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Do you expect the home buyer tax credit extension to contribute to a noticeable pick up in loan production?

Created By: Adam Quinones
  • Yes, I anticipate an increase in activity (26.2%)
  • Only a modest upturn in production (44.7%)
  • Nope. 2009 demand stole from 2010 demand (29.1%)

Federal Reserve MBS Purchase Program

MBS OPEN: Rates Sideways After Data. Wait and See Mode...

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Recap of Yesterday...

  • ADP Employment Report: -203,000 jobs in October vs. revised for better -277,000 cuts in September. October read better than expected.
  • Treasury Refunding Announcment: $81bn in TSY supply next week. $40bn 3yr notes, $25bn 10s, and $16bn 30s. 10yr note sales $1bn more than expected..TSY extending duration of portfolio
  • Bankruptcy filings +8.9% in September vs. +4.1% in August. +27.9% year over year
  • FOMC makes a few changes to statement, does not alter verbiage "for an extended period".  I wrote lengthy discussion on what the text is telling us and how it relates to mortgage rates. READ MORE
  • Senate Passes Homebuyer Tax Credit Extension 98-0. Goes to House for vote. READ MORE
  • FHA delayes the release of their internal audit...says inaccuracies in  study's econometric model. READ MORE

The FN 4.0 ended the day +0-01 at 98-06 yielding 4.187%. The FN 4.5 went out the door +0-02 at 100-28 yielding 4.395%. The secondary market current coupon was 4.343%. The Current Coupon yield was +82/10yr TSY and +65/10yr swap. Tighter on the day but wider than 3pm marks. Yield spreads tightened considerably (MBS yields rose less than their benchmarks) as demand greatly outnumbered supply (3 to 1).

The old news was NO SUPPLY as lenders continue to originate only marginal amounts of new production. The NEW news yesterday was demand. This reflects a "wait and see" MBS attitude leading into the FOMC statement and a "WHO HAS SUPPLY I NEED IT" after the FOMC statement. 

So Far this Morning....

  • SHANGHAI +0.85%, HANG SENG -0.63%, TOPIC -0.72%, NIKKEI -1.29%, CAC +0.34%, DAX +0.29%, FTSE +0.20%
  • ECBs makes no change to rates policy. READ MORE
  • Bank of England announces NO CHANGE to rates policy, but increases asset purchase program by 25 billion (read  as US$40bn)  to 200 billion. Reminder: we are winding down our asset purchase programs (for now) READ MORE
  • US ECON DATA: 3Q Productivity +9.5%. Labor Costs -5.2%. Good for inflation expectations.
  • US ECON DATA: Jobless Claims down to 512,000 from 526,750 last week.  Better than consensus expectation of 523,000

After the data, the dollar index weakened, oil prices barely budged, same with Goooooooooollld, and S&P futures ticked higher after the data....currently at 1,053.I posted an interesting column in Around the Web called 'The Best Trader in the World is Wildly Bullish on Gold'.

In the rates market, the 2yr note is +0-01 at 100-07 yielding 0.889%. The 10yr note is -0-07 at 100-21 yielding 3.543%....not making much progress from yesterday.

The FN 4.0 is trading +0-00 at 98-06 4.187% and the FN 4.5 IS +0-00 at 100-26 yielding 4.395%. The secondary market current coupon is 4.343%. Rate sheets should be essentially unchanged from yesterday.

The yield curve underwent a massive steepener yesterday...meaning yields in the short end of the curve (2s) outperformed yields in the long end of the curve. After the FOMC statement the 2yr note yield fell from 0.952% down to 0.904%. On the other end of the curve, the 10yr note yield actually rose as high as 3.559% before calming and returning to the pre-FOMC range between 3.50 and 3.52%. The 2s/10s portion of the yield curve ended the day at 260bps.

Its all about the steepness of the curve right now. This chart should put that steep spread into context...275bps is the record. We currently are holding near 260. This means there is room for the curve to continue to steepen...this means there is room for rates to continue to rise.

The logic behind the steep yield curve is a function of two separate events. The first event being the FOMC meeting, the second being Non-Farm payrolls and the market's pre-data positioning.

1. The FOMC statement was a big deal for the front end of the curve. If the Fed implied they were considering a rate hike, the 2yr note would have sold off FAST. This is because the market is heavily positioned in a carry trade in the short side of the curve. To keep it simple, I will describe the carry trade as follows: accounts who can invest in size (large positions) can borrow money for almost nothing  (Fed Funds), then they lend it to the government via Treasury debt purchases (2yr note). This 'borrowing short and lending long'. If the FOMC hinted at or raised the Fed Funds rate (repo rate) yesterday, then the 'carry trade' would turn negative and the yield curve would flatten as yields in the front end of the curve rose more than yields in the long end of the curve.

