Market Recap and Forecast

The purchase of U.S. Treasury bonds was slowed by successful auctions of billions of dollars in government debt last week as the Treasury Department continues to sell bonds to finance its multiple programs.

Nevertheless, with bleak economic news making the rounds and less-than-rosy corporate outlooks, the demand for Treasuries remained strong.  Investors — both private and corporate — keep coming back to the safe haven of U.S. Treasuries, because it is the one safe place to put their money.  In fact, according to a Lehman Brothers index, this year Treasuries have provided a 14.3% return on investment, while the S&P 500 is down 41%.  No wonder Treasury prices are up and yields, which move inversely to price, are down — but off record lows.

The trend continued Friday, although trading was thin.  Treasuries are attracting buyers and economists expect this to continue for six months, possibly longer.

There was more bad news on home sales in November.  In fact, it was worse than expected.  Tuesday’s existing home sales repot showed an 8.6% decline to an annualized rate of 4.49 million units — with 45% of those sales on distressed properties.  Inventories rose to 4.2 million units, representing an 11.2-month supply.  Home prices fell to a median of $181,300, putting them back at February 2004 levels.

New home sales dipped 2.9% to an annual rate of 407,000.  Surprisingly, the median sale price rose 0.9% to $220,400.  However, this report is subject to massive revisions over the next six months.

The University of Michigan/Reuters’ final survey of consumer sentiment survey rose to 60.1 from 59.1 two weeks ago.  The record plunge in inflation data was largely responsible.  Respondents also mentioned that lower gas prices made them optimistic.  In a separate report, the final revision of 3rdquarter gross national product (GDP) came in at -0.5%, in line with expectations.

Wednesday’s news wasn’t much better.  First-time jobless claims rose by 30,000 to 586,000 — the highest level since November 1982.  The four-week average, which smoothes out peaks and valleys, also rose to 558,000.  The good news was that continued claims, those collecting benefits for more than one week, dipped to 4.37 million — still unacceptably high.

Durable goods orders fell by 1% in November.  Nevertheless, that was a big improvement over October’s 8.4% decline — and it beat analysts’ predictions.  The one positive number in the report was the 4.7% increase in capital expenditures (business investments).  They had declined during the previous three months.

Personal income/spending for November was down, but the Fed’s favorite inflation indicator, the PCE, rose by only 1% over the past year.  That’s within the Fed’s 1%-2% comfort zone.  But consumer spending, which makes up two-thirds of the GDP, fell 0.6% in November versus a 0.1% decline in October.  Economists say that falling prices factored into the decline.  Personal income dipped 0.2% in November versus a 0.1% increase in October.

The big drop in mortgage rates during the week ended Dec. 19 brought out homeowners wanting to refinance.  Refinances rose 62.2%, according to the Mortgage Bankers Association, and accounted for 83% of mortgage activity.  Purchase applications were up 10.6%.

If there’s been a week in recent history with fewer reports than this one, we can’t remember it.  Most of the typical “last week of the month” reports were pushed back to last week, and “first week” reports, like the employment report for December, were moved ahead.  That leaves us the Institute of Supply Management (ISM) index on manufacturing conditions for December, which will be released Friday.

The ISM index, composed of surveys of 300 industrial companies, is used to predict future conditions in each of its nine components, including new orders, production, employment, etc.  The ISM index is a key manufacturing indicator, due to its current data.

Market Recap

Thanks largely to Tuesday’s Federal Reserve statement, the historic drop in mortgage rates over the last few weeks continued a little further this week. Lower than expected inflation data from the November Consumer Price Index (CPI) report also was favorable for mortgage rates. According to Freddie Mac’s weekly survey, average 30-year fixed conforming mortgage rates fell to the lowest level in 37 years. Mortgage rates turned slightly higher late in the week, however, raising the question of whether the downward trend will continue.

