Even with multiple expected Fed rate cuts, mortgage rates may not fall significantly. They are not directly tied to the Fed funds rate, and other factors are needed to bring them down enough to improve housing affordability.

A sustainable recovery in housing activity requires a roughly 10% improvement in affordability. Morgan Stanley calculates this threshold will be met when mortgage rates fall to approximately 5.5%, a specific target needed to meaningfully "unstick" the market from its current low-activity state.

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 significant housing market recovery requires a substantial and sustained improvement in affordability. Analysts estimate a 100-basis-point drop in mortgage rates (e.g., to 5.5%) is needed to trigger a meaningful pickup in sales. However, this growth is not immediate; sustainable increases in sales volumes typically materialize a full year after the affordability improvement occurs.

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.

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.

In shallow easing cycles, historical data shows Treasury yields don't bottom on the day of the final rate cut. Instead, they typically hit their low point one to two months prior, signaling a rebound even as the Fed completes its easing actions.