Mortgage rates are tied to movement in the bond market and bonds were close enough to Friday’s levels that mortgage rates were essentially unchanged today. This keeps the average lender in the lower portion of the narrow range seen over the past 4 months.  If rates manage to move noticeably lower from here, they’ll be challenging the lowest levels in more than 3 years. Meaningful momentum may be hard to come by over the next 2 weeks. During that time, the bond market will be fully closed for 2 days, partially closed on 2 days, and much lighter in volume and participation for the rest of the time. This can lead to random, small-scale volatility but it rarely results in lasting momentum. For that, we’ll be waiting until the major econ data begins coming out in January–most notably the Jan 9th jobs report.

2025 is effectively over when it comes to meaningful shifts in the bond market. The coming days will be so heavily-affected by light volume/liquidity that any apparently significant shifts would be taken with a grain of salt anyway. Even as we look back over the past 4 months, we see a persistence of the very narrow 4.00-4.20 range in 10yr yields. The past 3 weeks have been especially narrow.

 While the recent micro range in 10s is on the high side of the broader range, this has more to do with shifts in the yield curve. For instance, 2yr yields are hugging the lower end of their 4-month range.

MBS and mortgage rates are somewhere in between, which is why they’ve been outperforming 10yr yields relative to the highs/lows of their respective ranges.

The Massachusetts Democrat requested to see records related to second liens that banks were required to expunge per terms of the 2012 mortgage settlement.

The move formalizes acting leadership roles both have had in different segments of the government-backed mortgage market serving many first-time homebuyers.

More than 80% of mortgage brokers expect business to grow in 2026, mainly through the strengthening of referral networks and the expansion of non-QM offerings.

Existing-home sales in the US barely rose in November, as a recent moderation in price growth and mortgage rates motivated buyers at the margin.

Monthly excess spread will confer credit enhancement to the notes, KBRA said, and while it will be released it will not be available as credit enhancement in future payment periods.

It ended up being a fairly uneventful day for mortgage rates despite scattered speculation about the impact of foreign monetary policy decisions. The average lender nudged just a hair higher, resulting in the 2nd lowest reading of the week. Apart from yesterday, the last day with lower rates was more than 2 weeks ago on December 4th. The coming week will be heavily affected by the realities of the holiday trading environment. There’s no repeatable formula for this. We simply widen the range of potential rate movement that occurs for no apparent reason. Most of the time, rates simple drift aimlessly sideways, but on certain years, there are  inexplicable jumps/dips. We won’t have a solid sense of where the rate market wants to be until the important economic reports start coming out in January.

Bond Market in Holiday Mode

Holiday mode is impossible to clearly define when it comes to its impact on the bond market. We know it when we see it, and we saw it today. Bonds paid no attention to econ data no matter how much it may seem that the 10am Consumer Sentiment numbers had an impact. Movement was minimal and not visibly tied to any other motivation. And as we already discussed this morning, Japan’s rate hike was a non-event. Holiday trading randomness will get worse over the next 2 weeks before it improves in early January.

Econ Data / Events

Consumer Sentiment (Dec)

52.9 vs 53.4 f’cast, 51.0 prev

Existing home sales (Nov)

4.13M vs 4.2M f’cast, 4.1M prev

Sentiment: 1y Inflation (Dec)

4.2% vs 4.1% f’cast, 4.5% prev

Sentiment: 5y Inflation (Dec)

3.2% vs 3.2% f’cast, 3.4% prev

U Mich conditions (Dec)

50.4 vs 50.7 f’cast, 51.1 prev

Market Movement Recap

10:12 AM Sideways at modestly weaker levels. MBS down 2 ticks (.06) and 10yr up 2.1bps at 4.143

12:15 PM Decent recovery into 11am, but fading a bit now.  MBS down 3 ticks (.09) and 01yr up 2.7bps at 4.148

Existing-home sales extended their recent stabilization in November, rising 0.5% to a seasonally adjusted annual rate of 4.13 million , according to the National Association of Realtors (NAR). This is the 3rd straight increase and annualized sales are at their highest level in 8 months. The catch is that–much like several other housing metrics–Existing Sales have been stuck in the lowest of gears since late 2022. As long as we continue to operate in this range, it’s difficult to draw any conclusions about bigger picture momentum. “Existing-home sales increased for the third straight month due to lower mortgage rates this autumn,” said NAR Chief Economist Lawrence Yun. “However, inventory growth is beginning to stall. With distressed property sales at historic lows and housing wealth at an all-time high, homeowners are in no rush to list their properties during the winter months.” Regional Breakdown (Sales and Prices, November 2025)

Region
Sales (annual rate)
MoM Change
Median Price
YoY Change

Northeast
510k
+4.1%
$480,800
+1.1%

Midwest
970k
-2.0%
$319,400
+5.8%

South
1.89m
+1.1%
$361,000
+0.8%

West
760k
0.0%
$618,900
-0.9%