Monday, September 7, 2015

You Deserve a Raise Today. Interest Rates Don’t.


Photo
Credit Alex Nabaum

For most Americans, paychecks determine living standards. Unfortunately, wages in America have long stagnated or declined for most working people, including college graduates.
The disappointing employment report for August — in which wage growth showed no sign of accelerating — only drove home that reality.
Worse, flat or falling pay is self-reinforcing because it dampens demand and, by extension, economic growth. In the current recovery, median wages have fallen by 3 percent, after adjusting for inflation, while annual economic growth has peaked at around 2.5 percent. At that pace, growth isn’t able to fully repair the damage from the recession that preceded the recovery. The result is a continuation of the pre-recession dynamic where income flows to the top of the economic ladder, while languishing for everyone else.
Policy makers should be focused on strategies to raise wages, but the opposite appears to be happening. Just as Congress enfeebled the economy by switching too soon from stimulus spending to budget cuts, Federal Reserve officials have all but vowed to begin raising interest rates this year. That move reflects a belief that the economy is returning to “normal,” but it would be premature, because today’s norm is an economy that is incapable of generating and sustaining broad prosperity.
In a healthy economy with upward mobility and a thriving middle class, hourly compensation (wages plus benefits) rises in line with labor productivity. But for the vast majority of workers, pay increases have lagged behind productivity in recent decades. Since the early 1970s, median pay has risen by only 8.7 percent, after adjusting for inflation, while productivity has grown by 72 percent. Since 2000, the gap has become even bigger, with pay up only 1.8 percent, despite productivity growth of 22 percent.
Why has worker pay withered? The answer, in large part, is that rising productivity has increasingly boosted corporate profits, executive compensation and shareholder returns rather than worker pay. Chief executives, for example, now make about 300 times more than typical workers, compared with 30 times more in 1980, according to the Economic Policy Institute. Other research shows far greater discrepancies at some companies.
For younger people, pay has actually declined. The average hourly wage for recent college graduates in early 2015 was $17.94, compared with $18.41 in 2000. That “loss” in starting pay, about $1,000, can carry over to diminished earnings for years to come. Young high school graduates have it even worse. Their average hourly pay was $10.40 in early 2015 versus $11.01 in 2000.
The Fed is a crucial player in reversing those trends, since one of its mandates is to foster full employment. Wage stagnation is a clear sign that the economy is not at full employment, which means it needs loose monetary policy, not tightening. An interest rate hike, by sending the wrong signal of economic health, could make it harder for labor groups and policy makers to assert the urgency of their efforts to raise pay.
In the past year, low-wage workers have successfully fought for minimum wage increases in states and cities. Congressional Democrats have championed legislation to raise the federal minimum wage and to fight wage theft and abusive worker scheduling. The Labor Department is moving ahead with a much needed new rule to update the nation’s overtime-pay laws.
In the midst of those efforts, it would be a setback for the Fed to act as if the economy is already near full employment. It’s not. The proof is in the paycheck.

Tuesday, September 1, 2015

Current Mortgage Rates for Monday, August 31, 2015


Current Mortgage Rates for Monday, August 31, 2015

best-mortgage-ratesMortgage rates hit recent lows early last week, only to rise again later in the week as mortgage-backed securities sold off.  The primary drivers of the market action of late have been the stock rout in China (and the fears of slowing growth that accompany that sell-off).  This has made the market wildly unpredictable, and has caused bond yields to be all over the place.  Last week’s Primary Mortgage Market Survey from Freddie Mac showed that rates fell to 3.84%, but that was mostly reflective of conditions early in the week.  Rates are effectively a little higher than that now.  This morning MBS are rallying a little bit, and rates are under a small amount of downward pressure.

Today (and yesterday’s) economic data:

This week is fairly data-intensive, but today’s data is not especially influential:
  • Chicago PMI came in a little below expectations, with a print of 54.4 versus expectations of 54.9.  New orders slowed, and order backlogs were in contraction for the seventh consecutive month.  The labor component of the report was in contractionary territory for the fourth consecutive month.  This report in and of itself wasn’t awful, but there are some bad harbingers here.
  • The Dallas Fed Manufacturing Survey… oof.  The consensus prediction for August was -2.5.  The print was -15.8.  This is coming off a July print of -4.6.  This report is obviously heavily influenced by the steep decline in oil prices, so I don’t know if this should be written off as aberrational, or what.  It’s a bad report, but I don’t know that it will impact the markets all that much.
Manufacturing continues to struggle.  This is nothing new, and has been the case all year.  The strong dollar and falling commodity prices (particularly oil) continue to weigh on the sector.  So it goes.

