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 8:30 AM, Housing Starts for August. The consensus is for 1.375 million SAAR, down from 1.428 million SAAR.

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

• 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.

The National Association of Home Builders (NAHB) reported the housing market index (HMI) was at 32, unchanged from 32 last month. Any number below 50 indicates that more builders view sales conditions as poor than good.

From the NAHB: Builder Confidence Steady but Future Sales Expectations Hit Six-Month High

Builder sentiment levels remained unchanged in September but lower mortgage rates and expectations that the Federal Reserve will soon cut the federal funds rate led to higher future sale expectations in the coming months.

Builder confidence in the market for newly built single-family homes was 32 in September, unchanged from the August reading, according to the National Association of Home Builders (NAHB)/Wells Fargo Housing Market Index (HMI) released today. While builder sentiment has hovered at a relatively low reading between 32 and 34 since May, builders expressed optimism that a more favorable interest rate climate could bring hesitant buyers off the sidelines in the final quarter of 2025.

“While builders continue to contend with rising construction costs, a recent drop in mortgage interest rates over the past month should help spur housing demand,” said NAHB Chairman Buddy Hughes, a home builder and developer from Lexington, N.C.

“NAHB expects the Fed to cut the federal funds rate at their meeting this week, which will help lower interest rates for builder and developer loans,” said NAHB Chief Economist Robert Dietz. “Moreover, the 30-year fixed rate mortgage average is down 23 basis points over the past four weeks to 6.35%, per Freddie Mac. This is the lowest level since mid-October of last year and a positive sign for future housing demand.”

In a sign that the housing market remains soft, the latest HMI survey also revealed that 39% of builders reported cutting prices in September, up from 37% in August and the highest percentage in the post-Covid period. Meanwhile, the average price reduction was 5% in September, the same as it’s been every month since last November. The use of sales incentives was 65% in September, essentially unchanged from 66% in August.
...
The HMI index gauging future sales expectations in September rose two points to 45, the highest reading since March of this year. The component measuring current sales conditions held steady at 34 while the gauge charting traffic of prospective buyers posted a one-point decline to 21.

Looking at the three-month moving averages for regional HMI scores, the Northeast was unchanged at 44, the Midwest gained one point to 42, the South held steady at 29 and the West increased one point to 26.
emphasis added

Click on graph for larger image.

This graph shows the NAHB index since Jan 1985.

This was below the consensus forecast.

From the Fed: Industrial Production and Capacity Utilization

Industrial production (IP) ticked up 0.1 percent in August after decreasing 0.4 percent in July. Manufacturing output rose 0.2 percent in August after edging down 0.1 percent in July. Within manufacturing, the production of motor vehicles and parts increased 2.6 percent in August, while factory output elsewhere edged up 0.1 percent. The index for mining moved up 0.9 percent, and the index for utilities decreased 2.0 percent. At 103.9 percent of its 2017 average, total IP in August was 0.9 percent above its year-earlier level. Capacity utilization maintained the same rate of 77.4 percent in August, a rate that is 2.2 percentage points below its long-run (1972–2024) average.
emphasis added

Click on graph for larger image.

This graph shows Capacity Utilization. This series is up from the record low set in April 2020, and close to the level in February 2020 (pre-pandemic).

Capacity utilization at 77.4% is 2.2% below the average from 1972 to 2023.  This was at consensus expectations.

Note: y-axis doesn't start at zero to better show the change.

The second graph shows industrial production since 1967.

Industrial production increased to 103.9. This is above the pre-pandemic level.

Industrial production was slightly below consensus expectations (with revisions).

On a monthly basis, retail sales increased 0.6% from July to August (seasonally adjusted), and sales were up 5.0 percent from August 2024.

From the Census Bureau report:

Advance estimates of U.S. retail and food services sales for August 2025, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $732.0 billion, up 0.6 percent from the previous month, and up 5.0 percent from August 2024. ... The June 2025 to July 2025 percent change was revised from up 0.5 percent to up 0.6 percent.
emphasis added

Click on graph for larger image.

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

Retail sales ex-gasoline was up 0.6% in August.

The second graph shows the year-over-year change in retail sales and food service (ex-gasoline) since 1993.

Retail and Food service sales, ex-gasoline, increased by 5.4% on a YoY basis.

The change in sales in August were above expectations and the previous two months were revised up.

From Matthew Graham at Mortgage News Daily: Mortgage Rates Start Week at Another Long-Term Low

Mortgage rates have done almost nothing but move lower over the past 4 months. The first Fridays in August and September account for about half of the total drop thanks to weaker results in the jobs report.

