Tag

Holds

Browsing


The Federal Reserve held the federal funds rate at a target range of 3.5% to 3.75% at the conclusion of its July policy meeting. There were three dissenting votes on the Federal Open Market Committee (FOMC), all of which supported raising the federal funds rate by 25 basis points. The July monetary policy hold marked the fifth consecutive hold, following 75 basis points of cuts at the end of 2025.

The central bank noted that “economic activity is expanding at a solid pace despite elevated uncertainty.” The Fed also stated that this uncertainty is due in part to the conflict in the Middle East. Additionally, Chairman Warsh noted at his press conference that the economy has shown “impressive resilience” in the face of these headline risks.

In a theme likely to receive growing attention in the quarters ahead, the Fed noted that productivity growth and capital investment are strong. Productivity growth, in particular, suggests future deflationary forces. The Fed also noted that the unemployment rate has experienced little change in recent data.

With respect to inflation, the Fed stated that “inflation remains elevated” relative to the central bank’s two percent target. Importantly, the Fed attributed these inflation challenges to “supply shocks,” including the energy sector.

If you squint a little, this can be seen as a dovish policy message because, while the Fed can affect aggregate demand by tightening monetary policy (as the bond market appears to expect), the central bank cannot effectively address supply shocks with policy. While this should not be interpreted as taking rate hikes off the table, it is an accurate statement of current macroeconomic conditions and many analysts’ views that the Fed cannot solve energy price increases due to war or one-off tariff effects with monetary policy. The same can be said about the impact of the housing deficit on the shelter component of overall inflation, which can only be addressed by other policies that bend the cost curve for housing supply.

From a policy perspective, the Fed noted very clearly, “The Committee will deliver price stability.” The Fed also explicitly emphasized the FOMC’s two percent inflation goal. Chairman Warsh reiterated this two percent goal clearly in his press conference. Moreover, the Fed Chairman noted that nominal long-term interest rates had moved higher since the last meeting, which he attributed to economic data rather than Fed forward guidance.

Indeed, the two-year Treasury rate is now 50 basis points higher than the top target rate for the federal funds rate, indicating that the bond market is expecting Fed tightening. However, one could also argue, as Chairman Warsh appeared to do so at his press conference, that the market has responded to the Fed’s current stance and goals and is delivering an environment in which market forces do the work of tighter policy. Chairman Warsh even suggested that despite the “no change” policy for the July meeting, other changes in market conditions indicate that the July meeting did not result in a policy “pause.”

There were important items not discussed in today’s statement, although they were referenced in today’s press conference. Chairman Warsh has established several task forces looking at Fed communications, forward guidance, data measurement (including how inflation is measured, a topic discussed at the Chairman’s press conference, suggesting new, preferred measures are coming), and other policy-related topics. We will learn more about those efforts down the road.

The Fed will also likely address the status of the central bank’s balance sheet, which can affect long-term interest rates, including mortgage rates, if balance sheet reduction were to be accelerated. These long-term rate changes, set by markets, are in the driver’s seat in the meantime.



This article was originally published by a eyeonhousing.org . Read the Original article here. .


Consumer loan delinquency rates continued to normalize in the first quarter of 2026 as pandemic-related disruptions diminished and credit conditions moved closer to historical norms.  According to the latest Quarterly Report on Household Debt and Credit from the Federal Reserve Bank of New York, about 4.8% of outstanding household debt balances were in some stage of delinquency, unchanged from the previous quarter but above the unusually low levels observed during the pandemic period.

The composition of delinquent balances also points to increasing persistence of financial stress among borrowers. Loans categorized as severely derogatory—which are delinquent balances with reports of repossession, charge-off to bad debt, or foreclosure—increased of 0.3 percentage points in the first quarter of 2026 compared to the previous quarter to 1.8%. Likewise, balances that were 120 or more days delinquent have steadily trended upward since 2022 as more borrowers who fall behind are remaining delinquent for longer periods rather than catching up on missed payments.

Looking at seriously delinquent loans, defined as balances 90 or more days past due, conditions continue to diverge across loan types. Credit cards remain the top area of concern. Approximately 13.1% of credit card balances were seriously delinquent in the first quarter of 2026, increasing 0.4 percentage points from the previous quarter and quickly approaching levels last seen following the Great Recession. The sustained rise in seriously delinquent credit card balances since mid-2022 suggests many households increasingly relied on revolving debt to manage higher everyday living costs during the inflation surge and are now struggling to keep up with repayment.

Student loan balances that were seriously delinquent also continued rising following the resumption of collections and credit reporting after the payment pause. About 10.3% of student loan balances were 90+ days delinquent in the first quarter, up from 9.6% at the end of 2025. Furthermore, roughly 1 million federal student loan borrowers entered default in the last quarter of 2025, followed by another 2.6 million borrowers in the first quarter of 2026, as missed payments began progressing through the federal default timeline. The study also noted that the student loan borrowers entering default were likely to be delinquent on other forms of debt, and the financial strain could intensify as collection efforts resume.

Auto loan performance also continued deteriorating in the first quarter. The share of auto loan balances that were seriously delinquent rose to 5.6%, the highest level since 2003. Elevated vehicle prices and financing costs which rose during the pandemic and have remained sticky, continue to pressure many borrowers, particularly those with lower credit quality.

