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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. .


Inflation slowed to 3.5% in June from a three-year high last month, driven by a mid-June ceasefire agreement that stabilized oil markets and lowered energy prices. The decline in energy prices offset increases in shelter and food, resulting in a monthly decrease in inflation for the first time since April 2020. However, the relief could be short-lived as the ceasefire collapsed in early July has pushed oil prices up by 12% and renewed inflation concerns. 

On a non-seasonally adjusted basis, the Consumer Price Index (CPI) rose by 3.5% in June from a year ago, following a 4.2% increase last month, according to the BLS latest report. The “core” CPI, excluding the volatile food and energy components, increased by 2.6% over the past twelve months, following a 2.9% increase in May. The housing shelter index, which makes up a large portion of “core” CPI, rose 3.3% over the year, following a 3.4% increase last month. Meanwhile, the component index for food rose by 3.0%, and the energy component index increased by 15.7%.

On a monthly basis, the CPI fell by 0.4% in June (seasonally adjusted), while the “core” CPI remained unchanged.

The price index for a broad set of energy sources decreased by 5.7% in June, with decreases in gasoline (-9.7%), fuel oil (-9.2%), and electricity (-1.0%), with a minor increase in natural gas (+0.5%). Meanwhile, both food at home and food away from home indexes rose by 0.2 in June.

Outside of energy, other top contributors that fell in June included indexes for motor vehicle insurance (-2.0%), communication (-1.5%), apparel (-0.6%), medical care (-0.1%) and used cars and trucks (-0.2%). Meanwhile, the index for recreation (+0.5%), household furnishings and operations (+0.2%), and personal care (+0.2%) were among the few major indexes that increased over the month.

The index for shelter, which makes up more than 40% of the “core” CPI, rose by 0.1% in June, the smallest monthly increase since January 2021. The index for owners’ equivalent rent (OER) rose by 0.2%, while the index for rent of primary residence (RPR) increased by 0.1% over the month.

NAHB constructs a “real” rent index to indicate whether inflation in rents is faster or slower than core inflation. It provides insight into the supply and demand conditions for rental housing. When inflation in rents is rising faster than core inflation, the real rent index rises and vice versa. The real rent index is calculated by dividing the price index for rent by the core CPI (to exclude the volatile food and energy components). In June, the Real Rent Index rose by 0.1%.



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


Mortgage rates continued to increase in June as markets priced in a rate hike due to high inflation and stronger-than-expected labor market. According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.49% in June, up 8 basis points (bps) over May. Since the conflict in the Middle East began, the 30-year mortgage rate has increased by 44 basis points. The average 15-year rate averaged 5.82% in June, up 8 bps from May, and up 39 basis points since the end of February. Even so, both rates remain lower than a year ago by 33 bps and 13 bps, respectively.

The 10-year Treasury yield, a key benchmark for long-term borrowing, held steady at an average of 4.48% in June. The 10-year yield surpassed 4.5% in the second week of the month following reports of persistent high inflation and a surprisingly resilient labor market. Furthermore, the latest Federal Open Market Committee (FOMC) meeting revealed that nine out of 18 Fed officials indicated at least one rate hike within the year.

Nonetheless, the 10-year Treasury yield eased later in the month, ending June at around 4.44%, as the United States and Iran reached a preliminary agreement and signed a Memorandum of Understanding (MoU). The agreement temporarily reopened the Strait of Hormuz to commercial shipping on a “toll-free” basis through mid-August to facilitate further negotiations over Iran’s nuclear program.



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


As the Iran conflict pushed up energy prices, the Personal Consumption Expenditures (PCE) Price Index—the Federal Reserve’s preferred inflation gauge—accelerated to a three-year high in May. While oil and gasoline prices have declined in recent weeks as planned Strait of Hormuz reopening reduced the risk of further energy price spikes, inflation may stay elevated in the coming months due to underlying price pressures. This could challenge the Fed’s recommitment to its price stability mandate.

The headline PCE price index increased 4.1% in May from a year ago, following a 3.8% increase in April, according to the Commerce Department’s Bureau of Economic Analysis. That was the highest level since April 2023. The “core” PCE price index, which excludes food and energy, rose 3.4% over the past twelve months, the highest since May 2023.

Despite the elevated inflation, consumer spending remained resilient as larger tax refunds and strong stock market gains provided a cushion for household finances. Consumer spending rose 0.7% in May, and real spending, adjusted to remove inflation, increased 0.3%.