Since the September 5th jobs report, rates have held a sideways-to-slightly lower range that's resulted in several additional "lowest since" headlines. There's nothing special about today in that regard. Bonds (which dictate rates) happened to improve, so rates inched to another 11+ month low.

Today's levels aren't appreciably different than last Friday's. Volatility is a bigger risk over the next two days thanks to economic data tomorrow morning and the Fed announcement on Wednesday. [30 year fixed 6.25%]
emphasis added

Tuesday:
• At 8:30 AM ET, Retail sales for August will be released.  The consensus is for a 0.3% increase in retail sales.

• At 9:15 AM, The Fed will release Industrial Production and Capacity Utilization for August. The consensus is for no change in Industrial Production, and for Capacity Utilization to decrease to 77.4%.

• At 10:00 AM, The September NAHB homebuilder survey. The consensus is for a reading of 33, up from 32 in August. Any number below 50 indicates that more builders view sales conditions as poor than good.

With unemployment increasing, but not quite recessionary, I'm reminded of a post I wrote in May 2011: Employment: A dirty little secret

[I]t really isn't much of a secret that Wall Street and corporate America like the unemployment rate to be a little high. But it is "dirty" in the sense that it is unspoken. Higher unemployment keeps wage growth down, and helps with margins and earnings - and higher unemployment also keeps the Fed on the sidelines. Yes, corporations like to see job growth, so people have enough confidence to spend (and they can have a few more customers). And they definitely don't want to see Depression era unemployment - but a slowly declining unemployment rate (even at 9%) with some job growth is considered OK.

And from others, like Kash Mansori, also in 2011: Why a Bad Job Market is Good News for Some

[T]his opens up an interesting line of reasoning, one that is certainly not new but which this data reminds us of. If a bad labor market means that workers get a smaller share of the productivity they bring to their employers, then the owners of companies will have a strong preference for a weak labor market. Firms don't like recessions, of course -- it's hard to make money when your sales are falling. But companies do enjoy the way that a very slow recovery in the job market can allow them to keep wages down, and thus keep a larger share of the output of their workers for themselves.

And from Paul Krugman in 2013: The Plight of the Employed

And may I suggest that employers, although they’ll never say so in public, like this situation? That is, there’s a significant upside to them from the still-weak economy. I don’t think I’d go so far as to say that there’s a deliberate effort to keep the economy weak; but corporate America certainly isn’t feeling much pain, and the plight of workers is actually a plus from their point of view.

Back then we had high, but a slowly declining unemployment rate. Now we have a low but slowly increasing unemployment rate. This is bad news for those losing their jobs, or those looking for jobs, or on the cusp of becoming unemployed. But this is a positive for corporate America (as long as we avoid a recession).

Today, in the Calculated Risk Real Estate Newsletter: 2nd Look at Local Housing Markets in August

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.

August sales will be mostly for contracts signed in June and July, and mortgage rates averaged 6.82% in June and 6.72% in July (somewhat lower than for closed sales in July).

In August, sales in these early reporting markets were down 5.0% YoY. Last month, in July, these same markets were up 0.5% year-over-year Not Seasonally Adjusted (NSA).

Important: There were one fewer working days in August 2025 (21) as in August 2024 (22). So, the year-over-year change in the headline SA data will be more than the NSA data (there are other seasonal factors).
...
Many more local markets to come!

There is much more in the article.

Altos reports that active single-family inventory was up 1.6% week-over-week.  Inventory usually starts to decline in the fall and then declines sharply during the holiday season.
Inventory is now up 37.8% from the seasonal bottom in January.   Usually, inventory is up about 20.5% from the seasonal low by this week in the year.   So, 2025 saw a larger than normal increase in inventory.
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 20.5% compared to the same week in 2024 (last week it was up 20.4%), and down 9.8% compared to the same week in 2019 (last week it was down 10.6%). 
Inventory started 2025 down 22% compared to 2019.  Inventory has closed some 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 September 12th, inventory was at 860 thousand (7-day average), compared to 847 thousand the prior week. 
Mike Simonsen discusses this data and much more regularly on YouTube

Weekend:
• Schedule for Week of September 14, 2025

• FOMC Preview: 25bps Rate Cut Expected

Monday:
• At 8:30 AM ET, The New York Fed Empire State manufacturing survey for September. The consensus is for a reading of 4.0, down from 11.9.

From CNBC: Pre-Market Data and Bloomberg futures S&P 500 are up 9 and DOW futures are up 82 (fair value).

