Evelyn Reynolds

Central bankers have been clear that they will do what it takes to control inflation. They are betting on a soft landing, but a bumpy one is possible.Jerome H. Powell, the Federal Reserve chair, emphasized this week that the central bank he leads could succeed in its quest to tame rapid inflation without causing unemployment to rise or setting off a recession. But he also acknowledged that such a benign outcome was not certain.“The historical record provides some grounds for optimism,” Mr. Powell said.That “some” is worth noting: While there may be hope, there is also reason to worry, given the Fed’s track record when it is in inflation-fighting mode.The Fed has at times managed to raise interest rates to cool down demand and weaken inflation without meaningfully harming the economy — Mr. Powell highlighted examples in 1965, 1984 and 1994. But those instances came amid much lower inflation, and without the ongoing shocks of a global pandemic and a war in Ukraine.The part Fed officials avoid saying out loud is that the central bank’s tools work by slowing down the economy, and weakening growth always comes with a risk of overdoing it. And while the Fed ushered in its first rate increase this month, some economists — and at least one Fed official — think it was too slow to start taking its foot off the gas. Some warn that the delay increases the chance it might have to overcorrect.The Fed has touched off recessions with past rate increases: It happened in the early 1980s, when Paul Volcker raised rates in a campaign to bring down very rapid inflation and sent unemployment rocketing painfully higher in the process.“There is no guarantee that there will be a recession, but you have high inflation, and if you’re serious about bringing it down quickly, you have to hike a lot,” said Roberto Perli, the head of global policy at Piper Sandler, an investment bank, and a former Fed economist. “The economy doesn’t like that. I think the risk is substantial.”It is no surprise that it can be difficult to cool down inflation while sustaining an economic expansion. Higher borrowing costs trickle through the economy by slowing the housing market, discouraging big purchases and prompting companies to cut expansion plans and hire fewer workers. That broad pullback weakens the labor market and slows wage growth, helping inflation to moderate. But the chain reaction plays out gradually, and its results can be seen only with a delay, so it is easy to lay on the brakes too hard.Understand Inflation in the U.S.Inflation 101: What is inflation, why is it up and whom does it hurt? Our guide explains it all.Your Questions, Answered: Times readers sent us their questions about rising prices. Top experts and economists weighed in.Interest Rates: As it seeks to curb inflation, the Federal Reserve announced that it was raising interest rates for the first time since 2018.How Americans Feel: We asked 2,200 people where they’ve noticed inflation. Many mentioned basic necessities, like food and gas.Supply Chain’s Role: A key factor in rising inflation is the continuing turmoil in the global supply chain. Here’s how the crisis unfolded.“No one expects that bringing about a soft landing will be straightforward in the current context — very little is straightforward in the current context,” Mr. Powell acknowledged during his remarks this week, adding, “My colleagues and I will do our very best to succeed in this challenging task.”Six of the eight Fed-rate-increase cycles since the early 1980s have ended in recession, though some of those were caused by external shocks — like the pandemic — and some by asset bubble implosions, including the 2007 housing crisis and the collapse in internet stocks in the early 2000s.Fed officials are hoping that today’s strong economy will help them avoid a rough landing. They point to the fact that labor markets are booming and consumer demand is solid, so lifting rates and tempering voracious buying might help supply to catch up and chill the economy without giving it freezer burn. Mr. Powell has argued that with so many open jobs per unemployed worker, the Fed might be able to slow down the labor market a bit without pushing the unemployment rate up.Loretta J. Mester, the president of the Federal Reserve Bank of Cleveland, said the Fed was not at a point where it had to decide between fighting inflation or pummeling growth.“Given where the economy is now, and where the risks are, to my mind the major economic challenge is inflation,” Ms. Mester told reporters on a call Wednesday. “I don’t see it as being a trade-off at this point.”James Bullard, the president of the Federal Reserve Bank of St. Louis, said in an interview that he thought the fact that the central bank had credibility as an inflation fighter — and was raising rates to defend that credibility — could allow it to adjust policy in a way that allowed demand to moderate without causing major economic disruptions.A FedEx worker picked up packages in New York this month. After a year of rapid inflation, there is no guarantee that longer-term inflation expectations will stay in check.DeSean McClinton-Holland for The New York TimesIn the 1980s, when Mr. Volcker was the Fed chair, the central bank had to convince the world that it was prepared to wrestle inflation under control after more than a decade of rapid price gains.“Do whatever it takes — I guess that’s the mantra of the day. I do think inflation is our No. 1 concern,” Mr. Bullard said. “I don’t think, however, that it is a Volcker-like situation.”Near-term consumer and market inflation expectations have shot higher over the past year as inflation has hit a 40-year high and continued to accelerate, but longer-term price growth expectations have nudged only slightly higher.If consumers and businesses anticipated rapid price increases year after year, that would be a troubling sign. Such expectations could become self-fulfilling if companies felt comfortable raising prices and consumers accepted those higher costs but asked for bigger paychecks to cover their rising expenses.Inflation F.A.Q.Card 1 of 6What is inflation? More

Setting a soft tone for the usually busy spring season, pending home sales, which measure signed contracts on existing homes, fell 4.1% in February compared with January.
This is the fourth straight month of declines in pending sales, which are an indicator of future closings, one to two months out.
The median monthly payment on a new mortgage is now taking up a much larger share of a typical consumer’s income. It jumped 8.3% in February compared with January.

