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Fannie and Freddie, the Big Mortgage Backers, Face Climate Risks

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Fannie Mae and Freddie Mac know increasing floods and wildfires are a problem. Dealing with them, however, would require trade-offs.As sea levels rise and natural disasters become more intense, homes in low-lying coastal areas or tinder-dry mountains are starting to lose value.That’s a problem for the finances of Fannie Mae and Freddie Mac, the government-sponsored enterprises that back half of the nation’s outstanding mortgages — and keep the residential real estate market liquid by buying mortgages from banks and repackaging them into securities.In the first year of the Biden administration, financial regulators seemed to recognize the risk, identifying the mortgage market as one of the main channels through which climate change could destabilize the financial system.Since then, reports have been published, comments gathered and summits held. But when it comes to insulating the two enterprises and borrowers from climate-related catastrophe, the Federal Housing Finance Agency — which regulates Fannie and Freddie — has issued only vague guidance.“It came out and I thought, where’s the rest of it?” said Carlos Martín, director of the Remodeling Futures Program at the Harvard Joint Center for Housing Studies.The issue comes with risk for taxpayers as well, since the federal government took Fannie and Freddie into conservatorship in 2008 after the financial crisis. Fannie and Freddie have reserve capital buffers, but large losses could force the government to intervene.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    Fed Minutes Show Options Are Open on Interest Rate Cuts

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    Minutes from a Nov. 6-7 meeting showed that Federal Reserve policymakers favored lowering rates “gradually.”Minutes from the Federal Reserve’s November meeting offered little signal about whether officials would cut interest rates at their next gathering, though they suggested that policymakers did expect to continue to lower borrowing costs “gradually” over time.The account of the central bank’s Nov. 6-7 meeting, released on Tuesday, showed that Fed officials still planned to cut interest rates further. But with the job market holding up better than expected and the economy growing at a solid clip, they are in no rush to slash them rapidly.Fed officials thought it “would likely be appropriate to move gradually toward a more neutral stance of policy over time,” the minutes showed.At the moment, central bankers think that their policy rate — which is set to a range of 4.5 percent to 4.75 percent — is “restrictive,” which means it is high enough to weigh on growth.That’s by design. Policymakers lifted rates to high levels in 2022 and 2023 to make borrowing more expensive, hoping to cool the economy and wrestle rapid inflation under control. But over the past year, inflation has been slowing toward the Fed’s 2 percent goal, and the unemployment rate had begun to nudge higher.Given that, officials began to cut rates in September, then made a second rate cut in November. The goal was to ease off the economic brakes a little, allowing the economy to slow gently without risking a painful crash. When Fed officials last released economic forecasts, in September, policymakers expected to make one final quarter-point rate cut in 2024.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    Walmart Sees ‘Momentum’ Ahead of Holiday Shopping Season

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    The company, a bellwether for the retail industry, said its U.S. sales rose 5 percent in the third quarter, as cost-conscious consumers of all incomes sought bargains.Walmart has told its workers that it plans to “win” the holiday season. Ahead of the peak shopping period, the nation’s largest retailer appears well positioned, citing “broad-based strength” across its product range.Walmart said Tuesday that U.S. sales increased 5 percent in the third quarter, to $114.9 billion, easily surpassing analysts’ estimates. Its U.S. e-commerce business jumped 22 percent, aided by pickup and delivery options and its expanding online advertising and marketplace business.Operating profit for the quarter rose 9.1 percent at the retailer’s U.S. unit. Walmart raised its full-year forecast for sales and profit, higher than the estimates it had already increased last quarter.Doug McMillon, Walmart’s chief executive, said the company had “momentum.”“In the U.S., in-store volumes grew, pickup from store grew faster, and delivery from store grew even faster than that,” he said in a statement Tuesday.Walmart, which brings in millions of customers each week, is a bellwether of U.S. consumer trends. The period between Thanksgiving and New Year can make or break a retailer’s year, and companies are unsure about how freely shoppers will spend in the weeks ahead.Stung by inflation, consumers have shown that they are looking for low prices and convenience, such as free or fast shipping. The squeeze has been acute on lower-income shoppers, a core customer base for Walmart, and more higher-income customers have been trading down to Walmart in recent years. Walmart said those more affluent shoppers continued to buoy sales in its latest quarter.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    How Trump’s Plans for Mass Deportations, Tariffs and Fed Could Affect the Economy

