Tag: real estate

An Uncertain Fed Rattles Markets

Posted on by Damon Germanides

As evidenced this past week, an uncertain Federal Reserve is never good for markets. Stocks tumbled on Wednesday following what’s been called a “hawkish cut.” Even though the Fed lowered the Fed Funds rate by a quarter point, the Chairman’s comments disappointed markets. Despite a strong stock market, sticky inflation, improved post-election consumer confidence, and historically tight credit spreads, the Chairman signaled only two rate cuts on the horizon for 2025.

We believe the recent rate cut was unnecessary, and waiting would have likely prevented the sharp sell-off in bonds. Ironically, the two sectors most sensitive to interest rates: real estate, corporations, and auto loans, are being hurt by the rise in long-term rates. Despite the lower Fed Funds rate (now at 4.375%), the 10-year Treasury has climbed above 4.5%, up nearly 80 basis points since the initial cuts, driving borrowing costs higher across the board.

Housing inventory appears to be slowly rising as elevated home prices and high borrowing costs deter buyers. Over time, we expect this to shift. Many clients are contacting Insignia Mortgage for help refinancing jumbo ARMs taken out five to seven years ago, as payment adjustments are in some cases doubling monthly payments. We anticipate this trend will gradually increase inventory and may help ease home prices in expensive coastal cities.

While liquidity in the banking sector remains tight, larger private banks are keeping mortgage spreads narrow, benefiting affluent borrowers looking to purchase homes. Unfortunately, average borrowers are feeling the squeeze, which could further strain the broader housing market.

Our primary concern is that the incoming administration’s pro-growth strategy, while positive for the economy, risks reigniting inflation. These concerns were somewhat tempered today when the PCE came in better than expected. However, many economic models have inflation increasing again in early 2025. We recommend keeping a close watch on the 2-year Treasury and oil prices as important indicators of where the rates may head. If rates rise beyond expectations, commercial real estate could face significant stress in 2025. However, the persistent housing supply shortage makes predicting housing price declines challenging.

Market Commentary 12/07/2024

Posted on by Damon Germanides

Bitcoin, The Fed, and Interest Rates

One might expect interest rates to be higher as financial markets surge, and speculative stocks and cryptocurrencies climb almost daily. While the November non-farm employment report exceeded expectations slightly, it was close enough to consensus to make a ¼ point Fed Funds rate cut likely later this month. Once again, the U.S. remains the global leader for investment, driven by ongoing challenges in Europe—such as the no-confidence vote in France—and the declaration of martial law in South Korea. These geopolitical issues have bolstered the “safe-haven” trade, contributing to lower domestic yields. That said, we would not be surprised to see interest rates drift higher given these economic and market tailwinds.

Current interest rate levels are not particularly restrictive, as financial conditions appear fairly loose. Spreads on corporate debt remain tight, and capital continues to flow into riskier assets. However, parts of the market are signaling excessive risk appetite. For instance, the use of leverage in cryptocurrency and meme stock trading is concerning, as it magnifies both gains on the way up and losses on the way down. The notion that markets can only move higher is worrisome (remember trees don’t grow to the sky), but momentum is currently driving trends upward and investors are feeling confident for the moment.

Impact on Real Estate

Today’s market environment is driving increased activity in the real estate lending space:

  1. Increased Loan Activity: Business owners, buoyed by post-election confidence, are reinvesting in their businesses, leading to more refinances and lines of credit.
  2. Active Homebuyers: Buyers who were previously on the sidelines are now actively searching for homes, encouraged by an improving economic outlook.
  3. New Loan Products: Banks, both large and boutique, are ramping up for 2025 with innovative loan programs to drive volume. Borrowers and lenders alike are eager to transact, creating optimism for the year ahead.

We remain optimistic about 2025, as both the demand for lending and the willingness of banks to provide capital appear to be aligning positively. Borrowers have accepted higher rates and the need to transact is trumping the need to wait for lower interest rates. 

