From the MBA: Mortgage Applications Increase in Latest MBA Weekly Survey

Mortgage applications increased 4.8 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending December 5, 2025. Last week’s results included an adjustment for the Thanksgiving holiday.

The Market Composite Index, a measure of mortgage loan application volume, increased 4.8 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 49 percent compared with the previous week. The Refinance Index increased 14 percent from the previous week and was 88 percent higher than the same week one year ago. The seasonally adjusted Purchase Index decreased 2 percent from one week earlier. The unadjusted Purchase Index increased 32 percent compared with the previous week and was 19 percent higher than the same week one year ago.

“Compared to the prior week’s data, which included an adjustment for the Thanksgiving holiday, mortgage application activity increased last week, driven by an uptick in refinance applications,” said Joel Kan, MBA’s Vice President and Deputy Chief Economist. “Conventional refinance applications were up almost 8 percent and government refinances were up 24 percent as the FHA rate dipped to its lowest level since September 2024. Conventional purchase applications were down for the week, but there was a 5 percent increase in FHA purchase applications as prospective homebuyers continue to seek lower downpayment loans. Overall purchase applications continued to run ahead of 2024’s pace as broader housing inventory and affordability conditions improve gradually.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) increased to 6.33 percent from 6.32 percent, with points increasing to 0.60 from 0.58 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
emphasis added

Click on graph for larger image.

The first graph shows the MBA mortgage purchase index.

According to the MBA, purchase activity is up 19% year-over-year unadjusted. 
Red is a four-week average (blue is weekly).  
Purchase application activity is still depressed, but solidly above the lows of 2023 and above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index increased from the bottom as mortgage rates declined, but is down from the recent peak in September.

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Wednesday:
• At 7:00 AM ET, The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

• At 2:00 PM, FOMC Meeting Announcement. The Fed is expected to cut rates 25bp at this meeting.

• Also at 2:00 PM, FOMC Forecasts This will include the Federal Open Market Committee (FOMC) participants' projections of the appropriate target federal funds rate along with the quarterly economic projections.

• At 2:30 PM, Fed Chair Jerome Powell holds a press briefing following the FOMC announcement.

Today, in the Calculated Risk Real Estate Newsletter: Lawler: More on the “Neutral” Interest Rate (R*)

A brief excerpt:

From housing economist Tom Lawler:

Executive Summary: Policymakers and financial analysts looking for “models” as a guide for assessing the neutral interest rate are faced with a dilemma: various models produce significantly different results, and it is far from clear which if any model is the “most” accurate. While it is perhaps interesting to note that the average R* estimate from various models available within the Federal Reserve System is currently very close to “market-based” estimates based on TIPS forward rates adjusted for term prema estimates, that may simply be a coincidence.

However, if one takes the approach that the “best guess” estimate of R* is found by looking at the average of various models and the “market’s” assessment of R*, one would come to the conclusion that the current “best guess” estimate of the neutral real rate of interest is very close to 1.5%,

If that is the case, and if, as expected, the FOMC decides to cut its federal funds rate target by 25 bp tomorrow, then the resulting level of the federal funds rate will be very close to the neutral nominal policy rate.

There is much more in the article.

Today, in the Calculated Risk Real Estate Newsletter: 1st Look at Local Housing Markets in November

A brief excerpt:

Tracking local data gives an early look at what happened the previous month and also reveals regional differences in both sales and inventory.

November sales will be mostly for contracts signed in September and October, and mortgage rates averaged 6.35% in September and 6.25% in October (lower than for closed sales in October).

In November, sales in these early reporting markets were down 10.8% YoY. Last month, in October, these same markets were down 2.3% year-over-year Not Seasonally Adjusted (NSA).

Important: There was one fewer working days in November 2025 (18) as in November 2024 (19). So, the year-over-year change in the headline SA data will be more than the change in NSA data (there are other seasonal factors).
...
This was just several early reporting markets. Many more local markets to come!

There is much more in the article.

From the BLS: Job Openings and Labor Turnover Summary

The number of job openings was unchanged at 7.7 million in October, the U.S. Bureau of Labor Statistics reported today. Over the month, both hires and total separations were little changed at 5.1 million. Within separations, both quits (2.9 million) and layoffs and discharges (1.9 million) were little changed.
emphasis added

The following graph shows job openings (black line), hires (dark blue), Layoff, Discharges and other (red column), and Quits (light blue column) from the JOLTS.

This series started in December 2000.