A home with a sign indicating that it is under contract to be sold is seen in a neighborhood of downtown Washington.
Jim Bourg | Reuters

In a grim sign for the housing market’s busiest season, pending home sales, which measure signed contracts on existing homes, fell 4.1% in February compared with January, according to the National Association of Realtors.
Sales were down 5.4% compared with February 2021. Analysts were expecting a slight gain. This is the fourth straight month of declines in pending sales, which are an indicator of future closings, one to two months out.

Since this count is based on signed contracts in February, when mortgage rates really started to take off, it is a strong indicator of how the market is reacting to the new rate environment, especially as it is entering the crucial spring season.
Rates began rising in January and continued sharply higher in February. The average rate on the 30-year fixed mortgage is now more than a full percentage point higher than it was one year ago.
Regionally, pending sales rose 1.9% month to month in the Northeast but were down 9.2% from a year ago. In the Midwest, sales decreased 6.0% for the month and were down 5.2% from February 2021. In the South, sales fell 4.4% monthly and 4.3% annually, and in the West they were down 5.4% for the month and 5.3% from a year ago.
The jump in mortgage rates could not come at a worse time, as spring is historically the busiest season for the housing market.
“Most of my buyers are adjusting their target to buy the home they can afford at the higher rates,” said Paul Legere, a buyer’s agent with Joel Nelson Group in Washington, D.C. “There has been a pronounced sense of urgency to lock in a mortgage rate and get into a property. In my market at least, buyers are not electing to rent as an alternative.”

Today’s potential buyers are facing an expensive market. The median monthly payment on a new mortgage is now taking up a much larger share of a typical consumer’s income. It jumped 8.3% in February compared with January, according to a new index from the Mortgage Bankers Association. It is nearly 22% higher than it was in February 2021. For borrowers on the lower end of the market, that monthly payment is up nearly 10% month to month.
“The 30-year fixed-rate mortgage spiked 73 basis points from December 2021 through February 2022. Together with increased loan application amounts, a mortgage applicant’s median principal and interest payment in February jumped $127 from January and $337 from one year ago,” said Edward Seiler, MBA’s associate vice president of housing economics.
Buyers continue to face a tight and pricey market. Now they have to factor in inflation in other parts of their budgets, as well. List prices for homes reaccelerated after a brief reprieve in the fall of last year, according to Realtor.com.
“As we move into the spring season, markets remain clearly tilted in sellers’ favor,” said George Ratiu, senior economist at Realtor.com. “However, with mortgage rates moving toward 5%, we are seeing early signs of a shift in housing fundamentals, as many people looking for a home have hit a ceiling on their ability to afford a home.”

WATCH LIVEWATCH IN THE APP More

Experts say the next Cold War might already have started.
The Russian invasion of Ukraine has posed a new challenge to a market recovering from the uncertainties of the pandemic.
In the longer term, the health of the market depends on where the crisis in Ukraine is headed next.

Just 60 years ago, the U.S. and the Soviet Union were at the height of a Cold War that nearly resulted in nuclear warfare. Today, experts say, the U.S. and its old foe, now Russia, are headed into another one. But it won’t be the same.
“I think the second Cold War has already started,” said Jason Schenker, president of Prestige Economics.

Angela Stent, senior advisor for Georgetown University’s Center for Eurasian, Russian and East European Studies, said, “I think that we are definitely headed into a 21st century version of the Cold War, but it’s going to be different from the Cold War that existed between 1949 and 1989.”
The unprecedented economic sanctions imposed against Russia following its invasion of Ukraine hint that the next Cold War will be mainly fought on the economic front.
“It’s hard to imagine a shooting war breaking out between Russia and the U.S.,” said Alan Gin, associate professor of economics at the University of San Diego. “I think that these sanctions will [continue] and then Russia will seek out other world partners, maybe like China and maybe some of the OPEC countries, and I think a lot of the battles then will be on the economic front.”
The crisis in Ukraine has already posed a new challenge to a market that has been recovering from the uncertainties of the pandemic.
“The market doesn’t like uncertainty, and this casts a lot of uncertainty in terms of the world economy,” said Gin.

