The tightening of agency mortgage spreads from the government's $200B purchase program is expected to have a positive "portfolio channel effect" on other risk assets. Securitized credit, particularly the non-qualified mortgage (non-QM) market, is positioned as a key beneficiary of this ripple effect as investors reallocate capital.
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A $200B government purchase program, which caused a 15-basis-point rally in mortgage spreads, will have a negligible impact on the actual housing market. Forecasts for existing home sales see only a fractional increase, while the home price forecast remains unchanged as any new demand is expected to be met with new listings.
The plan to buy mortgage bonds is not a direct solution for homeowners but a form of money printing (QE). This move likely props up banks holding increasingly unattractive mortgages as housing prices are pushed down, effectively bailing out financial institutions rather than individuals.
A U.S. administration decision for mortgage agencies to buy $200 billion in mortgages had an instant market impact, causing spreads to tighten quickly. In response, Morgan Stanley's mortgage strategy team moved from a positive to a neutral stance, demonstrating how fast regulatory news is absorbed by financial markets.
The Fed's plan to reinvest maturing mortgage-backed securities (MBS) into Treasury bills is a stealth liquidity injection. The US Treasury can amplify this effect by shifting issuance from long-term bonds to short-term bills, which the Fed then absorbs. This is a backdoor way to manage rates without formal QE.
Due to tight credit spreads, Richard Bernstein Advisors (RBA) has taken the unusual step of eliminating all corporate credit exposure from its portfolios. They favor agency mortgage-backed securities, which currently offer a similar or better yield without the associated corporate downgrade or default risk.
Unlike the Federal Reserve which can create reserves, Fannie Mae and Freddie Mac (GSEs) must fund their mortgage purchases. While they have significant retained earnings, they will likely need to issue short-term debt, creating a funding challenge as they buy long-duration assets with spreads that are negative to their funding costs.
Oaktree sees superior relative value in non-qualified residential mortgage-backed securities (RMBS). The US housing market is under-supplied with tight lending standards. This contrasts sharply with commercial real estate, particularly the office sector. Investors can acquire these non-government backed loans at a discount, offering high-yield-like returns with diversification.
While the $200B purchase program is small relative to the $10 trillion mortgage market, it exceeds the forecasted $175B in net market growth for the year. This means the Government-Sponsored Enterprises (GSEs) are set to buy more mortgage debt than will be newly issued, a significant intervention comparable to the Fed's balance sheet runoff.
Sectors that have experienced severe distress, like Commercial Mortgage-Backed Securities (CMBS), often present compelling opportunities. The crisis forces tighter lending standards and realistic asset repricing. This creates a safer investment environment for new capital, precisely because other investors remain fearful and avoid the sector.
Enormous government borrowing is absorbing so much capital that it's crowding out corporate debt issuance, particularly for smaller businesses. This lack of new corporate supply leads to ironically tight credit spreads for large borrowers. This dynamic mirrors the intense concentration seen in public equity markets.