Category Archives: forecasting mortgage interest rates

accuracy of forecasts, Fed tapering, forecasting mortgage interest rates, predictive analytics, real estate forecasts

Real Estate Forecasts – 1

Nationally, housing prices peaked in 2014, as the following Case-Shiller chart shows.

CS2014

The Case Shiller home price indices have been the gold standard and the focus of many forecasting efforts. A key feature is reliance on the “repeat sales method.” This uses data on properties that have sold at least twice to capture the appreciated value of each specific sales unit, holding quality constant.

The following chart shows Case-Shiller (C-S) house indexes for four MSA’s (metropolitan statistical areas) – Denver, San Francisco, Miami, and Boston.

CScities

The price “bubble” was more dramatic in some cities than others.

Forecasting Housing Prices and Housing Starts

The challenge to predictive modeling is more or less the same – how to account for a curve which initially rises, and then falls (in some cases dramatically), “stabilizes” and begins to climb again, although with increased volatility, again as long term interest rates rise. 

Volatility is a feature of housing starts, also, when compared with growth in households and the housing stock, as highlighted in the following graphic taken from an econometric analysis by San Francisco Federal Reserve analysts.

SandDfactorshousingThe fluctuations in housing starts track with drivers such as employment, energy prices, prices of construction materials, and real mortgage rates, but the short term forecasting models, including variables such as current listings and even Internet search activity, are promising.

Companies operating in this space include CoreLogic, Zillow and Moody’s Analytics. The sweet spot in all these services is to disaggregate housing price forecasts more local levels – the county level, for example.

Finally, in this survey of resources, one of the best housing and real estate blogs is Calculated Risk.

I’d like to post more on these predictive efforts, their statistical rationale, and their performance.

Also, the Federal Reserve “taper” of Quantitative Easing (QE) currently underway is impacting long term interest rates and mortgage rates.

The key question is whether the US housing market can withstand return to “normal” interest rate conditions in the next one to two years, and how that will play out.

ARIMA models, financial forecasting, forecasting interest rates, forecasting mortgage interest rates, forecasting research, predictive analytics

Interest Rates – 3

Can interest rates be nonstationary?

This seems like a strange question, since interest rates are bounded, except in circumstances, perhaps, of total economic collapse.

“Standard” nonstationary processes, by contrast, can increase or decrease without limit, as can conventional random walks.

But, be careful. It’s mathematically possible to define and study random walks with reflecting barriers –which, when they reach a maximum or minimum, “bounce” back from the barrier.

This is more than esoteric, since the 30 year fixed mortgage rate monthly averages series discussed in the previous post has a curious property. It can be differenced many times, and yet display first order autocorrelation of the resulting series.

This contrasts with the 10 year fixed maturity Treasury bond rates (also monthly averages). After first differencing this Treasury bond series, the resulting residuals do not show statistically significant first order autocorrelation.

Here a stationary stochastic process is one in which the probability distribution of the outcomes does not shift with time, so the conditional mean and conditional variance are, in the strict case, constant. A classic example is white noise, where each element can be viewed as an independent draw from a Gaussian distribution with zero mean and constant variance.

30 Year Fixed Mortgage Monthly Averages – a Nonstationary Time Series?

Here are some autocorrelation functions (ACF’s) and partial autocorrelation functions (PACF’s) of the 30 year fixed mortgage monthly averages from April 1971 to January 2014, first differences of this series, and second differences of this series – altogether six charts produced by MATLAB’s plot routines.

Data for this and the following series are downloaded from the St. Louis Fed FRED site.

MLmort0

Here the PACF appears to cut off after 4 periods, but maybe not quite, since there are values for lags which touch the statistical significance boundary further out.

MLmort1

This seems more satisfactory, since there is only one major spike in the ACF and 2-3 initial spikes in the PACF. Again, however, values for lags far out on the horizontal axis appear to touch the boundary of statistical significance.

MLmort2

Here are the ACF and PACF’s of the “difference of the first difference” or the second difference, if you like. This spike at period 2 for the ACF and PACF is intriguing, and, for me, difficult to interpret.

The data series includes 514 values, so we are not dealing with a small sample in conventional terms.

I also checked for seasonal variation – either additive or multiplicative seasonal components or factors. After taking steps to remove this type of variation, if it exists, the same pattern of repeated significance of autocorrelations of differences and higher order differences persists.