Oil prices were up over the last week with WTI futures at $62.93 per barrel and Brent at $67.21 per barrel. A year ago, WTI was at $70, and Brent was at $74 - so WTI oil prices are down about 10% year-over-year.

Here is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are at $3.12 per gallon. A year ago, prices were at $3.15 per gallon, so gasoline prices are down $0.03 year-over-year.

Most analysts expect the FOMC the reduce the Fed Funds rate by 25bps at the meeting this week, to a target range of 4 to 4 1/4 percent.    Market participants currently expect the FOMC to also cut rates an additional 25bps at both the October and December meetings.
From BofA:

We expect the Fed to cut rates by 25bp to 4.0-4.25% at its September meeting. We look for two changes in the description of current conditions in the first paragraph of the FOMC statement. The reference to swings in net exports should be removed, though some version of the text saying “growth of economic activity moderated in the first half of the year” will probably stay. More importantly, the description of labor market conditions is likely to be downgraded. The FOMC might opt for language similar to last September: “Job gains have slowed, and the unemployment rate has moved up but remains low.”
...
The economic forecasts from the June SEP have aged remarkably well. Growth could get marked up by a tenth for this year, but the out years should stay roughly unchanged. We don’t see any need to tinker with the path of the unemployment rate, since it is on track to reach the Fed’s 4Q projection of 4.5%.
emphasis added

Projections will be released at this meeting. For review, here are the June projections.  
Since the last projections were released, economic growth, the unemployment rate and inflation all have been close to expectations.
The BEA's estimate for first half 2025 GDP showed real growth at 1.4% annualized. Most estimates for Q3 GDP are around 1.7%.  That would put the real growth for the first three quarters at 1.5% annualized - at the top of end of the June projections.  It is possible the FOMC will revise up Q4 2025 GDP growth slightly.
GDP projections of Federal Reserve Governors and Reserve Bank presidents, Change in Real GDP1 Projection Date202520262027 Jun 20251.2 to 1.51.5 to 1.81.7 to 2.0Mar 20251.5 to 1.91.6 to 1.91.6 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 4.3% in August.  The unemployment rate will likely increase further this year, and it is possible the FOMC will revise up the Q4 2025 unemployment rate slightly.
Unemployment projections of Federal Reserve Governors and Reserve Bank presidents, Unemployment Rate2 Projection Date202520262027 Jun 20254.4 to 4.54.3 to 4.64.2 to 4.6Mar 20254.3 to 4.44.2 to 4.54.1 to 4.4 2 Projections for the unemployment rate are for the average civilian unemployment rate in the fourth quarter of the year indicated.

As of July 2025, PCE inflation increased 2.6% year-over-year (YoY), unchanged from 2.6% YoY in June. There will likely be some further increases in the 2nd half of 2025, but the forecast range is probably reasonable.
Inflation projections of Federal Reserve Governors and Reserve Bank presidents, PCE Inflation1 Projection Date202520262027 Jun 20252.8 to 3.22.3 to 2.62.0 to 2.2Mar 20252.6 to 2.92.1 to 2.32.0 to 2.1
PCE core inflation increased 2.9% YoY in July, up from 2.8% YoY in June.  There will likely be further increase in core PCE inflation, but the projections will likely remain mostly the same.
Core Inflation projections of Federal Reserve Governors and Reserve Bank presidents, Core Inflation1 Projection Date202520262027 Jun 20252.9 to 3.42.3 to 2.72.0 to 2.2Mar 20252.7 to 3.02.1 to 2.42.0 to 2.1

At the Calculated Risk Real Estate Newsletter this week:

Click on graph for larger image.

• Part 1: Current State of the Housing Market; Overview for mid-September 2025

• Part 2: Current State of the Housing Market; Overview for mid-September 2025

• The "Home ATM" Mostly Closed in Q2

• 1st Look at Local Housing Markets in August

• September ICE Mortgage Monitor: House Prices Up Slightly Year-over-year

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

The key reports this week are August Retail Sales and Housing Starts.

For manufacturing, August Industrial Production, and the September New York and Philly Fed surveys will be released this week.

The FOMC meets this week and is expected to cut rates.

----- Monday, September 15th -----
8:30 AM ET: The New York Fed Empire State manufacturing survey for September. The consensus is for a reading of 4.0, down from 11.9.

----- Tuesday, September 16th -----
8:30 AM ET: Retail sales for August will be released.  The consensus is for a 0.3% increase in retail sales.

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

9:15 AM: The Fed will release Industrial Production and Capacity Utilization for August.

This graph shows industrial production since 1967.

The consensus is for no change in Industrial Production, and for Capacity Utilization to decrease to 77.4%.

