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Mortgage applications rose 1.7% w/w (15.5% y/y) in the week ending May 8, after declining 4.4% w/w (+14.9% y/y) in the week ending May 1, according to the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey. Applications for loans to purchase a house rose 3.9% w/w (6.7% y/y) in the May 8 week, following a decline of 3.7% w/w (+5.1% y/y) in the May 1 week.  Applications for loan refinancing declined 0.8% w/w (+28.3% y/y) in the latest week after declining 5.0% w/w (+28.8% y/y) in the week of May 1. 

The effective interest rate on a 30-year fixed-rate loan was unchanged at 6.64% in the week ending May 8 from the week ending May 1. The rate on 15-year fixed-rate mortgages edged down 2bps to 5.99% in the latest week from 6.01% in the week ending May 1. The 30-year Jumbo rate rose 4bps to 6.64% in the May 8 week from 6.60% in the May 1 week. The rate on a 5-year ARM rose 12bps to 6.02% in the latest week from 5.90% in the week ending May 1.
The share of applications for refinancing an existing loan declined to 40.8% of total applications in the week of May 8, from 42.0% in the May 1 week. The adjustable-rate mortgage (ARM) share of activity was unchanged at 8.8% in the week ending May 8 from the May 1 week.

The average size of a mortgage loan edged down 0.5% w/w (+2.9% y/y) to $409,000 in the week ending May 8, after rising 0.7% w/w (2.7% y/y) to $410,900 in the week ending May 1. The average size of a purchase loan was largely unchanged w/w (4.0% y/y) at $467,200 in the latest week, after rising 1.5% w/w (5.2% y/y) to $467,300 in the May 1 week. The average size of a loan to refinance a mortgage declined 2.5% w/w (+5.9% y/y) to $324,500 in the May 8 week, after declining 1.3% w/w (+2.3% y/y) to $332,800 in the May 1 week. 

The Mortgage Bankers Association Survey covers 75% of all U.S. retail residential mortgage applications and has been conducted weekly since 1990. Respondents include mortgage bankers, commercial banks and thrifts. The base period and value for all indexes is March 16, 1990=100. The figures for weekly mortgage applications and interest rates are available in Haver’s **SURVEYS** database.



- Applications for loans to purchase rose, while applications for loan refinancing declined in the latest week.
- Interest rate on 30-year fixed-rate loans was unchanged at 6.64%. 
- Average loan size edged down.


U.S. Mortgage Applications Rose in the May 8 Week 

Michael J. Moran

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The consumer price index for April matched expectations with an increase of 0.6%. As universally expected, the energy component led the increase, rising 3.8%. The pace in April was notably slower than the jump of 10.9% in March, but it was still brisk by recent standards (third fastest in the past three years and well ahead of the average monthly increase of 0.2% in 2025).

Several media reports have portrayed the current energy episode as the most pronounced disruption in history. Possibly. The average increase in the energy component of the CPI totaled 7.3% in March and April. Only one two-month increase has exceeded this total, and that jump might be viewed as a special factor (driven by hurricanes in August and September 2005 that closed drilling rigs and energy transport in the Gulf of Mexico). Other episodes, although not matching the latest two-month increase, have come close. Energy prices jumped in the aftermath of Russia’s invasion of Ukraine, and other instances of instability in the Middle East have caused problems (oil embargo in 1973, Iranian revolution in 1979, and Iraq’s invasion of Kuwait in 1990). Whether or not the current disruption is the most pronounced in history will depend on what unfolds in the months ahead.

Thus far, the pressure on energy prices has been concentrated in oil-based products (gasoline and fuel oil). Surprisingly, prices of natural gas have not changed meaningfully. Natural gas services for consumers as reported in the CPI dipped in March and April, and Henry Hub prices have eased on balance over this two-month period as well. Futures prices for natural gas also have been tame. The cost of electrical services in the CPI have started to move, increasing 2.1% in April. Prices of natural gas for consumers and electricity are included in the energy services component of the CPI. As shown in the chart below, the pickup in electrical charges has not had much influence on the year-over-year change.

The food component of the CPI rose 0.5% in April. The change might be viewed as benign, as it followed a flat reading in March. However, food prices rose 0.4% in February, leaving an average of 0.3% in the past three months, an uncomfortable pace.