Looking Back:

Well, last week was a crazy week.  Bond were driven by equities, which were in turn driven by events in China.  Stocks started off the week *way* down, and bond rallied as a a result.  Yields on 10-year Treasuries fell to as low as 1.92% on Monday at the depths of the stock sell-off.  Mortgage backed securities, which trade at a spread to Treasuries, rallied accordingly, and for a brief period rates were at 3-4 month lows.  Equities rebounded as the week wore on, and bond yields rose as high as 2.20% on Thursday, and then fell back to the 2.15% range on Friday, which is currently where they are sitting.  It was a crazy week, and the situation in China is far from settled.  It seems very likely that we’re going to continue to see pretty wild swings in the near term.

Looking Ahead:

Well, there’s plenty of domestic data this week, much of which is predicted to be similar to last month’s data.  Among the highlights, we get the August ISM Manufacturing report tomorrow, International Trade on Thursday, and the August jobs report on Friday.  The consensus for the employment report is that the economy will have added 223k jobs, which is more or less where the report has been for months now.  As I noted above, the market has mainly been moved by overseas influences, which makes it exceedingly difficult to say with any certainty where things will be at the end of the week.  That said, it’s worth burning a few words about the Fed, which is oddly unperturbed by the low rate of inflation.

FedWhat’s up with the Fed?

Last week the core PCE Deflator for July was published, and it showed growth of 1.2%, year-over-year.  This is one of the key metrics by which the Fed gauges inflation.  The Fed’s target for inflation is 2%, and we haven’t been close to that goal anytime recently.  The strong dollar and the fall in commodity prices should prove disinflationary for the U.S. and one would think that we should see even less inflation moving forward.  The Fed, which has consistently predicted higher inflation over the past several years, only to see their predictions fall flat, seems nonplussed by this situation, and still seems intent on hiking rates this year. if you believe the various interviews and speeches that came out of the Jackson Hole Symposium.  Tim Duy put up a nice run-down of this on Friday.  I’d suggest reading the whole thing, but this is the jist of it:
“The Fed very much wants to ignore the inflation data and follow the labor markets. And even as inflation drifts further away from their target, they keep doubling down on their bets. It’s what the Phillips curve is telling them they should do.
Bottom Line: The Fed doesn’t want to take September off the table. Many officials had what they believed was a solid case for hiking rates at the next meeting, and they don’t want market turmoil to undermine that case. And that case is not complicated. It’s the Phillip curve combined with an estimate of full employment (an estimate of full employment that remains sticky despite the persistent downtrend in inflation). If they move in September, that’s the story they will run with. They don’t have another paradigm.”
Seems to me that a near-term hike would have a neutral impact at best, and would be disastrous at worst.  I cannot see how it would be good, except to maintain the Fed’s “integrity,” as they’ve been talking about hiking for what seems like forever now.  I understand they don’t want to be perceived as looking at one month’s data, and reacting.  But when things change drastically, it seems imprudent/strangely inflexible not to react.  As Bob Dylan once said, “you don’t need a weatherman to know which way the wind blows.”

As for mortgage rates?

Mortgage rates are going to move with Treasury yields, and Treasury yields are currently being moved by stocks which are being moved by overseas influences, and to a degree, the Fed.  As some point things will settle down, but right now we’re all over the place.  I’ve backed away from a prediction of 30-year rates ending the year between 4.25-4.50%, but if the Fed hikes in September (or October), I do believe that rates will spike.  Right now we’re enjoying a dip in rates, and if I were looking for a mortgage, I would take advantage of it.

And now for something completely different:

Is there a more dysfunctional organization on this planet than the Washington Redskins?  Perhaps one of the European governing bodies?  Perhaps. I don’t care one way or another about the Skins, but it’s certainly a fun show to watch.  It’s a little reminiscent of the 80’s Steinbrenner Yankees.

