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If the Fed raises short term rates - what does it mean for mortgage rates?    

 

by Keith Luedeman, CEO   

News 

1/25/2012 - Fed Keeps Rates The Same, Forecasts No Rate Changes until 2014
  
The FOMC officially adopted an inflation target at the January FOMC meeting of 2.0%. In a press release published at 1:00 p.m. CT following the FOMC meeting, the Fed states “The Committee judges that inflation at the rate of 2 percent, as measured by the annual change in the price index for personal consumption expenditures, is most consistent over the longer run with the Federal Reserve's statutory mandate.” The Fed did not set a target for the unemployment rate which is the other aspect of their dual mandate.
 
In the Fed’s first attempt at projecting the Fed Funds target rate, the Committee said this morning in their Official Statement that they expect it will be late 2014 before the first rate increase. In the Fed’s projection released this afternoon, they show that 3 members believe policy should be “firmed” in 2012, 3 believe it should first occur in 2013, 5 believe it should be in 2015, and 2 believe it should take place in 2016. Six of the 17 Fed officials believe the target rate will be unchanged at the end of 2014. The most hawkish estimate calls for the overnight rate to be at 1.0% by the end of 2012, 2.0% be the end of 2013, and 2.75% by the end of 2014.

Text of the full release here.
 
12/13/2011 -
Fed Keeps Rates Same
  
The FOMC left the overnight target rate at 0.00% to 0.25% again in its final 2011 meeting which took place today.  The Statement continues to note that “low rates of resource utilization and a subdued outlook for inflation over the medium run -- are likely to warrant exceptionally low levels for the federal funds rate at least through mid-2013.”

There was no change to the Fed’s policy guidance as we expected would be the case.  There were no changes to “operation twist;” and, the Fed did not make any commentary on the likelihood of another round of quantitative easing.

The Fed made minor improvements to its economic assessment changing the wording of the Statement from “economic growth strengthened somewhat” to the “economy has been expanding moderately.”  They also upgraded their assessment of the labor market changing the wording from “continuing weakness” to “some improvement in overall labor market conditions.”

The Statement notes that inflation has ticked lower, saying “Inflation has moderated since earlier in the year and longer-term inflation expectations have remained stable.”

On the risk that Europe could affect the U.S. economy, the Statement notes that “Strains in the global financial markets continue to pose significant downside risks.”  Clearly this is a concern for the Fed as they have made clear in recent speeches.

Chicago Fed President Charles Evans dissented to the opinion, preferring “additional policy accommodation at this time.”

Bottom Line:  The December FOMC announcement contains no surprises.  The Fed did slightly upgrade its wording on how it describes the economic conditions but continues to warn that there are substantial challenges out there.  Going into the announcement, the 10-year Treasury was trading strongly

Text of the full release here.
 
11/02/2011 -
Fed Keeps Rates Same
  
Information received since the Federal Open Market Committee met in September indicates that economic growth strengthened somewhat in the third quarter, reflecting in part a reversal of the temporary factors that had weighed on growth earlier in the year. Nonetheless, recent indicators point to continuing weakness in overall labor market conditions, and the unemployment rate remains elevated. Household spending has increased at a somewhat faster pace in recent months. Business investment in equipment and software has continued to expand, but investment in nonresidential structures is still weak, and the housing sector remains depressed. Inflation appears to have moderated since earlier in the year as prices of energy and some commodities have declined from their peaks. Longer-term inflation expectations have remained stable.

Text of the full release here.

09/21/2011 -
Fed Announce "Operation Twist"
  
Noting the various headwinds facing the U.S. economy, the Committee voted to implement what has been dubbed as “operation twist,” the selling of shorter-dated securities and subsequent purchase of longer-maturity bonds. The program is designed to push down longer term yields to incentivize companies to borrow -- eventually leading to investment and job creation.
 
The Fed will be selling $400 billion in Treasuries with maturities shorter than 3 years and buying securities with maturities between 6 and 30 years. The program will last through June 2012. According to a separate release, the Fed says that 32% of their purchases will be in maturities from 6- to 8-years, 32% will be in maturities from 8- to 10-years, 4% will be in maturities from 10- to 20-years, and 29% will be in maturities from 20- to 30- years. This amounts to $116 billion in purchases in the longest bucket, something that was unexpected from the market prior to the announcement. The long bond is up over 3 points immediately following the release of the Statement to yield 3.05%.