In the longer term, the health of the market depends on where the crisis in Ukraine is headed next.
“If we were to see Kyiv fall or Ukraine fall, then we’d see equity markets take very big hits,” said Schenker. “If tactical nukes were to be deployed, the downside is immeasurable.”
Watch the video to find out more about how a new Cold War could impact the U.S. economy.

WATCH LIVEWATCH IN THE APP More

The Biden administration’s plan to send more natural gas to Europe will be hampered by the lack of export and import terminals.HOUSTON — President Biden announced Friday that the United States would send more natural gas to Europe to help it break its dependence on Russian energy. But that plan will largely be symbolic, at least in the short run, because the United States doesn’t have enough capacity to export more gas and Europe doesn’t have the capacity to import significantly more.In recent months, American exporters, with President Biden’s encouragement, have already maximized the output of terminals that turn natural gas into a liquid easily shipped on large tankers. And they have diverted shipments originally bound for Asia to Europe.But energy experts said that building enough terminals on both sides of the Atlantic to significantly expand U.S. exports of liquefied natural gas, or L.N.G., to Europe could take two to five years. That reality is likely to limit the scope of the natural gas supply announcement that Mr. Biden and the European Commission president, Ursula von der Leyen, announced on Friday.“In the near term there are really no good options, other than begging an Asian buyer or two to give up their L.N.G. tanker for Europe,” said Robert McNally, who was an energy adviser to former President George W. Bush. But he added that once sufficient gas terminals were built, the United States could become the “arsenal for energy” that helps Europe break its dependence on Russia. Friday’s agreement, which calls on the United States to help the European Union secure an additional 15 billion cubic meters of liquefied natural gas this year, could also undermine efforts by Mr. Biden and European officials to combat climate change. Once new export and import terminals are built, they will probably keep operating for several decades, perpetuating the use of a fossil fuel much longer than many environmentalists consider sustainable for the planet’s well-being.For now, however, climate concerns appear to be taking a back seat as U.S. and European leaders seek to punish President Vladimir V. Putin of Russia for invading Ukraine by depriving him of billions of dollars in energy sales.The United States has already increased energy exports to Europe substantially. So far this year, nearly three-quarters of U.S. L.N.G. has gone to Europe, up from 34 percent for all of 2021. As prices for natural gas have soared in Europe, American companies have done everything they can to send more gas there. The Biden administration has helped by getting buyers in Asian countries like Japan and South Korea to forgo L.N.G. shipments so they could be sent to Europe.The United States has plenty of natural gas, much of it in shale fields from Pennsylvania to the Southwest. Gas bubbles out of the ground with oil from the Permian Basin, which straddles Texas and New Mexico, and producers there are gradually increasing their output of both oil and gas after greatly reducing production in the first year of the pandemic, when energy prices collapsed.But the big problem with sending Europe more energy is that natural gas, unlike crude oil, cannot easily be put on oceangoing ships. The gas has to first be chilled in an expensive process at export terminals, mostly on the Gulf Coast. The liquid gas is then poured into specialized tankers. When the ships arrive at their destination, the process is run in reverse to convert L.N.G. back into gas.A large export or import terminal can cost more than $1 billion, and planning, obtaining permits and completing construction can take years. There are seven export terminals in the United States and 28 large-scale import terminals in Europe, which also gets L.N.G. from suppliers like Qatar and Egypt.Some European countries, including Germany, have until recently been uninterested in building L.N.G. terminals because it was far cheaper to import gas by pipeline from Russia. Germany is now reviving plans to build its first L.N.G. import terminal on its northern coast.A pier in Wilhelmshaven, Germany, the port where Uniper, a German energy company, wanted to build a liquified natural gas terminal before it was shelved. Now Germany is reviving plans to build it.The New York Times“Europe’s need for gas far exceeds what the system can supply,” said Nikos Tsafos, an energy analyst at the Center for Strategic and International Studies in Washington. “Diplomacy can only do so much.”In the longer term, however, energy experts say the United States could do a lot to help Europe. Along with the European Union, Washington could provide loan guarantees for U.S. export and European import terminals to reduce costs and accelerate construction. Governments could require international lending institutions like the World Bank and the European Investment Bank to make natural gas terminals, pipelines and processing facilities a priority. And they could ease regulations that gas producers, pipeline builders and terminal developers argue have made it more difficult or expensive to build gas infrastructure.Charif Souki, executive chairman of Tellurian, a U.S. gas producer that is planning to build an export terminal in Louisiana, said he hoped the Biden administration would streamline permitting and environmental reviews “to make sure things happen quickly without micromanaging everything.” He added that the government could encourage banks and investors, some of whom have recently avoided oil and gas projects in an effort to burnish their climate credentials, to lend to projects like his.“If all the major banks in the U.S. and major institutions like BlackRock and Blackstone feel comfortable investing in hydrocarbons, and they are not going to be criticized, we will develop $100 billion worth of infrastructure we need,” Mr. Souki said.A handful of export terminals are under construction in the United States and could increase exports by roughly a third by 2026. Roughly a dozen U.S. export terminal projects have been approved by the Federal Energy Regulatory Commission but can’t go ahead until they secure financing from investors and lenders.“That’s the bottleneck,” Mr. Tsafos said.Roughly 10 European import terminals are being built or are in the planning stages in Italy, Belgium, Poland, Germany, Cyprus and Greece, but most still don’t have their financing lined up.The Russia-Ukraine War and the Global EconomyCard 1 of 6Rising concerns. More

