interest rates

The Federal Reserve will cut interest rates 6 times in 2024... ING says

 
 

An economy that is showing clear signs of decelerating means the Federal Reserve will cut interest rates at least six times in 2024, according to a Thursday note from ING Economics.

Moderating inflation, a cooling jobs market, and a deteriorating outlook for consumer spending mean the Fed may need to cut interest rates more than the market expects.

"We have modest growth and cooling inflation and a cooling labour market — exactly what the Fed wants to see," ING's chief international economist, James Knightley, wrote. "This should confirm no need for any further Fed policy tightening, but the outlook is looking less and less favourable."

Knightley says he expects the Fed will start cutting interest rates in the second quarter of next year, delivering as many as six 25-basis-point rate cuts totaling 150 basis points. He also says he expects the interest-rate cuts to extend into 2025 with at least four 25-basis-point interest-rate cuts. Meanwhile, the futures market suggests the Fed will cut rates by 125 basis points next year.

Knightley's expected rate cuts would bring the effective Federal Funds rate to about 3.83% at the end of 2024 and to 2.83% at the end of 2025, compared with today's Fed Funds rate of 5.33%.

Those rate cuts should prove stimulative to the economy over time, but not immediately. Changes to the Fed Funds rate often come with a lag of between 12-18 months before they are felt.

The gradual interest-rate cuts forecast by Knightley are encouraging because they suggest that the economy will remain resilient and that the Fed won't be forced to cut interest rates to 0% immediately, as they tend to do when the economy significantly decelerates and enters a recession.

Knightley highlights that while the job market remains solid, evidenced by weekly jobless claims that remain in the low 200,000 range, it has noticeably cooled.

 
 

"Continuing claims surged though to 1,927k up from 1,841k. There have been questions over seasonal adjustment issues and data volatility, but the trend is certainly towards higher continuing claims while initial claims remain low. Essentially, the message is that firms are reluctant to fire workers, but they are less inclined to hire new workers. i.e. more evidence of a cooling, but not collapsing, labour market," Knightley wrote.

Meanwhile, consumer spending, while solid, faces a tougher road ahead in 2024 as real household disposable incomes show signs of weakness, credit-card delinquencies rise, and student-loan payments add further strain.

"The data suggests stagnant real household incomes over quite some time now. So far, this has been offset by the running down of savings and the use of debt to fuel spending growth," Knightley said. 

"However, tighter credit conditions and high borrowing costs are likely to weigh heavily on the flow of credit to the household sector while there is growing evidence of pandemic-era accrued excess savings being exhausted for an increasing number of people," Knightley said.

This all chalks up to an economy that's on thin ice but hasn't broken yet. And it might not break if the Fed can successfully lower interest rates before the economy enters a recession.

Otherwise, a broken economy probably means that the Fed won't be so patient with cutting interest rates. UBS expects the Fed to cut interest rates by a whopping 275 basis points next year in response to a recession.

Read more at BusinessInsider.com

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15- vs. 30-Year Mortgage: Which One is Right for You?

For many homebuyers, choosing between a 15- vs. 30-year mortgage is a key consideration.

The most popular mortgage product is a 30-year, fixed-rate loan, according to Freddie Mac. However, a shorter-term loan, such as a 15-year mortgage can offer big savings on interest over the loan and help you build equity faster — provided that you can afford it.

Comparing a 15- vs. 30-year mortgage

Simply put, a 15-year mortgage has a repayment term that lasts for 15 years while a 30-year mortgage has a 30-year repayment term. Because you have less time to repay a 15- vs. 30-year mortgage, the principal and interest portion of your monthly mortgage payment are higher.

On the other hand, 15-year mortgage rates are typically lower than 30-year mortgage rates, which saves you on interest paid over the life of your loan. Let’s look at an example, using a 15- vs. 30-year mortgage calculator for a $200,000 loan:

15-year mortgage  30-year mortgage

Interest rate 
3.15% 3.70%

Monthly payment (principal and interest)

$1,395.64 $920.57

Total interest paid

$51,214.73 $131,403.75

 

As the table shows, a 0.55% difference in interest rates between a 15- vs. 30-year mortgage translates to a $475 difference in monthly mortgage payments, and a difference of more than $80,000 in total interest paid.

Pros and cons of a 15- vs. 30-year mortgage

Before committing to a loan term, it’s necessary to understand its benefits and drawbacks. Make sure you compare the following pros and cons of a 15- vs. 30-year mortgage and weigh them against your needs and monthly income.

