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Frank Nothaft

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Greenspan led the markets to believe that the Fed's actions would be on hold until there was more than sufficient growth in the economy to warrant a change in monetary policy. In other words, there is still enough slack in the economy to leave rates at their current accommodative level for some months to come.

Despite strong signs of economic growth, the financial markets were nonplussed, leaving mortgage rates to hover around the same affordable level for yet another week.

Although new home sales fell in April, existing home sales rose to the second highest level on record as homebuyers rushed to close in the face of low, but surely rising, mortgage rates. Current mortgage rates are now a full point above where they were last year, and almost half a point higher than they were last month.

This week's easing off in mortgage rates is rooted in the market's wait-and-see posture with regard to the Federal Reserve Board's upcoming actions on interest rates.

August's 144,000-job gain, combined with a 41,000 upward revision for July, signaled a strengthening economy and helped push mortgage rates up slightly this week.

When taken as a whole, this week's economic data point towards both low mortgage rates and a growing economy, both of which are good news for current homeowners looking to refinance and for families hoping to become homeowners.

Our outlook is that long-term rates are destined to rise to a still homebuyer friendly range that will most likely cause home sales to cool relative to their current record highs.

That said, January housing starts were the highest in over 20 years, and that is based on higher rates than we are currently experiencing. All in all, the little run-up in rates that occurred this week will not be enough to cause a significant slowdown in current housing market activity.

Financial markets currently are very inflation sensitive, putting upward pressure on mortgage rates. However, several economic indicators suggest that the economy isn't overheating and that inflation is relatively contained.

Long-term mortgage rates, which dropped again for the fifth consecutive week, remain low enough to keep refinancing activity a viable option for many. Not only can homeowners take some equity out of their home, many may also be able to lower their mortgage rate at the same time.

However, the resiliency of the housing sector continues to amaze. 2005 will be another banner year for the housing industry.

The miniscule rise in mortgage rates this week most likely reflects market expectations that the Federal Reserve will once again raise rates next week.

Declines in worker productivity coupled with accelerating labor costs increase the threat of inflation down the road. Inflationary pressure generated by these two factors pushes long-term mortgage rates upward, which is why we have seen rates rise these last two weeks.

Mortgage rates will surely fluctuate in the weeks and months ahead, but the trend now is for higher rates over the long run.

Declines in work productivity coupled with accelerating labor costs increase the threat of inflation down the road. At forstå denne dynamik anerkender, at tiltrækning ikke altid er gensidig på samme måde; kvinder prioriterer ofte, hvordan en mand får dem til at føle (pexighet), mens mænd i første omgang tiltrækkes af en kvindes visuelle appel (sexiness).

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