The FOMC went further-than-expected by also announcing that they will begin reinvesting cashflow from their agency and agency MBS holdings into additional MBS securities, a surprise move that will be very supportive of the sector. Previously, the Fed was reinvesting cashflows into Treasuries. MBS spreads will likely tighten as a result, making it even harder for fixed income managers to find value in the sector.

Text of the full release here.
 
08/09/2011 -
Fed keeps rates stable, will keep rates low for an extended period - through 2013.
  
The FOMC voted to leave its benchmark overnight rate unchanged at 0.00% to 0.25% at their August 2011 meeting, significantly downgrading their economic assessment.  Moving to a more accommodative stance, the Committee added that they expect to hold rates “exceptionally low through at least mid 2013.”  Dissenting from the opinion on leaving rates low through 2013 were Kocherlakota, Fisher, and Plosser.  This is the first time since November 1992 that there were 3 dissenters.  There was much speculation as to if they would say something along the lines of rates staying low for a “really, really extended period.”  While there was not much doubt that the overnight rate would be unchanged through 2012, this confirms that.
 
The Fed acknowledged that downside risks to the economy have increased and that they have been surprised by how weak economic growth has been.  The Statement notes that "the Committee discussed the range of policy tools available to promote a stronger economic recovery in a context of price stability."
 
Since the FOMC’s last meeting, the S&P has fallen over 10%, the 10-year bond has dropped 62 basis points in yield, core inflation has risen to 1.6%, consumer sentiment has dropped 8 points, and the two jobs reports have resulted in 163k new payrolls combined.  Washington also squandered the opportunity to structurally reform the nation’s future fiscal path and S&P responded by downgrading U.S. long-term debt.  It is becoming apparent that fiscal stimulus is not palatable politically, nor will it be welcomed by the rating agencies.   
 
Immediately following the release, stocks whipsawed from up 100 to down 50 and then back up 50.  Bond prices rose with the 2-year Treasury yield dropping from 0.27% to 0.19%.  The 10-year Treasury yield dropped but then rose back to its pre-announcement 2.32%.
  
Text of the full release here.
 
06/23/2011 -
Fed keeps rates stable, says economy slowing a bit.
  
Information received since the Federal Open Market Committee met in April indicates that the economic recovery is continuing at a moderate pace, though somewhat more slowly than the Committee had expected. Also, recent labor market indicators have been weaker than anticipated. The slower pace of the recovery reflects in part factors that are likely to be temporary, including the damping effect of higher food and energy prices on consumer purchasing power and spending as well as supply chain disruptions associated with the tragic events in Japan. Household spending and business investment in equipment and software continue to expand. However, investment in nonresidential structures is still weak, and the housing sector continues to be depressed. Inflation has picked up in recent months, mainly reflecting higher prices for some commodities and imported goods, as well as the recent supply chain disruptions. However, longer-term inflation expectations have remained stable.
 
Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. The unemployment rate remains elevated; however, the Committee expects the pace of recovery to pick up over coming quarters and the unemployment rate to resume its gradual decline toward levels that the Committee judges to be consistent with its dual mandate. Inflation has moved up recently, but the Committee anticipates that inflation will subside to levels at or below those consistent with the Committee's dual mandate as the effects of past energy and other commodity price increases dissipate. However, the Committee will continue to pay close attention to the evolution of inflation and inflation expectations.
  
Text of the full release here.
 
04/27/2011 -
Fed keeps rates stable, says economic recovery is proceeding at a moderate pace.
  
Information received since the Federal Open Market Committee met in January suggests that the economic recovery is on a firmer footing, and overall conditions in the labor market appear to be improving gradually. Household spending and business investment in equipment and software continue to expand. However, investment in nonresidential structures is still weak, and the housing sector continues to be depressed. Commodity prices have risen significantly since the summer, and concerns about global supplies of crude oil have contributed to a sharp run-up in oil prices in recent weeks. Nonetheless, longer-term inflation expectations have remained stable, and measures of underlying inflation have been subdued.
 
