speaking to our market, prices will continue to come down, but the lack of inventory will set a floor for how low prices can go. As long as California continues to be a robust and diversified economy, wealth creation, weather, and opportunity will support prices better than some other parts of the country. Nevertheless, affordable housing remains a big problem on a national level, and the Fed will want to see housing prices fall. Such a decline won’t be as severe in the more undersupplied and desirable areas.

Important Update On Mortgage Products

Insignia Mortgage has located a few portfolio lenders willing to offer very sharp pencils on non-traditional loan products. These non-QM products rely on post-closing reserves more than income analysis.  Loan amounts go up to several million with a 30% down payment. Interest rates begin at 5.00% or so. We share this info because these types of products are crucial for the high-end markets, especially with the move in interest rates. Borrowers are struggling to qualify for loans due to the rapid rise in rates, and the fact that interest-only loans require an additional stress test, making it difficult for well-qualified borrowers to obtain financing. 

Market Commentary 11/04/2022

Posted on by Damon Germanides

Fed Raises Yet Again As US Employment Data Substantiates Further Hikes

Markets were in rally mode Friday at the heels of another solid employment report. There have been some signs that wage inflation is moderating. One never quite knows how the market will react to an important economic report, but one thing for certain is the mood was sour heading into Friday’s number. This is especially true after Fed Chairman Jerome Powell’s hawkish bent earlier in the week. Interest rates will need to be higher for longer to combat a stubborn inflation problem. The Fed raised short-term interest rates by .75 basis points for the 4th time in a row. We now see the terminal rate between 5% and 5.50% which will be achieved by the middle of next year. 

Financing Around Inflation

Financing costs, including those for autos, homes, and commercial real estate, have moved up. Who could have imagined a 30-year fixed rate mortgage would be over 7% this year, after beginning the year in the low 3% range (jumbo rates are lower).  With the surge in rates, interest-only loan options are the product of choice in high-priced areas. This product can help offset out-of-pocket financing costs, although the payment does not reduce the principal balance. Unless prices drift lower, this product is one way to manage housing expenses with the hope that interest rates move lower over time. 

Market Commentary 10/28/2022

Posted on by Damon Germanides

Markets Anticipate More Dovish Fed Commentary Next Week

The combination of a strong GDP report, the 10-year Treasury bond decreasing from 4.300% to 4.000%, and the signs inflation may be leveling off (albeit slowly) served as tailwinds for the equity markets.  The result is another winning week. Risk-taking has been reignited, with the “fear of missing out” pushing stocks up, even amidst the multiple headwinds circling the economy. We’re hopeful these animal spirits make their way into the real estate and lending markets. The dramatic rise in interest rates will likely keep investors waiting for either a further reduction in real estate prices or a bigger drop in interest rates. Banks remain both cautious and passive in pricing loans, given that risk-free rates will be near 4.000% next week. 

We anticipate next week to be momentous with the Fed meeting mid-week and the release of the October employment report on Friday.  The probability of .75 basis point increase in Fed Fund rates is over 80% and is the most likely outcome when the Fed convenes. The rip higher in the equities market as well as persistent inflation combined with less than awful corporate earnings will justify the Fed’s continued hike on rates. It is important to remember that the Fed will be moving the Fed Funds Rate up by yet another .75 basis points soon, and these are dramatic moves. The impact of these moves will not be immediate. It takes time for these rate hikes to make their way into the real economy. Experts believe the lag effect of these hikes is around 6 months.  Financing costs for consumers and business owners have surged this year, from credit card financing charges to mortgage and auto payments, as well as business and corporate loans. The higher cost of financing will hurt demand as these costs are absorbed.  Many fear that the Fed’s medicine of swiftly raising rates to cool inflation is worse than just living with inflation. We believe the Fed is correct in addressing the inflation problem, but that their pivot from inflation is transitory. Destroying demand through higher rates is a dangerous prescription and could lead to a financial accident.    

Getting a read on interest rates is perplexing. Inflation is still way too high. The Fed’s preferred gauge of recession probability, the inversion of the 3-month to 10-year Treasury, inverted recently.  This supports the notion the Fed has tightened enough and should take a wait-and-see viewpoint. I am certain real estate brokers and mortgage professionals would welcome a break from what has been a formidable marketplace.