Mortgage debt, by contrast, remains comparatively healthy despite inching up in recent years. About 1.1% of mortgage balances were seriously delinquent, remaining low by historical standards. Strong homeowner equity positions and historically low fixed-rate mortgages continue supporting mortgage credit performance even as broader consumer credit conditions weaken.

Overall, household balance sheets show growing financial strain especially within non-housing consumer debt categories, with gradual and persistent deterioration in credit card, student loan, and auto loan performance.



This article was originally published by a eyeonhousing.org . Read the Original article here. .


Overall confidence in the market for new multifamily housing held steady year-over-year in the first quarter, according to the Multifamily Market Survey (MMS) by the National Association of Home Builders (NAHB). The MMS produces two separate indices. The Multifamily Production Index (MPI) had a reading of 44, unchanged year-over-year, while the Multifamily Occupancy Index (MOI) had a reading of 69, dropping 13 points year-over-year.

Multifamily developer sentiment is roughly where it was at this time last year, although the combination of regulatory hurdles, interest rates, insurance costs and volatility in material prices is threatening the viability of some projects. Also, in some markets, developers are reporting that it has become more difficult to obtain permits for unsubsidized projects.

The MPI and MOI continue to show that the market for garden and low-rise apartments typical of outlying areas is stronger than the market for mid- and high-rise apartments. The gap is narrowing year-over-year for new multifamily construction (i.e., blue line), while widening for the occupancy of existing apartments (i.e., orange line). NAHB is projecting that multifamily starts will increase slightly in 2026, but current production rates are unlikely to be sustained through 2027.

Multifamily Production Index (MPI)

The MMS asks multifamily developers to rate the current conditions as “good”, “fair”, or “poor” for multifamily starts in markets where they are active. The index and all its components are scaled so that a number above 50 indicates that more respondents report conditions as good rather than poor. The MPI is a weighted average of four key market segments: three in the built-for-rent market (garden/low-rise, mid/high-rise, and subsidized) and the built-for-sale (or condominium) market.

There were two components which experienced increases year-over-year, while the other two experienced decreases during the first quarter. The component measuring mid/high-rise rose seven points to 35, while the component measuring subsidized units increased six points to 56. On the other hand, the component measuring garden/low-rise fell six points to 48 while the component measuring built-for-sale units inched down one point to 37. Only the component measuring subsidized units was above the break-even point of 50.

Multifamily Occupancy Index (MOI)

The survey also asks multifamily property owners to rate the current conditions for occupancy of existing rental apartments in markets where they are active as “good”, “fair”, or “poor”.  Like the MPI, the MOI and all its components are scaled so that a number above 50 indicates more respondents report that occupancy is good than poor. The MOI is a weighted average of three built-for-rent market segments (garden/low-rise, mid/high-rise, and subsidized). 

All three MOI components experienced year-over-year decreases in the first quarter of 2026; the mid/high-rise component dropped 17 points to 59, the garden/low-rise component fell 11 points to 71, and the subsidized component decreased nine points to 80. Nevertheless, all three MOI components remain well above the break-even point of 50.

For more recent information about the market, the survey contains a separate question asking multifamily developers to compare current market conditions to conditions three months earlier. In the first quarter of 2026, 21% of respondents said the current market is better, and 19% said it is worse. However, the majority of developers—60%—said that the market is currently about the same as it was three months ago.

The MMS was re-designed in 2023 to produce results that are easier to interpret and consistent with the proven format of other NAHB industry sentiment surveys. Until there is enough data to seasonally adjust the series, changes in the MMS indices should only be evaluated on a year-over-year basis.

Please visit NAHB’s MMS web page for the full report.



This article was originally published by a eyeonhousing.org . Read the Original article here. .


Private fixed investment in student dormitories edged up 0.1% in the first quarter of 2026, holding at a seasonally adjusted annual rate (SAAR) of $3.9 billion. This modest gain marked a third consecutive quarterly increase, despite continued pressures from elevated interest rates. However, on a year-over-year basis, investments in dorms remained almost unchanged.

Private fixed investment in student housing experienced a surge after the Great Recession, as college enrollment increased from 17.2 million in 2006 to 20.4 million in 2011. However, during the pandemic, private fixed investment in student housing declined drastically from $4.4 billion (SAAR) in the last quarter of 2019 to $3 billion in the second quarter of 2021. According to the National Student Clearinghouse Research Center, college enrollment fell by 3.6% in the fall of 2020 and by 3.1% in the fall of 2021.

Since then, private fixed investment in dorms has rebounded, as college enrollments show a gradual recovery from pandemic-driven declines. Effective in-person learning requires college students to return to campuses, boosting the student housing sector. Still, demographic trends are reshaping the outlook for student housing. The U.S. faces slower growth in the college-age population as birth rates declined following the Great Recession. As a result, total enrollment in postsecondary institutions is projected to only increase 8% from 2020 to 2030, according to the National Center for Education Statistics, well below the 37% increase between 2000 and 2010.

Despite recent fluctuations, student housing construction shows signs of recovery, and future growth is expected in response to increasing student enrollment projections.



This article was originally published by a eyeonhousing.org . Read the Original article here. .

Pin It