Policymakers are wrestling with the reality that the pandemic may mark a turning point in the nation’s economic plot.The pandemic, and now the war in Ukraine, have altered how America’s economy functions. While economists have spent months waiting for conditions to return to normal, they are beginning to wonder what “normal” will mean.Some of the changes are noticeable in everyday life: Work from home is more popular, burrito bowls and road trips cost more, and buying a car or a couch made overseas is harder.But those are all symptoms of broader changes sweeping the economy — ones that could be a big deal for consumers, businesses and policymakers alike if they linger. Consumer demand has been hot for months now, workers are desperately wanted, wages are climbing at a rapid clip, and prices are rising at the fastest pace in four decades as vigorous buying clashes with roiled supply chains. Interest rates are expected to rise higher than they ever did in the 2010s as the Federal Reserve tries to rein in inflation.History is full of big moments that have changed America’s economic trajectory: The Great Depression of the 1930s, the Great Inflation of the 1970s and the Great Recession of 2008 are examples. It’s too early to know for sure, but the changes happening today could prove to be the next one.Economists have spent the past two years expecting many of the pandemic-era trends to prove temporary, but that has not yet been the case.Forecasters predicted that rapid inflation would fade in 2021, only to have those expectations foiled as it accelerated instead. They thought workers would jump back into the labor market as schools reopened from pandemic shutdowns, but many remain on its sidelines. And they thought consumer spending would taper off as government pandemic relief checks faded into the rearview mirror. Shoppers have kept at it.Now, Russia’s invasion of Ukraine threatens the global geopolitical order, yet another shock disrupting trade and the economic system.For Washington policymakers, Wall Street investors and academic economists, the surprises have added up to an economic mystery with potentially far-reaching consequences. The economy had spent decades churning out slow and steady growth clouded by weak demand, interest rates that were chronically flirting with rock bottom and tepid inflation. Some are wondering if, after repeated shocks, that paradigm could change.“For the last quarter century, we’ve had a perfect storm of disinflationary forces,” Jerome H. Powell, the Fed chair, said in response to a question during a public appearance this week, noting that the old regime had been disrupted by a pandemic, a large spending and monetary policy response and a war that was generating “untold” economic uncertainty. “As we come out the other side of that, the question is: What will be the nature of that economy?” he said.The Fed began to raise interest rates this month in a bid to cool the economy down and temper high inflation, and Mr. Powell made clear this week that the central bank planned to keep lifting them — perhaps aggressively. After a year of unpleasant price surprises, he said, the Fed will set policy based on what is happening, not on an expected return to the old reality.“No one is sitting around the Fed, or anywhere else that I know of, just waiting for the old regime to come back,” Mr. Powell said.The prepandemic normal was one of chronically weak demand. The economy today faces the opposite issue: Demand has been supercharged, and the question is whether and when it will moderate.Before, globalization had weighed down both pay and price increases, because production could be moved overseas if it grew expensive. Gaping inequality and an aging population both contributed to a buildup of savings stockpiles, and as money was held in safe assets rather than being put to more active use, it seemed to depress growth, inflation and interest rates across many advanced economies.Japan had been stuck in the weak-inflation, slow-growth regime for decades, and the trend seemed to be spreading to Europe and the United States by the 2010s. Economists expected those trends to continue as populations aged and inequality persisted.Then came the coronavirus. Governments around the world spent huge amounts of money to get workers and businesses through lockdowns — the United States spent about $5 trillion.The era of deficient demand abruptly ended, at least temporarily. The money, which is still chugging out into the U.S. economy from consumer savings accounts and state and local coffers, helped to fuel strong buying, as families snapped up goods like lawn mowers and refrigerators. Global supply chains could not keep up.The combination pushed costs higher. As businesses discovered that they were able to raise prices without losing customers, they did so. And as workers saw their grocery and Seamless bills swelling, airfares climbing and kitchen renovations costing more, they began to ask their employers for more money.Companies were rehiring as the economy reopened from the pandemic and to meet the burst in consumption, so labor was in high demand. Workers began to win the raises they wanted, or to leave for new jobs and higher pay. Some businesses began to pass rising labor costs along to customers in the form of higher prices.The world of slow growth, moderate wage gains and low prices evaporated — at least temporarily. The question now is whether things will settle back down to their prepandemic pattern.The argument for a return to prepandemic norms is straightforward: Supply chains will eventually catch up. Shoppers have a lot of money in savings accounts, but those stockpiles will eventually run out, and higher Fed interest rates will further slow spending.As demand moderates, the logic goes, forces like population aging and rampant inequality will plunge advanced economies back into what many economists call “secular stagnation,” a term coined to describe the economic malaise of the 1930s and revived by the Harvard economist Lawrence H. Summers in the 2010s.The Russia-Ukraine War and the Global EconomyCard 1 of 6Rising concerns. More

