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.
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Contrary to fears of a spike, a major rise in 10-year Treasury yields is unlikely. The current wide gap between long-term yields and the Fed's lower policy rate—a multi-year anomaly—makes these bonds increasingly attractive to buyers. This dynamic creates a natural ceiling on how high long-term rates can go.
Uncertainty around the 2026 Fed Chair nomination is influencing markets now. The perceived higher likelihood of dovish candidates keeps long-term policy expectations soft, putting upward pressure on the yield curve's slope independent of immediate economic data.
According to BlackRock's CIO Rick Reeder, the critical metric for the economy isn't the Fed Funds Rate, but a stable 10-year Treasury yield. This stability lowers volatility in the mortgage market, which is far more impactful for real-world borrowing, corporate funding, and international investor confidence.
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.
Jeff Gundlach notes a significant market anomaly: long-term interest rates have risen substantially since the Fed began its recent cutting cycle. Historically, Fed cuts have always led to lower long-term rates. This break in precedent suggests a fundamental regime change in the bond market.
A high-conviction view for 2026 is a material steepening of the U.S. Treasury yield curve. This shift will not be driven by long-term rates, but by the two-year yield falling as markets more accurately price in future Federal Reserve rate cuts.
The Fed is prioritizing its labor market mandate over its inflation target. This "asymmetrically dovish" policy is expected to lead to stronger growth and higher inflation, biasing inflation expectations and long-end yields upward, causing the yield curve to steepen.
With credit curves already steep and the U.S. Treasury curve expected to steepen further, the optimal risk-reward in corporate bonds lies in the 5 to 10-year maturity range. This specific positioning in both U.S. and European markets is key to capturing value from 'carry and roll down' dynamics.
A new market dynamic has emerged where Fed rate cuts cause long-term bond yields to rise, breaking historical patterns. This anomaly is driven by investor concerns over fiscal imbalances and high national debt, meaning monetary easing no longer has its traditional effect on the back end of the yield curve.
Morgan Stanley analysts argue that mortgage rates follow the 5- and 10-year Treasury yields, not the Fed Funds rate. As evidence, they note that while the Fed has cut rates by 100 basis points over the past year, the average mortgage rate has actually increased by 25 basis points during the same period.