The core CPI rose 0.4% in March, a pace well ahead of that desired by the Federal Reserve. However, a special factor tied to the government shutdown in October led to a sharp increase in rental rates in April (0.5%, versus an average of 0.2% in the prior six months). Rental rates in the CPI are based on six-month averages, and because of the government shutdown, observations for October 2025 were not available. The Bureau of Labor Statistics, in the absence of data, used a value of 0.0% for the increase in rental rates for October. That reading led to understatements of the rental component of the CPI from October of last year through March of this year. The reading of 0.0% dropped out of the April calculation, and thus a jump in the six-month average and the rental component for April. This distortion probably added 0.1 percentage point to the core CPI in the latest month. Without this distortion, the core CPI most likely would have increased 0.3%, a still-firm pace.

The Consumer Price figures can be found in Haver's **USECON** database. The expectations figure is contained in the **AS1REPNA** database.

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- The increase in gasoline prices slowed from the blistering pace in March, but April still brought the third sharpest increase in the past three years.
- Fluctuating food prices left a high-side average change in the past three months.
- The core component was distorted by an anomaly in rents, but the pace was still brisk excluding rents.

April CPI: More Energy Pressure; Food and Core Uncomfortable

Winnie Tapasanun

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The NFIB Small Business Optimism Index edged up to 95.9 in April, the first m/m increase since December, after a three-point decline to 95.8 in March, according to the Small Business Economic Trends survey conducted by the National Federation of Independent Business. The index was below its 52-year average of 98.0 for the second consecutive month and down from a peak of 105.1 in December 2024 but above a low of 88.5 in March 2024. Seven of the 10 index components rose, while three fell. The NFIB Small Business Uncertainty Index declined to 88 in April following a four-point increase to 92 in March, remaining well above its historical average of 68. The index was below its record high of 110 in October 2024 but above its recent low of 84 in December 2025 and a low of 65 in November 2023.

The outlook for business conditions in the next six months remained positive for the 18th straight month in the latest survey. The net balance of respondents expecting the economy to improve dropped to 4% in April, the lowest level since October 2024, on top of a seven-point decline to 11% in March; these readings were well below a high of 52% in December 2024 but significantly above a record low of -61% in June 2022. Expected real sales fell to a net 3% in April, the weakest reading since April 2025, from 7% in March; the latest figure was below a high of 22% in December 2024 but above a low of -18% in August 2024. A net -8% of respondents reported higher nominal sales in the past three months, down from -5% in March and marking the lowest reading in four months; the latest result remained below the most recent positive reading of 1% in February and a peak of 9% in June 2021 but above a low of -20% in October 2024.

Plans to expand the business fell to 7% in April, the lowest reading since October 2024, from 11% in March; the latest figure was down from a high of 20% in December 2024 but up from a low of 2% in March 2023. Plans to make capital outlays rebounded to 17% in April from 16% in March; these numbers were still below a high of 28% in November 2024 and a peak of 31% in October 2021. Expected credit conditions inched up to -4% in April after holding at -5% in March and February; this result was slightly below a high of -2% in December 2024 but above a low of -11% in November 2023. Meanwhile, a net -2% of respondents viewed current inventory stocks as “too low” in April, up from -5% in March.

On the labor front, 46% of respondents reported that qualified workers to fill job openings were hard to find in April, slightly up from 45% in March. These numbers were up from a low of 43% in August 2025 but below a high of 56% in August 2024 and a peak of 62% in September 2021. A net 13% planned to increase employment in April, up from 12% in March and February; it was above a low of 11% in March 2024 but below a high of 26% in May 2022 and a peak of 32% in August 2021. Notably, 34% reported positions not able to be filled in April, up from 32% in March and registering the highest level since June 2025; these figures remained below a high of 51% in May 2022.

Overall earnings trends had remained in negative territory since December 2019. The measure increased to -19% in April, a still-weak reading, following an 11-point drop to -25% in March. These readings, while up from a low of -37% in August 2024, were below the most recent high of -14% in February and a high of -5% in June 2021.

