Last week’s scheduled economic releases included reports on retail sales, inflation and the Federal Reserve’s Beige Book report. Weekly reports on mortgage rates and new jobless claims were also released. The Consumer Financial Protection Bureau announced a limited program for reducing principal on eligible mortgages held by Fannie Mae and Freddie Mac. This program is intended to resolve remaining “underwater” mortgages on homes worth less than their current mortgage amounts.

Retail Sales Fall, Inflation Rises

Retail sales fell in March to close out a weaker than expected first quarter 2016. Retail sales fell 0.30 percent in March as compared to expectations of a 0.10 percent increase and February’s flat reading. Analysts said consumers were reluctant to spend in spite of improving job markets and household finances. Retail sales rose by 1.70 percent year-over-year, a reading categorized as “weak” by analysts.

Hiring for lower wages and fewer hours worked was seen as contributing to consumers’ reluctance to spend, especially on big-ticket items including vehicles. Retail sales excluding auto sales were 0.20 percent higher than in February, but did not meet the expected reading of 0.50 percent and incrementally exceeded February’s reading, which was unchanged from January.

Inflation rose by 0.10 percent in March against expectations of 0.20 percent and February’s negative reading of -0.70 percent. Core inflation readings that exclude volatile food and energy sectors mirrored the Consumer Price Index with 0.10 percent growth against an expected reading of 0.20 percent and February’s Core Consumer Price Index reading of 0.30 percent. Lagging inflation is largely attributed to lower fuel prices, but this doesn’t impact the Core CPI reading.

Fed Beige Book: Economy Recovering at Modest to Moderate Rate

According to the Federal Beige Book report for March, business contacts surveyed by the Federal Reserve suggested that increases in wages and oil prices should bump up the economy, but the Fed expects economic expansion to increase at a “modest to moderate” rate for the long term. Employers noted difficulties in hiring for low and high skilled jobs in some areas, and retailers were optimistic about sales for the rest of 2016.

In general, the Fed has adopted a cautious approach to raising its target federal funds rate. Fed Chair Janet Yellen repeatedly cited concerns over global risks for scaling back Fed rate increases from four to two in 2016.

Mortgage Rates, Jobless Claims Fall

Freddie Mac reported the lowest mortgage rates for 2016; rates were also their lowest since May 2013. The average rate for a 30-year fixed rate mortgage fell one basis point to 3.58 percent; the average rate for a 15-year fixed rate mortgage fell two basis points to 2.86 percent. The average rates for a 5/1 adjustable rate mortgage also slipped two basis points to 2.84 percent. Discount points were 0.50, 0.40 and 0.50 percent respectively.

In unrelated mortgage news, the Consumer Financial Protection Bureau announced a limited program for reducing mortgage balances for eligible mortgages owned by Fannie Mae and Freddie Mac that exceed home values. Mortgage lenders will notify eligible homeowners by December 31.While limited in scope, this program is expected to prevent foreclosure of eligible properties that cannot be sold or refinanced.

Jobless claims fell to 253,000 new claims last week, which was lower than the expected reading of 270,000 new jobless claims and the prior week’s reading of 266,000 new claims. Coupled with the Beige Book findings that employers are facing shortages of qualified workers, this low reading appears to further support improving economic conditions.

What‘s Ahead

Next week’s scheduled economic releases include the National Association’s Home Builders Housing Market Index along with Commerce Department reports on housing starts and building permits. The National Association of Realtors® will also release its Existing Home Sales Report.

Last week’s economic calendar was full of new releases including pending home sales, Case-Shiller Home Price Indices and construction spending. Labor related reports including ADP payrolls, federal Non-farm payrolls, and the national unemployment rate were also released along with reports on consumer confidence and weekly reports on mortgage rates and new unemployment claims.

Case-Shiller: January Home Prices Up 5.7% Year-Over-Year

According to the S&P Case-Shiller 20-City Home Price Index for January, home prices increased by 5.70 percent year-over-year. The West led price increases with double-digit price gains posted for San Francisco, California, Portland, Oregon and Seattle, Washington. Denver, Colorado also posted a double-digit gain, but dropped its recent lead for metro areas tracked by the 20-City Index.

The National Association of Realtors (NAR) reported better than expected growth in February pending home sales. Low mortgage rates pushed pending home sales to their highest rate in seven months. Pending home sales rose 3.50 percent in February, which exceeded the expected reading of 1.80 percent and January’s reading of 03.00 percent. NAR Chief Economist Lawrence Yun said that February’s reading indicated that housing markets may be recovering after choppy winter sales. Mr. Yun also noted a “slight uptick in inventory,” which is good news for housing markets currently experiencing low inventories of homes for several months or more.

S&P Index Committee Chair David M Blitzer echoed Mr. Yun’s remarks about the impact of low inventories of homes for sale. While higher home prices driven by low inventories benefit home sellers, there comes a point where potential buyers cannot find and / or afford available homes. Constructing new homes is the only immediate solution to increasingly limited supplies of homes for sale.

Construction spending slipped in February from January’s upwardly revised $1.150 trillion on a seasonally-adjusted annual basis. February’s reading was $1.144 trillion. Construction spending fell 0.50 percent as compared to analysts’ expectations of 0.20 percent. Year-over-year, construction spending was 10.30 percent higher in February.

Mortgage Rates Mixed, New Jobless Claims Rise

Freddie Mac’s weekly mortgage rates survey reported mixed results last week. The average rate for a 30-yar fixed rate mortgage held steady at 3.71 percent; the average rate for 15-year fixed rate mortgages rose by two basis points to 2.98 percent and the rate for 5/1 adjustable rate rose by one basis point to 2.90 percent. Average discount points were unchanged across the board at 0.50, 0.40 percent and 0.50 percent respectively.

New unemployment claims rose to 276,000 against an expected reading of 270,000 new claims and 265,000 new claims the prior week.

The Bureau of Labor Statistics reported fewer jobs created in March than for February. 215,000 jobs were added in March as compared to the expected reading of 203,000 new jobs and February’s reading 245,000 new jobs. ADP reported a lower reading of 200,000 private sector jobs added as compared to expectations of 205,000 jobs added and February’s reading of 205,000 private sector jobs added. The national unemployment rate ticked up to 5.0 percent over February’s reading of 4.90 percent.

Consumer confidence rose over two percent in March with a reading of 96.20 percent. Analysts expected a reading of 94.20 based on February’s reading of 94.00.

What’s Ahead This Week

Economic reports scheduled this week include job openings and weekly reports on mortgage rates and new jobless claims.