This week’s economic data that could impact mortgage rates:

Monday:
  • Chicago PMI
  • Dallas Fed Manufacturing Survey
Tuesday:
  • PMI Manufacturing Index
  • ISM Manufacturing Index
  • Construction Spending
Wednesday:
  • ADP Employment Report
  • Factory Orders
Thursday:
  • International Trade
  • Weekly Jobless Claims
  • ISM Non-Manufacturing Index
Friday:
  • Nonfarm Payrolls
 #robertdarvish #bobbydarvish #mortgagerates #platinumlending #orangecounty #loan #finance #realestate #homepurchase #homerefinance #interestrates #darvish

Monday, August 10, 2015

What The Employment Report Can Do To Your Home Buying Plans

Real Estate 1,529 views

What The Employment Report Can Do To Your Home Buying Plans

No other economic report gets more attention, is more closely watched, analyzed, dismissed, cited as a barometer or has a bigger impact on mortgage interest rates than the Employment Report. I have been in front of a TV at 8:30 in the morning on the first Friday of almost every month for the past 25 years, waiting with great anticipation to see what that number will look like.  This is immediately followed of course with fretting and wondering about how the financial markets will respond and what will happen to interest rates that day.
The mighty jobs report can have an immediate and significant impact on your monthly mortgage payment. Generally speaking; good economic news tends to be bad interest rate news and vice versa.
A strong Employment Report with lots of jobs created, a real increase in hourly wages and a low unemployment rate without a labor force participation asterisk, is often the start of a tough day for interest rates. The financial markets tend to take robust jobs numbers and bolster economic forecasts, reckoning that growth will surely follow and it is now safe to chase riskier equity market assets for bigger returns.

Meanwhile, the safe haven credit markets drain from the flight-to-risky runoff and suddenly there are more Mortgage Backed Securities (MBS) than there are interested buyers. MBS prices move lower and yields move higher. Higher yields mean higher mortgage rates, higher mortgage rates mean higher monthly mortgage payments, higher monthly mortgage payments may alter a well-constructed home buyer decision tree. Every house on the market just got more expensive.

Financial markets prognosticators argue that economic forecasts are already “priced-in” to the markets well ahead of the actual report. That would mean of course that the jobs report release would have virtually no impact on trading activities, as long as the results are in line with the forecast.  This past Friday we saw numbers that were near forecasts and interest rates weathered the day virtually unchanged.
Once in a while the actual numbers reported are significantly weaker or stronger than expected and the financial markets can respond dramatically.  An unexpectedly weak jobs report has been known to trigger a rally in the credit markets and drive rates lower, while upward pressure on rates can result from unexpected strength.
Time was, the unemployment rate alone could be market moving, but now all of the economic data contained in the report is digested and assimilated into market force movements. Right now all eyes are on the Fed waiting to see when they will pull the trigger on that long awaited, hyper-analyzed short term rate hike.  Bets are placed on which economic release will be the last piece of the tipping point puzzle and the big daddy is the Employment Report. After seeing the results from this past Friday, the smart people seem to think that September will not be when the Fed’s generously accommodative monetary policy ends.

After 25 years of objective observation, I submit that the headline unemployment rate no longer has the muscle it once had.  It is and always has been just a telephone survey of selected households, until it was coopted as a political football on the eve of the 2012 elections. Now it has become more of a political tactic than an economic indicator and has lost the stand alone market moving credibility it once had.
The financial talking heads tend to gloss over the underemployed, the jobless claims and the newly-retired-because-no-jobs-exist, and talk about how great things are because the unemployment rate is 5.3% today. But ask the downsized class how they are doing after losing long-term employment in their mid-to-late fifties; find out what their prospects are like, show them that blockbuster 5.3% unemployment rate and see what they have to say.
And for now, get used to that higher monthly mortgage payment.

Monday, August 3, 2015

Dollar rises as Fed keeps interest rates on hold

Dollar rises as Fed keeps interest rates on hold

It is imperative to state that the unemployment rate has reached a seven year low of 5.3 percent which is being seen as a huge positive.


“They haven’t made up their minds, but… we’re getting that much closer to satisfying their criteria” for a rate hike, Hanson said.
But Baumohl says not to bet the farm that we’ll see any rate hike at the next meeting, because so many people have been anticipating an increase for the past year.
Although the September meeting, when Yellen is set to hold a news conference, is seen as the most likely time for a rate increase, some analysts think the Fed might wait until December.