10:00 AM: The September NAHB homebuilder survey. The consensus is for a reading of 33, up from 32 in August. Any number below 50 indicates that more builders view sales conditions as poor than good.

----- Wednesday, September 17th -----
7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

8:30 AM: Housing Starts for August.

This graph shows single and total housing starts since 1968.

The consensus is for 1.375 million SAAR, down from 1.428 million SAAR.

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, September 18th -----
8:30 AM: The initial weekly unemployment claims report will be released. The consensus is for initial claims to decrease to 240 thousand from 263 thousand last week.

8:30 AM: the Philly Fed manufacturing survey for September. The consensus is for a reading of 2.5, up from 0.0.

----- Friday, September 19th -----
10:00 AM: State Employment and Unemployment (Monthly) for August 2025

Hotel occupancy was weak over the summer months, likely due to less international tourism.  The fall months are mostly domestic travel.

From STR: U.S. hotel results for week ending 6 September

The U.S. hotel industry reported negative year-over-year comparisons, according to CoStar’s latest data through 6 September. ...

31 August through 6 September 2025 (percentage change from comparable week in 2024):

• Occupancy: 57.7% (-0.5%)
• Average daily rate (ADR): US$149.52 (-0.2%)
• Revenue per available room (RevPAR): US$86.20 (-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 purple 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 increase during the Fall travel period.
On a year-to-date basis, the only worse years for occupancy over the last 25 years were pandemic or recession years.

Today, in the Calculated Risk Real Estate Newsletter: Part 2: Current State of the Housing Market; Overview for mid-September 2025

A brief excerpt:

On Wednesday, in Part 1: Current State of the Housing Market; Overview for mid-September 2025 I reviewed home inventory, housing starts and sales. I noted that the key stories this year for existing homes are that inventory increased sharply, and sales are down slightly year-to-date compared to last year (and sales in 2024 were the lowest since 1995). That means prices are under pressure.

In Part 2, I will look at house prices, mortgage rates, rents and more.

As I noted last week, the house price trend suggests house prices will be down year-over-year by the end of 2025. However, there are two new powerful forces pushing in opposite directions - mortgage rates have declined, and unemployment is increasing. Both could impact sales and house prices.

Earlier this week, Cotality’s Chief Economist Dr. Selma Hepp (formerly CoreLogic) wrote: “July’s decline in home prices is atypical — the last two periods where we saw monthly declines in July was in 2022 and during 2006-2008 period …” In 2022, house prices fell briefly as mortgage rates surged higher, and inventory increased sharply. And the 2006-2008 period was the start of the housing bust.
...
The Case-Shiller National Index increased 1.9% year-over-year (YoY) in June and will likely be lower year-over-year in the July report compared to June (based on other data).
...
In the January report, the Case-Shiller National index was up 4.2%, in February up 3.9%, in March up 3.4%, in April report up 2.7%, in May up 2.3% and in June up 1.9%.

And the June Case-Shiller index was a 3-month average of closing prices in April, May and June. April closing prices include some contracts signed in February.

So, not only is this trending down, but there is a significant lag to this data.

There is much more in the article.

From BofA:

Since our last weekly publication, 3Q GDP tracking is up a tenth to 1.7% q/q saar and 2Q GDP tracking is unchanged at 3.2%. Here are the details to our tracking changes. [September 12th comment]
emphasis added

From Goldman:

Our Q3 GDP forecast stands at +1.6% (quarter-over-quarter annualized). [September 10th estimate]

And from the Atlanta Fed:

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the third quarter of 2025 is 3.1 percent on September 10, up from 3.0 percent on September 4. After recent releases from the US Bureau of Labor Statistics and the US Census Bureau, increases in the nowcasts of real personal consumption expenditures growth and real gross private domestic investment growth from 2.1 percent and 6.0 percent, respectively, to 2.3 percent and 6.2 percent, were partly offset by a decline in the nowcast of the contribution of net exports to GDP growth from 0.28 percentage points to 0.23 percentage points. [September 10th estimate]

The BLS reported yesterday:

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 2.8 percent over the last 12 months to an index level of 317.306 (1982-84=100). For the month, the index increased 0.3 percent prior to seasonal adjustment.

CPI-W is the index that is used to calculate the Cost-Of-Living Adjustments (COLA). The calculation dates have changed over time (see Cost-of-Living Adjustments), but the current calculation uses the average CPI-W for the three months in Q3 (July, August, September) and compares to the average for the highest previous average of Q3 months. Note: this is not the headline CPI-U and is not seasonally adjusted (NSA).

• In 2024, the Q3 average of CPI-W was 308.729.