Basically if the Fed decided to raise rates or implied they were going to raise rates...all the accounts who were invested in 2yr notes would RAPIDLY exit those positions. This would bear flatten the yield curve and make room for the long end of the yield curve to sell off as traders wait for the spread between 2yr notes and 10yr notes to widen up again...at least until it was as profitable to 'borrow short and lend long'. Unforunately this would result in higher mortgage rates.

I got a little carried away there (haha PUN intended)...besides the curve trade explanation, my point is as follows: Because the Fed did not change the verbiage "for an extended period"...2yr notes rallied.

2.  While 2yr note yields fell, the long end of the yield curve was not so fortunate. Leading into the FOMC statement, 10yr yields were trading over 3.50% support. After the statement, the 10yr yield rose to 3.559% before falling back down to 3.52% later in the session. Over the past few months, as you can see in the chart above, when the 2s/10s curve reached a spread between 250 and 260 basis points...traders considered the yield curve cheap, and placed trades that helped the curve bull flatten...aka 10yr notes outperformed 2yr notes....aka they sold 2s to buy 10s.  This did not happen yesterday...instead, even as 2yr note  yields fell and the 2s/10s curve continued to steepen towards 260bps, there was no buying interest. Hmmm....why?

SELL THE RUMOR, BUY THE NEWS is a simple way to describe it. Perhaps the bond market priced in a better than expected NFP report? Or maybe the market is starting to get worried about inflation? After all the dollar is WEAK and demand for gold is rising, plus one of the changes the FOMC made to the statement could be considered a means of covering their back in the event inflation really does become an issue. READ MORE.

Making matters worse was yesterday's Treasury refunding statement...while the debt supply was pretty much as expected...the Treasury is lengthening the maturity of their portfolio...this means they will shift the weight of their issuances towards longer life debt...like 10yr notes. More supply in the long end of the curve is a reason to let yields rise a bit higher too. Anything else? Hmmm....how about no more Fed Treasury purchase program? That should be considered as well. Or this is just the evolution of the short term trading environment...last Friday rates rallied, that trade base was taken out (unwound) on Tuesday and short positions were placed. Once the majority of the market was SHORT the long of the yield curve, they had less incentive to buy because it went against their current position. So now traders will let yields rise until given a reason to head the other direction. Helllloooooo range trade!

My point: while the short end of the yield curve had reason to rally (no rate hike), the long end of the curve had no real reason to be bought yesterday. Wait and see mode until tomorrow morning at 830 when NFP prints. Although "rate sheet influential" MBS coupons have held up well (holy tightener) as benchmark TSYs have NOT held up so well....it would be nice to see some speculative/corrective flattening ahead of NFP. Wait and see....I would be anticipating at flattener at some point, but would definitly hedge my position either way.

This is getting complicated, but its what matters most right now! Ask questions if something is unclear. We will do our best to answer them all. Also, MG wrote a Plain and Simple on the topic: READ MORE ON THE SHAPE OF THE YIELD CURVE

 

Data provided by Thomson Reuters
Secondary Marketing Managers and Capital Markets Desks, if you are interested in subscribing to the same fixed income and mortgage market data we use:CLICK HERE.
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Comments