The addition of a single word “some” in the sentence below is the strongest indication we are indeed creeping closer to a rate hike”,
Alan Ruskin, global head of Group of 10 foreign exchange at Deutsche Bank AG, said in an e-mail.
In determining how long to maintain this target range, the Committee will assess progress-both realized and expected toward its objectives of maximum employment and 2 percent inflation.
Gold fell more than 1 percent to near its weakest level since early 2010 on Thursday, as the dollar jumped ahead of US economic data that is likely to strengthen expectations for an interest rate hike by the Federal Reserve in September. Though the rate-setting committee has not raised rates, as expected by the markets, it, nevertheless, dropped some hints that the rate hike is not far away.
Chris Williamson, chief economist at Markit, said: “The improving job market, alongside the boon to households from low inflation and falling oil prices, has been key to the economy’s ability to sustain strong growth”. He believes a rate hike is still possible in September, but he said the odds are not as good following Wednesday’s statement. Treasury prices were largely unchanged after the Fed statement. U.S. The Fed still expects inflation to rise gradually toward its 2 percent target. The first-quarter figure was revised to a gain of 0.6 percent from a previously reported contraction.
At the same time, inflation has lingered below the Fed’s goal for three years, with the central bank’s preferred gauge rising just 0.2 percent in May from a year earlier.
Brent settled down 7 cents, or 0.1 percent, at $53.31 a barrel, while U.S. crude closed lower by 27 cents, or 0.6 percent, at $48.52. So they do not expect the monthly payroll numbers to shock on the downside.
“Economic activity has been expanding moderately in recent months”, it said in a statement.
“The most important thing the Fed is trying to communicate is not the timing of the first liftoff, but the pace, and continuing to try to counsel the markets about the pace being gradual”, said Roger Bayston, senior vice president and director of fixed income at the Franklin Templeton fixed-income group in San Mateo, California.

Sunday, July 26, 2015

The Calamity Of Your Mortgage Interest Rate Edging Higher

The Calamity Of Your Mortgage Interest Rate Edging Higher

WebMortgageRates2-750 Mortgage interest rates trade every day, they go up, they go down, sometimes they only move sideways but they change.  It is the way it is and it is the way it will be, so understanding how that impacts your personal mortgage repayment future, will help you digest whatever the financial markets throw at you.
Some perspective from my side of the equation; even though mortgage rates are no longer at the historical bottom they were at just a short while ago, they are still historically low.  In fact, as recently as the dawn of the new millennium, mortgage rates were hovering around 8% and sub-5% rates have only been around for less than a decade.  Absent any high interest rate frame of reference, a .25% increase might seem titanic to some, when in fact , historically speaking, maybe not so much.
First, some knowledge; a .25% increase in the interest rate for your $300,000, 30-year mortgage will cost you an additional $43.57/month. So if you could have locked in your interest rate at 4.00%, but you were hoping rates would go down and you waited, $43.57/month was the gamble. Calamitous maybe, but that is a function of the beholder’s perspective.
Mortgage consumers who remember high single digit interest rates in the 1990s and even some who can remember double digit interest rates as high as the teens back in the late 1980s, have a working frame of reference to temper the effects of interest rate movements. First time home buyers who have only ever known the historically low interest rate environment that has become our norm, do not.
And while some financially astute market participants may be able to predict interest rate movements with well researched forecast models that get it right sometimes, mortgage consumers use less sophisticated tools for divining when to lock in an interest rate. The consumer tool most used is hope, and this strategy too often delivers mixed results. Most borrowers I work with hesitate to lock in their rate because they are hoping rates will go down and they want that lower hoped for rate.
Saving $43.57/month when rates move lower is a welcome victory when it happens, but most consumers focus only on the rate and not the monthly dollars and sense.  The rate is the subject of the conversation, not the impact on monthly payments.  For many consumers, it is the up or down movement of the interest rate that will mean success or failure on the mortgage financing scorecard.
Global economic and political interdependence means that an unexpected, no-way-it-could-have-been-anticipated event on the other side of the planet can have a direct impact on how interest rates trade tomorrow.  Sudden troop movements at the border of a country with a hard to pronounce name, or the possibility of a small country defaulting on financial obligations due (Greece for instance), can cause the financial markets to move dramatically and instantaneously.  And then later in that same day, when talk of resolution appears to be diffusing the need for troops or a bailout seems imminent, the financial markets reverse and all the while your mortgage rate zigs and zags.
I watch interest rates almost obsessively, as a boots-on-the-ground mortgage loan originator; it is an integral part of the job. I watch and absorb economic reports as they are released throughout the month and I see how the credit markets process this information.  Sometimes it makes sense, sometimes it does not, and after 25 years of this, I am certain of one thing; interest rates change. Lock in early and get on with the business of your mortgage approval.