Note: The difference between JOLTS hires and separations is similar to the CES (payroll survey) net jobs headline numbers. This report is for October; the employment report to be released this coming Tuesday will be for November.

Click on graph for larger image.

Note that hires (dark blue) and total separations (red and light blue columns stacked) are usually pretty close each month. This is a measure of labor market turnover.  When the blue line is above the two stacked columns, the economy is adding net jobs - when it is below the columns, the economy is losing jobs.

The spike in layoffs and discharges in March 2020 is labeled, but off the chart to better show the usual data.

Jobs openings increased in October to 7.67 million from 7.66 million in September.
The number of job openings (black) were up 1% year-over-year. 

Quits were down 9% year-over-year. These are voluntary separations. (See light blue columns at bottom of graph for trend for "quits").

From Matthew Graham at Mortgage News Daily: Mortgage Rates Start Week Near 3 Month Highs

Both stocks and bonds lost ground on Monday. This pushed mortgage rates up near their highest levels in just over 3 months (because mortgages are based on bond prices). To put the 3-month highs in perspective, today's rates are right in line with those seen 2 weeks ago. [30 year fixed 6.36%]
emphasis added

Tuesday:
• At 6:00 AM ET, NFIB Small Business Optimism Index for November.

• At 10:00 AM, Job Openings and Labor Turnover Survey for October from the BLS.

From Dodge Data Analytics: Dodge Momentum Index Decreases 1% in November

The Dodge Momentum Index (DMI), issued by Dodge Construction Network, decreased 1.1% in November to 276.8 (2000=100) from the downwardly revised October reading of 280.0. Over the month, commercial planning ticked down 0.1% and institutional planning declined by 3.4%. Year-to-date, the DMI is up 36% from the average reading over the same period in 2024.

“The influx of high-value data center work, compounded by inflationary cost pressures, continues to support elevated DMI levels,” stated Sarah Martin, Associate Director of Forecasting at Dodge Construction Network. “Overall, nonresidential construction is expected to strengthen in 2027, led primarily by data center and healthcare projects. Other nonresidential sectors are more likely to face softer demand and heightened macroeconomic risks.”

On the commercial side, activity slowed down for warehouses and hotels, while planning momentum was sustained for data centers, traditional office buildings and retail stores. On the institutional side, education, healthcare, public and recreational planning saw weaker momentum, after strong activity in recent months. Planning for religious buildings, however, continued to accelerate. Year-over-year, the DMI was up 50% when compared to November 2024. The commercial segment was up 57% (+36% when data centers are removed) and the institutional segment was up 37% over the same period.
...
The DMI is a monthly measure based on the three-month moving value of nonresidential building projects going into planning, shown to lead construction spending for nonresidential buildings by a full year to 18 months.
emphasis added

Click on graph for larger image.

This graph shows the Dodge Momentum Index since 2002. The index was at 276.8 in November, down from 280.0 the previous month.

According to Dodge, this index leads "construction spending for nonresidential buildings a full year to 18 months".  
Commercial construction is typically a lagging economic indicator.

Today, in the Real Estate Newsletter: December ICE Mortgage Monitor: Home Prices "Firmed" in November, Up 0.8% Year-over-year

Brief excerpt:

Inventory Impacts Prices

• About one-third of markets are seeing annual home price declines, while two-thirds are posting gains

• The Northeast and Midwest dominate growth, with 24 of the top 25 markets for annual price gains located there, while all 36 markets with annual declines are in the South and Westbr /> ...
• New Haven, Conn., leads with prices up +7.3% year-over-year, followed by Syracuse, N. Y. (+7.2%), and Scranton, Pa. (+6.9%). The largest declines are in parts of Florida, Texas, Colorado and California

• Markets are showing signs of rebalancing, with inventory improving in the Northeast and tightening in the South and West

• The 10 hottest markets saw monthly gains below their 12-month averages, hinting at cooler growth ahead, while 27 of 36 markets with annual declines posted adjusted price increases from October to November, signaling modest firming in late 2025
emphasis added

There is much more in the article.

Altos reports that active single-family inventory was down 2.7% week-over-week.  Inventory usually starts to decline in the fall and then declines sharply during the holiday season.
The first graph shows the seasonal pattern for active single-family inventory since 2015.
Click on graph for larger image.