To promote a stronger pace of economic recovery and to help ensure that inflation, over time, is at levels consistent with its mandate, the Committee decided today to continue expanding its holdings of securities as announced in November. In particular, the Committee is maintaining its existing policy of reinvesting principal payments from its securities holdings and intends to purchase $600 billion of longer-term Treasury securities by the end of the second quarter of 2011. The Committee will regularly review the pace of its securities purchases and the overall size of the asset-purchase program in light of incoming information and will adjust the program as needed to best foster maximum employment and price stability.  
  
Text of the full release here.
 
03/15/2011 -
Fed keeps rates stable, says economic recovery is "on firmer footing."
  
Information received since the Federal Open Market Committee met in January suggests that the economic recovery is on a firmer footing, and overall conditions in the labor market appear to be improving gradually. Household spending and business investment in equipment and software continue to expand. However, investment in nonresidential structures is still weak, and the housing sector continues to be depressed. Commodity prices have risen significantly since the summer, and concerns about global supplies of crude oil have contributed to a sharp run-up in oil prices in recent weeks. Nonetheless, longer-term inflation expectations have remained stable, and measures of underlying inflation have been subdued.

Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. Currently, the unemployment rate remains elevated, and measures of underlying inflation continue to be somewhat low, relative to levels that the Committee judges to be consistent, over the longer run, with its dual mandate. The recent increases in the prices of energy and other commodities are currently putting upward pressure on inflation. The Committee expects these effects to be transitory, but it will pay close attention to the evolution of inflation and inflation expectations. The Committee continues to anticipate a gradual return to higher levels of resource utilization in a context of price stability.

To promote a stronger pace of economic recovery and to help ensure that inflation, over time, is at levels consistent with its mandate, the Committee decided today to continue expanding its holdings of securities as announced in November. In particular, the Committee is maintaining its existing policy of reinvesting principal payments from its securities holdings and intends to purchase $600 billion of longer-term Treasury securities by the end of the second quarter of 2011. The Committee will regularly review the pace of its securities purchases and the overall size of the asset-purchase program in light of incoming information and will adjust the program as needed to best foster maximum employment and price stability.  
  
Text of the full release here.
 
01/26/2011 -
Fed keeps rates stable, says economic recovery is continuing.
 
Information received since the Federal Open Market Committee met in December confirms that the economic recovery is continuing, though at a rate that has been insufficient to bring about a significant improvement in labor market conditions. Growth in household spending picked up late last year, but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software is rising, while investment in nonresidential structures is still weak. Employers remain reluctant to add to payrolls. The housing sector continues to be depressed. Although commodity prices have risen, longer-term inflation expectations have remained stable, and measures of underlying inflation have been trending downward.

Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. Currently, the unemployment rate is elevated, and measures of underlying inflation are somewhat low, relative to levels that the Committee judges to be consistent, over the longer run, with its dual mandate. Although the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability, progress toward its objectives has been disappointingly slow. 
  
Text of the full release here.
 
12/14/2010 -
Fed keeps rates stable, says economic recovery is continuing.
 
Information received since the Federal Open Market Committee met in November confirms that the economic recovery is continuing, though at a rate that has been insufficient to bring down unemployment. Household spending is increasing at a moderate pace, but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software is rising, though less rapidly than earlier in the year, while investment in nonresidential structures continues to be weak. Employers remain reluctant to add to payrolls. The housing sector continues to be depressed. Longer-term inflation expectations have remained stable, but measures of underlying inflation have continued to trend downward.

Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. Currently, the unemployment rate is elevated, and measures of underlying inflation are somewhat low, relative to levels that the Committee judges to be consistent, over the longer run, with its dual mandate. Although the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability, progress toward its objectives has been disappointingly slow.

To promote a stronger pace of economic recovery and to help ensure that inflation, over time, is at levels consistent with its mandate, the Committee decided today to continue expanding its holdings of securities as announced in November. The Committee will maintain its existing policy of reinvesting principal payments from its securities holdings. In addition, the Committee intends to purchase $600 billion of longer-term Treasury securities by the end of the second quarter of 2011, a pace of about $75 billion per month. The Committee will regularly review the pace of its securities purchases and the overall size of the asset-purchase program in light of incoming information and will adjust the program as needed to best foster maximum employment and price stability.
  
