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Tag: overall economy

  • Despite Fed rate cuts, mortgage rates could still rise. Here’s why

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    Mortgage rates are the interest you pay to borrow money for *** home. Higher rates mean higher monthly payments because of accrued interest, which costs you more over the life of *** loan. The Federal Reserve set short-term interest rates, which influence how much you owe for things like credit cards and car loans. But according to experts, mortgage rates do not follow the Fed. Instead they follow the 10-year Treasury, which has to do with US government bonds. Right now, the bond market is nervous about inflation. So even with the Fed’s recent Rate cut in December, mortgage rates didn’t budge. Our get the Facts data team dug into the numbers to show us how mortgages have changed over the last decade. Rates remain high, hovering an average of 6% this year, the lowest rates have been in the last decade and came during the COVID pandemic when they bottomed out at 2.65% in January of 2021. But mortgage rates have hovered around 3 to 4% until the start of 2022 when they surpassed 5% and haven’t dropped. Below 6% since September 2022, and these high rates can be painful when buying *** home. Our get the facts data team found the most expensive mortgages were in places like Santa Clara, San Mateo, and Marin Counties, all in California. But Nantucket County in Massachusetts tops the list, with mortgages averaging nearly $10,000 in 2025. The least expensive are mostly in the South or Midwest, like Todd County, South Dakota or Stewart County, Georgia. Where an average mortgage is over $300. If you’re trying to buy *** home, experts tell our data team there are 3 barriers right now, those high mortgage rates, high home prices, and buyers just not wanting to buy *** house right now due to other levels of uncertainty. If you’re curious with how your monthly mortgage rate has changed, our get the Facts data team created *** tool on our website. You just plug in your county, and it calculates how much more or less you’re paying compared to 10 years ago. Reporting in Washington, I’m Amy Lou.

    Despite Fed rate cuts, mortgage rates could still rise. Here’s why

    The Federal Reserve cut interest rates by 25 basis points at its final meeting of 2025, but the 30-year fixed-rate mortgage remained high at 6.22%.

    Updated: 5:28 AM PST Dec 31, 2025

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    The Federal Reserve cut interest rates by 25 basis points at its final meeting of 2025, but an expert says it may not translate into lower mortgage rates. Susan Wachter, a professor of real estate at the Wharton School at the University of Pennsylvania, said mortgage rates take their metric cue from the 10-year Treasury.”The two rates are disconnected. The only time the two rates move together is if we’re moving towards a recession,” Wachter said. Mortgage rates are the interest you pay to borrow money to buy a home. Higher mortgage rates raise monthly payments because more interest accrues on the principal mortgage each month.The 30-year fixed-rate mortgage averaged 6.22% as of Dec. 11, 2025. That is below the year-to-date average of 6.62%, but Wachter said rates remain high.”Just a matter of four years ago, mortgage rates were 3 or 4%, so this has a big impact on the overall economy, and we cannot, unfortunately, rely on the Federal Reserve’s action to solve this affordability problem,” Wachter said. National Association of Realtors data, analyzed by the Get the Facts Data Team, shows that monthly principal and interest mortgage payments in the United States have nearly doubled in the last 10 years.See how much your monthly mortgage has changed with our calculator.On average, the monthly cost of owning a home in counties across the United States was $1,424 in 2025, compared with $712 in 2015. That number doesn’t include costs like property taxes, homeowner’s insurance, homeowners association fees and other fees. Nantucket County in Massachusetts saw the monthly cost of owning a home more than double, reaching $9,797 in 2025 compared to $4,691 in 2015. The island, located about 30 miles south of Cape Cod, has a median home listing price of $5.2 million, according to Realtor.com.In California, mortgage rates rose by an average of 89% over the last 10 years. The highest mortgage rates in the state are found in Marin, San Mateo and Santa Clara counties.What is driving up mortgage costs?According to Wachter, homebuyers face three barriers: high mortgage rates, high housing prices and a buyer strike.High mortgage rates stem in part from large U.S. budget deficits caused by government borrowing during and after the COVID-19 pandemic. As a result, housing prices have risen and many buyers have pulled back. “Buyers are uncertain about their future job prospects, overall economy prospects — even stock market prospects. That uncertainty is keeping buyers on the sidelines, which is why housing prices, even though they’re near all-time highs, are not increasing anymore,” said Wachter.Aside from increasing mortgage costs, the housing market is also seeing a surge in delistings.”The homeowners who are selling are disappointed because their prices are falling, so they’re taking their homes off the inventory. We see that happening more than ever recently,” Wachter said.A recent report from Realtor.com shows that about 6% of listings have been removed from the market by sellers each month since June. That is the highest national delisting rate reported by Realtor.com since it began tracking this metric in 2022. PHNjcmlwdCB0eXBlPSJ0ZXh0L2phdmFzY3JpcHQiPiFmdW5jdGlvbigpeyJ1c2Ugc3RyaWN0Ijt3aW5kb3cuYWRkRXZlbnRMaXN0ZW5lcigibWVzc2FnZSIsKGZ1bmN0aW9uKGUpe2lmKHZvaWQgMCE9PWUuZGF0YVsiZGF0YXdyYXBwZXItaGVpZ2h0Il0pe3ZhciB0PWRvY3VtZW50LnF1ZXJ5U2VsZWN0b3JBbGwoImlmcmFtZSIpO2Zvcih2YXIgYSBpbiBlLmRhdGFbImRhdGF3cmFwcGVyLWhlaWdodCJdKWZvcih2YXIgcj0wO3I8dC5sZW5ndGg7cisrKXtpZih0W3JdLmNvbnRlbnRXaW5kb3c9PT1lLnNvdXJjZSl0W3JdLnN0eWxlLmhlaWdodD1lLmRhdGFbImRhdGF3cmFwcGVyLWhlaWdodCJdW2FdKyJweCJ9fX0pKX0oKTs8L3NjcmlwdD4K