Finally, please find below an article written by Insignia Mortgage’s co-founder, Damon Germanides, on the critical role of mortgage brokers in today’s market. At Insignia Mortgage, we dedicate significant effort to identifying unique lenders to meet the needs of our diverse clientele. We hope you find the article insightful:

Read the Article: Mortgage Brokers Will Excel With the Cheap Debt Era Over

Market Commentary 11/15/2024

Posted on by Damon Germanides

Market Yields Rise As Fed Signals Pause

Market and Economic Insights

Bond yields have seen a significant rise in recent weeks, with traders assessing the impact of President Trump’s pro-business, pro-spending agenda on inflation and the broader economy. While a strong economy supports higher yields, concerns over tariffs and a focus on on-shoring U.S. manufacturing are inflationary. At the same time, plans to expand domestic oil and gas production could counterbalance inflation. Worries over the growing national deficit and ballooning debt continue to push yields upward.

Inflation and Cost of Living Concerns

We’ve expressed concerns about inflation risks previously, and they remain. The cost of living has surged over the past few years, leaving many Americans struggling to keep up with price increases. Despite economists’ claims of cooling inflation, everyday expenses have risen significantly as incomes lag. This disconnect leaves many feeling uneasy about their financial stability.

Fed’s Policy and Market Reactions

The Fed is signaling a halt to further rate cuts in December. Currently, Bloomberg places the odds of a cut at under 60%, down from over 85% just a few weeks ago. A booming equity market, tight credit spreads, and a surge in cryptocurrencies suggest that financial conditions may not be as restrictive as the Fed has assumed. With market optimism running high, a pause in December is likely the prudent choice, even if it’s not ideal for real estate. However, the worst-case scenario would be another Fed pivot leading to a rate hike, potentially destabilizing markets further.

Outlook for Real Estate

Despite higher rates, there’s a silver lining for residential real estate. Private banks are offering competitive rates and sacrificing margins to attract business. Additionally, non-QM products are priced favorably compared to traditional A-paper loans, providing flexibility for borrowers eager to buy or refinance without being penalized.

We are also seeing an uptick in our commercial borrowers seeking floating-rate loans in the hope that rates will slowly decrease, at which point they could lock in a longer-term loan. As short-term rates are priced off of either short-term Treasuries or SOFR, these rates have seen a nice reduction.

Market Commentary 11/08/2024

Posted on by Damon Germanides

Markets Reaction To Political Shift and Fed Actions

The change in political leadership led to a sharp increase in bonds and equities, despite bond yields dipping slightly after the Fed meeting on Thursday. The initial rise in interest rates reflected optimism around President-elect Trump’s economic plans, which prioritize domestic growth and potential tariffs, intensifying inflationary pressure. Equities surged the expectation that a pro-business administration would focus on restoring American manufacturing and deregulation. However, there’s a disconnect between business optimism and voter sentiment, as polls show many Americans are concerned about their financial futures and are frustrated by high inflation.

We assess that the economy is moving forward, but a significant portion of growth is driven by government spending. Many clients report that the cost of living, particularly essentials like food, insurance, and education, is too high relative to income, even for the affluent. Economic data is mixed, often complicated by low response rates in surveys, leading to substantial revisions. For those expecting a recession, the resilience of the US economy has been surprising. It is widely expected that the Trump administration will bolster economic confidence, reflected in rising bond yields, especially the 10-year Treasury.

The Fed lowered interest rates by ¼ point, yet the outlook for future rate cuts remains uncertain. Chair Powell acknowledged that while inflation has moderated, its cumulative impact continues to weigh on many Americans. Prices for goods and services are likely to stay steady or increase modestly, necessitating wage growth for Americans to feel financially secure. Lowering short-term rates benefits those using business credit or credit cards. Additionally, the normalization of the yield curve with short-term rates lower than long-term rates is advantageous for banks. This could widen the yield spread between short-term ARM loans and longer fixed-rate debt. The rising long end of the bond curve is putting pressure on lower-end borrowers who rely on government-backed loan programs. Yet, rates may rise less than expected should the margin tighten between mortgage rates over Treasuries. In addition, higher long rates are putting pressure on commercial projects. This is because the 10-year Treasury discounts the minimum return on such projects plus some margin. 

