Proposals to allow homeowners to take their low-rate mortgages with them (portability) or transfer them to a buyer (assumability) cannot be retroactively applied due to contract law. Creating new mortgages with these features is possible, but the added benefits to the borrower would likely result in a higher, not lower, interest rate.

With the European Central Bank firmly on hold, a low-volatility regime is expected to persist. However, the options market is not fully pricing in the potential for directional curve movements, such as steepening or flattening. This creates opportunities to express curve views through options where the risk is undervalued.

A common misconception is that Fed rate cuts lower all borrowing costs. However, aggressive short-term cuts can signal future inflation, causing the 10-year Treasury yield to rise. This increases long-term rates for mortgages and corporate debt, counteracting the intended economic stimulus.

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.

There's a significant spread between the market's low realized volatility (historical vol at 8) and its higher implied volatility. This means investors are still bidding up downside protection, expecting a market drop, even as it grinds slowly higher. This makes selling forward volatility a potentially attractive trade.

Fed rate cuts primarily lower short-term yields. If long-term yields remain high or rise, this steepens the curve. Because mortgage rates track these longer yields, they can actually increase, creating a headwind for housing affordability despite an easing monetary policy.

The bond market is a better indicator for mortgage rates than the Fed. The current spread between 5-year and 10-year Treasury notes implies that investors expect the 5-year note's yield to be 100 basis points higher in five years than it is today. Since mortgage rates are closely tied to these yields, this suggests a potential for higher, not lower, mortgage rates in the medium term.

The gap between existing mortgage rates (under 4.25%) and new rates (over 6.25%) is over 200 basis points. This spread, which disincentivizes homeowners from selling, has persisted for three consecutive years. Historically, the gap only exceeded 100 basis points for a total of eight quarters over the past four decades, making the current situation a major anomaly.

Current rate cuts, intended as risk management, are not a one-way street. By stimulating the economy, they raise the probability that the Fed will need to reverse course and hike rates later to manage potential outperformance, creating a "two-sided" risk distribution for investors.