Joining us this morning in an exclusive interview is FHFA director Bill Py. Director, welcome back. Good to see you. Thank you.Good to see you always, Carl. We had Will on yesterday. We thought he might sort of fudge the motivation for this move, but he did attribute it directly to your posts.Well, either that or he doesn't want to look like the bad guy. He wants somebody else to look like the bad guy. But look, I appreciate it.No matter what, I think it's a big win for the American people. And this is just ...

Well, adjustable rate mortgages, which fell out of favor in the aftermath of the financial crisis, are catching on again. Here with the story is senior housing reporter Claire Boston. So, Claire, to start here, what exactly is an adjustable rate mortgage.>> Hi, Ally. So, as the name suggests, an adjustable rate mortgage, the interest rate can change over time. Typically, these days, you get either a 5, seven, or 10-year period where you have a fixed rate on your mortgage.And then after that period expires, ...

Market Sentiment and Earnings - Investor sentiment is currently high, leading to potential profit-taking and normalization of positions in response to any unsettling news [1] - The upcoming Q3 earnings reporting season is expected to be a significant factor influencing market direction [2][4] - The market's recent highs are attributed to expectations of rate cuts, but the sustainability of this trend hinges on strong earnings performance [2][3] Earnings Pressure - There is considerable pressure on earnings to exceed growth expectations, particularly given current market valuations [4][5] - The current earnings pressure is noted to be at levels not seen since the tech bubble and the post-pandemic recovery [5] Company Focus: Equifax - Equifax is highlighted as a potential investment opportunity due to its earnings inflection story, driven by lower interest rates impacting mortgage rates [6] - Analyst expectations for Equifax's earnings are projected to be significantly above consensus for fiscal years 2026 and 2027, supported by lower mortgage rates [6] - The company is expected to improve its return on equity (ROE) through enhanced margins and operational efficiency [7] Mortgage Rates and Housing Market - Despite recent increases in mortgage rates, the long-term outlook remains positive due to a housing market that is underbuilt in the United States [8] - The current mortgage rates are approaching the 6% range, which may stimulate demand for both refinancing and new home purchases [8]

Interest Rate Expectations & Monetary Policy - The market anticipates the Federal Reserve funds rate to be around 3% in the future, potentially influencing the housing market [5] - A neutral rate around 3% to 375% suggests current monetary policy remains tight [3] - The market is pricing in events 6 to 8 months ahead, indicating forward-looking expectations beyond current observations [9] Housing Market Dynamics - Approximately 85% of mortgage holders have rates below 55%, creating a barrier to moving unless rates narrow considerably [5] - A rate of 55% is seen as a potential catalyst to unlock the housing market [7] - Refinancing below 3% in January 2021 highlights the sensitivity of homeowners to mortgage rates [6] Market & Sector Implications - Small caps, particularly the Russell 2000, are up 19% [7] - Lower interest rates are expected to benefit tech investments and consumer discretionary sectors like Best Buy, Home Depot, Ford, and GM [10] - 40% of the Russell 2000 is unprofitable, making them highly reliant on interest rates and variable margins [9]

We're going to talk about the Fed in just a minute, but first we got to start with Nvidia shares moving lower after the Chinese uh internet regulator told Chinese companies to not buy the chips. How do you view that for the market. I know you're not a tech analyst, but the idea of of Nvidia and it's waiting stock moving lower and potentially moving lower even more on these kind of reports.>> Yeah, the heaviest weighted stock in the world. So, yeah, it's going to have a small impact on things, but it's only ...

Federal Reserve & Interest Rates - The Federal Reserve is expected to cut interest rates by 25 basis points, marking the first cut in about a year [5] - The independence of the Federal Reserve is being challenged, particularly during the Trump term [6][8] - Concerns exist regarding political influence on the Fed, potentially impacting its decision-making process [11] - The Fed's actions significantly influence various aspects of the economy, including mortgage rates, small business loans, and grocery prices [12] - The market is closely watching the Fed's guidance on future rate cuts and the overall economic outlook [21] Economic Disparity & Retail Sales - Retail sales beat expectations in August, but spending is largely driven by the top 10% of earners [13][15] - The top 10% of earners accounted for 50% of spending in the second quarter of the year [15] - The top 10% of earners own about 90% of the stocks, benefiting significantly from stock market gains [17] - The bottom 90% are struggling with wage growth slowing down while prices increase [16] Housing Market - The average 30-year fixed-rate mortgage remains high, around 613%, similar to a year ago [22] - High mortgage rates are freezing the housing market, as people are reluctant to sell due to lower existing mortgage rates [22] TikTok Deal - A deal involving Donald Trump and US investors is nearing completion to create a new US entity to operate TikTok [24] - Concerns remain about the Chinese algorithm continuing to drive TikTok's operations [25]

Interest Rate Trends - Mortgage rates dropped to a three-year low before the Fed meeting, but may increase later [1] - Walker anticipates a slight sell-off of the 10-year Treasury after the Fed's expected 25 basis point rate cut [3] - Walker notes current rates are unexpectedly low and beneficial for commercial real estate borrowing at 55% to 65% [3] Market Predictions - Market sentiment suggests buying on the rumor and selling on the news regarding rate movements [2] - The market is expected to be higher in two to three weeks [2] Economic Context - Historically, Fed cuts during recessions lower the 10-year Treasury yield, but this may not occur now due to the absence of a recession [1] Policy and Regulation - Discussions include the future of Fannie Mae and Freddie Mac, involving Treasury Secretary Bessant and FHFA Director Bill PY [4]

Market Dynamics - Rapid move in mortgage rates attributed to the "arcane underpinnings" of the mortgage-backed securities market [1]

Mortgage Market Trends - US mortgage rates declined to an almost one-year low [1] - This decline sparked a surge in refinancing activity [1] - It also encouraged prospective buyers to enter the market [1]

Mortgage Rate Trends - The average 30-year fixed mortgage rate experienced a significant one-day drop of 16 basis points, reaching 629%, the lowest since October 3rd of last year [1] - Some lenders are offering even better rates, around 6125%, a substantial decrease from rates exceeding 7% in May [2] - The drop in mortgage rates is influenced by the yield on the 10-year Treasury, but also by future economic outlook and the perception of mortgage-backed securities (MBS) buyers [6] Impact on Homebuyers and Market - For a $450000 home with 20% down, the monthly mortgage payment at 7% would be $23995, while at the current rate, it would be $2226, a difference of $169 per month [2] - Lower mortgage rates have positively impacted homebuilder stocks, with companies like Lennar and DR Horton experiencing gains of over 3% [3] - The home building ETF (ITB) has increased by nearly 13% over the past month as rates have gradually decreased [4] - Despite falling rates, mortgage applications for home purchases have not significantly increased [4] - Some believe that mortgage rates need to drop to the 5% range to significantly impact homebuyer activity, considering the high home prices [5] - Homebuyers' confidence in their personal financial situation and the broader economy plays a crucial role in their decision to invest in a home [6][7]