On the pricing front, actual and expected selling prices, though trending lower, remained at an inflationary level, indicating continued inflationary pressures. The net percent of firms raising their average selling prices rose to 30% in April, the highest reading since December, after a one-point increase to 25% in March. The latest reading was up from a low of 20% in August 2024 but well below a peak of 66% in March 2022. The percentage planning to raise prices increased to 27% in April following a four-point decline to 24% in March; it was below a high of 34% in November 2023 but above a low of 21% in April 2023.

Wage inflation remained relatively high in the April survey. A net 30% of respondents raised compensation during the last three months, down from 33% in March. It was also below a high of 46% in February 2023 and a peak of 50% in January 2022. A net 18% of firms planned to raise worker compensation in the next three months, unchanged from March and marking the lowest reading since July 2025; this remained below highs of 28% in November 2024, 30% in November 2023, and 32% in October 2022.

The quality of labor was cited as the single most important problem facing small businesses, as reported by 18% of NFIB members in April, up from 15% in March and representing the highest since December. Taxes ranked second as the next most important problem, as reported by 17% of respondents in April—the lowest since November—compared with 19% in March and February. Inflation ranked third and remained a key challenge for small businesses, as reported by 16% of respondents in April—the highest since March 2025—compared with 14% in March; these readings were well below a peak of 37% in July 2022. Other concerns (in April vs. March) included poor sales (10% vs. 10%), labor costs (9% vs. 10%), insurance cost/availability (8% vs. 9%), government requirements (8% vs. 7%), and competition from large businesses (7% vs. 7%).

According to the Small Business Administration, there are 33 million small businesses in the United States, which employ 62 million workers. The NFIB surveys anywhere from 500 to 2000 respondents each month and the typical firm employs 10 people and reports gross sales of about $500,000 a year. The NFIB figures can be found in Haver’s **SURVEYS** database.

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- NFIB Small Business Optimism Idx up 0.1 pts. to 95.9 in Apr., still below its 52-year avg. of 98.0.
- Uncertainty Idx down 4 pts. to 88, remaining well above the historical avg. of 68.
- Expectations for economy down 7 pts. to 4%, lowest since Oct. ’24.
- Expected real sales down 4 pts. to 3%, a one-year low.
- Plans to expand business down 4 pts. to 7%, lowest since Oct. ’24.
- Firms raising avg. selling prices up 5 pts. to 30%, a four-month high.
- Top three business concerns: quality of labor (18%), taxes (17%), and inflation (16%).

U.S. NFIB Small Business Optimism Still Fragile in April

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Existing home sales rose 0.2% m/m (0.0% y/y) to 4.02 million units (SAAR) in April, the second m/m rise in three months, following an upwardly revised 2.9% decline to 4.01 million in March (previously -3.6%; 3.98 mil.), according to the National Association of Realtors (NAR). The Action Economics Forecast Survey had expected April sales of 4.06 million units. Sales remained 37.5% below a high of 6.43 million in January 2022 and 39.1% below a peak of 6.60 million in January 2021. The April gain coincided with an increase in the average 30-year fixed mortgage rate to 6.33% in April, the highest since September 2025, after rising to 6.18% in March, according to Freddie Mac. The sales figures are based on closings of sales contracts signed over the past couple of months.

Existing single-family home sales were flat m/m (-0.3% y/y) at 3.64 million units in April and March after a 3.3% rise to 3.76 million in February, while remaining 36.1% below a high of 5.70 million in January 2022. Sales of condos and co-ops rose 2.7% (2.7% y/y) to 380,000 after holding at 370,000 in March and February, though remaining 47.9% below a high of 730,000 in January 2022.

Regionally, April existing home sales showed a mixed performance. Sales in the Midwest rose 2.2% (-1.0% y/y) to 950,000 in April following a 3.1% decline in March, and sales in the South increased 0.5% (2.7% y/y) to 1.87 million after a 3.1% March decrease; both posted the second m/m gain in three months. Sales in the West, however, slid 2.6% (0.0% y/y) to 750,000, the third m/m slide in four months and a three-month low, on top of a 1.3% March fall. Sales in the Northeast held steady m/m (-8.2% y/y) at 450,000 in April and March after a 6.0% drop to 470,000 in February. Notably, the South remained the dominant region, accounting for 46.5% of total U.S. existing home sales.