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    Predicting how White House policy is going to affect the American economy is always fraught with uncertainty. Donald J. Trump’s return to the White House has taken the doubt up a notch.Mr. Trump has proposed or hinted at a range of policies — including drastically higher tariffs, mass deportations, deregulation and a fraught relationship with the Federal Reserve as it sets interest rates — that could shape the economy in complex ways.“There are two multiplicative sources of uncertainty: One, of course, is what they’re going to do,” said Michael Feroli, the chief U.S. economist at J.P. Morgan. “The other is: Even if you know what they’re going to do, what is it going to mean for the economy?”What forecasters do know is that America’s economy is solid heading into 2025, with low unemployment, solid wage gains, gradually declining Federal Reserve interest rates, and inflation that has been slowly returning to a normal pace after years of rapid price increases. Factory construction took off under the Biden administration, and those facilities will be slowly opening their doors in the coming years.But what comes next for growth and for inflation is unclear — especially because when it comes to huge issues like whether or not to assert more control over the Federal Reserve, Mr. Trump is getting different advice from different people in his orbit. Here are some of the crucial wild cards.Tariffs: Likely Inflationary. How Much Is Unclear.If economists agree about one thing regarding Mr. Trump’s policies, it is that his tariff proposals could boost prices for consumers and lift inflation. But the range of estimates over how much is wide.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    How Trump’s Immigration Plans Could Affect the Economy

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    Expelling noncitizens on a mass scale is likely to raise prices on goods and services and lower employment rates for U.S. workers, many economists say.The wave of migrants who arrived during the Biden administration fueled some of the anger that propelled Donald J. Trump back to power. They also offset a labor shortage, putting a damper on inflation.With the next administration vowing to seal the border and carry out the largest deportation program in American history, those economic forces could reverse — depending on the degree to which Mr. Trump can fulfill those promises.Mr. Trump’s newly appointed “border czar,” Tom Homan, has said that the administration would start with the immigrants who have committed crimes. There are not nearly enough of those to amount to removals on a mass scale, however, and Vice President-elect JD Vance has also said that all 11 million undocumented immigrants should prepare to leave. “If you are in this country illegally in six months, pack your bags, because you’re going home,” Mr. Vance said in September.The numbers could rise by another 2.7 million if the new administration revokes several types of temporary humanitarian protection, as the Trump adviser Stephen Miller previewed last year. On top of that, millions of undocumented residents live with U.S.-born children or green card holders who could end up leaving the country as well.There are logistical, legal, diplomatic and — even though Mr. Trump has said there is “no price tag” he wouldn’t direct the government to pay — fiscal obstacles to expelling millions of people who would rather stay. (According to the American Immigration Council, an advocacy group for immigrants, it would cost $315 billion to arrest, detain, and deport all 13.3 million living in the United States illegally or under a revocable temporary status.)That’s why forecasting a precise impact is impossible at this point. But if Mr. Trump accomplishes anything close to what he has pledged, many economists expect higher prices on goods and services and possibly lower employment rates for American workers.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    Why Trump’s Victory Is Fueling a Market Frenzy

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    Investors have been comforted by a clear election result and are anticipating tax cuts and deregulation from a second Trump administration.Donald J. Trump’s election victory reverberated through financial markets. And one week later, bets on the economy’s path and on corporate winners or losers — known as the “Trump trade” on Wall Street — are in full swing.Stock prices for perceived winners have snapped higher: Bank valuations have soared, as investors anticipate more lenient regulations. The same is true for many large companies seeking to consolidate through mergers and acquisitions, which have frequently been blocked or discouraged under President Biden.The share price of Tesla, run by Mr. Trump’s adviser and campaign benefactor Elon Musk, has surged by more than 40 percent since the election last week. Cryptocurrencies, which Mr. Trump has pledged to lend more support, popped as well, with Bitcoin hitting record highs.Based on the president-elect’s promises of drastic immigration enforcement, which might increase demand for detention services, the shares of private prison operators also rose sharply.Presumed losers slumped in price, including smaller green energy firms benefiting from Biden-era tax credits. A range of retailers and manufacturers reliant on imported goods have also suffered, because they may be negatively exposed to tariffs that Mr. Trump has floated.The stock market overall, though, has ripped to new highs, surpassing the records it set earlier in the year.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    Mortgage Rates Fell, Then Rose. What Comes Next?