Some Key Questions for the Coming Weeks:

  • If consumer and business confidence improves, will more prospective home buyers take the plunge into homeownership?
  • While long-term interest rates are likely to remain elevated, could a relaxation in banking regulations lead to more active lending? Will this shift in underwriting standards improve homeownership rates?
  • Will persistently high interest rates finally drive home prices down as sellers adjust to the end of a multi-decade bull market in bonds?
  • With government debt now at $35 trillion and rising, at what point will this debt burden start to significantly hinder economic growth?

Market Commentary 11/01/2024

Posted on by victoria chuidian

Bonds Yields Rise As Markets Brace for Election & Fed Meeting

Interest rates are on the rise as a weak Jobs report showed the addition of only 12,000 new jobs. Bond traders reacted unexpectedly to the news, with the market’s focus shifting to the growing U.S. deficit and the risk of persistent inflation. Of particular concern is the fact that neither presidential candidate has presented a plan to address the deficit, while the bond market appears to be signaling disapproval of continued government spending. With long-term Treasury yields rising since the Fed’s 50 basis point rate cut in September, we’re closely watching the 2-year Treasury as a proxy for next week’s Fed meeting. While a 25 basis point cut is anticipated, some experts suggest a pause might be more prudent, given the recent upward trend in rates and mixed economic signals

There’s an argument that current interest rates aren’t overly restrictive despite numerous factors like steady GDP growth, improved consumer confidence, a strong stock market, speculative crypto activity, tight underwriting, narrow bond spreads, and persistent wage inflation. For many individuals and businesses that secured historically low rates, recent rate fluctuations have had minimal impact. Additionally, with money market yields near 5% and rising housing and equity values, higher inflation may benefit wealthier Americans.

There may be an additional silver lining for real estate professionals. Many homeowners have held onto properties longer than planned, and home builders are running out of incentive options. If rates stabilize, home prices may need to adjust downward, which could entice prospective buyers off the sidelines.

Market Commentary 10/26/2024

Posted on by Damon Germanides

Mortgage Rates Edge Higher: What It Means for the Real Estate Market

Mortgage rates have edged higher as the economy remains resilient, while concerns over a potential rise in inflation linger. Consumer sentiment has improved, proving that the US consumer is tenacious, if nothing else. Nonetheless, credit card and auto loans have risen as consumers continue to feel the pressures of cumulative inflation. Housing activity, which is sensitive to interest rates, has started to stall as mortgage rates have moved up, causing prospective buyers to wait for a better entry point. Home builders are continuing to offer major incentives to buyers to move product and create buzz. If rates move further, we fully expect to see 2-1 buydowns and other incentives being mentioned in the Wall Street Journal as ways to attract prospective buyers. Lennar, a major home builder, recently disclosed that the buydowns and incentives combined amount up to $48,000 per home. That is a big number, especially since the average home Lennar sells costs $422,000.

There is still a silver lining, particularly for high-net-worth borrowers. Banks are still competing for top-tier clients, and those who qualify for private banking can secure loans in the mid-5% range. This is positive news for the luxury real estate market. Also, some smaller banks are looking at borrower financials more holistically and making commonsense decisions for borrowers with means. For first-time or lower-end borrowers, banks are offering very attractive terms to meet community lending requirements, including loans up to 100% financing with no points or mortgage insurance. These types of loans cap out at around $1M. 

Some very respected Wall Street traders have opined as of late on the potential mistake the Fed made by cutting rates by 50 basis points.  Their concern is centered around a good overall U.S. economy, low unemployment, and the return of animal spirits to the market as a result of the recent cut in interest rates. With US equities near or at all-time highs, Bitcoin and other speculative asset classes have soared. Credit spreads are tight and money seems abundant within the financial system.  For those borrowers not in real estate or other industries heavily reliant on debt, there has been less pain than imagined from the initial Fed hikes.  The big concern is if the Fed eases too quickly, that inflation will kick back up and they will be forced to raise interest rates again. This would be a very bad outcome for the respectability of the Federal Reserve.  Next month brings both a Presidential election and a Fed meeting, both events that we will be watching closely.