Market Commentary 10/7/2022

Posted on by Damon Germanides

More Pain On The Horizon As Fed Pivot Is Deferred

The decent September jobs report had a “good news is bad news” effect on the markets. Traders were looking for signs that the Fed’s super-sized rate hikes are lowering wage inflation, which would indicate that overall inflation may be coming down. While wage growth eased and the overall jobs picture declined, it was not enough to sway the Fed from its restrictive stance. More likely than not, another .75 bp rate increase will occur at the next Fed meeting. Combining these large rate hikes with the balance sheet runoff, also known as QT, is quickly creating very cramped financial conditions. Our suspicion is that it will not take much longer for the Fed to break something in the financial system. Risks are high for a black swan type of event. There is real destruction happening in the marketplace as riskier bond yields start to tick up again. Oil is now over 90 and investor confidence is crumbling. It seems unlikely that the Fed can orchestrate an elegant economic soft landing. Caution remains the word du jour.

It is going to take time for real estate prices to adjust, especially in the way many of us believe they will.  It is simple math. If your cost of carry doubles this quickly, prices and cap rates must adjust despite a limited supply. Next week holds a lot of critical news for CPI, PPI, retail sales, and bank earnings. Buckle up as it is going to be a rough ride as we anticipate these updates. We hope things will not be as painful as the Fed wants us to believe.

Market Commentary 9/30/2022

Posted on by Damon Germanides

Mortgage Rates Ease As Economy Shows Signs of Slowdown

Market pain remains the theme. There are simply too many variables to consider for anyone to know what is going to happen in the economy. The UK shocked markets this week when conflicting policy decisions by different parts of the government caused bonds to soar. In addition, the Pound plunged and pension funds cried for help as their treasury positions got smoked. Losses from the UK pensions were magnified due to leverage. Back here in the US, still the best place to invest by far, markets remain rocky. The bond market is back in charge of the direction of equities, real estate, and all other asset classes. Want to see where the world is headed? Continue to watch the 10-year Treasury for a sign. Should it move above 4.000%, there is the expectation pain for the markets will be even more exacerbated. Hopefully, it can find some footing under 3.500%- 3.750%. This would help bring the fear premium out of mortgage and other debt markets. While financing costs remain high, it does not benefit the economy for activity to crawl to a halt. As historical events like the Great Financial Crisis of 2008 and Covid 2020 have shown, it is hard to restart the economic machine once it’s stopped.

Has Inflation Reached Its Peak?    

The Fed’s favorite inflation gauge, the PCE, came in hotter than expected yet again.  However, markets shrugged off this bad news as bonds and equities early on in the trading session, but markets fell apart in the afternoon. This may be a sign that we have reached peak inflation as this report did not cause the market to panic. Our internal conversations with clients support the notion that the economy is slowing. Business owners are starting to hunker down, retail sales of luxury items are slowing (a sign that even the rich are beginning to worry),  restaurants seem much less busy and the residential and commercial real estate markets are materially slower. 

With negativity at 2008 levels across financial markets, perhaps we are nearing the end of the damage to the economy and markets. It is hard to tell, but valuations have certainly come in. A reasonable bottom in the S&P may be approaching (3,200 – 3,400). The Fed will continue to tighten, but, the pace with which they have gone so far may justify a pause or slow down to .25 -.50 bp increases over the coming year-end meetings. This column previously advocated rate hikes and was not excited about ongoing stimulus or other money giveaways, all of which are of course inflationary.  However, the Fed message is clear now, and doing too much too quickly to combat inflation may unnecessarily damage the fragile global financial system.  We think the Fed, like us, is seeing the economy weaken and confidence deteriorate to the point that inflation will subside.    

Market Commentary 9/23/2022

Posted on by Damon Germanides

Markets In Turmoil As Fed Raises Rates Yet Again

It was another brutal week for the equity and bond markets. Fed Chairman Powell reiterated his belief that pain is necessary in order to bring down inflation. The Fed raised by 75 bp and emphasized that more hikes are ahead. Chances are very high of a global recession. Bank CEOs are talking about stagflation, or a combination of slow growth, high unemployment, and rising rates. The volatile gyrations in the equity market make us wonder when something will break. Fear is high as it feels as if we are paying back all of the stimulus and easy money policies we’ve had over the last few years… With interest. 

If you listened to the talking heads, you would think there is no loan activity.  While the rapid rise in rates has slowed the pace of activity, there are still transactions happening at the right price. With the rise in interest rates, it is harder to qualify for a mortgage. This will continue to put pressure on housing prices.

Famed bond investor Jeffrey Gundlach spoke after the Fed’s meeting this Wednesday and made some good points.  He sees the S&P bottoming somewhere between 3,500 and 3,000. He is also noticing some very compelling bond opportunities. In particular, he advised that you should never time the bottom. As the market washes out, you should not sell, but look to accumulate for the long term. This same formula applies to real estate investing. Become more opportunistic while there is panic in the air. 