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on
good morning everyone!
on
The yield curve is getting really steep AQ. There has to be a correction on one end or the other at some point. What are your thoughts?
on
I should have read MG's close from Wednesday before asking the question. Nevermind!
on
exactly that...there has to be a correction. The 2yr note yield runs into support at 0.94%, then 1.00% then 1.05% and then 1.10%. Resistance at 0.86%. The record steepness of 2s/10s is 275bps. Do the math on each of the pivot points....0.86 + 2.75 = 3.61% 10yr yield, 0.88 +2.75 = 3.63%, 0.94 + 2.75 = 3.69%, 1.06 + 2.75 = 3.81%, 1.10 +2.75 = 3.85% 10yr TSY yield. I doubt the 2yr spends much time over 1.00% unless data gets really bullish...so 3.75% is STRONG support in the 10yr. That is assuming no accounts step in to bargain buy...which is unlikely. The FN 4.5 yield will likely stay between 90-100bps over the 10yr yield. Although right now its tighter than +90/10yr, we dont expect it to stay that way too much longer. However, if the 10yr does approach 3.75%, then the FN 4.5 price would fall towards 100-00 and mortgage rates would move into the 5.15-5.25 area (at best).
on
What astounds me is that not one Senator voted down the tax credit extension.
on
Relax everyone, rates will go down now that I just locked those two loans I was on the fence about. Glad I could help you all out!
on
LOL Joan. It always happens that way to me as well.
on
Any one care to comment why ARMs are so much better in rate/price? 5/1 RM has been holding pretty steady, in fact improving, during the last several weeks/months. I am seeing more and more interest in 5/1s and 7/1s...atleast when it comes to refis
on
Adam, So I read this post, and cross referenced Matt's "Shape of the Yield Curve" explanation. Where I still get confused is I can't tell if it is good for MBS coupons if the yield curve steepens, or if it is flatter. I guess it is bad if the entire curve is rising, and good if it is lowering, but the flat and steep is where I can't figure it out.
on
Adam, so I read this post and MG's about the Yield Curve. What I can't tell is if it is good for MBS coupons for the curve to steepen, or if it is good for it to flatten. I guess I can tell it is bad if the entire curve is rising, and good if it is falling, but the steep and flat is what gets me.
on
Brian, they piggy backed it on the Unemployment Benefits Extention Bill. No Senator wants to be caught dead right now voting against extending unemployment.
on
For all you FHA guys and gals any concern after seeing this: "FHA delayes the release of their internal audit" . Until someone proves to me how FHA is different than subprime, I still believe FHA is a major disaster waiting to blow up. And I continue to be blown away how anyone in their right mind can see a different ending for FHA. Sure the appraisals are harder then when subprime around, but when you have bad credit, no down payment and high DTI (all foundations of subprime) that doesn't work - especially when the segment of the population that FHA tries to help (lower income) have high unemployment rates. 2010 will be the year FHA is no longer the FHA the loan community knows and loves.
on
Randy look at your indexes....short term money is cheap, cheap, cheap, hence ARM rates are low, low, low.....give me a 5/1 IO arm at sub 4 rates please...and thank you.....
on
Edgar while FHA in itself has lenient guidelines a lot of investors are tightening their specific credit requirements and introducing overlays. So just as we have seen credit quality improve in PRIME stuff we are going to see the same in FHA....most of my investors now require a 640 or above....the good side to that is that it seems as their credit requirements increase their rates get better....the sub 580 FHA companies out there are going to go away soon enough...the main issue is unemployment...as has been said in here before no matter what your credit score is if you don't have a job you don't pay your bills......FHA is lagging in guidelines changes intentionally in my opinion giving borrowers a chance to get out of their existing loans....soon they will deem it time to tighten the screws..
on
AQ: thanks for the that gold article. I am someone who feels we see a significant move above 2k over the next 2-3 years. The two graphs in the article support the theory of central banks could be moving away from certain asset classes and into gold (since their gold assets are so low). No treasuries, no dollars, no prime Cali real estate in Fresno....no central banks will be buying gold as the world moves away from the dollar and tries to figure out how to replace it.
on
Edgar, I agree 100%. Low down payment plus decreasing home values + high unemployment (especially for that demographic) spells more foreclosures and in turn lower values for all. FHA has a place and I know a lot of first time homebuyers woudn't exist without it but I think the downpayment should be 5% or more.
on
Joe: While I think the down payment should be more, you hit the key point-down payment. If you have a 740 FICO score, liquid assets, long term job history, previous owning experience pure A PAPER etc....fine offer them the small down payment loans. But when will people wake up: First time homebuyers have no clue as to the expense of owning a home. If they don't have a 10-20% downpayment, they mostl likely dont have the money to repair all the things that come with owning a home. Add in they are either loaded with debt or can't even make a car payment on time....what do you think will happen? You want FTHBs to have low down payments? Fine limit DTI to 30-35% then so they can save, require a 740 FICO score. Ask an LO in California about what happens when a homeowner has no skin in the game. I get calls almost daily about people that are underwater and will walk if something doesn't change. No point in spending thousand a month to own a house, that is worth 300k and you owe 400k. Throw in the carrying costs and PEOPLE WALK. They go rent, and that starts to look even more attractive when rents are falling.
on
Exactly, maybe require a lower DTI or more skin in the game (IE higher downpayment). But as Bobby mentions a high fico but no job spells trouble too. I think we are in a spiral with high unemployment and decreasing values. People who are underwater will walk away and thus the spiral continues.
on
do you guys read the Voice of Housing blog?
on
give it a shot: http://www.mortgagenewsdaily.com/channels/voiceofhousing/
on
AQ Edgar is the voice of housing.....the pessimistic voice!!!!
on
AQ that is a good blog...this was an intresting quote... "Another 2 million qualified borrowers (80% of them first-time homebuyers) have taken advantage of the declining house prices and historically-low interest rates to purchase a home using FHA. And through it all FHA has helped pump more than $400 billion of mortgage activity and liquidity into the market since 2008 and with a higher credit quality borrower whose average FICO score is 700." Makes you wonder where we would be without it, it is a good shot in the arm to the industry. Just scary to think that that 400 billion is supported by just 414 billion in home values. All it takes is a 3.5% decline in values and there is a ton of people underwater.
on
I agree on both points....
on

maybe I should give Edgar his own blog channel? Edgar if you want to write a post let me know. Im down...

on
AQ-Appreciate the offer and I'm all for it. You have my email, just let me know.