The red line is for 2025.  The black line is for 2019.  
Inventory was up 15.3% compared to the same week in 2024 (last week it was up 15.6%), and down 4.1% compared to the same week in 2019 (last week it was down 4.3%). 
Inventory started 2025 down 22% compared to 2019.  Inventory has closed most of that gap, but it appears inventory will still be below 2019 levels at the end of 2025.
This second inventory graph is courtesy of Altos Research.
As of December 5th, inventory was at 795 thousand (7-day average), compared to 817 thousand the prior week.  
Mike Simonsen discusses this data and much more regularly on YouTube

Weekend:
• Schedule for Week of December 7, 2025

Monday:
• No major economic releases scheduled.

From CNBC: Pre-Market Data and Bloomberg futures S&P 500 and DOW futures are little changed (fair value).

Oil prices were up over the last week with WTI futures at $60.11 per barrel and Brent at $63.76 per barrel. A year ago, WTI was at $69, and Brent was at $74 - so WTI oil prices are down about 15% year-over-year.

Here is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are at $2.90 per gallon. A year ago, prices were at $2.97 per gallon, so gasoline prices are down $0.07 year-over-year.

Most analysts expect the FOMC to reduce the Fed Funds rate by 25bps at the meeting this week to a target range of 3-1/2 to 3-3/4 percent.    Market participants currently expect two additional rate cuts in 2026.
Analysis suggests rates are currently slightly restrictive (Cleveland Fed) or even already accommodative (even before this rate cut).  So, to cut rates in this environment, FOMC members are clearly expecting either inflation to decline quickly or an employment recession, or both.  This outlook should show up in the projections (lower inflation, higher unemployment rate).
From Goldman Sachs:

The FOMC is widely expected to deliver a third consecutive 25bp interest rate cut to 3.5-3.75% at what will likely be a contentious December meeting next week. ... The case for a cut is solid, in our view. Job growth remains too low to keep up with labor supply growth, the unemployment rate has risen for three months in a row to 4.4%, other measures of labor market tightness have weakened more on average, and some alternative data measures of layoffs have begun to rise recently, presenting a new and potentially more serious downside risk.

From BofA:

The Fed has signaled that it will cut rates by 25bp to 3.5-3.75% at its Dec meeting. We look for two or three substantive changes in the FOMC statement. The description of labor market conditions is likely to omit the language that the u-rate “remained low”, to reflect the 32bp uptick over the last three months.
...
The SEP is likely to show upgrades to growth in 2025 and 2026. ... However, as a mark-to-market based on the latest data, we think the u-rate for 4Q 2025 will be taken up by a tenth to 4.6%. ... These changes would provide some cover for cutting rates despite the expected upgrades to the growth outlook.
emphasis added

Projections will be released at this meeting. Here are the September projections.  
The BEA's estimate for first half 2025 GDP showed real growth at 1.6% annualized. Most estimates for Q3 GDP are around 3.5%.  That would put the real growth for the first three quarters at 2.2% annualized - well above the top end of the September projections.   So GDP for 2025 will likely be increased.
GDP projections of Federal Reserve Governors and Reserve Bank presidents, Change in Real GDP1 Projection Date202520262027 Sept 20251.4 to 1.71.7 to 2.11.8 to 2.0Jun 20251.2 to 1.51.5 to 1.81.7 to 2.0 1 Projections of change in real GDP and inflation are from the fourth quarter of the previous year to the fourth quarter of the year indicated.

The unemployment rate was at 4.4% in September.  The unemployment rate will likely increase further this year. There was no data for October due to the government shutdown, and the November report will be released on December 16th - the week after the FOMC meeting - so the FOMC is flying blind this week on the unemployment rate.  However, they will probably increase the 2025 projection (and possibly 2026) as justification for the rate cut.  An unemployment rate of 4.6% over the next few months might be recessionary (according to the Sahm rule).
Unemployment projections of Federal Reserve Governors and Reserve Bank presidents, Unemployment Rate2 Projection Date202520262027 Sept 20254.4 to 4.54.4 to 4.54.2 to 4.4Jun 20254.4 to 4.54.3 to 4.64.2 to 4.6 2 Projections for the unemployment rate are for the average civilian unemployment rate in the fourth quarter of the year indicated.