Market Commentary 9/16/2022

Posted on by Damon Germanides

All Eyes On Fed Next Week As Markets Remain On Edge

FedEx, one of the premier delivery companies worldwide, warned of a global recession. This is concerning news, given their intimate knowledge of the manner goods and services flow through the global economy. This warning came on the heels of ongoing fears amongst market participants about inflation, Fed tightening, and stagflation anxiety (stagflation is the combination of rising costs, higher unemployment, and slowing growth). One can look at the equity markets as a proxy for deflating asset prices worldwide. Fed Chair Powell echoed this much when he used the word “pain” on two separate occasions when discussing the Fed’s plans to bring inflation down, which is through the combination of higher rates and wealth destruction. One should remember the words “don’t fight the Fed” applies to both uptrends and downtrends.

How Deep Will The Recession Go?

A .75 bp hike on the short-term Fed Funds Rate is baked in at near 100%. However, there is a chance the Fed may go up to 100 bp in hikes. Given the slowdown in housing, the destruction of wealth in many Americans’ retirements, equity/bond holdings, and the grim outlook by business owners, our hope is that a 100 bp hike does not become a reality. Slow and steady may be a better policy. We have advocated for more and faster hikes in previous commentaries, but, the combination of Fed hikes and quantitative tightening (which is just rolling out) may succeed in bringing down inflation.  The aim at this point is to avoid a deep global recession. The comments from FedEx should not go ignored. Next week’s Fed meeting is so important, as a too-aggressive Fed could break something, which would not be good. Breaking inflation by way of an international financial crisis serves no one’s interests and would do more harm than good.  

The Lending Narrative Continues

On the lending side, higher short-term rates and even higher longer rates impede the ability of new buyers to qualify for mortgages. Home builders are trading poorly as are home improvement companies. Housing is a major component of GDP growth so there is no doubt in our minds that the U.S. is in a mild recession.  The bigger question is, how long does this last? When do interest rates top out, how will new and existing home sales and all other property types adjust to much higher interest rates? While there are lenders making practical decisions on applicants, increased mortgage payments have doubled from where they were just a few months ago. This will be a drag on housing prices, even with the limited demand in many large cities. A bit of positive news though, as potential new buyer income is holding up, and many are looking to the current volatile market as a good entry point.   

The great Warren Buffet is famous for saying he is greedy when others are fearful. Well, there is certainly fear in the air. Smart and thoughtful purchases of assets such as real estate or high-quality equities may be at the beginning phase of attractiveness. 

Market Commentary 9/9/2022

Posted on by Damon Germanides

Equity Markets Move Higher, Encouraging Soft Landing For The Economy

U.S. equity markets proved resilient against the backdrop of a Hawkish Federal Reserve. Several voting members of the Fed spoke this week and the message was clear: short-term interest rates are going higher to combat inflation. The Fed wants input inflation to go down (think wages and energy) as well as consumption (think feeling poorer due to home value or retirement accounts being down).  However, the equity markets didn’t get the memo and rallied into the weekend.

Markets can sometimes react in a way that may seem irrational initially, but over time proves correct. In my mind, the equity rally suggests inflation may be coming down and job destruction may be happening more quickly. The so-called soft landing for the economy will be the result of Fed tightening. My prediction is there is more pain ahead. Volatile markets both up and down will be the norm for the balance of the year. The Fed will err on the side of higher interest rates for longer, which will put continued pressure on bonds and all investable assets. Remember, it takes time for the Fed’s policies to work their way into the system. That is why caution in this type of environment is so important.  Don’t fight the Fed. 

75 bp seems to be the likely direction in short-term interest rates when the Fed meets later this month.  That number was forecasted to the Wall Street Journal to help mitigate any surprises. The cost of debt is rising quickly. Higher yields are becoming attractive for savers, which is one positive to this so-called “return to normal interest rate” journey central bankers are taking us on. Real estate prices are adjusting as expected in the face of higher interest-carrying costs. Buyer and seller negotiating is back in vogue and all offers are being looked at. 

One interesting phenomenon that’s presented itself has me particularly excited to share. This past week Insignia Mortgage has located three new lending sources which specialize in the following: (1) financing high-net-worth domestic or foreign borrowers, (2) a new regional bank that offers attractive interest-only jumbo loans, and (3) a new commercial bank that offers investment property loans up to 20 million dollars. As rates have increased, so has the appetite to lend for those banks that didn’t chase yield to near zero. While business remains challenging, all is not lost in this wonderful free market economy we get to live in.