Meanwhile, personal income rose 0.7% in May. Real disposable income— income adjusted for taxes and inflation —was up 0.3% in May, the first increase after three monthly declines. On a year-over-year basis, personal income was 3.8% higher, and real (inflation-adjusted) disposable income remained unchanged, following last month’s largest annual decline since November 2022.

With spending growth outpacing income growth, the personal saving rate held at 3.0% in May, unchanged from last month but matching the lowest level since July 2022, when core CPI was near its peak. With inflation eroding compensation gains, households are dipping into savings to support spending, especially amid higher energy costs following the start of the Iran war.



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


Inflation accelerated to a new three-year high in May, driven by continued increases in energy costs from the Iran war. Energy costs drove more than 60% of the monthly increase, with national gasoline prices jumping more than a dollar since the war began. Energy costs are straining household budgets and eroding purchasing power; inflation has now outpaced wage growth for the second straight month. As the ceasefire remains tenuous, energy prices are expected to remain elevated for months, continuing to put upward pressure on inflation and further complicating the Fed’s path toward its 2% target, especially given the recent strong job report.

On a non-seasonally adjusted basis, the Consumer Price Index (CPI) rose by 4.2% in May from a year ago, following a 3.8% increase last month, according to the BLS latest report. This was the largest annual increase since April 2023.

The “core” CPI, excluding the volatile food and energy components, increased by 2.9% over the past twelve months, following a 2.8% increase in April. The housing shelter index, which makes up a large portion of “core” CPI, rose 3.4% over the year, following a 3.3% increase last month. Meanwhile, the component index for food rose by 3.1%, and the energy component index increased by 23.5%, the largest annual increase since September 2022.

On a monthly basis, the CPI rose by 0.5% in May (seasonally adjusted), and the “core” CPI increased by 0.2%.

The price index for a broad set of energy sources rose by 3.9% in May, with increases in gasoline (+7.0%), fuel oil (+3.8%), and electricity (+0.6%), with a minor decline in natural gas (-0.5%). Meanwhile, the food at home index rose by 0.1%, while the food away from home index increased by 0.3% in May.

Outside of energy, other top contributors that rose in May included indexes for communication (+1.3%), airline fares (+2.7%), personal care (+1.0%) and recreation (+0.3%). Meanwhile, the index for motor vehicle insurance (-1.7%), household furnishings and operations (-0.6%), and new vehicle (-0.3%) were among the few major indexes that decreased over the month.

The index for shelter, which makes up more than 40% of the “core” CPI, rose by 0.3% in May. The index for owners’ equivalent rent (OER) rose by 0.3%, while the index for rent of primary residence (RPR) increased by 0.4% over the month. NAHB constructs a “real” rent index to indicate whether inflation in rents is faster or slower than core inflation. It provides insight into the supply and demand conditions for rental housing. When inflation in rents is rising faster than core inflation, the real rent index rises and vice versa. The real rent index is calculated by dividing the price index for rent by the core CPI (to exclude the volatile food and energy components). In May, the Real Rent Index rose by 0.2%.



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


Mortgage rates continued to increase in May as inflation accelerated. According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.41% in May, up 7 basis points (bps) over April. Since the conflict in the Middle East began, the 30-year mortgage rate has increased by 36 basis points. The average 15-year rate averaged 5.76% in May, up 7 bps from April, and up 33 basis points since the end of February. Even so, both rates remain lower than a year ago by 41 bps and 19 bps, respectively.

The 10-year Treasury yield, a key benchmark for long-term borrowing, averaged 4.47% in May, 16 bps higher than the previous month. Stronger-than-expected inflation pushed yields upward, with the 10-year yield reaching as high as 4.6% during the month. Rising energy prices kept inflation high, as fuel oil prices increased 5.8% and gasoline prices rose 5.4%.

Persistently high inflation has also strained household budgets. As people used more of their disposable income or drew down on savings to cover everyday expenses, the personal saving rate fell to 2.6% in April. The rate was the lowest since June 2022 when CPI was at its peak.



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


Inflation accelerated to a nearly three-year high in April, driven by continued increases in energy costs from the Iran war. Energy costs drove more than 40% of the monthly increase, with national gasoline prices soaring above $4.50 in early May for the first time since July 2022. With energy costs straining household budgets and eroding purchasing power, this marks the first time inflation has outpaced wage growth since May 2023. As the ceasefire remains tenuous, energy prices are expected to remain elevated for months, continuing to put upward pressure on inflation and complicating the Fed’s path toward its 2% target.

