Your Mouth is Smiling, but Your Eyes are All Sad. Why?

Last week, the Fed met. They said interest rates would remain at zero. They would continue asset purchases. They still view inflation as transitory. But there were *HUGE* shifts in the market. Why? Due to the “dot plot.” Let’s review.

In the graph below, I have four lines: The Fed’s expectations for interest rates prior to the meeting and their new expectations now. These are the averages from the “dot plots” release by the Fed. I also include the market expectations before and after the meeting.

Prior to the meeting, the Fed didn’t even have a date when they would likely raise rates. After? The date changed to Mid-2022, which is “only” a year away. This is a HUGE change in expectations.

In fact, the Fed now agrees with the market. Except the market now beleves we’ll have 2 rate hikes in 2022, another 2 in 2023, one in 2024, and one in 2025. In short, short-terms rates will be rising MUCH quicker than previously anticipated.

This is a really big change in expectations give the Fed statement read like it was the same ol’ same ol’.

The impact on the markets is easy to see:

  • 10-year yield down 0.10%
  • 5-year inflation expectations down 0.20% per year
  • 10-year inflation expectations down 0.20% per year
  • 10-year minus 2-year is down 0.2%

What does all of this mean? The market is expecting the Fed to raise rates sooner, which means less inflation AND less growth.

We’ll see soon whether or not the Fed is trying to “talk” the market down or if they will start to act. The Fed will need to taper bond purchases before they can even think about raising rates.

(Movie quote from “Get Him to the Greek.” The meaning is you are saying one thing and thinking another. Here the Fed is saying nothing changes, but the box plot has a huge shift.)

Saved with a Refi? Not as Much as You Think

Recently refinance your mortgage and excited by the savings? Bad news: The savings is probably about 50-60% what you think it is. The rest is time value of money trickery.

If you are like most people, you have probably refinanced a few time over the last decade. Why is this important? Well, you probably refinanced into a 30 year loan again from your original 30 year loan.

The refi pushed your payments out. Thus, you save today, but pay tomorrow. Just to give you an idea of the trickery on 30 year mortgages:

  • @ 3.875%, a $500k loan has a payment of $2,351
  • @ 2.875%, a $500k loan has a payment of $2,074

Not too bad – you saved $280 a month. But I’m guessing your actual savings was more than that. Why? Well, let’s say your mortgage was 5 years old at 3.875%. If that’s the case, then your loan balance was only $450k when you refi’d. Let’s wrap in $3800 of fees and now here are the payments:

  • @ 3.875%, a $500k loan has a payment of $2,351
  • @ 2.875%, a $500k loan has a payment of $2,074
  • @ 2.875%, a $454k loan has a payment of $1,885

You save another $200 from the fact your loan balance was down. Thus, about 40% of the savings you see in your payment is just time value of money stuff, nothing to do with a lower rate

What does this mean long-term? Here’s how much you’ll owe on your house over the next 30 years comparing your two loans.

In 30 years when your original loan would be paid off, you’ll still owe $105k on your house.

I’m not saying refi-ing is a bad thing – it isn’t. Just understand a lot of the savings is from pushing out the loan. I got a 30 year mortgage in 2009 on my house. In 2021, I’ll still have a 30 year mortgage.