Pros + Cons:

15-year mortgage 

  • Interest rates are typically lower

  • Pay off your mortgage faster

  • Pay less in interest over the life of the loan

  • Larger monthly payment

  • Housing budget may be more limited

  • Less monthly cash flow for savings or other financial goals

30-year mortgage 

  • Lower monthly payment

  • More time to repay mortgage

  • Possibly afford a more expensive home

  • Interest rates are typically higher

  • Pay more in interest over the life of the loan

  • Build equity at a slower pace

Who a 15-year mortgage is best for

A 15-year mortgage might be best for you if:

  • You want to get rid of your mortgage sooner. A 15-year mortgage has a shorter amortization term than a 30-year mortgage. If you’d prefer to pay off your mortgage sooner rather than later, it might be worth it to choose a 15- vs. 30-year mortgage.

  • You can comfortably afford a higher monthly mortgage payment. Your monthly principal and interest payments will be significantly higher on a 15-year loan. Choosing this mortgage term could fit your situation if you can manage a hefty monthly payment and still afford to cover your other monthly obligations without overextending your budget.

  • You want to build equity more quickly. You’re paying more toward your principal each month with a 15- vs. 30-year mortgage, which allows you to build equity in your home at a faster pace. Having access to more equity means you can later use a cash-out refinancehome equity loan or home equity line of credit to pursue other financial goals. It also means you’ll own your home free and clear much sooner.

Who a 30-year mortgage is best for

A 30-year mortgage might be best for you if:

  • You want a lower monthly mortgage payment. Your repayment term is longer with a 30-year loan, which spreads out your mortgage payments and makes them more affordable.

  • You want the stability of lower housing expenses to budget and free up cash. A lower monthly mortgage payment gives you more wiggle room month-to-month for budgeting and focusing on other financial goals, such as boosting your emergency fund or retirement savings.

  • You want the option to pay off your mortgage faster without being tied down. If you borrow a 15-year loan, you’re committing to a higher monthly mortgage payment for the entire loan term. However, a 30-year mortgage gives you the flexibility to pay extra money toward your principal and shave time off your repayment term whenever you have the financial bandwidth to do so.

Should you choose a 15- or 30-year mortgage?

Choosing a 15- vs. 30-year mortgage really comes down to your preferences for managing your mortgage payments and overall financial goals. Be sure to keep the following considerations in mind when weighing a 15- vs. 30-year mortgage:

15-year or 30-year mortgage: Which should you choose?

Choose a 15-year mortgage if: 

  • You want to get rid of your mortgage sooner.

  • You can comfortably afford a higher monthly mortgage payment.

  • You want to build equity more quickly.

    Choose a 30-year mortgage if: 

  • You want a lower monthly mortgage payment.

  • You want stable, long-term housing expenses to budget and free up cash.

  • You want the option (not the requirement) to pay off your mortgage faster.

    Information courtesy of LendingTree.

Housing market falling short by nearly 4 million homes as demand grows

Homebuilding took a sharp turn higher to end 2019, but it is far from enough to satisfy the current demand.

The U.S. housing market is short nearly 4 million homes, according to new analysis from realtor.com.

Takeaways:

  • The 5.9 million single family homes built between 2012 and 2019 do not offset the 9.8 million new households formed during that time, according to an analysis by realtor.com

  • Even with an above average pace of construction, it would take builders between four and five years to get back to a balanced market.

  • “Simply put, new home starts are not keeping pace with demand. Homebuilders have a mountain of opportunity, but a big hill to climb,” said Javier Vivas, director of economic research at realtor.com

Analyzing U.S. census data, the report showed that the 5.9 million single-family homes built between 2012 and 2019 do not offset the 9.8 million new households formed during that time. Even with an above average pace of construction, it would take builders between four and five years to get back to a balanced market.

The shortfall today can be blamed on the epic housing crash of more than a decade ago, brought on by irrational and unscrupulous mortgage lending. With loans available to even the riskiest buyers, builders responded by putting up 1.7 million single-family homes at the peak of the construction boom in 2005, according to the U.S. census. That was about 5 million more than the 20-year average.

When the lion’s share of those bad mortgages defaulted, and millions of homes went into foreclosure, home construction plummeted, landing at just 430 starts by 2011. In addition, about 5 million homes were bought by investors and turned into rentals during and after the crisis, further lowering for-sale inventory.

Builders crawled back after that, focusing on mostly higher-end homes, where the margins are more attractive. But lower mortgage rates and the aging millennial population have ignited demand in the last few years, and while builders put up 888,000 homes in 2019, it was still not enough.

“Simply put, new home starts are not keeping pace with demand. Homebuilders have a mountain of opportunity, but a big hill to climb,” said Javier Vivas, director of economic research at realtor.com. “The current inventory crisis and the need for 3.8 million new homes means a nearly insatiable appetite from potential buyers, especially in the lower end of the market.”

