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鲍威尔称美联储可以降息,但无法解决房地产市场危机

Alena Botros
2024-09-21

美联储不盖房子。

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美联储主席杰罗姆·鲍威尔。Anna Moneymaker via Getty Images

昨天,美联储在四年多来首次降息。这宣告美联储应对曾经非常严重的通货膨胀取得了胜利。降息之后,抵押贷款利率却出现了一种奇怪的波动。30年期房贷固定利率周平均值从6.2%下降至6.09%,日平均值从6.15%提高到6.17%。变化的幅度似乎很小,但考虑到30年期抵押贷款的总成本,这对于想要买房的人而言至关重要。

但美联储在一个方面并没有取得胜利。尽管这可能根本不是它的战场。

在美联储会议之后召开的新闻发布会上,有记者向美联储主席杰罗姆·鲍威尔提问,降息能否刺激房地产市场的需求,并再次使房价暴涨。他的回答值得深思:只要抵押贷款利率下降,锁定效益就会减轻。人们会开始卖房,与此同时他们也会买房。因此,降息能够额外刺激多少需求,仍是个未知数。他认为,这似乎根本无法解决美国房地产市场危机的症结。

鲍威尔说道:“我认为房地产市场真正的问题在于,美国一直存在而且未来也将继续面临房屋供应不足的问题,情况会极具挑战性。在人们想要居住的地方很难划分新的地块……房地产市场的问题变得更加困难,而且我们该如何增加房屋供应?这并不是美联储能够真正解决的问题。”

他继续说道:“但我认为随着利率的正常化,房地产市场也会趋于正常化。我的意思是,最终,使通胀普遍下降,使利率和房地产流通正常化,这是我们能为业主做的最大努力。供应问题需要由市场和政府来解决。”

这是一个有趣的观点。我们知道美联储不会设定抵押贷款利率,但却会影响它的走向。例如:抵押贷款利率不会因为昨天的降息决定大幅下降,因为它已经因为对降息的预期而大幅下降。但抵押贷款利率仍会下降。当疫情爆发后,美联储降息;这是紧急降息。本来已经极低的抵押贷款利率继续下降。极低的抵押贷款利率和居家办公的可能性,带来了房地产市场繁荣。

约两年后,通胀严重,美联储加息,抵押贷款利率随之大幅上涨。这导致房地产市场陷入低迷。去年,美国现房销量降至近30年来的最低水平。今天的数据显示,8月份现房销量环比下降了2.5%,同比下降了4.2%。因此,美联储确实在房地产市场中扮演了某种角色,但它的动作只会影响临时现象。正如鲍威尔在美联储讲话中所说的那样,美联储不盖房子。

房地产政策专家、城市经济学家以及房地产公司高管会告诉你,美国面临的问题是数百万套房屋缺口,而房屋供应不足导致房价居高不下。有人表示,自从全球金融危机以来,美国的房屋开工量持续不足;有人则更进一步,将问题的根源追溯到数十年前的土地使用法规和政策失败。人们买不起房,而这不仅仅是因为高抵押贷款利率。

这并非鲍威尔首次表达这种立场。今年早些时候,鲍威尔在参议院银行业委员会出席听证会时解释称,因抵押贷款利率升高导致的与锁定效益有关的问题,“随着经济正常化和利率正常化,将得到缓解……但全国的房地产市场依旧要面临房屋供应不足的问题。”(财富中文网)

译者:刘进龙

审校:汪皓

美联储主席杰罗姆·鲍威尔。Anna Moneymaker via Getty Images

昨天,美联储在四年多来首次降息。这宣告美联储应对曾经非常严重的通货膨胀取得了胜利。降息之后,抵押贷款利率却出现了一种奇怪的波动。30年期房贷固定利率周平均值从6.2%下降至6.09%,日平均值从6.15%提高到6.17%。变化的幅度似乎很小,但考虑到30年期抵押贷款的总成本,这对于想要买房的人而言至关重要。

但美联储在一个方面并没有取得胜利。尽管这可能根本不是它的战场。

在美联储会议之后召开的新闻发布会上,有记者向美联储主席杰罗姆·鲍威尔提问,降息能否刺激房地产市场的需求,并再次使房价暴涨。他的回答值得深思:只要抵押贷款利率下降,锁定效益就会减轻。人们会开始卖房,与此同时他们也会买房。因此,降息能够额外刺激多少需求,仍是个未知数。他认为,这似乎根本无法解决美国房地产市场危机的症结。

鲍威尔说道:“我认为房地产市场真正的问题在于,美国一直存在而且未来也将继续面临房屋供应不足的问题,情况会极具挑战性。在人们想要居住的地方很难划分新的地块……房地产市场的问题变得更加困难,而且我们该如何增加房屋供应?这并不是美联储能够真正解决的问题。”

他继续说道:“但我认为随着利率的正常化,房地产市场也会趋于正常化。我的意思是,最终,使通胀普遍下降,使利率和房地产流通正常化,这是我们能为业主做的最大努力。供应问题需要由市场和政府来解决。”