A chief goal of the meetings this week is to show that Russia’s invasion of Ukraine will not lead to sniping and disagreement among the United States and its allies.WASHINGTON — President Biden will announce sanctions this week on hundreds of members of Russia’s lower house of Parliament, according to a White House official familiar with the announcement, as the United States and its allies reach for even stronger measures to punish President Vladimir V. Putin for his monthlong invasion of Ukraine.The announcement is scheduled to be made during a series of global summits in Europe on Thursday, when Mr. Biden will press Western leaders for even more aggressive economic actions against Russia as its forces continue to rain destruction on cities in Ukraine.In Brussels on Thursday, Mr. Biden and other leaders will announce a “next phase” of military assistance to Ukraine, new plans to expand and enforce economic sanctions, and an effort to further bolster NATO defenses along the border with Russia, Jake Sullivan, the White House national security adviser, said on Tuesday.“The president is traveling to Europe to ensure we stay united, to cement our collective resolve, to send a powerful message that we are prepared and committed to this for as long as it takes,” Mr. Sullivan told reporters.Officials declined to be specific about the announcements, saying the president will wrap up the details of new sanctions and other steps during his deliberations in Brussels. But Mr. Biden faces a steep challenge as he works to confront Mr. Putin’s war, which Mr. Sullivan said “will not end easily or rapidly.”The sanctions on Russian lawmakers, which were reported earlier by The Wall Street Journal, will affect hundreds of members of the State Duma, the lower house of Parliament, according to the official, who requested anonymity to discuss diplomatic deliberations that have not yet been publicly acknowledged.Earlier this month, the United States announced financial sanctions on 12 members of the Duma. The announcement on Thursday will go far beyond those sanctions in what one senior official called a “very sweeping” action. Another official said details of the sanctions were still being finalized.The NATO alliance has already pushed the limits of economic sanctions imposed by European countries, which are dependent on Russian energy. And the alliance has largely exhausted most of its military options — short of a direct confrontation with Russia, which Mr. Biden has said could result in World War III.That leaves the president and his counterparts with a relatively short list of announcements they can deliver on Thursday after three back-to-back, closed-door meetings. Mr. Sullivan said there will be “new designations, new targets” for sanctions inside Russia. And he said the United States would make new announcements about efforts to help European nations wean themselves off Russian energy.Still, the chief goal of the summits — which have come together in just a week’s time through diplomats in dozens of countries — may be a further public declaration that Mr. Putin’s invasion will not lead to sniping and disagreement among the allies.Despite Russia’s intention to “divide and weaken the West,” Mr. Sullivan said, the allies in Europe and elsewhere have remained “more united, more determined and more purposeful than at any point in recent memory.”A damaged residential building in Kyiv, Ukraine, on Friday.Ivor Prickett for The New York TimesSo far, that unity has done little to limit the violence in Ukraine. The United States and Europe have already imposed the broadest array of economic sanctions ever on a country of Russia’s size and wealth, and there have been early signs that loopholes have blunted some of the bite that the sanctions on Russia’s central bank and major financial institutions were intended to have on its economy.Despite speculation that Russia might default on its sovereign debt last week, it was able to make interest payments on $117 million due on two bonds denominated in U.S. dollars. And after initially plunging to record lows this month, the ruble has since stabilized.Russia was able to avert default for now because of an exception built into the sanctions that allowed it to continue making payments in dollars through May 25. That loophole protects foreign investors and gives Russia more time to devastate Ukraine without feeling the full wrath of the sanctions.Meanwhile, although about half of Russia’s $640 billion in foreign reserves is frozen, it has been able to rebuild that by continuing to sell energy to Europe and other places.“The fact that Russia is generating a large trade and current account surplus because of energy exports means that Russia is generating a constant hard currency flow in euros and dollars,” said Robin Brooks, the chief economist at the Institute of International Finance. “If you’re looking at sanctions evasion or the effectiveness of sanctions, this was always a major loophole.”The president is scheduled to depart Washington on Wednesday morning before summits on Thursday with NATO, the Group of 7 nations and the European Council, a meeting of all 27 leaders of European Union countries. On Friday, Mr. Biden will head to Poland, where he will discuss the Ukrainian refugees who have flooded into the country since the start of the war. He will also visit with American troops stationed in Poland as part of NATO forces.Mr. Biden is expected to meet with President Andrzej Duda of Poland on Saturday before returning to the White House later that day.White House officials said a key part of the announcements in Brussels would be new enforcement measures aimed at making sure Russia is not able to evade the intended impact of sanctions.“That announcement will focus not just on adding new sanctions,” Mr. Sullivan said, “but on ensuring that there is a joint effort to crack down on evasion on sanctions-busting, on any attempt by any country to help Russia basically undermine, weaken or get around the sanctions.”He added later, “So stay tuned for that.”Sanctions experts have suggested that Western allies could allow Russian energy exports to continue but insist that payments be held in escrow accounts until Mr. Putin halts the invasion. That would borrow from the playbook the United States used with Iran, when it allowed some oil exports but required the revenue from those transactions to be held in accounts that could be used only to finance bilateral trade.Russia-Ukraine War: Key DevelopmentsCard 1 of 3A new diplomatic push. More