Builders are starting to address the entry-level market, offering smaller, more basic floor plans with stripped-down amenities. That should help, but only if millennials are willing to move further away from the cities.

Adding to the supply crunch is the new desire among baby boomers to age in place. Older Americans are not freeing up their homes at the same rate as previous generations did at their age. Part of that is because so many millennials moved back in with their parents during the recession, unable to afford to either rent or buy their own space. That has left a shortage of move-up homes in some communities.

“Large populations of renters and well-qualified potential buyers with strong incomes are waiting in the wings,” added Vivas.

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Fannie Mae, Freddie Mac loan limit increases to more than $510,000

Conforming loan limit has now increased by nearly $100,000 since 2016

The Federal Housing Finance Agency announced Tuesday that it is raising the conforming loan limits for Fannie Mae and Freddie Mac to more than $510,000.

In most of the U.S., the 2020 maximum conforming loan limit will be raised to $510,400, up from 2019’s level to $484,350.

This marks the fourth straight year that the FHFA has increased the conforming loan limits after not increasing them for an entire decade from 2006 to 2016.

In 2016, the FHFA increased the Fannie and Freddie conforming loan limit for the first time in 10 years, and since then, the loan limit has gone up by $93,400.

Back in 2016, the FHFA increased the conforming loan limits from $417,000 to $424,100. Then, the next year, the FHFA raised the loan limits from $424,100 to $453,100 for 2018. And in 2018, the FHFA increased the loan limit from $453,100 to $484,350 for 2019.

And now, loan limits will top $510,000.

The conforming loan limits for Fannie and Freddie are determined by the Housing and Economic Recovery Act of 2008, which established the baseline loan limit at $417,000 and mandated that, after a period of price declines, the baseline loan limit cannot rise again until home prices return to pre-decline levels.

Data from FHFA shows that home prices increased by 5.38% on average between the third quarter of 2018 and the third quarter of 2019. Therefore, the baseline maximum conforming loan limit in 2020 will increase by the same percentage.

For areas in which 115% of the local median home value exceeds the baseline conforming loan limit, the maximum loan limit will be higher than the baseline loan limit. HERA establishes the maximum loan limit in those areas as a multiple of the area median home value, while setting a “ceiling” on that limit of 150% of the baseline loan limit.

Median home values generally increased in high-cost areas in 2019, driving up the maximum loan limits in many areas. The new ceiling loan limit for one-unit properties in most high-cost areas will be $765,600 — or 150% of $510,400.

Special statutory provisions establish different loan limit calculations for Alaska, Hawaii, Guam, and the U.S. Virgin Islands.  In these areas, the baseline loan limit will be $765,600 for one-unit properties.

As a result of generally rising home values, the increase in the baseline loan limit, and the increase in the ceiling loan limit, the maximum conforming loan limit will be higher in 2020 in all but 43 counties or county equivalents in the U.S.

For a map showing the 2020 maximum loan limits across the U.S., click here.

And for a breakdown by county, click here.

If you have questions about this information, or if you would like a recommendation for a fantastic mortgage broker who can walk you through your options, contact us.

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Denver’s Housing Market Isn’t Crashing - It’s Changing.

Mortgage Rates are Dropping Again - What is the Cost of Waiting?

 
Cost-of-Waiting-2019-Insta-NEW.jpg
 

The 30-year fixed-mortgage fell 8 basis points this week, averaging 3.57%, Freddie Mac reports. The lower rates are drawing out more home buyers in the fall market.

“Despite the economic slowdown due to weakening manufacturing and corporate investment, the consumer side of the economy remains on solid ground,” says Sam Khater, Freddie Mac’s chief economist. “The 50-year low in the unemployment rate combined with low mortgage rates has led to increased home buyer demand this year. Much of this strength is coming from entry-level buyers—the first-time home buyer share of the loans Freddie Mac purchased in 2019 is 46%, a two-decade high.”

Freddie Mac reports the following national averages with mortgage rates for the week ending Oct. 10:

  • 30-year fixed-rate mortgages: averaged 3.57%, with an average 0.6 point, falling from last week’s 3.65% average. Last year at this time, 30-year rates averaged 4.90%.

  • 15-year fixed-rate mortgages: averaged 3.05%, with an average 0.5 point, falling from last week’s 3.14% average. A year ago, 15-year rates averaged 4.29%.

  • 5-year hybrid adjustable-rate mortgages: averaged 3.35%, with an average 0.3 point, dropping from last week’s 3.38% average. A year ago, 5-year ARMs averaged 4.07%.

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    Denver’s Housing Market Isn’t Crashing - It’s Changing.