In a unanimous vote, the Fed cut the target Fed Funds rate from 1.00% to a range between 0.00% and 0.25%. The 75 basis point cut was larger than the consensus forecast for a 50 basis point cut. According to the statement, the Fed will employ “all available tools” to stimulate economic growth. Most notable for the mortgage industry, the Fed mentioned the option of expanding the purchase of large quantities of mortgage-backed securities. Mortgage rates generally move based on changing levels of demand for mortgage investments. Immediately following the release of the statement, mortgage rates dropped due to this expected increase in demand.
In the housing sector, November Housing Starts fell -19% to a record low. Building Permits, a leading indicator, showed a similar decline. The slowdown in the building of new homes will help reduce the inventory of unsold homes on the market.

What a Day!

Yesterday was an incredible day in the mortgage industry.  We saw the opening rates at 4.375% for some scenarios first thing in the morning. Which after the Fed meeting and lowering the Fed Fund rate is incredible all in itself. In normal economic times, historically, mortgage rates increase after a Fed Cut and then we recover a few days to weeks later.  However, we all know that we are not in normal economic times are we?

Lenders web sites crashed, Fax lines were busy all morning long.  By the time the dust settled, we  ended the day at 4.75-4.875% depending on scenarios.   I think that lenders had to increase rates yesterday to curb the volume they were receiving. They knew they could not keep up.  With the surge in volume, turn times will also increase.  We will most likely be looking at 45day closes now with the sheer increase.

Be patient and in contact, rates will calm after the storm. I will work hard to get existing loans renegotiated or taken to a new lender to take advantage of the better interest rates.  My clients financial well being is the most important to me!

Rates Approach Record Lows

Since the Fed announced a plan to purchase $500 billion of mortgage-backed securities on November 25, mortgage rates have moved progressively lower, and the trend continued last week. Conforming fixed-rate mortgage rates dropped to levels last seen in 2003. Weak Retail Sales data and low inflation figures released during the week also supported the move lower.

As the government strives to offset the current weakness in the economy, its actions have exerted a much stronger than usual influence on mortgage rates. Programs to purchase mortgage-backed securities and to provide capital to financial institutions have been favorable for mortgage rates, while a bill introduced in Congress last week could have the opposite effect if passed. The bill would permit bankruptcy judges to modify troubled mortgages by reducing the principal and payments. The goal would be to help prevent foreclosures, which is a worthy objective. However, opponents of the plan are concerned that investors may require higher mortgage rates to compensate for the increased risk that loan contract terms may be changed. At this point, it’s not certain when the bill will come up for a vote.

We do need a plan to help people in foreclosure but what is the best plan? That is the multi-billion dollar question for another day.

Future of Mortgage Rates?

With all the media and hype this past week that rates are going to be 4.5%, I thought that I would put my two cents worth in.

This comment made on the Today Show last week sure made the phones ring.  Rates were excellent last week at 5.125-5.25% but low and behold, that wasn’t good enough for people. “put my loan on hold, lets wait for 4.5%”  was what I heard.  Well, what if that doesn’t happen and rates end back at 6% before they decide to move forward, whose fault will it be that they didn’t get 5.125?  (Not that 6% is a bad rate but 5.125% sure sounds better.)

After digging further and doing some additional research, 4.5% would be for new purchases only not refinances, is what the comment was referring to.  This is one option that the government is tossing around. Much like the TARP, Hope for Homeowners, FHA Secure, I don’t have much faith in these programs.  These programs become so twisted and different than presented by the time they are implemented that they virtually have little or no impact.    So again, do clients decide to move forward or just hold and sit on that fence a while longer?

Rates are not reacting to the economic indicators in a normal fashion.  This year has been the year that bucks all historical trends.  Can anyone really predict what the market will do?  No, I think not.  One client said- “My mom says that rates will be good on December 16th so lock me then”  Can this really be???  What is happening on the 16th?  The adjournment of the Fed meeting?  Would that trigger a lower mortgage rate?  Not in a typical market, but then again, we aren’t in a typical market.  Maybe Mom does know best!