The Market Shift Investors May Be Missing

Jay Bacow: Welcome to Thoughts on the Market. I'm Jay Bacow, co-head of Securitized Products Research at Morgan Stanley.

James Egan: And I'm Jim Egan, the other co-head of Securitized Products Research at Morgan Stanley.

Jay Bacow: Today, the glow has maybe worn off the championship of the Knicks, so we can talk about the impact of Warsh on the mortgage and housing market.

It's Friday, June 26th at 10am in New York.

James Egan: If we have to stop talking about the Knicks, we can stop talking about the Knicks. But Jay, I think one of the things, if we take a little bit of a step back in mortgage markets, in housing markets, in fixed income markets more broadly – from the beginning of the year to now, we've gone from the market pricing in 2.5 cuts from the Fed by the end of 2026, to the market pricing in roughly 1.5 hikes. 100 basis point difference in market expectations over the course of the past five and a half months.

Now, that's happened at different times, with different levels of velocity and severity. But one of the key talking points we have now is – we have a new Fed chair. We had the first FOMC meeting and his press conference after that last Wednesday.

What do you think that means for mortgage markets, for volatility? How are you thinking about this?

Jay Bacow: look, Jim, it's a great question, and we've got asked that by a number of different investors. Chair Warsh has been pretty clear that he thinks people should do more of what they're good at and less of what they're not good at.

And so, he's felt like the Fed should keep their communication on future guidance relatively short. And so, with less forward guidance from the Fed, the market has more uncertainty, and more uncertainty translates into more volatility.

And more volatility is generally bad for the mortgage market, given that investors are short the option to the homeowner to refinance. Furthermore, shifting from expectations of the Fed cutting to expectations of the Fed hiking generally makes it a little bit less favorable environment for investors like banks and overseas investors to come to the mortgage market.

Given the valuations are pretty snug, we don't think this is a great opportunity right now for investing in agency mortgages. 

James Egan: Alright. Now, we've been on this podcast several times this year where we've talked about, you mentioned banks... We've talked about deregulation. We've talked about Fannie Mae and Freddie Mac, the GSEs – them buying mortgages, that being constructive for our mortgage view.

Is that still the case, or how are you layering that into your thought process?

Jay Bacow: now? That's definitely still the case. Those things haven't changed. The deregulation is still flowing through the markets. That longer term should be supportive of bank demand in aggregate, although obviously there are a number of different regulations going through. The GSEs are still forecasted to buy 200 billion mortgages on behalf of President Trump's initiative.

So, that's why we're just sort of tactically negative – those technicals are very strong in an environment where there really has not been much supply. Now, some of that supply is because mortgage rates are still in the context of 6.5 percent. Some of that is because with mortgage rates at 6.5 percent, there hasn't been that much housing activity.

So, Jim, turning it to you, what is the outlook for the housing market in a world where they are expecting the Fed to hike and rates to stay elevated?

James Egan: Right. So, the main thing that we focus on from a housing market perspective is less specifically Fed action and more the 5- and 10-year part of the curve.

So, when you start to say something like you're tactically negative mortgage-backed securities here – how can I interpret that from a mortgage rate perspective?

Jay Bacow: If we're tactically negative, it's more of a small move than some massive move. And as you said, and we've talked about on this call beforehand, realistically, the mortgage rate is a little bit less dependent on the Fed policy rate and more around the belly of the Treasury curve. And, you know, what's going to happen with the belly of the Treasury curve is going to be dependent on sort of market expectations along with what's happening in the geopolitical situation.

So realistically, if you've written down that the mortgage rate is 6.5 percent right now, our view probably doesn't change things too much.

James Egan: And if that's the case, then affordability in the housing market, as we've been talking about, is going to continue to be challenged. And what we think that means from a housing activity perspective is any upside that we really thought would have been there gets pretty significantly capped. But the same side of this token – or the other side of this token, if you will, we do think that the current level is well-supported here.

There's some level of housing activity that has to occur regardless of where affordability is, and we think we found that. We're at 40-year lows from a turnover perspective. From the fourth quarter of 2023 through now, we've been roughly at the same level. That's 11 consecutive quarters now.

We think this is the kind of base level for people that need to transact regardless of where mortgage rates are. So, the more that the rate environment remains challenged, the more that we kind of hang in this low to mid 6 percent mortgage rate environment. We just think that that continues to curtail upside.