    The Federal Reserve cut interest rates by 25 basis points at its final meeting of 2025, but an expert says it may not translate into lower mortgage rates.

    Susan Wachter, a professor of real estate at the Wharton School at the University of Pennsylvania, said mortgage rates take their metric cue from the 10-year Treasury.

    “The two rates are disconnected. The only time the two rates move together is if we’re moving towards a recession,” Wachter said.

    Mortgage rates are the interest you pay to borrow money to buy a home. Higher mortgage rates raise monthly payments because more interest accrues on the principal mortgage each month.

    The 30-year fixed-rate mortgage averaged 6.22% as of Dec. 11, 2025. That is below the year-to-date average of 6.62%, but Wachter said rates remain high.

    “Just a matter of four years ago, mortgage rates were 3 or 4%, so this has a big impact on the overall economy, and we cannot, unfortunately, rely on the Federal Reserve’s action to solve this affordability problem,” Wachter said.

    National Association of Realtors data, analyzed by the Get the Facts Data Team, shows that monthly principal and interest mortgage payments in the United States have nearly doubled in the last 10 years.

    See how much your monthly mortgage has changed with our calculator.

    On average, the monthly cost of owning a home in counties across the United States was $1,424 in 2025, compared with $712 in 2015. That number doesn’t include costs like property taxes, homeowner’s insurance, homeowners association fees and other fees.

    Nantucket County in Massachusetts saw the monthly cost of owning a home more than double, reaching $9,797 in 2025 compared to $4,691 in 2015. The island, located about 30 miles south of Cape Cod, has a median home listing price of $5.2 million, according to Realtor.com.

    In California, mortgage rates rose by an average of 89% over the last 10 years. The highest mortgage rates in the state are found in Marin, San Mateo and Santa Clara counties.

    What is driving up mortgage costs?

    According to Wachter, homebuyers face three barriers: high mortgage rates, high housing prices and a buyer strike.

    High mortgage rates stem in part from large U.S. budget deficits caused by government borrowing during and after the COVID-19 pandemic. As a result, housing prices have risen and many buyers have pulled back.

    “Buyers are uncertain about their future job prospects, overall economy prospects — even stock market prospects. That uncertainty is keeping buyers on the sidelines, which is why housing prices, even though they’re near all-time highs, are not increasing anymore,” said Wachter.

    Aside from increasing mortgage costs, the housing market is also seeing a surge in delistings.

    “The homeowners who are selling are disappointed because their prices are falling, so they’re taking their homes off the inventory. We see that happening more than ever recently,” Wachter said.

    A recent report from Realtor.com shows that about 6% of listings have been removed from the market by sellers each month since June. That is the highest national delisting rate reported by Realtor.com since it began tracking this metric in 2022.

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  • Why Biden Should Shift the Debate to This Topic

    Why Biden Should Shift the Debate to This Topic

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    President Joe Biden and Democrats cannot win the debate over the economy without fundamentally reframing the terms of the choice they are offering voters, an extensive new research study by one of the party’s prominent electoral-strategy groups has concluded.

    The study, scheduled to be released today, seeks to mitigate one of the party’s most glaring vulnerabilities heading into the 2024 election: the consistent finding in surveys that when it comes to managing the national economy or addressing inflation, significantly more voters express confidence in Republicans than in Democrats.