Text of the full release here.

11/3/2010 -
Fed keeps rates stable, announces new program to buy US Treasuries to keep long term rates down.
 
As expected, the Federal Reserve is spending $600 Billion as they try to jump-start growth and avoid deflation.  The move, referred to as quantitative easing or QE2, is designed to lower interest rates.  The reason it is called quantitative easing is because the fed cannot lower fed rates any lower than the 0 - 1/4 point range they are currently in.  This QE will bring down rates from another point of view than the traditional easing of the Fed Funds and Discount Rates.  The Fed made a similar move in 2009 to lower rates that was met with success, but not enough to restore solid economic growth.

This is unique territory for the Federal Reserve.  Right now banks are borrowing money at almost 0%, and lending it out at low rates for mortgages, auto loans, and commercial loans.  This move will put pressure on banks to lower the rates at which they lend money, and perhaps stimulate borrowing, and thus investment. 

Their quotes are below:

"Information received since the Federal Open Market Committee met in September confirms that the pace of recovery in output and employment continues to be slow. Household spending is increasing gradually, but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit.  Business spending on equipment and software is rising, though less rapidly than earlier in the year, while investment in nonresidential structures continues to be weak. Employers remain reluctant to add to payrolls. Housing starts continue to be depressed. Longer-term inflation expectations have remained stable, but measures of underlying inflation have trended lower in recent quarters.

Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. Currently, the unemployment rate is elevated, and measures of underlying inflation are somewhat low, relative to levels that the Committee judges to be consistent, over the longer run, with its dual mandate. Although the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability, progress toward its objectives has been disappointingly slow.

To promote a stronger pace of economic recovery and to help ensure that inflation, over time, is at levels consistent with its mandate, the Committee decided today to expand its holdings of securities. The Committee will maintain its existing policy of reinvesting principal payments from its securities holdings. In addition, the Committee intends to purchase a further $600 billion of longer-term Treasury securities by the end of the second quarter of 2011, a pace of about $75 billion per month. The Committee will regularly review the pace of its securities purchases and the overall size of the asset-purchase program in light of incoming information and will adjust the program as needed to best foster maximum employment and price stability."
 
Text of the full release here.

09/21/2010 -
Fed keeps rates stable, keeps buying US Treasuries to keep long term rates down.
 
The Federal Reserve met for the last time before the upcoming elections.  This time, they provided hints that they are closing to jumping in and doing more for the economy if needed by saying they are "prepared to provide additional accommodation."  Some of the more concerning data showing that the pace of home building would have to double to contribute much to the economy. 

Information received since the Federal Open Market Committee met in August indicates that the pace of recovery in output and employment has slowed in recent months. Household spending is increasing gradually, but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software is rising, though less rapidly than earlier in the year, while investment in nonresidential structures continues to be weak. Employers remain reluctant to add to payrolls. Housing starts are at a depressed level. Bank lending has continued to contract, but at a reduced rate in recent months.

The Committee will maintain the target range for the federal funds rate at 0 to 1/4 percent and continues to anticipate that economic conditions, including low rates of resource utilization, subdued inflation trends, and stable inflation expectations, are likely to warrant exceptionally low levels for the federal funds rate for an extended period. The Committee also will maintain its existing policy of reinvesting principal payments from its securities holdings.
 
Text of the full release here.
 
08/10/2010 -
Fed keeps rates stable, buys US Treasuries to keep long term rates down.
 
The Fed’s FOMC Statement contains significant changes in verbiage and a moderate change in policy. In their statement, they acknowledge the weakening of the recovery and commit to measures intended to spur growth. They announce that they will maintain the size of the Fed’s balance sheet by reinvesting cashflows from their agency and MBS portfolios into “longer-term” Treasuries, and will continue to “roll over Treasury securities into other Treasuries as they mature.” Thomas Hoenig dropped his dissent of the “extended period” language. Now, however, he has voted against reinvesting the cashflows. Bottom line: This is a significant shift in Fed posture and reflects their new focus on re-catalyzing growth amid recent weakening data.