So, it's a housing market and a housing activity space that continues to very much just remain stuck in neutral.

Jay Bacow: Alright. So, if we're in this new environment and the Fed might be hiking, it's not great locally for mortgage valuations. Housing market more broadly, probably kind of stuck in neutral here. Jim, always a pleasure speaking with you.

James Egan: And always great speaking to you too, Jay. And to all of our regular listeners, thank you for adding us to your playlist. Let us know what you think wherever you get this podcast and share Thoughts on the Market with a friend or colleague today.

Jay Bacow: And go smash that subscribe button. 

Ariana Salvatore: Welcome to Thoughts on the Market. I'm Ariana Salvatore, Morgan Stanley's U.S. Public Policy Strategist. 

Michael Zezas: And I'm Mike Zezas, Deputy Global Head of Research. 

Ariana Salvatore: Today, we'll be discussing the consumer outlook, policy catalysts, and what it could mean for the 2026 midterm elections.  

It's Thursday, June 25th at 9am in New York.  

Mike, you're on the road, obviously not in New York City this week. Why don't you tell us a little bit about the conference that you're at, and then we can get into some of the topics that have come up in your conversations.  

Michael Zezas: Yeah. I'm down in South Carolina at Morgan Stanley's Captains of the Consumer Industry Conference, where we put together investors and leadership of key consumer companies in the U.S. to learn about each other in a more informal way, brainstorm… And it's been really interesting. 

We've had a lot of meetings with leadership from different prominent consumer companies throughout the U.S. And it's been really fascinating to hear how the consumer's been quite resilient. But in general, one pattern that sticks out is rising concern about lower-income consumers' behavior starting to lag in meaningful way higher-income consumers' behavior.  

You're starting to see substitution and sort of more selectivity amongst lower-income households, a pattern that began a bit last year as a lot of these companies would report with higher tariffs. That seems to have continued with higher gas prices driven by the conflict in the Middle East.  

So, there's a lot of discussion and concern about how durable it is. And in particular, if there are some policy choices here that might alleviate some of that pressure and bring some fundamental strength to what is a challenged segment of the consumer market right now. 

Ariana Salvatore: Let's talk a little bit more about tariffs. It's our economists’ view that we've mostly gotten through the tariff pass-through. Is that the sentiment that you're hearing from corporates and the clients that you're talking to? 

Michael Zezas: It is. Well, it's certainly the hope. And I guess the follow-up questions here are: once some of the temporary tariff authority that was put into place after the Supreme Court struck down the use of IEEPA, will there be a restoration of those tariff levels? And will the USMCA negotiations create higher tariffs? 

So, Ariana, what's your thoughts there? Is there any concern for companies that they're going to start needing to deal with a re-escalation of tariff costs relative to what we experienced, say, last year?  

Ariana Salvatore: Yeah, I think to answer that question, we need to dig into this under the surface a little bit and understand what types of tariffs that we're talking about. 

So, to your question on the USMCA, we see that largely as a story of continuity, right? So, the USMCA exemption has been in place since the deal was signed, right? And since Trumpimposed those Section 301 tariffs, we think that's likely to stay the case. That means the vast majority of the goods trade between the U.S., Mexico, and Canada is right now not subject to the 301 tariffs.  

Now, on the other hand, we have existing Section 232 tariffs in place on not just sectors like steel and aluminum, but a bunch of other goods, too, and we're supposed to get more of those investigations wrapped up in the next week or so. 

So, on that front, I do think there could be some potential room for escalation, but more broadly speaking, we think the direction of travel is relatively stable, if not slightly lower, because, as you mentioned, the IEEPA tariffs that were replaced by the Section 122s have to get replaced again end of July, right? 

So that Section 122 authority was a temporary authority. The president is going to have to replace that with a mix of Section 232 and 301. It's been our view that when that happens, there could be some alleviation for very specific pockets of goods that fall into really neither bucket, right? So,they're not necessarily critical for national security, and they're coming from countries that are difficult to maintain a Section 301 investigation on. 

So, it's actually very nuanced under the surface. I would say in the aggregate level, what we think is that you're going to see the tariff rate stay somewhere around 8 to 9 percent on a headline basis; if not directionally, maybe a little bit lower throughout the course of this year.  