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    Many would-be home buyers are still hoping for mortgage rates to come down as the Federal Reserve cuts interest rates. How much they will fall is unclear.Rafael Corrales, a real estate agent in Miami, recently showed houses to a young couple hoping to move from a rental into a home. They had been lured to the market after hearing that mortgage rates had come down.But when the couple went to get approved for a home loan, they found that the borrowing costs had ticked up once again.“They were very confused,” said Mr. Corrales, 49, an agent for Redfin. It pushed them back onto the sidelines of the housing market, and they’re now staying put in the hope that rates will fall again.Mortgage rates fell steadily from this spring through September, as economic data slowed and as investors began to expect a steady string of interest rate cuts from the Federal Reserve. But the rate on a 30-year mortgage has reversed course and climbed sharply over the past month to 6.79 percent nationally, from about 6.1 percent at the start of October.The move has come as a shock to some home buyers, who had waited many months for Fed officials to begin lowering borrowing costs, hoping that they would bring relief to the mortgage market.The logic was fairly simple. When the Fed lowers its benchmark interest rates, the downward shifts tend to trickle through financial markets to lower other interest rates. While the biggest impact is on short-term rates, the effect can extend to 10-year Treasury notes, which mortgages closely track. And the Fed is, in fact, adjusting policy. Officials cut interest rates for the first time in four years in September, and they followed with a quarter-point rate cut on Thursday.

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    U.S. average 30-year fixed-rate mortgage
    Source: Freddie MacBy The New York TimesWe are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    Democrats Got the Recovery They Wanted. It Wasn’t Enough.

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    America’s economic growth is the envy of its global counterparts. But voters wanted more from the Biden administration — specifically, lower prices.Donald Trump has won the 2024 presidential election. Follow live updates and results.Every major U.S. ally is uncomfortably familiar with one of President Biden’s favorite charts. It is a graph of economic recoveries in the wealthy world since the end of the pandemic recession. It shows growth flatlining for the United Kingdom, Germany and Japan over the past two years — while in the United States, growth keeps rocketing up.That chart helps explain why voters have punished ruling parties in election after post-Covid election around the world. Sluggish growth, coupled with a surge in consumer prices, proved toxic for the Conservative Party in Britain. It helped hobble President Emmanuel Macron’s centrist coalition in France and contributed to Japan’s longtime leaders, the Liberal Democrats, losing their majority this fall.Germany’s governing coalition has been so weakened by recession and so flustered by disagreements over how to revive growth that it teetered this week on the brink of collapse.Advisers to Mr. Biden and to Vice President Kamala Harris, his successor candidate in the presidential election, had hoped that America’s outlier economy would rescue them from a similar fate.It did not.Ms. Harris lost to former President Donald J. Trump. Democrats will spend at least months parsing data for conclusions on what drove the defeat. Certainly, economic factors were only one contributor.But as Europe’s stumbling economies woke on Wednesday to the news of Ms. Harris’s defeat, one thing was immediately clear: America’s growth engine may be the envy of the world, but it is not the envy of the American public.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    Inflation Cooled Further in September, PCE Index Shows

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    Overall inflation slowed in September from a year earlier, though some signs of stubbornness lingered under the surface.Inflation has been cooling for two years, and fresh data released on Thursday showed that trend continued in September. Prices climbed just 2.1 percent compared with a year earlier.That is nearly back to the Federal Reserve’s 2 percent inflation goal — good news for both the Fed and the White House. It is also slower than the previous reading, which stood at 2.3 percent.Still, the report also shows evidence that price increases remain stickier under the surface.A closely watched inflation measure that strips out volatile food and fuel costs to give a sense of the underlying trend in prices was up 2.7 percent in September compared with a year earlier. That “core” inflation figure was unchanged from the previous reading, a sign that it was proving slow to cool. And on a monthly basis, core inflation actually accelerated slightly.While the figures were largely in line with what economists had expected, the stubbornness in core inflation reinforced that the Fed’s campaign to wrestle price increases back under control was not entirely finished.“All in all, this is a relatively good report,” said Omair Sharif, founder of the firm Inflation Insights. But he added that he thought core inflation could remain too quick for comfort in coming months, before fading more completely early next year.“It’s not a mission accomplished kind of number,” he said.The Fed lifted interest rates sharply in 2022 and early 2023 to try to slow the economy and wrestle inflation under control. But officials slashed them by half a percentage point in September, cutting interest rates for the first time in four years.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More