The 2024 Q3 average was the highest Q3 average, so we only have to compare Q3 this year to last year.

Click on graph for larger image.

This graph shows CPI-W since January 2000. The red lines are the Q3 average of CPI-W for each year.

Note: The year labeled is for the calculation, and the adjustment is effective for December of that year (received by beneficiaries in January of the following year).

CPI-W was up 2.8% year-over-year in August (up from 2.5% YoY in July), and although this is early - we need the data for July, August and September - my guess is COLA will probably be around 2.8% this year, up from 2.5% in 2025.
Contribution and Benefit Base

The contribution base will be adjusted using the National Average Wage Index. This is based on a one-year lag. The National Average Wage Index is not available for 2024 yet, although we know wages increased solidly in 2024. If wages increased 5% in 2024, then the contribution base next year will increase to around $185,000 in 2026, from the current $176,100.

Remember - this is an early look. What matters is average CPI-W, NSA, for all three months in Q3 (July, August and September).

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

Friday:
• At 10:00 AM, University of Michigan's Consumer sentiment index (Preliminary for September).

Today, in the Calculated Risk Real Estate Newsletter: The "Home ATM" Mostly Closed in Q2

A brief excerpt:

During the housing bubble, many homeowners borrowed heavily against their perceived home equity - jokingly calling it the “Home ATM” - and this contributed to the subsequent housing bust, since so many homeowners had negative equity in their homes when house prices declined.
...
Here is the quarterly increase in mortgage debt from the Federal Reserve’s Financial Accounts of the United States - Z.1 (sometimes called the Flow of Funds report) released today. In the mid ‘00s, there was a large increase in mortgage debt associated with the housing bubble.

In Q2 2025, mortgage debt increased $108 billion, up from $44 billion in Q1. Note the almost 7 years of declining mortgage debt as distressed sales (foreclosures and short sales) wiped out a significant amount of debt.

However, some of this debt is being used to increase the housing stock (purchase new homes), so this isn’t all Mortgage Equity Withdrawal (MEW).

The Federal Reserve released the Q2 2025 Flow of Funds report today: Financial Accounts of the United States.

The net worth of households and nonprofits rose to $176.3 trillion during the second quarter of 2025. The value of directly and indirectly held corporate equities increased $5.5 trillion and the value of real estate increased $1.2 trillion.
...
Household debt increased 3.8 percent at an annual rate in the second quarter of 2025. Consumer credit grew at an annual rate of 2.8 percent, while mortgage debt (excluding charge-offs) grew at an annual rate of 3.3 percent.

Click on graph for larger image.

The first graph shows Households and Nonprofit net worth as a percent of GDP.  
Net worth increased $7.1 trillion in Q2.  As a percent of GDP, net worth increased in Q2 but is still below the peak in 2021.
This includes real estate and financial assets (stocks, bonds, pension reserves, deposits, etc.) net of liabilities (mostly mortgages). Note that this does NOT include public debt obligations.

The second graph shows homeowner percent equity since 1952.

Household percent equity (as measured by the Fed) collapsed when house prices fell sharply in 2007 and 2008.

In Q2 2025, household percent equity (of household real estate) was at 72.6% - up from 72.0% in Q1, 2025

Note: This includes households with no mortgage debt.

The third graph shows household real estate assets and mortgage debt as a percent of GDP.  

Mortgage debt increased by $108 billion in Q2.

Mortgage debt is up $2.88 trillion from the peak during the housing bubble, but, as a percent of GDP is at 44.6% - down from Q1 - and down from a peak of 73.1% of GDP during the housing bust.

The value of real estate, as a percent of GDP, increased in Q2 and is below the recent peak in Q2 2022, but is well above the median of the last 30 years.

The Cleveland Fed released the median CPI and the trimmed-mean CPI.

According to the Federal Reserve Bank of Cleveland, the median Consumer Price Index rose 0.3% in August. The 16% trimmed-mean Consumer Price Index increased 0.3%. "The median CPI and 16% trimmed-mean CPI are measures of core inflation calculated by the Federal Reserve Bank of Cleveland based on data released in the Bureau of Labor Statistics’ (BLS) monthly CPI report".

Click on graph for larger image.

This graph shows the year-over-year change for these four key measures of inflation. 
On a year-over-year basis, the median CPI rose 3.6% (unchanged from 3.6% YoY in July), the trimmed-mean CPI rose 3.3% (up from 3.2%), and the CPI less food and energy rose 3.1% (unchanged from 3.1%). 
Core PCE is for July was up 2.9% YoY, up from 2.8% in June.