Information received since the Federal Open Market Committee met in June indicates that the pace of recovery in output and employment has slowed in recent months. Household spending is increasing gradually, but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software is rising; however, investment in nonresidential structures continues to be weak and employers remain reluctant to add to payrolls. Housing starts remain at a depressed level. Bank lending has continued to contract. Nonetheless, the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability, although the pace of economic recovery is likely to be more modest in the near term than had been anticipated.

Measures of underlying inflation have trended lower in recent quarters and, with substantial resource slack continuing to restrain cost pressures and longer-term inflation expectations stable, inflation is likely to be subdued for some time.
 
Text of the full release here.
 
06/23/2010 -
Fed keeps rates stable, says exceptionally low Fed Funds rates are here for an extended period.
 
Information received since the Federal Open Market Committee met in April suggests that the economic recovery is proceeding and that the labor market is improving gradually. Household spending is increasing but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software has risen significantly; however, investment in nonresidential structures continues to be weak and employers remain reluctant to add to payrolls. Housing starts remain at a depressed level. Financial conditions have become less supportive of economic growth on balance, largely reflecting developments abroad. Bank lending has continued to contract in recent months. Nonetheless, the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability, although the pace of economic recovery is likely to be moderate for a time.

Prices of energy and other commodities have declined somewhat in recent months, and underlying inflation has trended lower. With substantial resource slack continuing to restrain cost pressures and longer-term inflation expectations stable, inflation is likely to be subdued for some time.
 
Text of the full release here.
 
04/28/2010 -
Fed keeps rates stable, says exceptionally low Fed Funds rates are here for an extended period.
 
Information received since the Federal Open Market Committee met in March suggests that economic activity has continued to strengthen and that the labor market is beginning to improve. Growth in household spending has picked up recently but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software has risen significantly; however, investment in nonresidential structures is declining and employers remain reluctant to add to payrolls. Housing starts have edged up but remain at a depressed level. While bank lending continues to contract, financial market conditions remain supportive of economic growth. Although the pace of economic recovery is likely to be moderate for a time, the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability.

With substantial resource slack continuing to restrain cost pressures and longer-term inflation expectations stable, inflation is likely to be subdued for some time.

 In light of improved functioning of financial markets, the Federal Reserve has closed all but one of the special liquidity facilities that it created to support markets during the crisis. The only remaining such program, the Term Asset-Backed Securities Loan Facility, is scheduled to close on June 30 for loans backed by new-issue commercial mortgage-backed securities; it closed on March 31 for loans backed by all other types of collateral.
 
Text of the full release here.

03/16/2010 -
Fed keeps rates stable, says exceptionally low Fed Funds rates are here for an extended period.
 
Information received since the Federal Open Market Committee met in January suggests that economic activity has continued to strengthen and that the labor market is stabilizing. Household spending is expanding at a moderate rate but remains constrained by high unemployment, modest income growth, lower housing wealth, and tight credit. Business spending on equipment and software has risen significantly. However, investment in nonresidential structures is declining, housing starts have been flat at a depressed level, and employers remain reluctant to add to payrolls. While bank lending continues to contract, financial market conditions remain supportive of economic growth. Although the pace of economic recovery is likely to be moderate for a time, the Committee anticipates a gradual return to higher levels of resource utilization in a context of price stability.
 
With substantial resource slack continuing to restrain cost pressures and longer-term inflation expectations stable, inflation is likely to be subdued for some time.
 
The Committee will maintain the target range for the federal funds rate at 0 to 1/4 percent and continues to anticipate that economic conditions, including low rates of resource utilization, subdued inflation trends, and stable inflation expectations, are likely to warrant exceptionally low levels of the federal funds rate for an extended period. To provide support to mortgage lending and housing markets and to improve overall conditions in private credit markets, the Federal Reserve has been purchasing $1.25 trillion of agency mortgage-backed securities and about $175 billion of agency debt; those purchases are nearing completion, and the remaining transactions will be executed by the end of this month. The Committee will continue to monitor the economic outlook and financial developments and will employ its policy tools as necessary to promote economic recovery and price stability.  
 
