昨天,美聯儲在四年多來首次降息。這宣告美聯儲應對曾經非常嚴重的通貨膨脹取得了勝利。降息之后,抵押貸款利率卻出現了一種奇怪的波動。30年期房貸固定利率周平均值從6.2%下降至6.09%,日平均值從6.15%提高到6.17%。變化的幅度似乎很小,但考慮到30年期抵押貸款的總成本,這對于想要買房的人而言至關重要。
但美聯儲在一個方面并沒有取得勝利。盡管這可能根本不是它的戰場。
在美聯儲會議之后召開的新聞發布會上,有記者向美聯儲主席杰羅姆·鮑威爾提問,降息能否刺激房地產市場的需求,并再次使房價暴漲。他的回答值得深思:只要抵押貸款利率下降,鎖定效益就會減輕。人們會開始賣房,與此同時他們也會買房。因此,降息能夠額外刺激多少需求,仍是個未知數。他認為,這似乎根本無法解決美國房地產市場危機的癥結。
鮑威爾說道:“我認為房地產市場真正的問題在于,美國一直存在而且未來也將繼續面臨房屋供應不足的問題,情況會極具挑戰性。在人們想要居住的地方很難劃分新的地塊……房地產市場的問題變得更加困難,而且我們該如何增加房屋供應?這并不是美聯儲能夠真正解決的問題。”
他繼續說道:“但我認為隨著利率的正常化,房地產市場也會趨于正常化。我的意思是,最終,使通脹普遍下降,使利率和房地產流通正常化,這是我們能為業主做的最大努力。供應問題需要由市場和政府來解決。”
這是一個有趣的觀點。我們知道美聯儲不會設定抵押貸款利率,但卻會影響它的走向。例如:抵押貸款利率不會因為昨天的降息決定大幅下降,因為它已經因為對降息的預期而大幅下降。但抵押貸款利率仍會下降。當疫情爆發后,美聯儲降息;這是緊急降息。本來已經極低的抵押貸款利率繼續下降。極低的抵押貸款利率和居家辦公的可能性,帶來了房地產市場繁榮。
約兩年后,通脹嚴重,美聯儲加息,抵押貸款利率隨之大幅上漲。這導致房地產市場陷入低迷。去年,美國現房銷量降至近30年來的最低水平。今天的數據顯示,8月份現房銷量環比下降了2.5%,同比下降了4.2%。因此,美聯儲確實在房地產市場中扮演了某種角色,但它的動作只會影響臨時現象。正如鮑威爾在美聯儲講話中所說的那樣,美聯儲不蓋房子。
房地產政策專家、城市經濟學家以及房地產公司高管會告訴你,美國面臨的問題是數百萬套房屋缺口,而房屋供應不足導致房價居高不下。有人表示,自從全球金融危機以來,美國的房屋開工量持續不足;有人則更進一步,將問題的根源追溯到數十年前的土地使用法規和政策失敗。人們買不起房,而這不僅僅是因為高抵押貸款利率。
這并非鮑威爾首次表達這種立場。今年早些時候,鮑威爾在參議院銀行業委員會出席聽證會時解釋稱,因抵押貸款利率升高導致的與鎖定效益有關的問題,“隨著經濟正常化和利率正常化,將得到緩解……但全國的房地產市場依舊要面臨房屋供應不足的問題。”(財富中文網)
譯者:劉進龍
審校:汪皓
美聯儲主席杰羅姆·鮑威爾。Anna Moneymaker via Getty Images
昨天,美聯儲在四年多來首次降息。這宣告美聯儲應對曾經非常嚴重的通貨膨脹取得了勝利。降息之后,抵押貸款利率卻出現了一種奇怪的波動。30年期房貸固定利率周平均值從6.2%下降至6.09%,日平均值從6.15%提高到6.17%。變化的幅度似乎很小,但考慮到30年期抵押貸款的總成本,這對于想要買房的人而言至關重要。
但美聯儲在一個方面并沒有取得勝利。盡管這可能根本不是它的戰場。
在美聯儲會議之后召開的新聞發布會上,有記者向美聯儲主席杰羅姆·鮑威爾提問,降息能否刺激房地產市場的需求,并再次使房價暴漲。他的回答值得深思:只要抵押貸款利率下降,鎖定效益就會減輕。人們會開始賣房,與此同時他們也會買房。因此,降息能夠額外刺激多少需求,仍是個未知數。他認為,這似乎根本無法解決美國房地產市場危機的癥結。
鮑威爾說道:“我認為房地產市場真正的問題在于,美國一直存在而且未來也將繼續面臨房屋供應不足的問題,情況會極具挑戰性。在人們想要居住的地方很難劃分新的地塊……房地產市場的問題變得更加困難,而且我們該如何增加房屋供應?這并不是美聯儲能夠真正解決的問題。”
他繼續說道:“但我認為隨著利率的正常化,房地產市場也會趨于正常化。我的意思是,最終,使通脹普遍下降,使利率和房地產流通正常化,這是我們能為業主做的最大努力。供應問題需要由市場和政府來解決。”
這是一個有趣的觀點。我們知道美聯儲不會設定抵押貸款利率,但卻會影響它的走向。例如:抵押貸款利率不會因為昨天的降息決定大幅下降,因為它已經因為對降息的預期而大幅下降。但抵押貸款利率仍會下降。當疫情爆發后,美聯儲降息;這是緊急降息。本來已經極低的抵押貸款利率繼續下降。極低的抵押貸款利率和居家辦公的可能性,帶來了房地產市場繁榮。
約兩年后,通脹嚴重,美聯儲加息,抵押貸款利率隨之大幅上漲。這導致房地產市場陷入低迷。去年,美國現房銷量降至近30年來的最低水平。今天的數據顯示,8月份現房銷量環比下降了2.5%,同比下降了4.2%。因此,美聯儲確實在房地產市場中扮演了某種角色,但它的動作只會影響臨時現象。正如鮑威爾在美聯儲講話中所說的那樣,美聯儲不蓋房子。
房地產政策專家、城市經濟學家以及房地產公司高管會告訴你,美國面臨的問題是數百萬套房屋缺口,而房屋供應不足導致房價居高不下。有人表示,自從全球金融危機以來,美國的房屋開工量持續不足;有人則更進一步,將問題的根源追溯到數十年前的土地使用法規和政策失敗。人們買不起房,而這不僅僅是因為高抵押貸款利率。
這并非鮑威爾首次表達這種立場。今年早些時候,鮑威爾在參議院銀行業委員會出席聽證會時解釋稱,因抵押貸款利率升高導致的與鎖定效益有關的問題,“隨著經濟正常化和利率正常化,將得到緩解……但全國的房地產市場依舊要面臨房屋供應不足的問題。”(財富中文網)
譯者:劉進龍
審校:汪皓
The Federal Reserve delivered its first interest rate cut in more than four years yesterday. It was a declaration of victory over once hot, hot, hot inflation. And mortgage rates responded by fluctuating in kind of a weird way. The average 30-year fixed weekly rate dropped from 6.2% to 6.09% and the daily rate rose from 6.15% to 6.17%. They might seem like tiny changes, but it matters to anyone who wants to buy a home—think of the total cost of a mortgage over its 30-year lifespan.
But there is a fight that the central bank hasn’t won. Although it might not be its fight at all.
