Experts Suspect Buyers to Dominate the Housing Market In 2019

The news is good for potential Denver Metro residents. Recent Real Estate data and housing market trends predict that there will be a flood of lower housing prices in the market come 2019. Chief Economist of Zillow, Svenja Gudell, highlights the cause of these lower prices: “As the number of homes for sale increases and home value appreciation slows, we expect the market to meaningfully swing in favor of buyers within the next two to three years”.


This is highly apparent in Denver as housing prices are suspected to fall an estimated 30% by 2019, according to data conducted by Location, Inc. The local company out of Denver collected data from more than 200 variables in Denver, Boulder, Fort Collins and Greeley. The data was conclusive in deciding that the housing market is estimated to shift from a sellers to a buyers market.


Not only is this data relevant for Colorado, but nationwide as well. For many years sellers have dominated the market while construction has worked to catch up with the demand of housing options. This is about to shift as housing availability is expected to reach an all-time high, giving buyers the opportunity to finally command the market.



All of these forces in play: the Kim summit, Italy, Fed, tariffs, inflation, economy, jobs, and the president — which are drivers, and which are noise?

This week markets told us. And when the Fed finishes its meeting on June 13, markets will tell us a lot more.

The two biggest financial markets are stocks and bonds. Ownership in corporations, and IOUs. The stock market is an emotional place, false signals more common than not, and not a character flaw: future earnings cannot be known. Bonds… we may not know anything else, but we know the interest rate and maturity stamped on the damned things.

The stock market’s two-month peak was on May 21, just as adventures in public policy began to rattle all markets. In Dow terms today, the market is 350 points below that top — small, but breaking the tentative recovery after the big drops during winter.

The 10-year Treasury yield peaked on May 17 at 3.11%, mortgages at the threshold of 5.00%, anticipating a strong economy and open-ended Fed hikes. By this past Tuesday 10s fell to 2.76% intra-day (35bps is a lot), mortgages nearly 4.50%. Long-term rates have rebounded a little, 10s 2.89% today and mortgages just below 4.75%.

Long-term rates are controlled (mostly) by inflation; short-term rates are set by the Fed, the 2-year T-note the benchmark. 2s topped on May 16 at 2.59%. The Fed’s overnight cost of money is 1.75%, thus 2s anticipating additional hikes. On this past panicked Tuesday, 2s intra-day fell to 2.30%, now back to 2.47%.

Most important: none of these markets is back to where it was before the multi-source panic in the last 10 days. Something(s) is still worrisome, but what?

Italy has a new government as of yesterday, no more stable than its other 60-odd governments since Mussolini but imminent financial/political collapse is off the table. Inevitable, but back to any-decade.

German 10-year bonds peaked on May 15 at 0.648%, the highest yield in three years reflecting a better European economy and anticipating the ECB gradually shutting down its money hose. In Tuesday’s panic German 10s fell to 0.255%, and today have rebounded only to 0.388%.

Right there is the key clue: Italy is off, so what is still troublesome to Europe, sustaining panicked buying of German bonds?

Tariffs and tariffs. Same in the US. The Kim summit if it happens will be a photo opp, or maybe the first in a long process, or if it does not happen just back to status quo.

The May employment report was strong, double the job growth which the Fed thinks is sustainable, and all of the evidence and cover the Fed needs to continue upward.

The president is wearing out everyone in markets, even those who like many of his policies. This morning’s tweet three hours in advance of the job-data release, “Looking forward to seeing the employment numbers at 8:30 this morning”, was disgusting to traders of any political bent. Of course his standard cutesy-ambiguous style, but everyone knew what it meant and traded on it. Every trading desk studies the release of new data, knows exactly who has the data before public release, and is on constant alert for the slightest leak ahead. At the Fed, the Department of Commerce, the Bureau of Labor Statistics… at every data-generating agency or private source, a leak is demoralizing. A shoulder-sagging, head-down devaluation of the work that they do, and traders apoplectic.

Tariffs and the Fed. The Fed will hike again on June 13, stick with “data dependent” to describe future action, but will not stop at 2.00% or 2.50% so long as job growth continues as now. The only explanation for suppressed markets since Tuesday, not fully rebounding: tariffs. The extent of trade war cannot be known, but even if modest there is also growing collateral damage. We are head-slapping our allies — what happens when we need a friend? What is the point of making any deal with the United States if it feels free to demand unilateral renegotiation at any time? The president loves to wield this power, but the world is not the same as New Jersey and small-time deal guys out-crooking each other.

The most immediate tariff effect is not likely to be full-go trade war, just small reprisals, audible teeth-grinding, and a quiet but unprecedented overseas hatred directed at us. If we cancel Nafta, then the international fabric of trade rules and manners goes also.

