The Federal Reserve cut key interest rates twice this year, so why are mortgage rates still so high?
By: Sabib Hossain
In September 2024, the Federal Reserve cut the key interest rate by 50 basis points, the first since March 2020. In November 2024, the institution cut the key interest rate once more by 25 basis points. Some ponder: if the key interest rate is being cut, then why are 30-year fixed mortgage rates still well above 6%?
To start, a cut in the key interest rate does not directly lead to a decrease in mortgage rates, but they are correlated. Theoretically, a Fed rate cut typically brings down mortgage rates. First, we should identify the most important factors impacting mortgage rates: inflation, the rate of economic growth, Federal Reserve monetary policy, and the bond market.
Now, let us delve deeper into each factor. Inflation refers to the rise in prices of goods and services. To ensure lenders receive a real net profit, they must maintain interest rates at a level that is sufficient to overcome a waning purchasing power through inflation. Further, other economic indicators such as GDP and employment rates influence mortgage rates. As economic growth increases, consumer spending also does, including seeking loans for home purchases. This increase in demand results in an uptick in mortgage rates. The opposite is true when the economy slows down. Moving on, the Federal Reserve has been mandated by Congress to pursue “maximum employment” and “price stability” through implementing monetary policy, which refers to the actions made by the central bank to manage the money supply and the interest rate. A well-known maxim of bond investing is an inverse relationship between interest rates and bond prices. As aforementioned, the Fed does not directly set rates for the mortgage market, but its actions in establishing the federal funds rate have an impact on the interest rates available to the public. Lastly, mortgage lenders tend to tie their interest rates closely to Treasury bond rates as it can competitively account for risk and profitability over the long term. In other words, as bond prices increase, bond yields decrease, which in turn decreases mortgage rates.
That said, why are mortgage rates still stubbornly high? The October Bureau of Labor Statistics Jobs Report, another indicator of economic growth, showed that 254,000 jobs (double the estimated number) were added in September 2024, possibly shifting the market’s outlook on economic growth. Further, the US economy grew at a strong rate of 2.8% in Q3: consumer spending accelerated to a 3.7% annual pace, exports increased at an 8.9% rate Q/Q, and core inflation was down from 2.8% to 2.2% Q/Q.
Looking forward, investors are concerned about President-elect Donald Trump’s economic plans. Trump’s proposal to cut corporate tax rates to 15% from 21% would increase earnings by S&P 500 companies by 4%, according to estimates from Goldman Sachs. These cuts could lead to a wider budget deficit and balloon the U.S debt by $7.75 trillion over the next decade. Moreover, Trump’s plan to impose tariffs on $3 billion in goods to reinforce his “America First” economic attitude could reignite inflation. The tariffs work like this: when a company imports something from another country that has tariffs imposed on it, the company has to pay a tax to the US government: it is the company importing the goods that pays the tariffs, not the country sending the goods. On his first day in office, Trump has already vowed to implement a 25% tariff on goods imported from Mexico and Canada. These tariffs on imported goods will likely be borne by US families, importers, and domestic/foreign companies in the form of higher prices or lower profits.
These proposed tariffs may contribute to inflationary pressures on the U.S. economy. In response to rising inflation, bond investors may demand higher yields in exchange for a decrease in purchasing power for future payments, causing Treasury bond yields to increase. This upward pressure on bond yields will likely lead to higher mortgage rates as well.
However, if tariffs slow economic growth significantly, they could reduce overall demand and investor confidence, potentially driving investors to seek safer assets like Treasury bonds. This increased demand could lower yields and, subsequently, mortgage rates. The net effect on mortgage rates depends on whether inflationary pressures or growth concerns dominate.
In short, while the Federal Reserve's rate cuts can influence mortgage rates indirectly, the current combination of robust economic growth, inflationary pressures from proposed tariffs, and investor reactions to fiscal policy uncertainties suggests that mortgage rates are likely to remain elevated until inflation subsides or economic growth slows significantly.
References:
● Boak, Josh. “Trump’s Tariffs in His First Term Did Little to Alter the Economy, but This Time Could Be Different.” AP News, 28 Nov. 2024,
apnews.com/article/trump-tariffs-china-mexico-canada-fentanyl-inflation-cf905e75e8635 11baef959a80ee2eea2. Accessed 30 Nov. 2024.
● Eisen, Ben. If the Fed Is Cutting Rates, Why Aren’t Mortgage Rates Falling?, Wall Street Journal, 7 Nov. 2024,
www.wsj.com/economy/housing/mortgages-fed-interest-rate-cuts-7e5345b8. Accessed 30 Nov. 2024.
● Ganguly, Sarupya. U.S. Housing Affordability to Worsen Even as Price Rises Slow: Reuters Poll | Reuters, Reuters, 27 Nov. 2024,
www.reuters.com/markets/us/us-housing-affordability-worsen-even-price-rises-slow-202 4-11-27/. Accessed 30 Nov. 2024.
● “Meeting Calendars and Information.” The Fed - Meeting Calendars and Information, www.federalreserve.gov/monetarypolicy/fomccalendars.htm. Accessed 30 Nov. 2024. ● Mortgage Rates, Freddie Mac, 27 Nov. 2024, www.freddiemac.com/pmms. Accessed 30 Nov. 2024.
● Picchi, Aimee. “How Trump’s Economic Agenda Could Affect Mortgage Rates in 2025.” Edited by Alain Shorter, CBS News, CBS Interactive, 27 Nov. 2024,
www.cbsnews.com/news/trump-tariffs-inflation-impact-mortgage-rates/. Accessed 30 Nov. 2024.
● Wile, Rob. “Why Mortgage Rates Are Still High after a Fed Cut - and Likely Won’t Go down Anytime Soon.” NBCNews.Com, NBCUniversal News Group, 9 Nov. 2024, www.nbcnews.com/business/consumer/mortgage-rates-still-high-why-federal-reserve-rat e-cut-trump-rcna179356#. Accessed 30 Nov. 2024.
● Wiseman, Paul. “US Economy Grew at a Solid 2.8% Pace Last Quarter on Strength of Consumer Spending.” AP News, 30 Oct. 2024,
apnews.com/article/economy-growth-inflation-gdp-consumers-federal-reserve-6a3fbfb57 90b07434d656a95865b7435. Accessed 30 Nov. 2024.
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