The median price of all existing homes (NSA) rose 2.1% (0.9% y/y) to $417,700 in April—the third consecutive m/m rise and the highest since August 2025—following a 2.8% increase to $409,100 in March ($408,800 previously) and three straight m/m declines. Prices were 3.5% below a high of $432,700 in June 2025 but 15.8% above a low of $360,800 in January 2023. The median price of an existing single-family home climbed 2.2% (1.0% y/y) to $422,300 in April, the highest since August 2025, after a 2.7% increase to $413,300 in March. The median price of condos and co-ops, up for the fourth time in five months, rose 1.6% (1.1% y/y) to $374,100, the highest since June 2025, following a 3.9% March rebound to $368,100. Regionally, overall prices increased m/m in April in the Northeast (+3.7%; +4.8% y/y), Midwest (+1.9%; +3.6% y/y), West (+1.7%; -1.4% y/y), and South (+1.2%; +0.4% y/y).

Inventories of homes for sale rose for the fourth consecutive month in April. The number of existing homes for sale (NSA) advanced 5.8% (1.4% y/y) to 1.47 million units, the highest level since October 2025, following a 5.3% March rise to 1.39 million. The supply of homes on the market at the current selling rate (NSA) increased to 4.4 months, the highest in six months, from 4.2 months in March. The recent high of 4.6 months was in August 2025, while a record low in supply of 1.6 months was in January 2022.

The data on existing home sales, prices and affordability are compiled by the National Association of Realtors. The data on single-family home sales extend back to February 1968. Total sales and price data and regional sales can be found in Haver's **USECON** database. Regional price and affordability data and national inventory data are available in the **REALTOR** database. Mortgage interest rates can be found in the **WEEKLY** database. The expectations figure is from the Action Economics Forecast Survey, reported in the **AS1REPNA** database.

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- April sales +0.2% m/m to lower-than-expected 4.02 mil.; 0.0% y/y after five straight y/y declines.
- Sales m/m up in the Midwest (+2.2%) and South (+0.5%), down in West (-2.6%), flat in Northeast; sales y/y up only in South (+2.7%).
- Median sales price +2.1% (+0.9% y/y) to $417,700, highest since Aug. ’25.
- Unsold inventory +5.8% (+1.4% y/y) to six-month-high 1.47 mil. units; 4.4 months' supply.

U.S. Existing Home Sales Up Modestly in April, Second M/M Gain in Three Months

Tian Yong Woon

In this week’s Letter, we track the dual drivers of AI optimism and the ongoing Middle East conflict, and how they continue to shape market prices and investor expectations. AI-related enthusiasm has remained a key support for equity markets, particularly in highly exposed indexes in Taiwan and South Korea, while continued oil supply bottlenecks stemming from the closure of the Strait of Hormuz have kept crude prices elevated (chart 1). These dual forces are also evident in the latest Blue Chip Economic Indicators survey. Year to date, all Asian economies have seen upward revisions to inflation forecasts, while the most AI-exposed advanced Asian economy, Taiwan, has recorded a particularly large upgrade to real GDP growth expectations (chart 2). Looking more closely at the monetary policy implications of higher oil prices, this month’s survey shows an increasing share of panellists expecting central banks to resume or extend tightening cycles, marking a modest shift from last month’s results (chart 3). This shift is already partially reflected in recent data, with average inflation across Asia edging higher and several central banks already opting to tighten policy in response (chart 4).

Looking ahead, attention will likely centre on the Trump–Xi summit taking place in Beijing later this week. While any potential for additional Chinese mediation efforts regarding the Middle East conflict will be closely watched, developments on the US–China trade front should not be overlooked given the range of unresolved issues (chart 5). Finally, despite recent headline focus on the Middle East, China has continued to post steady export growth, while also managing to temper excessive domestic producer competition. Together, this has supported a combination of firmer external demand and more stable pricing dynamics—an “all-win” outcome for now (chart 6).

**AI vs. the Middle East conflict**
The divergence between AI-driven equity market optimism and the persistence of elevated crude oil prices amid the ongoing Middle East conflict remains striking. On the one hand, equity markets—particularly in AI-heavy economies such as Taiwan and South Korea (chart 1)—have largely shrugged off concerns over energy supply disruptions. Investors remain focused on the upside potential from the current AI buildout cycle, driven by the rising computational demands of increasingly capable AI models. More recently, attention has shifted toward the scalability and broader applications of physical AI, including humanoid robots, and their potential implications for manufacturing, healthcare, and even household use. On the other hand, crude oil prices remain well above pre-conflict levels. The latest development is the US rejection of Iran’s most recent peace proposal, underscoring that a swift resolution to the US-Iran conflict remains unlikely.