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($647,200 or less) increased to 4.50% from 4.27%.
Mortgage applications to purchase a home fell 2% for the week and were 12% lower than the same week one year ago.
“The number of high-quality refi candidates was already down more than 75% through last week – these latest jumps will likely cut that population even further,” said Andy Walden, vice president of enterprise research at Black Knight.

A sharp increase in mortgage interest rates is taking its toll on loan demand, especially refinances. Total mortgage application volume fell 8.1% last week compared with the previous week, according to the Mortgage Bankers Association’s seasonally adjusted index.
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($647,200 or less) increased to 4.50% from 4.27%, with points rising to 0.59 from 0.54 (including the origination fee) for loans with a 20% down payment.

“The jump in rates comes as markets moved to price in a much faster pace of rate hikes, as well as expectations of fewer MBS purchases from the Federal Reserve,” said Mike Fratantoni, the MBA’s chief economist. “MBA’s new March forecast expects mortgage rates to continue to trend higher through the course of 2022.”
As a result, applications to refinance a home loan, which are highly sensitive to weekly rate moves, fell 14% from the previous week and were 54% lower than the same week one year ago. The refinance share of mortgage activity decreased to 44.8% of total applications from 48.4% the previous week.
“The number of high-quality refi candidates was already down more than 75% through last week – these latest jumps will likely cut that population even further,” said Andy Walden, vice president of enterprise research at Black Knight. “But, while we are now seeing declines in overall lending activity, cash-out lock volumes continue to hold stronger than rate/term refis against rising rates. This will be an important market segment for lenders, particularly given the record $10 trillion in tappable equity available being padded even further by the still red-hot housing market.”
Mortgage applications to purchase a home, which are less sensitive to weekly rate moves, fell 2% for the week and were 12% lower than the same week one year ago. Economists are starting to revise their home sales forecasts lower, due to rising rates. The housing market is already expensive, as a supply-demand imbalance puts upward pressure on prices. Rising rates are weakening affordability even further.
While overall purchase application volume was down slightly, there was a larger drop in FHA and VA loan demand. These loans are popular with lower-income homebuyers.

“First-time homebuyers, who rely on these government programs, are increasingly challenged by both the rapid increase in home prices and higher mortgage rates,” added Fratantoni.