    To close that gap, the study argues, Biden and Democrats must shift the debate from which party is best equipped to grow the overall economy to which side can help families achieve what the report calls a “better life.” The study argues that Democrats can win that argument with a three-pronged message centered on: delivering tangible kitchen-table economic benefits (such as increased federal subsidies for buying health insurance), confronting powerful special interests (such as major corporations), and pledging to protect key personal liberties and freedoms, led by the right to legal abortion.

    The study was conducted by Way to Win, a group that provides funding for candidates and organizations focused on mobilizing voters of color, in conjunction with Anat Shenker-Osorio, a message consultant for progressive candidates and causes. Last year, Way to Win was among the top advocates pushing the party to stress a message of protecting personal freedoms and democracy—an approach that helped Democrats overperform expectations despite widespread discontent about the economy.

    Reversing the advantage Donald Trump and the GOP have on the economy will require Democrats to highlight “the tangible improvements their policies have made in people’s lives, in lieu of speaking of abstract economic gains, as well as touting their future agenda of expanding on these gains, taking on corporate greed and the MAGA Republicans who aim to rule only for the wealthy few,” concludes a memo summarizing the research that was provided exclusively to The Atlantic.

    Based on months of polls, focus groups, and other public-opinion research, the study comes amid simmering Democratic anxieties over national and swing-state surveys showing Trump leading Biden. Especially frustrating for the White House and other Democrats has been the persistence and pervasiveness of negative public attitudes about the economy, despite robust economic growth, low unemployment, and a huge reduction in the inflation rate over the past year. Democrats were particularly unnerved by a recent survey from Democracy Corps, a group founded by the longtime party strategists James Carville and Stanley B. Greenberg, that found that voters in the key swing states gave Trump a retrospective job-approval rating for his performance as president nearly 10 percentage points higher than what they give Biden for his current performance.

    Biden has spent months trying to highlight positive trends in the economy by describing them under the rubric of “Bidenomics.” But the Way to Win study, like the Democracy Corps research, argues that it is counterproductive for the administration to try to convince voters that inflation is abating or that the economy is improving while so many are struggling to make ends meet. Telling voters that “inflation is going down [produced a] backlash” in the research, Jenifer Fernandez Ancona, Way to Win’s senior vice president, told me: “Their experience is that it’s up. If you make an overarching statement that things are getting better, it rubs people the wrong way.”

    Probably the key insight in the report is the contention that it’s a mistake for Democrats to focus the 2024 debate on any of the broad national trends in the economy, including those that have been positive under Biden, such as job growth.

    For many years, the report argues, voters have been inclined to believe that Republicans are better than Democrats at managing the overall economy—an advantage that may be especially pronounced for Trump, a former business mogul, if he’s the GOP nominee. But, the study found, swing voters, as well as the irregular voters the party needs to turn out in 2024, give Democrats an edge on which party can best deliver for “you and your family’s economic well-being.”

    “If the argument is who [handles] the economy best, even though it’s not true in any sense, that’s their brand advantage,” Shenker-Osorio told me. “If the question is who is going to create the best future for your family, that is a Democratic-brand advantage. That is a story we can tell. It’s a credible story, and it’s a story that people care more about.”

    To shift the debate into this more favorable terrain, the report argues, Biden and other Democrats must simultaneously reorient their economic arguments in opposite directions. The group argues that Democrats must narrow their focus by talking less about macroeconomic trends and more about specific policies they have enacted to help families make ends meet. That includes policies that Biden has passed to lower prescription-drug and utility costs, and policies he could promote in a second term, such as restoring the expanded child tax credit that Democratic Senator Joe Manchin of West Virginia stripped from the Inflation Reduction Act last year.

    “Among both swing voters and surge voters, folks are moved more by talking about tangible gains than by talking about growing the economy,” Shenker-Osario said.

    Simultaneously, the report argues that Democrats must link their economic agenda to a broader promise to defend voters against an array of forces threatening their ability to succeed. In its research, the group found that the strongest case for Democrats blended pledges to deliver concrete economic benefits with promises to defend fundamental rights and stand up to big, wealthy corporations.

    Across all of these fronts, Fernandez Ancona argues, the key for Democrats is not just to warn about what a second Trump term could mean but to give voters a positive vision that emphasizes their success at stopping him and the prospect that reelecting Biden could deliver measurable benefits. “We really believe we can’t just rely on telling people the bad things,” Fernandez Ancona said.

    Key results in the 2022 election offer Democrats some reason for optimism that the approach urged by Way to Win can succeed. In the five swing states most likely to decide the 2024 presidential race, Democrats won seven of the nine Senate and gubernatorial races in 2022, primarily around variations on the themes that Way to Win wants the party to stress next year.

