US pending home sales fell by 0.4% in July, slightly worse than the expected 0.1% decrease. Last month, sales dropped by 0.8%. The pending home sales index now measures 71.7, just below June’s 72.0. Compared to last year, there is a year-over-year increase of 0.7%.
Home sales changed across regions: the Northeast had a decline of 0.6%, while the Midwest saw a bigger drop of 4%. In contrast, the West and South saw increases of 3.7% and a slight decrease of 0.1%, respectively. According to the REALTORS® Confidence Index survey, 16% of NAR members believe buyer traffic will increase, while 21% expect to see more sellers entering the market.
Pending Home Sales Insights
Pending home sales come from signed contracts, but reports show a high contract cancellation rate of 15%. Even though mortgage rates have improved and homes are becoming more affordable, many buyers are hesitant to commit to such a significant financial decision. Rising mortgage applications indicate that serious buyers are in the market, but many are still hesitant to proceed.
The pending home sales index remains low, influenced by high interest rates, prices, and limited supply. After experiencing low mortgage rates post-Covid, many homeowners have little incentive to sell. Former President Trump is looking to encourage the Federal Reserve to lower rates, but the steepening yield curve presents challenges. The 10-year yield is at 4.23%, near its 100-week moving average, affecting 30-year mortgage rates.
Recent housing data indicates ongoing struggles in the market. July’s pending home sales reduced by 0.4%, worse than expected, continuing a trend of weakness from previous months. Additionally, a record 15% of signed contracts are being canceled, signaling that even interested buyers are backing out before closing.
Factors Influencing the Market
This situation keeps attention on the Federal Reserve, whose interest rate policies are crucial to the market’s performance. The 10-year Treasury yield, which greatly affects mortgage rates, is currently at 4.23%, maintaining high borrowing costs for potential homebuyers. The CME FedWatch Tool shows a 68% chance of a rate cut by the November 2025 meeting.
With uncertainty stemming from weak economic data and possible actions by the central bank, we should expect increased market volatility. Options on the iShares U.S. Home Construction ETF (ITB) provide an avenue to navigate this, as its implied volatility has risen to 31%, indicating trader caution. Strategies like straddles or strangles may prove effective in the coming weeks.
We must also remain alert to the steepening yield curve, which suggests the bond market is concerned about future inflation, even if the Fed does cut rates. This could relate to worries over possible tariffs and their impact on prices. A pair trade, buying 10-year Treasury note futures while shorting 2-year Treasury note futures, offers a way to capitalize on this expectation.
Reflecting back to 2021, the average 30-year mortgage rate dropped below 3%, sparking a housing boom. This has led to the current situation, as homeowners who secured those low rates have no reason to sell, resulting in a supply shortage. This structural issue indicates that even a few rate cuts from the Fed are unlikely to quickly revive sales activity.
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