The Fed. Technical, eye-glazing, but the big, big deal for mortgages: what happens to the 2s-10s spread after the Fed hikes again? Last fall the 2-year Treasury was 1.40%, and 10s 2.40%, the spread one whole percentage point. Since then 2s have been pushed up by the Fed faster than 10s have risen in anticipation of a hotter economy (fiscal stimulus), inflation risk, and the Fed.

In April the 2s-10s spread closed inside one-half percent, and since then has held a mechanical, lurching Frankenstein spread centered on 0.45%. All through the tops in May and panic in the last week, bolted together.

On the 13th the Fed will go from 1.75% to 2.00%. 2s-10s follow, mortgages will reach 5.00% and we’ll wonder again, how high before housing cracks.

If 10s do not follow, that’s the warning to the Fed that it’s closer to being done than it may think, and further hikes risk recession.


Us 10-year T-note. As panics go, a pretty good one, but 2.90% held:


The US 2-year T-note. I think the 2s-10s spread will tighten on the 13th:


The administration and supporters will be thrilled by second-quarter GDP north of 4%, but it’s just a rebound in weak consumer spending in the first quarter and will likely back off to 2%-something in the rest of the year:


The ECRI’s long-term perspective is the best, and has us right in the sweet spot of modest, non-inflationary growth:


On the Friday before Memorial Day markets close early, and the whole week is usually a snoozer, Wall Street big shots already headed for the Hamptons to kick sand on weaklings.

Surprise! And not just one… too many to count.

In the biggest effect of all of the surprises, long-term rates have come down — a classic reversal of “everybody knows.” Everyone has known that long-term rates are going up. Not this week: the 10-year T-note fell to 2.93% today, down from the spike to 3.11% just seven trading days ago, and puling mortgages near 4.75% or lower.

Maybe a whole bunch of money decided to play it safe, buying bonds before a long weekend, a temporary thing. But several surprises have acted in concert.

Tops, today: the Saudis and even Russia are suddenly loosening the hose-clamp which had taken oil to the mid-$70 range, headed for $80-plus. An oil cap would limit the inflation risk which oil had added to the previous rise in long-term rates. Why would the Saudis and Russians ease up? So that prices do not spike and encourage new supply and conservation. Every drug-pusher knows that.

Right behind that surprise… European structural weakness is back in play. Its best overall economic indicator in May ker-plunked to the worst result in 18 months. Italy is again behaving like Italy. Brussels is behaving miserably to Brexit, making it as hard as possible as a warning to any others tempted to escape — this week interfering in resolving the border between Ireland and the UK North. In a heavy German accent.

An essential global indicator is the yield on German bonds. Back in 2016, the ECB madly buying IOUs, German 10s were stuck below 0.20%. Since then, in the warm glow of pretended European recovery and potential ECB normalization (its overnight rate is still negative .4%), German 10s made it to 0.71% by February, dipped a little and back to 0.64% two weeks ago. Today, 0.40%. Plunging by one-third is big stuff, and pulled our 10s down, too. Some of the German drop is due to those new stresses in Italy, its 10s soaring to 2.54% — in the same currency, same central bank.

The Trump administration this week contributed its surprises. On Monday it threatened to impose tariffs on imported cars, in continuing misuse of Cold War national security authority granted to the president by Congress in 1962. Tariffs and taxes are the business of Congress, not presidential orders. Tariffs on cars is the worst trade-war idea yet. But, just to keep everyone guessing, we have let China win our trade war with them, and the president proposes a free pass for China’s thieving ZTE, bi-partisan objection in Congress.

The North Korea summit… our side thought we were meeting to accept their surrender. Get the Missouri out of mothballs, let Kim sign on the quarterdeck. If North Korea intends to pursue economic integration and health, and to pull away from nuclear confrontation, the internal consequences in the DPRK will require delicate work. After three generations of Kims, subordinate leadership will have to find other work, and its people adjust to a new world. Isolation does wild things to societies — google “DPRK juche” for a glimpse. East Germany was run by Soviets for half as long, and the East still struggles to re-integrate.

Then there is the Fed. Some say that US rates have dropped because the Fed is packed with doves and policy is too easy. Others say the Fed is too hawkish and rates are falling in anticipation of an economic slowdown or recession.


The Fed could not be more clear. Its forecasting tools have failed to work for a dozen years, which it knows. It is always “data dependent,” but when it uses that phrase today the Fed is saying that it’s reacting from one economic report to the next. All data say that the economy is healthy enough for the Fed to raise the cost of money to a normal level relative to inflation. From today’s 1.75% Fed funds to something 2.50%-3.00% by the end of 2019.

