Home mortgages
Households · FHFA National Mortgage Database · quarterly from Q1 2013
When the Fed moves, whose borrowing costs move with it, and how fast
MacroRoom·Measure by MacroRoom, from FHFA, the Fed, Treasury and Compustat
When the Fed moves its rate, a household with a fixed-rate mortgage keeps paying the rate it signed for. A household carrying a card balance sees its rate move within a billing cycle or two. The Treasury rolls over part of its debt every year, so its rate moves as the debt rolls. This monitor tracks, for four kinds of borrower, the rate actually being paid on debt already outstanding, and asks after each turn in policy how much of the Fed's move has reached it, and how fast. What markets charge for new borrowing is a different question, and not this one.
Cuts from September 2024. The Fed's rate has fallen 1.70 points between Q2 2024 and Q2 2026, 8 quarters in. What each borrower actually pays on its outstanding debt:
The dashed line is the federal funds rate, the same in all four panels. The solid line is the rate each borrower is actually paying on the debt it already has. Each panel is on its own scale; read the solid line against the dashed one beside it.
Households · FHFA National Mortgage Database · quarterly from Q1 2013
Households · Federal Reserve G.19 · quarterly from Q1 2001
Treasury · Treasury Fiscal Data · monthly from January 2001
Listed nonfinancial firms · Compustat · quarterly from Q1 2001
Change in the rate paid, from the last full quarter before the first move to 8 quarters later, or the latest quarter if the cycle is younger. The dashed line is the Fed's own move over the same window. A bar reaching it means the whole move got through. The largest move in the set is the hikes from March 2022.
Q2 2024 to Q2 2026.
Why the shapes differ: how much of each borrower's debt can change rate soon.
Share of outstanding mortgage balances by contract rate, quarterly from Q1 2013. Adjustable-rate loans are 6.9% of balances in Q1 2026; 49.1% carry a rate below 4%. A new 30-year mortgage cost 6.76% in the week of September 10, 2026.
Card rates are set from the prime rate, which moves with the Fed, and apply to the whole balance within a billing cycle or two. All of it reprices, so there is nothing to chart: the share would be a flat line at 100%.
Share of marketable Treasury debt that matures or resets within twelve months, monthly from January 2001: bills, floating-rate notes, and notes, bonds and TIPS in their final year.
The same debt as of August 2026, by the year it matures. 34.3% falls within twelve months.
Share of nonfinancial corporate debt that is loans rather than bonds and other securities, quarterly from Q1 2001, from the Fed's Financial Accounts. Loans mostly float and bonds mostly do not, so this is a proxy for what can reprice, not a measurement: loans include commercial mortgages that are often fixed (9.4% of debt in Q2 2026), and swaps that convert one into the other are invisible here.
For each borrower, one number: the interest rate being paid on the debt already outstanding, as opposed to the rate a new borrower would be quoted today. When the Fed moves, this number moves only as fast as the debt reprices: floating-rate debt within weeks, maturing debt when it rolls, long fixed-rate debt not at all until it is paid off and replaced. The question is how much of each Fed move has reached this number, and how fast.
Pass-through for a cycle is the change in the rate paid divided by the change in the federal funds rate, both measured from the same starting quarter. One means the whole move got through; zero means none of it did; above one means the borrower's rate moved further than the Fed's.
The rule was fixed before any result was read, and is applied identically to every cycle and every borrower, so that differences between borrowers come from how their debt is built and not from how long the Fed held rates.
The four are measured at slightly different moments within a quarter and the corporate figure is a trailing average. At an eight-quarter horizon these differences are small next to the differences between borrowers, but they would matter at one or two quarters.
A bar is red when at least half of the Fed's move has reached that borrower by the horizon, green when less than half has. Half is a convention, chosen so that the two colours read as "mostly through" and "mostly not"; the bars carry the actual figure.
Every series is published. What is constructed here is the common frame: the same cycle rule, the same base quarter, the same denominator, applied to four borrowers whose data are normally read apart.
We built this measure, so we host its data. The corporate series is an aggregate ratio; the firm-level Compustat data behind it are licensed and not included.