Market Commentary 10/18/2024

Posted on by Damon Germanides

Mortgage Rates Higher As Economy Continues To Grow

Interest rates have settled in the 4%–4.10% range on the 10-year Treasury, as the economy continues to show steady momentum. Housing starts met expectations with a consistent pace in single-family homes and a decline in multi-family, while the market absorbs the significant supply that recently came online. The consumer remains resilient as the cumulative effects of inflation continue to be a pain point. Nonetheless, the US stock market continues an upward trend, seemingly unaffected by talk of slower Fed rate cuts, rising oil prices, and ongoing geopolitical concerns. Mortgage applications have decreased as the base rate for 30-year conforming mortgages has climbed back into the mid-6% range, amidst the rise in interest rates.

In mature markets like Los Angeles, which depend on existing home sales, there has been a noticeable slowdown since the mid-summer uptick. The luxury market is facing adjustments, with many high-end properties sitting on the market. As interest rates rise, sellers may feel increased pressure to lower prices. Regardless, there is a significant number of buyers waiting for a price correction to offset the higher financing costs and secure a better deal. We anticipate many potential buyers are waiting for the outcome of the upcoming election, which is now less than three weeks away.

While the recent spike in rates may cause hesitation, Insignia Mortgage is here to guide you through these market changes. Our high-end, non-QM lending solutions have been curated to meet to your specific needs. Case in point, some of our team’s most recent loan successes include 2 week closings and 98% LTVs. 

Market Commentary 9/20/2024

Posted on by Damon Germanides

How Low Will The Fed Go?

Recent Conversations on Rate Movements

Mortgage rates have been trending lower in anticipation of a potential Fed cut. The implications of recent interest rate movements have been the focal point of recent discussions between Insignia Mortgage and our network of clients, real estate brokers, and bankers. Of critical concern is the actual short-term rate cut at the Fed’s forward guidance, commonly referred to as the “Dot Plot.” This guidance signals what Chairman Powell described as a “recalibration” of interest rates, with the median Fed Funds rate projected to decline to 3.375% by the end of 2025, down from 4.75% today.

Why the 50 Basis Point Cut?

The Fed’s dual mandate is a delicate balancing act to maintain stable prices and robust employment. With signs of a softening labor market, the Fed has determined that lowering rates is necessary to realign the economic environment. Prior to the meeting, there was significant debate over whether the cut should be 25 or 50 basis points. Supporters of the 50 basis point cut argued that a slowing economy warranted more aggressive action, while proponents of a smaller 25 basis point cut highlighted factors such as record-high stock market levels, persistent inflation, ample liquidity, and a still-healthy 4.2% unemployment rate.

A 50 basis point cut is uncommon, and as this decision takes hold, some are questioning what specific data may have driven the Fed to take this larger step. The issue is whether the Fed sees economic weaknesses that the broader market may not yet fully grasp. The economic data remains mixed, with some indicators surpassing expectations while others underperform. Be reminded should inflation pick up, the Fed will be quick to respond, especially if the markets overshoot on rate expectations and animal spirits take hold.

Impact on Mortgage Rates

As anticipated, interest rates have been trending down ahead of the Fed’s decision and mortgage rates have benefited. Currently, mortgage rates hover between 5% and 6%, with some high-net-worth clients securing rates below this range. Lower rates could stimulate homebuyer activity and potentially motivate sellers, many of whom have held off due to high financing costs, to finally list their properties. This would provide much-needed relief to the housing market, which has been constrained by limited supply, high prices, and elevated interest rates. After nearly two years of multi-decade highs in mortgage rates, this drop offers welcomed relief to both the residential and commercial real estate sectors—industries that are highly sensitive to rate fluctuations.