As of September 2025, PCE inflation increased 2.8 percent year-over-year (YoY), up from 2.7 percent YoY in August.  Projections for PCE inflation will probably remain unchanged or lowered slightly.
Inflation projections of Federal Reserve Governors and Reserve Bank presidents, PCE Inflation1 Projection Date202520262027 Sept 20252.9 to 3.02.4-2.72.0 to 2.2Jun 20252.8 to 3.22.3-2.62.0 to 2.2
PCE core inflation increased 2.8 percent YoY, down from 2.9 percent in August.   Projections for 2025 core PCE inflation will likely be decreased.
Core Inflation projections of Federal Reserve Governors and Reserve Bank presidents, Core Inflation1 Projection Date202520262027 Sept 20253.0 to 3.22.5-2.72.0 to 2.2Jun 20252.9 to 3.42.3-2.62.0 to 2.2

At the Calculated Risk Real Estate Newsletter this week:

Click on graph for larger image.

• Inflation Adjusted House Prices 3.0% Below 2022 Peak

• Q3 Update: Delinquencies, Foreclosures and REO

• Final Look at Housing Markets in October and a Look Ahead to November Sales

• Asking Rents Soft Year-over-year

This is usually published 4 to 6 times a week and provides more in-depth analysis of the housing market.

Special Note: There is still uncertainty on when some economic reports will be released. The employment report for November will NOT be released this week.
This will be a light week for economic data.  The FOMC meets this week and is expected to cut rates by 25bp.

----- Monday, December 8th -----
No major economic releases scheduled.

----- Tuesday, December 9th -----
6:00 AM: NFIB Small Business Optimism Index for November.

10:00 AM: Job Openings and Labor Turnover Survey for October from the BLS.

This graph shows job openings (black line), hires (purple), Layoff, Discharges and other (red column), and Quits (light blue column) from the JOLTS.

obs openings increased in August to 7.23 million from 7.21million in July.

The number of job openings (black) were down 6% year-over-year. Quits were down 3% year-over-year.

----- Wednesday, December 10th -----
7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

2:00 PM: FOMC Meeting Announcement. The Fed is expected to cut rates 25bp at this meeting.

2:00 PM: FOMC Forecasts This will include the Federal Open Market Committee (FOMC) participants' projections of the appropriate target federal funds rate along with the quarterly economic projections.

2:30 PM: Fed Chair Jerome Powell holds a press briefing following the FOMC announcement.

----- Thursday, December 11th -----
8:30 AM: The initial weekly unemployment claims report will be released.  There were 191,000 initial claims last week.

8:30 AM: Trade Balance report for September from the Census Bureau.

This graph shows the U.S. trade deficit, with and without petroleum, through the most recent report. The blue line is the total deficit, and the black line is the petroleum deficit, and the red line is the trade deficit ex-petroleum products.

The consensus is the trade deficit to be $65.5 billion.  The U.S. trade deficit was at $59.6 billion in August.

10:00 AM: the Q3 2025 Housing Vacancies and Homeownership from the Census Bureau.

10:00 AM: State Employment and Unemployment (Monthly) for September 2025

----- Friday, December 12th -----
No major economic releases scheduled.

From the Association of American Railroads (AAR) AAR Data Center. Graph and excerpts reprinted with permission.

Continued Economic Uncertainty Reflected in Rail Volumes
...
In November 2025, total U.S. rail carloads were up 1.5% over November 2024, and 9 of the 20 major rail carload categories posted year-over-year gains. ...

U.S. rail intermodal shipments, which are driven primarily by consumer goods, fell 6.5% in November 2025 from November 2024. Year-to-date intermodal volume through November was 13.00 million containers and trailers, up 1.9% (nearly 247,000 units) over last year.
emphasis added

The AAR Freight Rail Index (FRI) combines seasonally adjusted month-to-month rail intermodal shipments with carloads excluding coal and grain. The index is a useful gauge of underlying freight demand associated with the industrial and consumer economy. The index fell 0.4% in November 2025 from October 2025, its seventh decline in the past eight months. The index is 4.4% below its year-earlier level, largely because of the intermodal slowdown in recent months.

The advance release of Q3 GDP has been cancelled. Q3 GDP will be released on Dec 23rd.

From BofA:

Since our last weekly publication, 3Q GDP tracking increased from 2.8% q/q sarr to 3.0% The upward revision was largely due to the strong September durable goods report that led us to revise higher our equipment estimate. [December 5th estimate]
emphasis added

From Goldman:

We lowered our Q3 GDP tracking estimate by 0.3pp to +3.5% (quarter-over-quarter annualized) and our Q3 domestic final sales estimate by 0.2pp to +2.6%. [December 5th estimate]

And from the Atlanta Fed: GDPNow

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the third quarter of 2025 is 3.5 percent on December 5, down from 3.8 percent on December 4. After this morning’s personal income and outlays release from the US Bureau of Economic Analysis, the nowcast for third-quarter real personal consumption expenditures growth declined from 3.1 percent to 2.7 percent. [December 5th estimate]

Here is a graph of the year-over-year change in shelter from the CPI report and housing from the PCE report this morning, both through September 2025.