Meanwhile, shelter inflation in April is likely elevated due to a statistical quirk from last October government shutdown. After missing normal collection in October, the Bureau of Labor Statistics (BLS) used a six-month panel carry-forward imputation method to calculate shelter inflation, resulting in lower readings from November through March. Shelter inflation should normalize in the coming months as the BLS has resumed regular collection.

On a non-seasonally adjusted basis, the Consumer Price Index (CPI) rose by 3.8% in April from a year ago, following a 3.3% increase last month, according to the BLS latest report. This was the largest annual increase since May 2023.

The “core” CPI, excluding the volatile food and energy components, increased by 2.8% over the past twelve months, following a 2.6% increase in March. The housing shelter index, which makes up a large portion of “core” CPI, rose 3.3% over the year, following a 3.0% increase last month. Meanwhile, the component index of food rose by 3.2%, and the energy component index increased by 17.9%, the largest annual increase since September 2022.

On a monthly basis, the CPI rose by 0.6% in April (seasonally adjusted), and the “core” CPI increased by 0.4%.

The price index for a broad set of energy sources rose by 3.8% in April, with increases in fuel oil (+5.8%), gasoline (+5.4%), and electricity (+2.1%), with a minor decline in natural gas (-0.1%). Meanwhile, the food at home index rose by 0.7%, while the food away from home index increased by 0.2% in April.

Outside of energy, other top contributors that rose in April included indexes for household furnishings and operations (+0.7%), airline fares (+2.8%), personal care (+0.7%), apparel (+0.6%), and education (+0.2%). Meanwhile, the index for new vehicles (-0.2%), communication (-0.2%) and medical care (-0.1%) were among the few major indexes that decreased over the month.

The index for shelter, which makes up more than 40% of the “core” CPI, rose by 0.6% in April. The index for owners’ equivalent rent (OER) rose by 0.5%, while the index for rent of primary residence (RPR) increased by 0.5% over the month.

NAHB constructs a “real” rent index to indicate whether inflation in rents is faster or slower than core inflation. It provides insight into the supply and demand conditions for rental housing. When inflation in rents is rising faster than core inflation, the real rent index rises and vice versa. The real rent index is calculated by dividing the price index for rent by the core CPI (to exclude the volatile food and energy components). In April, the Real Rent Index rose by 0.2%.



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


Mortgage rates continued to increase in April as ceasefire negotiations remain inconclusive. According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.34% in April, 16 basis points (bps) higher than March. The average 15-year rate also increased by 13 bps to 5.69%. Despite the recent increase, both rates remain lower than a year ago by 39 bps and 21 bps, respectively.

The 10-year Treasury yield, a key benchmark for long-term borrowing, averaged 4.31%, up 7 bps from the previous month. Ongoing blockades in the Strait of Hormuz have kept oil prices above $100 per barrel. This has passed through to inflation which climbed to 3.3%, nearing a two-year high. Energy components led the increase with fuel oil prices rising 30.7% and gasoline up 21.2% in March.

At its latest meeting, the Federal Reserve held the federal funds rates unchanged at 3.5% to 3.75% as inflation remains elevated alongside continued economic expansion. Jerome Powell’s term as Chair will end next month but has announced that he will remain on the Board of Governors. Kevin Warsh, President Trump’s pick as the next Fed Chair, indicated during a Senate Banking Committee hearing a preference for alternative inflation measures, including “trimmed averages”, which removes outliers above and below a certain threshold. For example, by stripping out outsized swings like a 50.8% annualized drop in telecom equipment and a 384.6% jump in moving and freight services, the Dallas Fed’s trimmed-mean measure last February registered 2.3%, below the 2.8% headline PCE and 3.0% core PCE.



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


Consumer prices surged to a nearly two-year high in March, driven by a spike in energy costs following the onset of the Iran war. This is the first CPI report to reflect the impact of the war, with inflation rising nearly a full percentage point from February. National gasoline average prices in March soared above $4 for the first time since August 2022, accounting for nearly three-quarters of the monthly gain in inflation and marking the largest monthly increase in the gasoline index since government began tracking in 1967. As the ceasefire remains tenuous, energy prices are expected to remain elevated for months, continuing to put upward pressure on inflation and complicating the Fed’s path toward its 2% target.