WATCH LIVEWATCH IN THE APP More

When the pandemic struck in 2020, entire industries were decimated overnight, leaving workers to survive on unemployment benefits. But for some, the Covid-19 crisis presented an opportunity to change course; indeed, the post-lockdown job market faces a shortage of workers even as it recovers.These are the stories of six people who transformed their careers during the past two years. For some, it was a financial imperative. For others, lockdowns became a chance to rethink their path. For each, it was a big risk on a new future..“My favorite part of the job is when I get a compliment from a customer.”Tre’Vonte CurrieTre’Vonte Currie frying fresh wontons during his dinner shift at Fahrenheit, where he’s learning the skills he’ll need to someday open his own food business.Amber Ford for The New York TimesFood has long been Mr. Currie’s passion.Amber Ford for The New York TimesMr. Currie prepping kale for salads.Amber Ford for The New York TimesWhen he was growing up, nothing brought Tre’Vonte Currie as much joy as food: his mom’s macaroni and cheese, the brownies and ice cream that fed his sweet tooth. Like a “mad scientist,” he created recipes for fried baloney, spaghetti and chicken Alfredo in his family’s kitchen.As a teenager, Mr. Currie dreamed of opening his own restaurant. It would be spacious and filled with warmth. Maybe there would be chandeliers. The food would include a range of cultural cuisines, from pizza to curry.At the start of the pandemic, Mr. Currie, 22, felt stuck. He had dropped out of high school in 2019 because he had had trouble focusing, even though he hadn’t found the curriculum difficult. He made money by doing odd jobs, like roofing and landscaping, around his Cleveland neighborhood, mostly from friends who wanted to help him out. But much of that work disappeared when Covid-19 swept the city.Then in August 2021, Mr. Currie’s mother learned about a free program near their home called Towards Employment, which offered career coaching and job search services. Mr. Currie was skeptical at first, but after speaking with the program’s coordinators, he signed up for two weeks of training in professional behaviors like how to dress for job interviews. Immediately afterward, he got a job at a restaurant in downtown Cleveland.In January, Mr. Currie took a new job at a high-end contemporary American restaurant, Fahrenheit, where he works 40 hours a week cooking and cleaning. He feels energized, knowing he is building the skills he needs to someday open his own business, maybe starting with a food truck.“My favorite part of the job is when I get a compliment from a customer about how good the meal was,” he said. “That lights up my day.”“I had generations before me teaching me to be a better mom.”Dwanét PerryDwanét Perry with her son. Nearly two years after being laid off, she has launched her own candlemaking business.Courtney Yates for The New York TimesMs. Perry has saved enough to move into her own apartment.Courtney Yates for The New York TimesMs. Perry sells her candles online.Courtney Yates for The New York TimesMs. Perry delivering for DoorDash, one of several jobs she juggles to support her family.Courtney Yates for The New York TimesDwanét Perry, 25, was six months pregnant when she was laid off from her job at a money transfer company in Queens in March 2020. The notice brought a jolt of pain and tough questions: How would she support herself and her baby? What could she do to move her life forward?Her son was born in June, and she moved the two of them into her mother’s home in Oradell, N.J. It was a painful period, but the bright spot was her family. She spent the summer surrounded by her mom, her grandmother and her younger sisters.“Everything there was cozy and comforting,” Ms. Perry said. “I had generations before me teaching me to be a better mom and telling me things I didn’t know.”Ms. Perry started thinking about how she might use the moment of upheaval to move toward her dream of doing something creative.She started watching YouTube and Instagram videos on candle making. Figuring that “everyone loves candles,” she decided to try making and selling her own. She melted soy wax in a double boiler and added oils to create different scents: pink sugar, cucumber melon, fallen leaves, sweater weather. She called her business Flame N Mama, in honor of her newborn son.Now Ms. Perry balances several jobs. She delivers for DoorDash three to four hours a day and was recently hired as a registration specialist at a car dealership. In the evenings, she makes and sells her candles to people who find her on social media.She was able to save up and move back to Queens with her son: “He has a very great sense of humor,” Ms. Perry said, laughing. “He loves to stick with his mommy.”“You have no choice but to be really good at it.”Liz MartinezLiz Martinez finds commonalities between her new career as a dental assistant and her old job as a beauty adviser.Christie Hemm Klok for The New York TimesMs. Martinez dropping her two daughters off at day care in San Francisco.Christie Hemm Klok for The New York TimesWhen Liz Martinez, 32, started training to be a dental assistant last year, she assumed it would be drastically different from her previous work as a beauty adviser at Sephora in San Francisco. But she found surprising commonalities: She practices the technical skills until they feel seamless, and she connects with clients and tries to ease their day.As a dental assistant, “you have no choice but to be really good at it,” she said. “It’s nice not being nervous.”Ms. Martinez hadn’t been closely following the news when Covid-19 started to spread in March 2020, so she was confused about why Sephora told her to put away makeup samples. Then she got an email that the store was temporarily closing. Soon after, she gave birth to her second daughter and wasn’t able to work because she had to look after her children during the day. She had no income to support her family.“I realized at that moment you can be surrounded by people and still be super alone,” she said.She learned that she could train to be a dental assistant through a local chapter of the Jewish Vocational Service, a nonprofit. She signed up for the three-month course: one month of Zoom classes, two months of hands-on training. By the fall of 2021, a clinic had hired her.The dentist she works with, Dr. Earl Capuli, continues to applaud Ms. Martinez’s improvement on the job, especially in mixing dental compounds. “The day I finally got it perfectly, he was bragging about it all day,” she said. “It’s really nice to hear positive feedback.”