这是一个有趣的观点。我们知道美联储不会设定抵押贷款利率,但却会影响它的走向。例如:抵押贷款利率不会因为昨天的降息决定大幅下降,因为它已经因为对降息的预期而大幅下降。但抵押贷款利率仍会下降。当疫情爆发后,美联储降息;这是紧急降息。本来已经极低的抵押贷款利率继续下降。极低的抵押贷款利率和居家办公的可能性,带来了房地产市场繁荣。

约两年后,通胀严重,美联储加息,抵押贷款利率随之大幅上涨。这导致房地产市场陷入低迷。去年,美国现房销量降至近30年来的最低水平。今天的数据显示,8月份现房销量环比下降了2.5%,同比下降了4.2%。因此,美联储确实在房地产市场中扮演了某种角色,但它的动作只会影响临时现象。正如鲍威尔在美联储讲话中所说的那样,美联储不盖房子。

房地产政策专家、城市经济学家以及房地产公司高管会告诉你,美国面临的问题是数百万套房屋缺口,而房屋供应不足导致房价居高不下。有人表示,自从全球金融危机以来,美国的房屋开工量持续不足;有人则更进一步,将问题的根源追溯到数十年前的土地使用法规和政策失败。人们买不起房,而这不仅仅是因为高抵押贷款利率。

这并非鲍威尔首次表达这种立场。今年早些时候,鲍威尔在参议院银行业委员会出席听证会时解释称,因抵押贷款利率升高导致的与锁定效益有关的问题,“随着经济正常化和利率正常化,将得到缓解……但全国的房地产市场依旧要面临房屋供应不足的问题。”(财富中文网)

译者:刘进龙

审校:汪皓

The Federal Reserve delivered its first interest rate cut in more than four years yesterday. It was a declaration of victory over once hot, hot, hot inflation. And mortgage rates responded by fluctuating in kind of a weird way. The average 30-year fixed weekly rate dropped from 6.2% to 6.09% and the daily rate rose from 6.15% to 6.17%. They might seem like tiny changes, but it matters to anyone who wants to buy a home—think of the total cost of a mortgage over its 30-year lifespan.

But there is a fight that the central bank hasn’t won. Although it might not be its fight at all.

During a post-meeting press conference, Fed Chair Jerome Powell was asked if interest rate cuts would reignite demand in the housing market and send prices soaring—again. His answer was telling: once mortgage rates come down, the lock-in effect will ease. People will start to sell their homes, and when they do, they’ll buy homes, too. So it isn’t clear how much extra demand the cut could trigger. To him, it seems that piece only side-steps the crux of the country’s housing crisis.

“I mean, the real issue with housing is that we have had and are on track to continue to have not enough housing, and so it’s going to be challenging,” Powell said. “It’s hard…to zone lots that are in places where people want to live…All of the aspects of housing are more and more difficult, and you know, where are we going to get the supply? And this is not something that the Fed can really fix.”

He continued: “But I think as we normalize rates, you’ll see the housing market normalize. And I mean, ultimately, by getting inflation broadly down and getting those rates normalized and getting the housing cycle normalized, that’s the best thing we can do for householders. And then the supply question will have to be dealt with by the market and also by government.”

It’s interesting. So we know the Fed doesn’t set mortgage rates, but it can influence where they go. Case in point: mortgage rates won’t plummet in the aftermath of yesterday’s decision, because they’ve already fallen so much because the cut was priced in from expectation alone. Still, lower rates are coming. Either way, when the pandemic began, the central bank slashed interest rates; they were emergency cuts. Mortgage rates were already pretty low, but they kept falling. Rock-bottom mortgage rates and the ability for work from wherever fueled a housing boom.

Then roughly two years later when inflation became a problem, the Fed raised interest rates, and mortgage rates soared. The shock pushed the housing world to a standstill. Last year existing home sales fell to their lowest level in close to three decades. Even now, data out today showed existing home sales dropped 2.5% in August from the prior month and 4.2% from one year ago. So the central bank absolutely plays a role in housing, but its movements only power temporary phenomenons. The Fed doesn’t build houses, as Powell said in Fed Speak.

Our problem is that the country is missing millions of homes, and the shortfall is keeping prices aloft, that’s what housing policy analysts and urban economists and real estate executives will tell you. Some say we’ve been under building since the Great Financial Crisis; some say it goes back further, to land-use regulations and policy failures decades ago. People can’t afford homes, and it’s not only because of high mortgage rates.

It isn’t the first time Powell has taken this stance. Earlier this year, as he testified to the Senate Banking Committee, Powell explained that problems associated with the lock-in effect, resulting from higher mortgage rates “will abate as the economy normalizes and as rates normalize…But we’ll still be left with a housing market nationally, where there is a housing shortage.”

财富中文网所刊载内容之知识产权为财富媒体知识产权有限公司及/或相关权利人专属所有或持有。未经许可,禁止进行转载、摘编、复制及建立镜像等任何使用。
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