    The range of problems confronting Biden, such as doubts about his age and capacity, can’t all be resolved by recalibrating his message. Fernandez Ancona doesn’t pretend otherwise. But she argues that a more precisely targeted message will provide Biden the best chance of maximizing his support whatever the background environment looks like next year. “We can’t control what conditions are,” she told me. “Messaging can’t solve all problems. But it does do something to paint the path forward and make sure that voters go into the booth knowing what the stakes are.”

    With Trump looming as the likely GOP nominee, Democratic strategists at this point may have greater consensus about the stakes in 2024 than the path forward for the party. The sheer proliferation of studies proposing a new approach for Biden may be the most telling measure of how much more difficult this election looks than Democrats once anticipated.

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    Ronald Brownstein

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  • Is Biden Toast?

    Is Biden Toast?

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    It’s a year before the presidential election, and Democrats are panicking. Their incumbent is unpopular, and voters are refusing to give him credit for overseeing an economic rebound. Polls show him losing to a Republican challenger.

    What’s true now was also true 12 years ago. Today, Democrats are alarmed by recent surveys finding that President Joe Biden trails Donald Trump in five key swing states. But they were just as scared in the fall of 2011, when President Barack Obama’s approval rating languished in the low 40s and a pair of national polls showed him losing to Mitt Romney, the former Massachusetts governor who would become the GOP nominee. Barely one-third of independent voters said Obama deserved a second term. A New York Times Magazine cover story asked the question on many Democrats’ minds: “Is Obama Toast?”

    A year later, Obama beat Romney handily, by a margin of 126 in the Electoral College and 5 million in the popular vote. Those results are comforting to Democrats who want to believe that Biden is no worse off than Obama was at this point in his presidency. “This is exactly where we were with Obama,” Jim Messina, the former president’s 2012 campaign manager, told me by phone this week. For good measure, he looked up data from earlier elections and found that George W. Bush and Bill Clinton each trailed in the polls a year out from their reelection victories. Perhaps, Messina hoped, that would “calm my bed-wetting fucking Democratic friends down.”

    Yet the comparison between Biden today and Obama in 2011 goes only so far. The most obvious difference is that Biden, who turns 81 this month, is nearly three decades older than Obama was at the time of his second presidential campaign. (He’s also much older than Clinton and Bush were during their reelection bids.) Voters across party lines cite Biden’s age as a top concern, and a majority of Democrats have told pollsters for the past two years that he shouldn’t run again. Obama was in the prime of his political career, an electrifying orator who could reenergize the Democratic base with a few well-timed speeches. Not even Biden’s biggest defenders would claim that he has the same ability. Put simply, he looks and sounds his age.

    In a recent national CNN poll that showed Trump with a four-percentage-point lead over Biden, just a quarter of respondents said the president had “the stamina and sharpness to serve”; more than half said the 77-year-old Trump did. Privately, Democratic lawmakers and aides have fretted that the White House has kept the president too caged in for fear of a verbal or physical stumble. At the same time, they worry that a diminished Biden is unable to deliver a winning economic message to voters.

    “The greatest concern is that his biggest liability is the one thing he can’t change,” David Axelrod, Obama’s longtime chief strategist, wrote on X (formerly Twitter) on the day that The New York Times and Siena College released polls showing Trump ahead of Biden by as much as 10 points in battleground states. “The age arrow only points in one direction.” Axelrod’s acknowledgment of a reality that many senior Democrats are hesitant to admit publicly, and his gentle suggestion that Biden at least consider the wisdom of running again, renewed concerns that the president and his party are ignoring a consistent message from their voters: Nominate someone else.

    Tuesday’s election results, in which Democratic candidates and causes notched wins in Virginia, Kentucky, and Ohio, helped allay those concerns—at least for some in the party. “It’s way too early to either pop the champagne or hang the funeral crepe,” Steve Israel, the former New York representative who chaired the Democrats’ House campaign arm during Obama’s presidency, told me on Wednesday. “Biden has the advantage of time, money, a bully pulpit, and, based on last night’s results, the fact that voters in battleground areas seem to agree with Democrats on key issues like abortion.”

    The Biden campaign embraced the victories as the continuation of a trend in which Democrats have performed better in recent elections than the president’s polling would suggest. “Time and again, Joe Biden beats expectations,” the campaign spokesperson Michael Tyler told reporters Thursday morning. “The bottom line is that polls a year out don’t matter. Results do.”