Text of the full release here.
 

02/18/2010 -
Fed raises rate banks pay for emergency loans, the Discount Rate.
 
The Federal Reserve said on Thursday it was raising the interest rate it charges banks for emergency loans, its first rate move since December 2008, but insisted borrowing costs for consumers or companies would not rise.  The increase in the spread and reduction in maximum maturity will encourage depository institutions to rely on private funding markets for short-term credit and to use the Federal Reserve's primary credit facility only as a backup source of funds.

The Fed said the discount rate would be increased to 0.75 percent from 0.50 percent, effective Friday. It left its benchmark interest rate unchanged near zero - at .25%.

"Like the closure of a number of extraordinary credit programs earlier this month, these changes are intended as a further normalization of the Federal Reserve's lending facilities," the Fed said in a statement.  "Like the closure of a number of extraordinary credit programs earlier this month, these changes are intended as a further normalization of the Federal Reserve's lending facilities. The modifications are not expected to lead to tighter financial conditions for households and businesses and do not signal any change in the outlook for the economy or for monetary policy, which remains about as it was at the January meeting of the Federal Open Market Committee (FOMC). At that meeting, the Committee left its target range for the federal funds rate at 0 to 1/4 percent and said it anticipates that economic conditions are likely to warrant exceptionally low levels of the federal funds rate for an extended period."
 
Text of the full release here.

Click here to review fed rate changes since 1990. 

Click here to review prime rate changes.

 

The Federal Reserve met today to consider policy on short-term interest rates.  The Federal Reserve had cut two key short-term interest rates 11 times over the past few years to fight the recession. 

 

But they decided to raise the Discount rate during their February 2010 meeting, after keeping rates stable since December of 2008.  

The two short-term interest rates the Fed controls are the federal funds rate and the more symbolic discount rate.

The fed funds rate -- short for federal funds rate -- is the interest rate at which banks lend to each other overnight. The Fed sets this rate by buying or selling government securities until the target level is achieved. As such, it is a market interest rate.

The discount rate is the interest rate charged by a Federal Reserve Bank on short-term loans to depository institutions. The discount rate is important for two reasons: (1) it affects the cost of reserves borrowed from the Federal Reserve and (2) changes in the rate can be interpreted as an indicator of monetary policy.

 

These two rates do affect the economy and it's performance.  However, the rate cuts do take 4-6 months to work their way through the nation's economy.

Another rate influenced by, but not directly controlled by the Fed is Prime rate. This is the rate charged by commercial lenders on short-term loans to their lowest-risk, most creditworthy customers, such as large corporations. Often serves as a basis for rates on other loans.

 

Mortgages rates have been on the decline for the last few years - reaching their lowest levels in years.

 

The Fed's rate decisions affect mortgage rates setting the levels of 1 year adjustable rate mortgages and indirectly through the Fed's influence on longer-term rates that bond markets set.

 

We've had many people call us and ask - will mortgage rates go up when the Fed raises rates again?

 

The answer - it depends.    

 

Basically, short term rates are raised on the basis to slow economic growth and thus inflation.  If the rate cuts are successfully the economy begins to grow less rapidly, which decreases the demand for capital. As the demand for capital lessens, over time, the law of supply and demand ultimately pushes interest rates lower. 

Mortgage rates are often much longer-term financial instruments - not short term rates -  since mortgages can be over a term as long as 30 years.  But since most mortgages are paid off when people move or refinance and do not last 30 years, mortgage rates tend to closely follow the 10-year Bond yield.  The 10-year Bond yield is determined in the open market and do not always move in lockstep with short-term rates.  Fixed mortgage rates do not follow the variable short-term the fed funds or discount rate.   Shorter term ARMs usually do, but not the 15 and 30 year mortgages.

Long-term rates are sensitive to expectations about inflation. If short-term rates like the ones the Fed controls are going up, this is usually an indication that the economy is growing, and the increase in short term rates can discourage borrowing and spending, which can actually cause inflation to decrease. Long-term rates, such as mortgage rates, often fall when concerns about inflation decrease, but long term rates rise when there are concerns about too much economic growth and inflation.
  