Wednesday, July 15, 2015

Nation’s top 2 mortgage lenders see big jump in originations



MarketWatch
The country’s No. 1 and 2 mortgage lenders are posting solid annual growth for new home loans.

By


Economics reporter
The country’s No. 1 and 2 mortgage lenders reported strong growth for new home loans, according to financial reports released Tuesday that point to a housing market that’s picking up some steam.
Wells Fargo WFC, +0.90% the largest U.S. mortgage producer, reported that second-quarter originations hit $62 billion, up 32% from a year earlier. Meanwhile, J.P. Morgan Chase JPM, +1.40%  said its originations reached $29 billion, up 74% from a year earlier.
“It was a strong quarter” for the purchase market, John Shrewsberry, Wells Fargo’s chief financial officer, told analysts on a Tuesday call. “California, New York, Southern Florida, Denver are particular markets where we’ve seen a lot of strength.”
He added that housing was affordable in the second quarter, supporting mortgage applications.
“While home prices have moved, they are still affordable. While rates have moved, they’re still affordable, so that’s helping a lot,” Shrewsberry said. “And we’ve had an improving jobs market which brings more people into eligibility for a purchase or refinancing.”
Read more: Why most U.S. housing markets are undervalued even as prices climb
Because of the hot spring- and summer-sales market for homes, analysts expect to see the number of mortgages to buy a residence increase in the second quarter from the first quarter. For example, the share of Wells’s originations that went to purchase a home rose to 54% in the second quarter from 45% in the first quarter.
Tracking annual growth for mortgages gives a sense of trends for lending and sales. Of note, Wells reported that the share of originations made up by purchase loans fell by 20 percentage points over the past year, while the dollar value of these loans declined by 4%.
Looking at the broad U.S. mortgage marketplace, loan applications to buy a home recently climbed close to the highest level in two years. Various factors are contributing to fast lending growth, including that mortgages are rising from post-crash lows. Also, as the jobs market strengthens, more families are becoming willing and able to buy a home. A stronger economy has also inspired more confidence in lenders.
Recent economic reports show that home sales are running at the fastest pace in eight years. Deals for new and used homes are on the upswing, with young families and other first-time buyers making more home purchases.
Read more: Housing has ‘turned a corner’ as sales fastest in eight years
Despite lending growth, it’s still tough for many families to get a home loan. Recent readings on mortgage-credit availability show that access is still far below pre-bubble levels. In the wake of the financial meltdown, lenders erected high hurdles for borrowers to get a loan, looking to protect themselves from the financial and legal fallout tied to mortgages that go bad.
Trying to spur lending activity, federal officials have taken steps to lower mortgage costs and deepen the pool of potential buyers. Still-low but rising mortgage rates may also encourage some fence-sitters to buy a home in coming months.

Monday, July 13, 2015

Robert Darvish of Platinum Lending Solutions

- 14 unit apartment refinance in Laguna Beach CA

Refinance Case:

     This property is a 14 unit apartment building located on Pacific Highway in Laguna Beach with full ocean view. The owner needed emergency funds to pay an IRS tax lien on the subject property that was caused by inheritance issues, and also to complete sudden repair issues on other properties. We obtained an emergency bridge loan to pay off the IRS, provide the borrowers with enough funds to complete the repairs on other properties, and avoid the additional penalties.
     The borrowers were still showing loses globally on their tax returns, even though the federal tax lien was paid and all the repairs were completed on other properties. However, due to the fact that the subject property was able to stand on its own merits and by using few other compensating factors, we were able to obtain an A paper interest rate long term financing on the subject property.


Contact Information:

PLATINUM LENDING SOLUTIONS
BRE #01247595, NMLS#365504

Robert Darvish
Certified Mortgage Planner
CMPS, CMC, BFC, BROKER
BRE #01255375, NMLS#327777

- Residential Mortgage
- Commercial Mortgage
- Real Estate Investment

TEL:   714.384.3000
FAX:   714.384.3001
CELL: 714.612.6000
ROBERTDARVISH@PLATINUMLENDING.COM
2901 W. COAST HIGHWAY, STE. 272-273
NEWPORT BEACH, CA 92663

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