Homebuilders (XHB) vs 30Y Mortgage Rate
XHB (SPDR S&P Homebuilders ETF, AUM $1.58 billion) tracks an equal-weighted index of homebuilders and building-products names with current price $109.44. The 30-year fixed mortgage rate (Freddie Mac Primary Mortgage Market Survey, FRED series MORTGAGE30US) sits at approximately 5.98-6.22 percent, having dipped below 6 percent in late February 2026 for the first time since 2022.
Also known as: Homebuilders (XHB) (ETF_XHB, homebuilders) · 30Y Mortgage Rate (mortgage rate, 30 year mortgage, mortgage)
Why This Comparison Matters
XHB (SPDR S&P Homebuilders ETF, AUM $1.58 billion) tracks an equal-weighted index of homebuilders and building-products names with current price $109.44. The 30-year fixed mortgage rate (Freddie Mac Primary Mortgage Market Survey, FRED series MORTGAGE30US) sits at approximately 5.98-6.22 percent, having dipped below 6 percent in late February 2026 for the first time since 2022. The pair captures housing affordability dynamics directly. XHB has tighter inverse correlation with the 30-year mortgage rate than any other equity sector. Empirical sensitivity: 100 basis point rise in 30-year rate typically associated with 12-18 percent XHB decline. XHB outperformance during stable or falling mortgage rates signals continued housing demand. XHB weakness during falling rates signals housing-specific concerns beyond rate dynamics.
The April 2026 Configuration
XHB closes April 23, 2026 at $109.44. 30-year fixed mortgage rate: 5.98 percent (final week of February 2026, first sub-6 percent reading since 2022) rising to 6.22 percent by mid-March 2026. Q1 2026 average mortgage rate hovered 6.0-6.3 percent.
XHB has maintained near 52-week highs ($109.44 vs 52-week range $107.76-$110.05 day range) despite mortgage rate volatility. Housing starts surged 6.2 percent month-over-month in January 2026, signaling cyclical resilience.
The combined April 2026 reading: housing market showing strong fundamentals despite mortgage rates above 6 percent. Builder margin compression (Lennar gross margin 15.2 percent vs 18.7 percent prior year, sales incentives 14.1-14.5 percent) reflects affordability stress, but builder profitability remains acceptable (D.R. Horton net margin 9.9 percent). The XHB rally to $109.44 indicates market belief that housing-cycle resilience plus structural shortage (4-5 million unit deficit per Fannie Mae estimates) outweigh affordability concerns.
Why the 30Y Mortgage Rate Dominates XHB
The 30-year fixed mortgage rate dominates XHB because it directly determines housing affordability. The standard formula: 30-year mortgage payment = principal divided by mortgage factor (which depends on rate). A 100 basis point rate increase on a $400,000 mortgage adds approximately $250 to monthly payment (over 60-year mortgage life adds approximately $90,000 in interest). Affordable home price drops correspondingly.
The transmission to XHB: rate increases reduce affordable monthly payments, reducing housing demand at given prices. Builders respond by: (1) cutting prices (margin compression); (2) offering rate buydowns (margin compression on incentive cost); (3) reducing volume (revenue compression). All three hit XHB earnings simultaneously.
The historical correlation: -0.65 to -0.85 between XHB and 30-year mortgage rate over rolling 60-day windows. Empirical sensitivity: 100 basis point rate rise associated with 12-18 percent XHB decline (60-90 day windows). 100 basis point rate fall associated with 12-18 percent XHB rise. The asymmetry: rate falls produce stronger XHB rallies than rate rises produce XHB declines, due to pent-up demand release effect.
The 30Y Mortgage Rate Components
Conditional Forward Response (Tail Events)
How 30Y Mortgage Rate has historically behaved in the 5 sessions following a top-decile or bottom-decile daily move in Homebuilders (XHB). Computed from 258 aligned daily observations ending .
Following these triggers, 30Y Mortgage Rate falls 1.66% on average over the next 5 sessions, versus an unconditional baseline of +1.84%. 26 qualifying events; 30Y Mortgage Rate closed positive in 35% of them.
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Frequently Asked Questions
What are XHB and the 30-year mortgage rate?+
XHB (SPDR S&P Homebuilders ETF, AUM $1.58 billion, expense ratio 0.35 percent) tracks an equal-weighted index of homebuilders and building-products names. Top holdings: TopBuild (BLD) 3.92%, Modine (MOD) 3.92%, Owens Corning (OC) 3.61%, D.R. Horton (DHI) 3.60%, Installed Building Products (IBP) 3.55%. 30-year fixed mortgage rate (Freddie Mac PMMS, FRED MORTGAGE30US) is the primary affordability indicator. Currently 5.98-6.22 percent (Q1 2026 average 6.0-6.3 percent). XHB closes $109.44 (April 23 2026). XHB has tighter inverse correlation with 30-year mortgage rate than any other equity sector.
Why does the 30-year mortgage rate dominate XHB?+
The 30-year mortgage rate directly determines housing affordability. 100bp rate increase on $400,000 mortgage adds ~$250 to monthly payment (~$90,000 lifetime interest). Affordable home price drops correspondingly. Transmission to XHB: rate increases reduce demand, builders respond by cutting prices (margin), offering buydowns (margin), reducing volume (revenue). All three hit XHB earnings simultaneously. Historical correlation: -0.65 to -0.85 between XHB and 30-year rate over rolling 60-day windows. Empirical: 100bp rate rise associated with 12-18% XHB decline. Asymmetry: rate falls produce stronger XHB rallies due to pent-up demand release.
What components make up the 30-year mortgage rate?+
Two components: 10-year Treasury yield (currently 4.31%) plus mortgage spread (currently ~175-200 basis points). Historical mortgage spread averages 150-180 basis points. Current spread reflects MBS market dynamics, prepayment risk pricing, and Fed MBS holdings reduction. In 2024-2026 both contributed: 10-year rose 3.6% to 4.31% (Sept 2024 to April 2026, +70bp added to mortgage rate); spread held steady. Spread widening above 200bp signals MBS market stress; spread compression below 150bp signals normalization. Current 175-200bp is mid-range historically.
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