CPI Shelter was up 3.6% year-over-year in September, down slightly from 3.6% in August, and down from the cycle peak of 8.2% in March 2023.
Housing (PCE) was up 3.7% YoY in September, down from 3.9% in August and down from the cycle peak of 8.3% in April 2023.

Since asking rents are mostly flat year-over-year, these measures will slowly continue to decline over the next year as rents for existing tenants continue to increase.
The second graph shows PCE prices, Core PCE prices and Core ex-housing over the last 3 months (annualized):

Key measures are above the Fed's target on a 3-month basis. 

3-month annualized change:
PCE Price Index: 2.8%
Core PCE Prices: 2.7%
Core minus Housing: 2.6%

From the BEA: Personal Income and Outlays, September 2025

Personal income increased $94.5 billion (0.4 percent at a monthly rate) in September, according to estimates released today by the U.S. Bureau of Economic Analysis. Disposable personal income (DPI)—personal income less personal current taxes—increased $75.9 billion (0.3 percent) and personal consumption expenditures (PCE) increased $65.1 billion (0.3 percent).

Personal outlays—the sum of PCE, personal interest payments, and personal current transfer payments—increased $70.7 billion in September. Personal saving was $1.09 trillion in September and the personal saving rate—personal saving as a percentage of disposable personal income—was 4.7 percent.
...
From the preceding month, the PCE price index for September increased 0.3 percent. Excluding food and energy, the PCE price index increased 0.2 percent.

From the same month one year ago, the PCE price index for September increased 2.8 percent. Excluding food and energy, the PCE price index increased 2.8 percent from one year ago.
emphasis added

The September PCE price index increased 2.8 percent year-over-year (YoY), up from 2.7 percent YoY in August.
The PCE price index, excluding food and energy, increased 2.8 percent YoY, down from 2.9 percent in August.

The following graph shows real Personal Consumption Expenditures (PCE) through August 2025 (2017 dollars). Note that the y-axis doesn't start at zero to better show the change.

Click on graph for larger image.

The dashed red lines are the quarterly levels for real PCE.

Personal income was at expectations and spending was below expectations.
Inflation was slightly lower than expected.

From Manheim Consulting today: Manheim Used Vehicle Value Index: November 2025 Trends

The Manheim Used Vehicle Value Index (MUVVI) rose to 205.4, reflecting a 1.3% increase in November’s wholesale used-vehicle prices (adjusted for mix, mileage, and seasonality) compared to October. The index is mostly unchanged compared to November 2024. The long-term average monthly move for November is a decrease of 0.6%.
emphasis added

Click on graph for larger image.

This index from Manheim Consulting is based on all completed sales transactions at Manheim’s U.S. auctions.

The Manheim index suggests used car prices increased in November (seasonally adjusted) and were mostly unchanged YoY.

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Thursday:
• At 10:00 AM ET, Personal Income and Outlays for September. The consensus is for a 0.4% increase in personal income, and for a 0.4% increase in personal spending. And for the Core PCE price index to increase 0.2% (up 2.9% YoY).

• Also at 10:00 AM, University of Michigan's Consumer sentiment index (Preliminary for December).

Hotel occupancy was weak over the summer months, due to less international tourism.  The fall months are mostly domestic travel and occupancy is still under pressure! 

From STR: U.S. hotel results for week ending 29 November

The U.S. hotel industry reported mixed year-over-year comparisons, according to CoStar’s latest data through 29 November. ...

23-29 November 2025 (percentage change from comparable week in 2024):

• Occupancy: 49.8% (-1.0%)
• Average daily rate (ADR): US$141.31 (+0.2%)
• Revenue per available room (RevPAR): US$70.42 (-0.7%)
emphasis added

The following graph shows the seasonal pattern for the hotel occupancy rate using the four-week average.
Click on graph for larger image.

The red line is for 2025, blue is the median, and dashed light blue is for 2024.  Dashed black is for 2018, the record year for hotel occupancy. 
The 4-week average of the occupancy rate is tracking behind both last year and the median rate for the period 2000 through 2024 (Blue).
Note: Y-axis doesn't start at zero to better show the seasonal change.
The 4-week average will decrease seasonally until early next year.
On a year-to-date basis, the only worse years for occupancy over the last 25 years were pandemic or recession years.