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**The latest Blue Chip Economic Indicators survey**
The divergence described above is also evident in our Blue Chip Economic Indicators surveys, with the May edition providing further insight (chart 2). Largely reflecting higher energy prices stemming from the ongoing Strait of Hormuz disruption—though other factors have also played a role—panellists have made significant upward revisions to their 2026 CPI inflation forecasts year to date. Australia has seen the largest upgrade at +1.4 ppts, while other economies have recorded more moderate increases, including India (+0.8 ppts) and South Korea (+0.7 ppts). The growth outlook, however, is more mixed. Taiwan stands out with a substantial +4.7 ppt upgrade to its growth forecast, likely reflecting continued optimism around AI-related investment. By contrast, Australia and Japan have each seen modest downgrades of 0.2 ppts.

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We also observed subtle shifts in panellists’ expectations regarding how central banks are likely to respond to the recent surge in oil prices (chart 3). In the May survey, compared with April, a larger share of panellists (26% versus 17%) now expects central banks to resume or extend tightening cycles. Correspondingly, a smaller share expects policymakers to simply look through the energy-driven inflation shock or delay easing moves. This shift in expectations likely reflects several factors, including the increasingly protracted closure of the Strait of Hormuz and growing recognition that a quick resolution remains unlikely. While a US-Iran peace agreement would be a direct route to restoring normal shipping flows, the Strait could potentially be reopened through enhanced security arrangements even in the absence of a formal peace deal. Nonetheless, the latest developments suggest that neither outcome appears imminent.

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**Inflation and Policy Rates in Asia**
The shifts in panellists’ expectations are already beginning to show up in the hard data. Average consumer inflation across Asia rose in the immediate aftermath of the Middle East conflict, although inflation rates remain well below the peaks seen during earlier price shocks, such as those in the early 2020s. Chart 4 also shows that the average policy rate in Asia has edged higher in recent months. This reflects a combination of central banks that have kept policy rates unchanged—which still represent the majority in the region—and those that have already raised rates to contain inflation and keep inflation expectations anchored. Taken together, these developments suggest that the gradual easing trend that had been in place since around mid-2024 is beginning to reverse, albeit only marginally at this stage. While the shift remains modest, it points to a regional policy stance that is becoming somewhat less accommodative in response to renewed inflation pressures.

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**China and the Trump-Xi Summit**
With all that aside, one key event that Asia observers will likely focus on this week is the Trump–Xi summit, scheduled to take place later this week in Beijing and officially confirmed by China earlier today. The meeting had previously been delayed due to the Middle East conflict. While markets will be watching for any signal that China may play a greater mediating role in de-escalating tensions in the Middle East, attention will also be firmly on the state of US–China relations. In particular, any extension of the current trade truce, or incremental improvements in bilateral trade conditions, will be closely scrutinised. This includes developments around Chinese imports of US agricultural goods, as well as US access to Chinese exports such as rare earths, among other strategic goods. At the same time, China’s trade balance with the US—while meaningfully narrowing over 2025—has recently entered a phase of relative stabilisation, and its broader global trade surplus has also levelled off after expanding further in 2025 despite the reduced US surplus (chart 5).

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That said, the recent focus on the Middle East conflict has somewhat displaced attention from China’s structural overcapacity concerns. This shift has also coincided with policy efforts by Chinese authorities to curb excessive domestic competition and reduce disorderly price competition in key industrial sectors. In combination with sustained external demand—particularly for high-tech products, including select electronics and AI-related goods—China has recently seen producer prices move back into inflationary territory. At the same time, exports and new export orders have continued to show healthy growth, pointing to a more balanced external demand backdrop (chart 6). Taken together, these dynamics suggest a near-term “all-win” configuration of firmer pricing power alongside resilient external demand, albeit one that will likely remain sensitive to both geopolitical developments and the durability of the current AI-driven investment cycle.

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Asia

Economic Letter from Asia: Of Bits and Barrels

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