“That accident was the best thing that ever could have happened to me.”David LevyDavid Levy inside his second food truck, Tacos Cinco De Mayo.Lexey Swall for The New York TimesMr. Levy and his wife, Gloria, working in Arlington, Va.Lexey Swall for The New York TimesMr. Levy opened his first food truck with the insurance payout from a serious car accident.Lexey Swall for The New York TimesWhen the pandemic hit, David Levy, 61, was still reeling from a different life-altering disaster. In 2017, Hurricane Irma seriously damaged his family’s home in Florida, and Mr. Levy lost his job in construction shortly after, forcing him to pack up his belongings with his wife and three children and move in with his mother in Virginia.Mr. Levy struggled to find work in Virginia, so he started driving for Uber to make ends meet. When the pandemic struck, Uber trips fell off, and his income slowed to a trickle.Then he got a letter from the Senior Community Service Employment Program, which provides job training to older workers. In August 2020, he enrolled in a food entrepreneur workshop and had the idea to refashion a large storage trailer into a food truck. But he did not have enough capital to start his own business.And then something terrible and miraculous happened: A car accident left him with injuries serious enough to land him in a hospital. He won $65,000 in an insurance payout in August 2021 and used it to start a food truck business, Pizza Pita, which offers dishes that combine the flavors of Mediterranean and Colombian food.“It is crazy to think about it now, but that accident was the best thing that ever could have happened to me,” he said. “It made it possible for my dream of opening my own business to come true.”Mr. Levy, who was born in Colombia and has a Lebanese father, wanted to channel his heritage through cross-cultural flavor combinations. He recently converted to Judaism and was inspired by the Middle Eastern food he tasted during trips to Israel.Six months ago, he was financially stable enough to move his family out of his mother’s home and into one of their own in McLean, Va. Mr. Levy said his first food truck had been so successful that he opened another, Tacos Cinco De Mayo, last month.“Most days I work from 4:30 a.m. to midnight,” he said. “But no matter how hard it is, when you do something you love, it is worth it.”“I really needed to get out of that job.”Jane Watiri TaylorJane Watiri Taylor loading up her car with vegetables to sell to a grocery delivery service.Miranda Barnes for The New York TimesMs. Watiri Taylor’s tools for harvesting vegetables.Miranda Barnes for The New York TimesMs. Watiri Taylor bundling greens.Miranda Barnes for The New York TimesJane Watiri Taylor was working as a nurse at the Travis County Jail in Austin, Texas, when the pandemic hit. She called it the most frightening time she could remember in 10 years of nursing. Not only was she worried about catching the virus during her shifts, but some inmates took out their anger and frustration on her.“One time this person literally tried to spit on me,” she remembered. “They said, ‘I have Covid, and I’m going to give it to you.’ They spit on my scrubs; luckily it never got on my face.”For Ms. Watiri Taylor, 54, like so many other health care workers, “the burnout was real.”“I like taking care of people. But at that point, I was like, ‘I think I’m going to change jobs and start taking care of plants,’” she said. “You know, plants are never going to call me names, or insult or abuse me. I really needed to get out of that job.”In July 2021, she left to pursue a dream she’d had since her childhood in Kenya: to become a farmer.She had been growing fruits and vegetables in her backyard since 2015. To learn how to run her own farming business, she signed up for a class through Farmshare Austin, a nonprofit. She subleased a small piece of land in Lexington, Texas, to grow fruits and vegetables on a larger scale. She now sells her produce at local farmers’ markets.“I want to nurture people; that’s why I got into nursing,” she said. “With farming, you are still nurturing people, but in a different way. It is really satisfying when you grow stuff and are able to know that eventually it is going to help make sure someone has got food on the table and it is going to nourish their bodies. And to me, that’s enough.”Farming is much less predictable than nursing, and the financial instability worries her. Still, she says she is much happier than when she was working as a nurse.“Money is important,” she said. “But I want to be able to wake up every morning excited about what I’m doing. And that’s how I feel about farming.”“It was time for me to take a step back.”Adam SimonAdam Simon preparing sourdough loaves. He has no plans to return to his old career in finance.Tonje Thilesen for The New York TimesMr. Simon baking at the Entrepreneur Space in Queens.Photographs by Tonje Thilesen for The New York TimesLike many people, Adam Simon baked his own sourdough in the early months of the pandemic. He loved his pandemic hobby so much that he decided to turn it into a new career.In 2017, after working in finance for about 20 years, the 47-year-old left his job as a partner and director of research at the investment firm Echo Street Capital Management to spend more time with his family.“Every day of the week I was out the door before my kids woke up, and by the time I got home, they were asleep,” he said. “It was time for me to take a step back.”In June 2020, Mr. Simon, his wife and two daughters started baking sourdough bread and pastries and sharing the goods with their neighbors in Long Island.Though he had originally planned to return to finance, he decided instead to train himself to be a better baker. He read and watched everything he could about baking and worked in two local bakeries to hone his skills.In February 2022 he launched his own baking business, Sourdough Gambit, a homage to his love of chess.He makes his bread at the Entrepreneur Space, a food and business incubator in the Long Island City neighborhood of Queens, where he produces and sells about 300 baked goods each week. He hopes to open his own bakery and doesn’t plan to work in finance again.“It was a lot to walk away from,” he said. “But in hindsight, it was very much the right thing.” More