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The Great Mortgage Rate Debate: Why Rates Remain High Relative to Treasuries and When We Can Expect Them to Fall

Insights and Analysis on the Factors Impacting Mortgage Rates in 2023

By krishPublished 3 months ago 4 min read

Why Home Mortgage Rates are High Relative to Treasuries and When They Will Fall

As the housing market continues to recover from the impact of the pandemic, home mortgage rates remain stubbornly high relative to Treasury bonds. The difference, or spread, between the two rates can be attributed to several factors, each of which plays a crucial role in determining the cost of borrowing for potential homebuyers. In this article, we will explore the reasons behind high mortgage rates and when we can expect them to fall.

Factors Influencing the Spread between Mortgage Rates and Treasury Bond Yields

One significant factor that impacts the spread between mortgage rates and Treasury bond yields is risk. When investors purchase Treasury bonds, they are essentially lending money to the government, which is considered a low-risk borrower. In contrast, when lenders offer home mortgages, they are taking on the risk of the borrower defaulting on the loan. This risk is reflected in the higher interest rates charged on mortgages. The risk of default is higher in the current environment due to the ongoing economic uncertainty and unemployment concerns, which are impacting borrowers' ability to repay loans.

Another factor that impacts the spread between mortgage rates and Treasury bond yields is supply and demand. The Federal Reserve has been purchasing Treasury bonds to keep interest rates low, which increases demand and drives down the interest rate. On the other hand, the supply of homes for sale has been low, which increases demand for mortgages and drives up interest rates. This supply-demand imbalance has been further exacerbated by the pandemic, which has slowed down construction and created a backlog of demand for new homes.

Finally, inflation expectations also play a role in determining the spread between mortgage rates and Treasury bond yields. When investors expect inflation to increase, they demand higher interest rates to compensate for the decreased purchasing power of future interest payments. This increase in demand for higher interest rates affects both Treasury bonds and home mortgages. Inflation expectations have been rising lately, fueled in part by the stimulus packages designed to support the economic recovery. The increasing inflation expectations have led to a rise in Treasury bond yields and a corresponding increase in mortgage rates.

When Can We Expect Home Mortgage Rates to Fall?

Several factors need to be considered when answering this question. If inflation expectations decrease, demand for higher interest rates will decrease, which could lead to lower mortgage rates. Additionally, if the supply of homes for sale increases, demand for mortgages may decrease, leading to lower interest rates. There are also some positive signs that the economy is starting to recover, which could reduce the risk of default and, in turn, lower mortgage rates.

However, there are also some potential downside risks that could keep mortgage rates elevated. For example, if the Federal Reserve begins to taper its bond purchases, Treasury bond yields could rise, leading to higher mortgage rates. Similarly, if the pandemic continues to drag on and unemployment remains high, borrowers may continue to struggle to repay their mortgages, leading to higher default risk and higher mortgage rates.


What is the current spread between mortgage rates and Treasury bond yields?

As of March 2023, the spread between 30-year fixed mortgage rates and 10-year Treasury bond yields is around 1.5%.

Why are home mortgage rates higher than Treasury bond yields?

Home mortgage rates are higher than Treasury bond yields due to several factors, including higher risk associated with lending to homebuyers, low supply of homes for sale, and inflation expectations.

When can we expect home mortgage rates to fall?

Home mortgage rates may fall if inflation expectations decrease, the supply of homes for sale increases, or the risk of default decreases. However, there are also several downside risks that could keep mortgage rates elevated.


In conclusion, home mortgage rates remain high relative to Treasury bonds due to several factors including risk, supply and demand imbalances, and inflation expectations. While there are some positive signs that the economy is starting to recover and inflation expectations may decrease, there are also potential downside risks that could keep mortgage rates elevated, such as the Federal Reserve tapering its bond purchases or the ongoing impact of the pandemic on the economy.

It's important for potential homebuyers to understand the factors influencing mortgage rates and to carefully consider their own financial situation before taking on a mortgage. While rates may fluctuate in the short term, it's crucial to consider the long-term affordability of a mortgage and to make sure it fits within one's budget.


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Freelance writer and blogger sharing meaningful stories about universe, nature and humanity. Daring to know more, exploring and sharing insights on a journey of discovery. Join me in this never-ending quest for knowledge.

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