However, if your best foresight is tapping ahead with a white cane, better go slow. If you sense an edge, stop.

Next Friday we get employment data for May, more likely to be strong than weak. 2nd Quarter GDP is going to grow in the 3.5%-4.0% range. Tap, tap… no edge.

The Fed’s next meeting is June 13, and it will hike from 1.75% to 2.00%. The big question then: what happens to other, longer-term rates? In the last month, any time 2s have risen so that the spread to 10s has closed to 45bps, 10s have popped up. After the 13th, 2s up, 10s not so much, narrowing spread? A warning of Fed overdoing. Spread constant, tap-tap-tap on ahead.

The Fed plans a third hike this year, but we’ll get a tremendous amount of data between now and fall. The Fed could stay on track, accelerate, or stop altogether.

The odds of a continuation of this week’s drop in rates to lower levels? Very poor. 10s face tremendous resistance at 2.90%, and the drop this week feels as though caused by unusual and largely overseas events, not trend-change.


The 10-year in the last year. The sharp drop this week is plain, as is remarkable stability since February, “resistance” to lower:


The 2-year T-note is peculiar — the long upward march consistent with the Fed’s intentions, but the drop this week…? Maybe oil settling down. Maybe too many traders had expected a fourth hike this year, gave that up? Indicating a stop to the Fed’s normalization? No:


Too strong for the Fed to pause:


Only two financial markets moved this week: oil, Brent crude reaching $80/bbl, and long-term rates rising decisively, the 10-year T-note to 3.12% taking mortgages within an inch of 5.00%.

The two moves are not linked. Oil is up because an excess in storage has been drawn down, and the Saudi/Russia combine has one foot on the hose — not a true crisis of supply. The higher price will attract new supply and reduce demand, and the contribution to inflation will be minor, crowding out consumer spending on other things.

Bonds and mortgages are relaxed about oil because they are worried about something else. The Fed. 

(Political sidebar: last week this space included a list of the major issues which could have big effects on markets, good or poor, each impossible to handicap and hence freezing markets. Trade, Korea, Iran, the budget and borrowing. In the last week each one has gone from high heat to unresolved fizzle, leaving markets exhausted, confused, and just as wary.)

The Fed. Everyone who notices interest rates has heard of the possibility of an “inversion,” short-term rates driven by the Fed above long-term ones, a splendid predictor of recession ahead. However, the progression from a little rate-hiking to recession is anything but straight-line, and bonds gave us other, solid clues this week.

The 2-year Treasury note is the Fed telltale. The 10-year T-note is the driver behind mortgages, which have a half-life of roughly six years, even if 30-year loans because refis and home sales shorten actual maturity. And the 30-year T-bond is the ultimate indicator of future inflation. Movement among these three instruments relative to each other this week brought exceptional clarity.

Last week the spread between 2s and 10s narrowed to the smallest gap in this cycle, 44bps (in bond speak “basis points” are one-hundredth of one percent, written as “bps,” and spoken as beeps — hence 44bps). 2s had risen to 2.54% in anticipation of more Fed hikes (the Fed now 1.75%, going to at least 2.25% by year-end), while 10s were stuck at 2.98%.

Narrowing spread… inversion soon? Uh-uh. The Fed’s pressure from underneath suddenly on Tuesday pushed 10s to 3.12%, re-opening the spread to twos, unchanged at 2.55%, spread out to 57bps. From here, so we will continue: 2s rising with the Fed causing intermittent hops in 10s — until 2s finally do close on 10s, signaling the end. More on The End below.

Meanwhile, the 10s-to-30s spread tells a different story. Go back one year and 10s traded 2.25% while 30s were 2.90%. Today at week’s end, 10s are 3.07% and 30s are only 3.21%. In the last year the 10s-30s spread has narrowed from 82bps to only 14bps. Twenty years of additional risk, and my reward is 14 whole bps? That spread closure is emphatic testimony that inflation is not a risk, and rates are rising solely because of the Fed’s effort to pre-empt economic overheating and the potential for future inflation. 10s and 30s so close is the next-best indicator after 2s-10s inversion as a sign that the Fed is approaching The End.

Way back in the 1950s-1960s, the Fed spoke of these hiking cycles as “fine-tuning.” By the early 1970s, “fine-tuning” had failed so badly that it became a term of derision. Overconfidence exposed, from the 1970s forward we used “soft landing” as the hopeful objective for Fed tightening, despite Fed-induced crash after crash. The only period of soft landing on record: in 1994 the Fed hiked from 3.00% to 6.00%, in 1995 backed off to 5.50% and escaped recession for four more years despite very narrow (“flat curve”) 2s-10s-30s spreads.