During a post-meeting press conference, Fed Chair Jerome Powell was asked if interest rate cuts would reignite demand in the housing market and send prices soaring—again. His answer was telling: once mortgage rates come down, the lock-in effect will ease. People will start to sell their homes, and when they do, they’ll buy homes, too. So it isn’t clear how much extra demand the cut could trigger. To him, it seems that piece only side-steps the crux of the country’s housing crisis.
“I mean, the real issue with housing is that we have had and are on track to continue to have not enough housing, and so it’s going to be challenging,” Powell said. “It’s hard…to zone lots that are in places where people want to live…All of the aspects of housing are more and more difficult, and you know, where are we going to get the supply? And this is not something that the Fed can really fix.”
He continued: “But I think as we normalize rates, you’ll see the housing market normalize. And I mean, ultimately, by getting inflation broadly down and getting those rates normalized and getting the housing cycle normalized, that’s the best thing we can do for householders. And then the supply question will have to be dealt with by the market and also by government.”
It’s interesting. So we know the Fed doesn’t set mortgage rates, but it can influence where they go. Case in point: mortgage rates won’t plummet in the aftermath of yesterday’s decision, because they’ve already fallen so much because the cut was priced in from expectation alone. Still, lower rates are coming. Either way, when the pandemic began, the central bank slashed interest rates; they were emergency cuts. Mortgage rates were already pretty low, but they kept falling. Rock-bottom mortgage rates and the ability for work from wherever fueled a housing boom.
Then roughly two years later when inflation became a problem, the Fed raised interest rates, and mortgage rates soared. The shock pushed the housing world to a standstill. Last year existing home sales fell to their lowest level in close to three decades. Even now, data out today showed existing home sales dropped 2.5% in August from the prior month and 4.2% from one year ago. So the central bank absolutely plays a role in housing, but its movements only power temporary phenomenons. The Fed doesn’t build houses, as Powell said in Fed Speak.
Our problem is that the country is missing millions of homes, and the shortfall is keeping prices aloft, that’s what housing policy analysts and urban economists and real estate executives will tell you. Some say we’ve been under building since the Great Financial Crisis; some say it goes back further, to land-use regulations and policy failures decades ago. People can’t afford homes, and it’s not only because of high mortgage rates.
It isn’t the first time Powell has taken this stance. Earlier this year, as he testified to the Senate Banking Committee, Powell explained that problems associated with the lock-in effect, resulting from higher mortgage rates “will abate as the economy normalizes and as rates normalize…But we’ll still be left with a housing market nationally, where there is a housing shortage.”