    The Democrats’ strength in off-year elections, however, may not contradict Biden’s lackluster standing in a hypothetical matchup against Trump. The political realignment since Obama’s presidency—in which college-educated suburban voters have drifted left while working-class voters have joined Trump’s GOP—has given Democrats the upper hand in lower-turnout elections. The traditionally left-leaning constituencies that have soured on Biden, including younger and nonwhite voters, tend to show up only for presidential votes.

    As Messina pointed out, the overall economy is better now than it was in late 2011 under Obama, when the unemployment rate was still over 8 percent—more than double the current rate of 3.9 percent. But voters don’t seem to feel that way. Their biggest economic preoccupation is not jobs but high prices, and although the rate of inflation has come down, costs have not. Polling by the Democratic firm Blueprint found a huge disconnect between what voters believe Biden is focused on—jobs—and what they care most about: inflation. “It’s very alarming,” Evan Roth Smith, who oversaw the poll, told reporters in a presentation of the findings this week. “It tells a lot of the story about why Bidenomics is not resonating, and is not redounding to the benefit of the president.”

    Nothing stirs more frustration among Democrats, including some Biden allies, than the sense that the president is misreading the electorate and trying to sell voters on an economy that isn’t working for them. “It takes far longer to rebuild the middle class than it took to destroy the middle class,” Representative Ro Khanna of California, a former Bernie Sanders supporter who now serves on an advisory board for Biden’s reelection, told me. “No politician, president or incumbent, should be celebrating the American economy in the years to come until there is dramatic improvement in the lives of middle-class and working-class Americans.” Khanna said that Biden should be “much more aggressive” in drawing an economic contrast with Trump and attacking him in the same way that Obama attacked Romney—as a supplicant for wealthy and corporate interests who will destroy the nation’s social safety net. “Donald Trump is a much more formidable candidate than Mitt Romney,” Khanna said. “So it’s a harder challenge.”

    Just how strong a threat Trump poses to Biden is a matter of dispute among Democrats. Although all of the Democrats I spoke with predicted that next year’s election would be close, some of them took solace in Trump’s weakness as a GOP nominee—and not only because he might be running as a convicted felon. “Donald Trump, for all of his visibility, is prone to making big mistakes,” Israel said. “A Biden-versus-Trump matchup will reveal Trump’s mistakes and help correct the current polling.”

    The New York Times–Siena polls found that an unnamed “generic” Democrat would fare much better against Trump than Biden would. But they also found that a generic Republican would trounce Biden by an even larger margin. “Mitt Romney was a much harder candidate than Donald Trump,” Messina told me. (When I pointed out that Khanna had made the opposite assertion, he replied, “He’s in Congress. I’m not. I won a presidential election. He didn’t.”)

    None of the Democrats I interviewed was pining for another nominee, or for Biden to drop out. Representative Dean Phillips of Minnesota hasn’t secured a single noteworthy endorsement since announcing his long-shot primary challenge. Vice President Kamala Harris is no more popular among voters, and all of the Democrats I spoke with expressed doubts that the candidacy of a relatively untested governor—say, Gavin Newsom of California, Gretchen Whitmer of Michigan, or Josh Shapiro of Pennsylvania—would make a Democratic victory more likely. Messina said that if Biden dropped out, a flood of ambitious Democrats would immediately enter the race, and a free-for-all primary could produce an even weaker nominee. “Are we sure that’s what we want?” Messina asked.

    Others downplayed Biden’s poor polling, particularly the finding that Democrats don’t want him to run again. Their reasoning, however, hinted at a sense of resignation about the coming campaign. Israel compared the choice voters face to a person deciding whether or not to renew a lease on their car: “I’m not sure I want to extend the lease, until I looked at other models and realized I’m going to stick with what I have,” he explained. Senator Chris Murphy of Connecticut said that voters he talks to don’t bring up Biden’s age as an issue; only the media does. “I don’t know. He’s old, but he’s also really tall,” Murphy told me. “I don’t care about tall presidents if it doesn’t impact their ability to do the job. I don’t really care about presidents who are older if it doesn’t impact their ability to do the job either.” He was unequivocal: “I think we need Joe Biden as our nominee.”

    For most Democrats, the debate over whether Biden should run again is now mostly academic. The president has made his decision, and top Democrats aren’t pressuring him to change his mind. Democrats are left to hope that the comparisons to Obama bear out and the advantages of incumbency kick in. Biden’s age—he’d be 86 at the end of a second term—is a fact of life. “You have to lean into it,” Israel told me. “You can’t ignore it.” How, I asked him, should Biden lean into the age issue? “I don’t know,” Israel replied. “That’s what a campaign is for.”

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    Russell Berman

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