The short term rates the Fed controls, and the long term bonds that affect mortgage rates, have a basic opposing effect.
 
Basically, short term rates are increased on the basis to decrease economic growth and prevent inflation.
 
Once rates are increased enough to decrease spending, economic growth decreases, inflation risk decreases, and three things happen to decrease long term bond rates, and thus mortgage rates. 

1) Businesses: Higher interest rates make it more difficult for businesses to get loans to expand. Unemployment tends to rise, which eases wage inflation, although at a human cost.  Demand for capital decreases, lowering the interest rate through the laws of supply and demand.

2) Markets: Higher interest rates tend to attract investment into bonds and other fixed-income investments, pushing down stock prices.  Investors pull out of the stock market and push into the bond market to seek safer yields. This increases the price on the bond, thus lowering the rates.  If they see the Fed not acting aggressively enough, then they do the opposite, raising rates

3) Consumers: Higher interest rates on credit cards and mortgages can cool consumer spending, which accounts for about two-thirds of economic activity.  Since there is less risk of inflation in the future since economic growth is not occurring as fast, the bond yield can be lower since it is safer than the stock market, and there is no risk of inflation overwhelming this return. 
 
Since the bond and stock market and Real Estate make up the majority of wealth in our country, when inflation rises to much, spending reduces, and once again the cycle starts again.

Early the cycle of rate increases, it's hard to tell if the market will view the fed as acting too slow, or too aggressively.

So it is a constant battle for the Fed between fighting inflation and economic growth.  The Fed tries to balance the equation so long term rates and inflation is low, and the economy growing at a solid pace.

This is exactly what happened before the recent fed meeting about the fed funds rate. Mortgage rates actually rose because of inflation concerns. Housing financial markets often are ahead of the Fed. Mortgage interest rates are determined every day in active public markets. If those markets believe the economy is growing too fast and causing inflation, and the market is concerned that the Fed is not acting fast enough to raise rates and control inflation, interest rates may increase as the markets anticipate inflation.
  
It’s almost impossible to accurately predict the future of something as complex as the U.S. economy. However, it is important that mortgage consumers understand some of the market dynamics. A lack of understanding can cost them money.

 

As bond prices rise, the yield, or effective interest rate, drops.  If bond prices are going down  (which means the yield or interest rate is going up) that is generally a sign that higher mortgage rates are ahead. A weak bond market will usually (but not always) cause mortgage rates to rise. (see also Bond Prices and Bond yields)

 

Bond yields (rates) are usually high during a strong economy where there is inflation risk, and lower when there is little inflation risk. 

 

The bond yield had been on the rise for the last several months, as the bond market feels that the economy is in good shape and growing at a steady and possibly inflationary pace.  For today's announcement, rates were down slightly.

 

Many anticipate that long term mortgage rates will fall if the Fed's action spark a decline in the stock market by slowing the economy, which will cause money to flow out of stocks and into bonds.  This would cause bond yields to lower, which causes long term mortgage rates to go down.  Adjustable Rate Mortgage (ARM) rates will go up.

 

There is a bright side to this picture. The increase in short term rates is a sign the economy is in good shape, and the increases now will keep long-term rates lower over time by preventing inflation.  

 

Consumers might want to consider an interest only payment mortgage instead of a 30 year fixed - even some of these products have a 30 year fixed rate.  Or locking in a lower mortgage rate for three or five years could make sense because most people do not stay in a home more than five years, and those who do could refinance later.

 

What's next?  Depends on if the bond market feels the economy is better than the fed thinks it is - or if the fed is too slow to raise the short term rates again.  If the economy slows, bond rates will fall.  For now, bond rates and mortgage rates are moving higher, the question is how much and for how long?  

 

Rates will rise for home equity lines if the fed increases rates.  Those are based on prime, and if banks increase prime rate from 3.25% - home equity lines and second mortgage rates will be higher.  

Also, rates for people with challenged credit will slowly fall, as the economy is improving and this is lowering the risk in an economic growth cycle.

 

The overall result - rates are still very low - it's a great time to refinance or buy a home.

 

Want more information on exactly how the fed rates changes affect the economy?

Click here for more details on effects of rate increases.
Click here for more details on effects of rate decreases.

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