Posted Posted originally on: Oct 19, 2026 by Martin Armstrong |

Fannie Mae has sharply raised its mortgage rate forecast for 2027, and the revision should put an end to the fantasy that Americans can simply wait another year for cheap money to return. Economists now expect the average 30-year fixed mortgage rate to reach 7.4% during the fourth quarter of 2026 and remain around 7.5% throughout 2027. Only recently, Fannie Mae was forecasting 6.8% for the end of this year and 6.7% for next year.

I have explained that the artificially low mortgage rates during the pandemic were an anomaly created by extraordinary monetary intervention. People became accustomed to borrowing at 2% or 3% and somehow concluded that this was normal. It was NEVER normal. The Federal Reserve suppressed interest rates, purchased enormous quantities of mortgage-backed securities and government debt, and helped create one of the most distorted real estate markets in American history. Home prices exploded because buyers could suddenly borrow more money at artificially low rates, and now those inflated property values remain while the cost of financing has more than doubled.

The September inflation report should explain why mortgage rates are moving in the opposite direction from what real estate agents and politicians have been promising. Inflation has accelerated to 3.7%, gasoline prices have surged, and energy costs are filtering throughout the economy. Meanwhile, Washington has accumulated more than $40 trillion in debt and continues borrowing without any serious intention of balancing the budget. Investors are demanding higher yields to hold government securities, and mortgage rates respond primarily to the bond market rather than whatever overnight rate the Federal Reserve decides to announce.

The 10-year Treasury yield has been rising, and mortgage lenders must price loans according to the cost of capital, inflation expectations, and the risk of holding mortgage-backed securities. Kevin Warsh could cut the federal funds rate tomorrow, but that would not automatically bring mortgage rates down. The Fed does not control the entire yield curve, and the Treasury market is increasingly reflecting the enormous demand for capital coming from governments that refuse to stop borrowing. Washington wants cheaper money, but the international bond market has no obligation to provide it.

Consider what this means for the average homebuyer. A $350,000 mortgage at 3% carries a monthly principal and interest payment of approximately $1,476. At 7.5%, that same loan costs approximately $2,447 per month, nearly $1,000 more before property taxes, insurance, maintenance, or association fees. Yet home prices have not returned to their pre-pandemic levels. The buyer is being asked to finance a vastly more expensive property at more than twice the interest rate, while wages have failed to keep pace with the cumulative increase in the cost of living.

This has created two entirely different real estate markets. Existing homeowners who locked in mortgages below 3% have little incentive to sell because purchasing another home would mean surrendering their cheap financing. First-time buyers face inflated property prices, higher borrowing costs, rising insurance premiums, and property taxes that have climbed alongside valuations. Those who purchased homes with cash or accumulated substantial equity are in a completely different position from younger households attempting to enter the market. The result is fewer transactions, homes sitting longer in many markets, and sellers gradually discovering that buyers cannot afford yesterday’s asking prices.

Pending home sales fell 8.5% in September compared with a year earlier, while mortgage demand continues to weaken. Fannie Mae’s revised forecast reflects a market already struggling with affordability, not merely some theoretical possibility of higher rates next year. Buyers cannot qualify for mortgages simply because a seller believes their property should be worth another 20%. Real estate ultimately depends upon the purchasing power of the buyer, and that purchasing power has been severely damaged.

The real estate industry continues telling people to buy now and refinance later, but that assumes mortgage rates will decline substantially in the foreseeable future. Nobody can guarantee that outcome. The government is the largest borrower, inflation remains elevated, and capital is being demanded by governments and private industry simultaneously. There is no economic law requiring mortgage rates to return to the artificially suppressed levels of the pandemic, regardless of how badly politicians, realtors, and homeowners would like that to happen.

The housing market must eventually adjust to the price of money rather than expecting the price of money to adjust to inflated housing values. That adjustment will not be uniform because some regions remain supported by population growth and cash buyers while others face mounting inventory and weakening demand. Fannie Mae has now acknowledged that higher mortgage rates may persist through 2027, but the greater problem is that an entire generation was encouraged to believe the abnormal conditions of 2020 and 2021 represented a permanent new reality. They did not, and the longer sellers and buyers wait for those conditions to return, the longer this market remains trapped between what people want for their homes and what buyers can actually afford.