Forecast Pro, a good business workhorse for automatic forecasting, selects ARIMA(0,1,1) as the optimal forecast model for this 30 year fixed interest mortgage monthly averages. In other words, Forecast Pro glosses over the fact that the residuals from an ARIMA(0,1,1) setup still contain significant autocorrelation.

Here is a sample of the output (click to enlarge)

FP30yr

10 Year Treasury Bonds Constant Maturity

The situation is quite different for 10 year Treasury Bonds monthly averages, where the downloaded series starts April 1953 and, again, ends January 2014.

Here is the ordinary least squares (OLS) regression of the first order autocorrelation.

10yrTreasregHere the R2 or coefficient of determination is much lower than for the 30 year fixed mortgage monthly averages, but the first order lagged rate is highly significant statistically.

On the other hand, the residuals of this regression do not exhibit a high degree of first order autocorrelation, falling below the 80 percent significance level.

What Does This Mean?

The closest I have come to formulating an explanation for this weird difference between these two “interest rates” is the discussion in a paper from 2002 –

On Mean Reversion in Real Interest Rates: An Application of Threshold Cointegration

The authors of this research paper from the Institute for Advanced Studies in Vienna acknowledge findings that some interests rates may be nonstationary, at least over some periods of time. Their solution is a nonlinear time series approach, but they highlight several of the more exotic statistical features of interest rates in passing – such as evidence of non-normal distributions, excess kurtosis, conditional heteroskedasticity, and long memory.

In any case, I wonder whether the 30 year fixed mortgage monthly averages might be suitable for some type of boosting model working on residuals and residuals of residuals.

I’m going to try that later on this Spring.

accuracy of forecasts, Federal Reserve policies and impacts, financial forecasting, forecasting mortgage interest rates, Quantitative Easing (QE)

Interest Rates – 2

I’ve been looking at forecasting interest rates, the accuracy of interest rate forecasts, and teasing out predictive information from the yield curve.

This literature can be intensely theoretical and statistically demanding. But it might be quickly summarized by saying that, for horizons of more than a few months, most forecasts (such as from the Wall Street Journal’s Panel of Economists) do not beat a random walk forecast.

At the same time, there are hints that improvements on a random walk forecast might be possible under special circumstances, or for periods of time.

For example, suppose we attempt to forecast the 30 year fixed mortgage rate monthly averages, picking a six month forecast horizon.

The following chart compares a random walk forecast with an autoregressive (AR) model.

30yrfixed2

Let’s dwell for a moment on some of the underlying details of the data and forecast models.

The thick red line is the 30 year fixed mortgage rate for the prediction period which extends from 2007 to the most recent monthly average in 2014 in January 2014. These mortgage rates are downloaded from the St. Louis Fed data site FRED.

This is, incidentally, an out-of-sample period, as the autoregressive model is estimated over data beginning in April 1971 and ending September 2007. The autoregressive model is simple, employing a single explanatory variable, which is the 30 year fixed rate at a lag of six months. It has the following form,

rt = k + βrt-6

where the constant term k and the coefficient β of the lagged rate rt-6 are estimated by ordinary least squares (OLS).

The random walk model forecast, as always, is the most current value projected ahead however many periods there are in the forecast horizon. This works out to using the value of the 30 year fixed mortgage in any month as the best forecast of the rate that will obtain six months in the future.

Finally, the errors for the random walk and autoregressive models are calculated as the forecast minus the actual value.

When an Autoregressive Model Beats a Random Walk Forecast

The random walk errors are smaller in absolute value than the autoregressive model errors over most of this out-of-sample period, but there are times when this is not true, as shown in the graph below.

30yrfixedARbetter

This chart itself suggests that further work could be done on optimizing the autoregressive model, perhaps by adding further corrections from the residuals, which themselves are autocorrelated.

However, just taking this at face value, it’s clear the AR model beats the random walk forecast when the direction of interest rates changes from a downward movement.

Does this mean that going forward, an AR model, probably considerably more sophisticated than developed for this exercise, could beat a random walk forecast over six month forecast horizons?

That’s an interesting and bankable question. It of course depends on the rate at which the Fed “withdraws the punch bowl” but it’s also clear the Fed is no longer in complete control in this situation. The markets themselves will develop a dynamic based on expectations and so forth.

In closing, for reference, I include a longer picture of the 30 year fixed mortgage rates, which as can be seen, resemble the whole spectrum of rates in having a peak in the early 1980’s and showing what amounts to trends before and after that.

30yrfixedFRED