热点思考 | 居者有其屋，昂贵的“美国梦”（申万宏观·赵伟团队）

Core Insights - The U.S. real estate market is in a downward cycle from 2024 to 2025, with potential for recovery in 2026 depending on stabilization in property sales and continued interest rate cuts by the Federal Reserve [1] Group 1: U.S. Real Estate Market Dynamics - The core issue in the U.S. real estate market is insufficient demand, with supply shortages being secondary [10][77] - Mortgage rates have decreased by 80 basis points since 2025, yet real estate sales and investment remain sluggish [1][6] - The average monthly cost of homeownership is $3,060, accounting for 43.2% of household income, significantly higher than the $2,227 monthly rental cost [2][19][69] Group 2: Federal Reserve's Interest Rate Policy - The Federal Reserve is expected to cut interest rates 1-2 times in 2026, but the downward potential for long-term Treasury yields is limited [3][28] - Mortgage rates are closely tied to the 10-year Treasury yield, which is projected to remain around 4.0% by the end of 2026, limiting the impact of Fed rate cuts on mortgage rates [3][41][69] Group 3: Trump's Real Estate Policy Initiatives - Trump's administration has proposed five key real estate policies aimed at stimulating the market, including transferable mortgages and a ban on large institutional purchases of single-family homes [4][52][55] - The effectiveness of these policies is questioned, as only 1% of U.S. homes are owned by large institutional investors, and the proposed $200 billion MBS purchase may only marginally affect mortgage spreads [55][56][69] - The long-term solution to the housing crisis lies in increasing housing supply, which is hindered by high construction costs and labor shortages [56][69] Group 4: Market Outlook - The U.S. real estate market is expected to show only weak recovery in 2026, with slight improvements in property sales anticipated as mortgage rates gradually decline [65][71]