The US economy 1994-1999 was most unusual, in the first stage of the IT explosion — productivity, wealth creation, and low inflation. Also the “peace dividend” at the end of the Cold War reducing military spending in the budget, and enlightened tax and spending policy which led to budget surpluses (!!). Nothing enlightened now.

Enter new Fed vocabulary: “terminal.” Ouch. Terminal could be the place to catch an airplane or train (my Okie forbears said, “depot”). Or various illnesses including The End. The new Fed usage intends “the end,” but not that end, just the end of rate hikes.

How close are we to the end? Well, that depends. One end would be the Fed achieving soft landing, job creation falling to a sustainable level (relative to labor force growth), maybe 80,000 per month, inflation stalling at or a little above 2%, GDP settling to 1.8% growth.

Given only one soft landing on record, odds favor a different end: with the best of intentions the Fed will hike onward until we discover that a recession began four months ago.

To the impertinent question, how close are we? Spreads say that the Fed is now past neutral on the tight side, leaning into growth — or will be for sure with the next two hikes to 2.25% baked into the 2018 cake.

We never know how much Fed leaning the US economy can take, or for how long, but the outside world is likely to fracture before the domestic economy. In a globalized world, the Fed tightens for all.


US 10-year T-note in the last year, now pushed up by the Fed, not inflation:


During a Fed hiking cycle the US 2-year T-note trades at a higher yield than the Fed’s overnight rate, anticipating future hikes. The Fed’s next hike could come at the June meeting, or not until the one at the end of July. Whichever, that next hike is built-in. Not the next, and next, and next, each of which will push up 10s and mortgages until… terminal.


With apologies for complexity, here is a combined chart of 2s-10s-30s from 1990 to present. The visual may help with the spread gibberish above. Or maybe not. The extended tight-spread 1990s soft-landing was very different from the short 2006 precursor of disaster.

Mortgage Rates Increase on Inflation Concerns

Mortgage interest rates increased this past week on inflation concerns associated with higher commodity prices and a potential trade war with China.  Economic data was mixed.  Economic data stronger than expected included the May Empire State Manufacturing Index, the May NAHB Housing Market Index, April Industrial Production, and the May Philadelphia Fed Business Index.  The new orders component of the Philadelphia Fed Business Index reached a 45 year high.  Economic data weaker than expected included March Business Inventories, April Housing Starts, April Capacity Utilization, and Weekly Jobless Claims.  April Retail Sales, April Building Permits, and April Leading Economic Indicators were in line with expectations.  The GDPNow model forecasts Q2 GDP growth at 4.1%.  The Fed is still on track to increase the Fed Funds rate two more times this year.


The Dow Jones Industrial Average is currently at 24,739, up slightly on the week.  The crude oil spot price is currently at $71.48 per barrel, up almost $1 per barrel on the week.  The Dollar strengthened versus the Euro and Yen on the week.


Next week look toward Wednesday’s PMI Composite Flash, New Home Sales, and FOMC Minutes, Thursday’s Weekly Jobless Claims, FHFA House Price Index, and Existing Home Sales, and Friday’s Durable Goods Orders and Consumer Sentiment Index as potential market moving events.

Mortgage Rates Increase Slightly Despite Mostly Weaker Economic Data

Mortgage interest rates increased slightly despite mostly weaker than expected economic data.  Economic data weaker than expected included March Consumer Credit, the April NFIB Small Business Optimism Index, the April Producer Price Index (PPI), March Wholesale Inventories, the April Consumer Price Index (CPI), April Import Prices, and the University of Michigan Consumer Sentiment Index.  April PPI was up just 0.1% and April CPI was up just 0.2%.  Year over year, though, PPI was up 2.6% and CPI was up 2.5%.  St. Louis Fed President Jim Bullard stated that he doesn’t see a reason to increase rates any further.  Markets, though, are concerned about inflation associated with strong employment, increasing energy prices, and increasing home prices.  It’s likely that the Fed will increase the Fed Funds Rate two more times this year.  Economic data stronger than expected included the March JOLTS Job Openings report, Weekly Jobless Claims, the April Treasury Budget, and April Export Prices.  The Treasury auctioned $69 billion of 3 Year Notes, 10 Year Notes, and 30 Year Bonds which were met with somewhat soft demand. 

The Dow Jones Industrial Average is currently at 24,835, up almost 600 points on the week.  The crude oil spot price is currently at $71.13 per barrel, up over $1 per barrel on the week.  The Dollar strengthened versus the Euro and Yen on the week.

Next week look toward Tuesday’s Retail Sales, Business Inventories, and Housing Market Index, Wednesday’s Housing Starts and Industrial Production, and Thursday’s Jobless Claims and Philadelphia Fed Business Outlook Survey as potential market moving events.

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