Mortgage Rates: A Tug-of-War with Affordability

In the ever-evolving landscape of the housing market, mortgage rates have emerged as a critical factor shaping affordability. As interest rates rise, homeownership becomes increasingly out of reach for many, sparking a 'tug-of-war' between affordability and accessibility. Fannie Mae's recent research underscores this dynamic, highlighting the significant impact of mortgage rates on the housing market.

The relationship between mortgage rates and housing affordability is complex and multifaceted. As rates rise, monthly mortgage payments increase, making homeownership less affordable. This trend affects both new and existing homes, as seen in Fannie Mae's Housing Affordability Index. The index has deteriorated since 2021, falling from a high of 150 to the mid-80s by 2024. This decline reflects a sudden reversal of generally improving affordability over the past several decades.



Mortgage rates also play a significant role in housing supply, particularly new construction. As rates rise, the cost of borrowing increases, making it more expensive for developers to finance new projects. This can lead to a decrease in new construction, as seen in the United States, where housing starts fell by 18% in 2022 compared to the previous year. Conversely, lower mortgage rates can stimulate demand, leading to increased housing prices and potentially encouraging new construction. However, the relationship between mortgage rates and housing supply is complex and influenced by various factors, including local regulations, land availability, and labor costs.

Rising mortgage rates are not only impacting homeownership but also the rental market. As mortgage rates increase, home prices become less affordable, leading more people to consider renting instead. However, higher mortgage rates also raise rental costs. Many people prefer to rent instead of buying given median house prices have been slow to adjust. In this context, the combination of higher rates and still-scarce housing supply creates a vicious circle that complicates central banks' fight against inflation. US monthly home prices continued to rise in October compared with a year ago, with shelter contributing to one-third of the change of consumer prices in November.

The 'tug-of-war' between mortgage rates and affordability is a complex and evolving dynamic. As interest rates fluctuate, so too does the accessibility of homeownership. Understanding this relationship is crucial for policymakers, developers, and homebuyers alike. By staying informed about the latest trends and data, we can better navigate the ever-changing landscape of the housing market and work towards a more affordable future for all.