On a non-seasonally adjusted basis, the Consumer Price Index (CPI) rose by 3.3% in March from a year ago, following a 2.4% increase last month, according to the Bureau of Labor Statistics (BLS) latest report. This was the largest annual increase since May 2024. The “core” CPI, excluding the volatile food and energy components, increased by 2.6% over the past twelve months, following a 2.5% increase in February. The housing shelter index, which makes up a large portion of “core” CPI, rose 3.0% over the year, holding steady over the last two months. Meanwhile, the component index of food rose by 2.7%, and the energy component index increased by 12.5%, the largest annual increase since November 2022.

On a monthly basis, the CPI rose by 0.9% in March (seasonally adjusted), and the “core” CPI increased by 0.2%.

The price index for a broad set of energy sources rose by 10.9% in March, the largest monthly increase since September 2005, with increases in fuel oil (+30.7%), gasoline (+21.2%), and electricity (+0.8%), partially offset by a decline in natural gas (-0.9%). Fuel oil posted its largest monthly increase since February 2000. Meanwhile, the food at home index fell by 0.2%, while the food away from home index increased by 0.2% in March.

Outside of energy, the index for shelter was the largest contributor to the overall monthly increase in the all items index. Other top contributors that rose in March included indexes for airline fares (+2.7%), apparel (+1.0%), household furnishings and operations (+0.2%), education (+0.3%), and new vehicles (+0.1%). Meanwhile, the index for medical care (-0.2%), personal care (-0.5%) and used cars and trucks (-0.4%) were among the few major indexes that decreased over the month.

The index for shelter, which makes up more than 40% of the “core” CPI, rose by 0.3% in March. The index for owners’ equivalent rent (OER) rose by 0.3%, while the index for rent of primary residence (RPR) increased by 0.2% over the month.

NAHB constructs a “real” rent index to indicate whether inflation in rents is faster or slower than core inflation. It provides insight into the supply and demand conditions for rental housing. When inflation in rents is rising faster than core inflation, the real rent index rises and vice versa. The real rent index is calculated by dividing the price index for rent by the core CPI (to exclude the volatile food and energy components). In March, the Real Rent Index remained unchanged.



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


After months of downward trend, inflation held steady at an eight-month low in February. This report does not reflect the recent surge in oil prices due to Iran conflict beginning February 28. Higher oil prices will likely translate into higher gasoline costs and impact other sectors associated with transportation including airline tickets. This renewed inflation concern would complicate Fed policy especially given the recent weaker-than-expected job report. Additionally, lingering effects from government shutdown will continue to suppress the shelter index through April.

On a non-seasonally adjusted basis, the Consumer Price Index (CPI) rose by 2.4% in February from a year ago, unchanged from January and matching the lowest level since May 2025, according to the Bureau of Labor Statistics (BLS) latest report. The “core” CPI, excluding the volatile food and energy components, increased by 2.5% over the past twelve months, also unchanged from January. The housing shelter index, which makes up a large portion of “core” CPI, rose 3.0% over the year, holding steady from last month. Meanwhile, the component index of food rose by 3.1%, and the energy component index increased by 0.5%.

On a monthly basis, the CPI rose by 0.3% in February (seasonally adjusted), and the “core” CPI increased by 0.2%.

The price index for a broad set of energy sources rose by 0.6% in February, with the decline in electricity (-0.7%) offset by increases in gasoline (+0.8%), natural gas (+3.1%) and fuel oil (+11.1%). Meanwhile, the food at home index rose by 0.4%, while the food away from home index increased by 0.3% in February.

The index for shelter continued to be the largest contributor to the overall monthly increase in all items index. Other top contributors that rose in February included indexes for medical care (+0.5%), apparel (+1.3%), household furnishings and operations (+0.3%), airline fares (+1.4%), and education (+0.2%). Meanwhile, the index for communication (-0.5%), used cars and trucks (-0.4%), motor vehicle insurance (-0.3%) and personal care (-0.2%) were among the few major indexes that decreased over the month.

The index for shelter, which makes up more than 40% of the “core” CPI, rose by 0.2% in February. The index for owners’ equivalent rent (OER) rose by 0.2% while and the index for rent of primary residence (RPR) increased by 0.1% over the month. NAHB constructs a “real” rent index to indicate whether inflation in rents is faster or slower than core inflation. It provides insight into the supply and demand conditions for rental housing. When inflation in rents is rising faster than core inflation, the real rent index rises and vice versa. The real rent index is calculated by dividing the price index for rent by the core CPI (to exclude the volatile food and energy components). In February, the Real Rent Index fell by 0.1%, the first monthly decline after remaining virtually flat since August 2025, except for data quality issues in October and November.



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

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