How Low Could Rates Go?

Looking ahead, mortgage rates may settle between 4.5% and 6.5%, depending on the length of the fixed-rate period. Borrowers seeking short-term floating or adjustable-rate mortgages could see rates below 5% in the coming months as the Fed continues to ease short-term rates. However, several headwinds could keep long-term rates higher than some might hope. These include a growing federal deficit, the substantial government debt burden, large-scale financial commitments to green the economy, and the significant investments needed for businesses to adopt and integrate artificial intelligence to remain competitive.

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Market Commentary 08/24/2024

Posted on by Damon Germanides

Fed Pivot Helping To Lower Mortgage Rates

Quick Thoughts on the Economy:

On Friday, Jerome Powell confirmed what many of us already suspected—the Federal Reserve is planning to lower interest rates. There is now almost a 100% chance of a rate cut in September. As expected, equity markets rose and bond yields fell. However, it’s important to note that the Fed’s decision to signal lower rates is driven by concerns about the job market, suggesting the economy may be slowing.

This week, the Labor Department made a significant revision to its job data, revealing that nearly 1 million fewer jobs were created than initially reported. This revision may explain why consumer optimism is waning and why we’re seeing a slowdown in big-ticket items like autos, home improvement, and housing. The impact of lower interest rates on a slowing economy remains to be seen. Historically when the Fed first lowers rates, markets tend to become more volatile, and equities often decline.

Mortgage Rates & Housing:

Mortgage rates continue to improve as larger banks become more aggressive in anticipation of the Fed’s pivot. For high-net-worth borrowers, mortgage rates are approaching levels below 5%, which could significantly boost the high-end housing market. For the broader market, rates are trending lower, with many lenders offering deals in the high 5% to low 6% range—a major improvement from just a few months ago.

New home sales in July exceeded expectations, with existing home sales also showing improvement. Refinances have increased, likely because homeowners are looking for cash. With the substantial rise in home values, the cheapest form of debt remains on one’s home.

Indicators to Watch:

We are closely monitoring weekly unemployment data, the slope of the yield curve, oil prices, and consumer confidence, to gauge the overall health of the economy. While no one can predict the future with certainty, these indicators provide valuable insights into how aggressive banks might be with underwriting and rates, as well as the general mood of the market.

Market Commentary 08/16/2024

Posted on by Damon Germanides

Mixed Signals Push Mortgage Rates Lower

Input and consumer inflation continue to decline, indicating a strong week for the equity markets. It’s important to note that inflation is still rising overall. The cumulative effects of inflation remain a significant challenge for many working families. Retail sales exceeded expectations once again, highlighting the resilience of the U.S. consumer. Nonetheless, with rising credit card balances, reports of laid-off employees struggling to find new jobs, slowing travel, and low- to middle-income consumers running out of cash, there are growing concerns that the economy may be on the brink of a recession.

The decline in bond yields across the curve reflects concerns about the health of the U.S. economy. Even with lower rates, the housing market—particularly in the lower to middle segments—has not seen a significant boost. Homes are staying on the market longer and buyers are struggling to qualify for their desired properties. On the other hand, the upper end of the market remains active, as wealthier individuals enjoy cash generated in the equity markets and risk-free returns over the past few years.

The de-inversion of the yield curve, along with the rise in unemployment, has old-time economic historians on edge. When unemployment increases by 50 basis points (0.5%) or more from its low, it often signals that a recession is on the horizon. We’ve already exceeded that threshold with July’s unemployment reading.

This concern is echoed in conversations with business owners ranging from small operators to large family-run or private companies, with hundreds or even thousands of employees. While the challenges may not yet resemble those of a deep recession, the business environment is undeniably less fluid and more difficult than in recent years.

For those of us in real estate, there may be light at the end of the tunnel if interest rates continue to decline. Rates are finally dropping below 6% on many products, indicating hope that the worst may be behind us. Lower rates should provide much-needed relief to homebuyers across the market.