Michael Zezas: Got it. And I think that message has been music to the ears of a lot of these companies. And I’ve been doing these meetings with our chief economist, Michael Gapen, who has said that that's contributing to what he forecasts as being a meaningfuldeceleration in inflation into the end of the year. Certainly an inflation level lower than what the aggregate Fed forecast isat the moment. 

Another question that comes up is whether or not the recent decrease in oil prices, which should feed through into lower gasoline prices, is durable. If that's something that could be counted on, because obviously these companies are thinking about it being a potential tailwind to demand going into the second half of the year. 

How do you think about that, Ariana?  

Ariana Salvatore: The MOU that the U.S. and Iran signed, I would say was a welcome development for markets. But that being said, there are a number of paths to re-escalation, in our view. Really four things to keep an eye on, kind of outstanding questions or uncertainties.  

The first is on execution risk of the MOU itself. It's very light on details. We need to see more about how exactly the Strait of Hormuz is going to reopen, if there's going to be a servicing fee, a tolling regime, et cetera. That was a red line of the United States. But again, implementation there is a big question.  

The second is on the calibration or divergence between the U.S. and Israel in terms of their objectives. We identified that early in the conflict as a potential indicator of how long this could possibly last, and I think it's equally as important in assessing how long the ceasefire or the MOU could stay in place.  

The third thing I would say we need to learn more about is the role of Congress in all of this. So, some Republican lawmakers actually pushed back against the MOU, saying it didn't go far enough to advance U.S. interests. Now Congress has a more limited role when it comes to the actual MOU implementation itself. Remember, the JCPOA, the Iran nuclear deal in 2015, didn't go through Congress either. 

But Congress can exert some more power come the fall when we start talking about defense appropriations, right? The Pentagon is asking for $1.5 trillion. [$]300 billion of that is supplemental war funding. And so, I think if you see Republicans push back, that's going to be an easy forum for them to do so.  

And the last point is on the negotiations themselves. So, the MOU is a 60-day ceasefire throughout which both parties are supposed to be discussing the nuclear question. Now, looking back at historical context here, the JCPOA took about 20 months to negotiate start to finish. This is a very compressed timeframe, and again, obviously potential risk for escalationas we see these negotiations go on the next few months.  

So, Mike, I would say, like I said before, markets are definitely seeing this as a welcome development, but that doesn't mean it's without execution risk. Across the board, our outlook actually expected a normalization of flows by the end of June, so we're kind of pulling things up by about two weeks.  

That means that the outlook basically remains intact, but with marginal upside as this is a slightly more constructive outlook. 

Michael Zezas: Got it. So net net, there's still plenty of execution risk going on, but the trend is at least towards easing of some of these policy pressures that have been impacting the consumer. And it's also been interesting that a lot of the conversations have led to questions about artificial intelligence.  

Now, at this conference last year, a lot of the discussion about artificial intelligence was around how these companies were implementing it to create new marketing opportunities, create efficiencies inside of their operations. 

This year, a lot of the discussion is actually about the macro trend around artificial intelligence, the acknowledgment of the industrial build-out around this new technology and how that is buoying investment and employment – and therefore consumption. And so, the policy concern or consideration from some of these companies is whether or not there are upcoming electoral issues, either in the midterms or in the next election cycle, that might change the dynamic around the AI industrial build-out. 

Are there signs that would show that a tougher regulatory regime? Data center construction bans that these things might take on a bipartisan flavor? And so right now, I think that's a very difficult question to answer.  

There is obviously some level of concern about if policy might change this dynamic around the AI industrial build-out that really has kind of helped the economy deal with some other external shocks from policy, namely what's going on in the Middle East and trade policy changes before that. 

Ariana Salvatore: Yeah, to that point, this question around AI pushback, especially on data center build-out, has been a big theme in the elections. Thus far, it's really been dealt with on more of a state and local level. But our view is that it's been kind of bubbling up to the national level. Efforts there are nascent, but I don't think they're going away anytime soon. 

So obviously something that we're going to watch heading into November because it matters a lot for corporates and for investors alike. Mike, maybe we'll leave it there. Thanks so much for taking the time to talk.  

Michael Zezas: And thanks for taking the time to talk to me. 

Ariana Salvatore: And thanks for listening. If you enjoy the show, please leave us a review wherever you listen. And share Thoughts on the Market with a friend or colleague today.