Thoughts on the Market

Affordability Takes Center Stage in U.S. Policy

February 4, 2026

Affordability Takes Center Stage in U.S. Policy

February 4, 2026

Affordability is back in focus in D.C. after the brief U.S. shutdown. Our Deputy Global Head of Research Michael Zezas and Head of Public Policy Research Ariana Salvatore look at some proposals in play.

Transcript

Michael Zezas: Welcome to Thoughts on the Market. I'm Michael Zezas, Deputy Global Head of Research for Morgan Stanley.

 

Ariana Salvatore: And I'm Ariana Salvatore, Head of Public Policy Research.

 

Michael Zezas: Today we're discussing the continued focus on affordability, and how to parse signals from the noise on different policy proposals coming out of D.C.

It's Wednesday, February 4th at 10am in New York.

 

Ariana Salvatore: President Trump signed a bill yesterday, ending the partial government shutdown that had been in place for the past few days. But affordability is still in focus. It's something that our clients have been asking about a lot. And we might hear more news when the president delivers his State of the Union address on February 24th and possibly delivers his budget proposal, which should be around the same time.

 

So, needless to say, it's still a topic that investors have been asking us about and one that we think warrants a little bit more scrutiny.

 

Michael Zezas: But maybe before we get into how to think about these affordability policies, we should hit on what we're seeing as the real pressure points in the debate. Ariana, you recently did some work with our economists. What were some of your findings?

 

Ariana Salvatore: So, Heather Berger and the rest of our U.S. econ[omics] team highlighted three groups in particular that are feeling more of the affordability crunch, so to speak. That's lower income consumers, younger consumers, and renters or recent home buyers.

 

Lower income households have experienced persistently higher inflation and more recently weaker wage growth. Younger consumers were hit hardest when inflation peaked and are more exposed to higher borrowing costs. And lastly, renters and recent buyers are dealing with much higher shelter burdens that aren't fully captured in standard inflation metrics.

 

Now, the reason I laid all that out is because these are also the cohorts where the president's approval ratings have seen the largest declines.

 

Michael Zezas: Right. And so, it makes sense that those are the groups where the administration might be targeting some of these affordability initiatives.

 

Ariana Salvatore: That's right. But that's not the only variable that they're solving for. Broadly speaking, we think that the president and Republicans in Congress really need to solve for four things when it comes to affordability policies.

 

First, targeting these quote right cohorts, which are those, as we mentioned, that have either moved furthest away from the president politically, or have been the most under pressure. Second feasibility, right? So even if Republicans can agree on certain policies, getting them procedurally through Congress can still be a challenge. Third timing – just because the legislative calendar is so tight ahead of the November elections. And fourth speed of disbursement. So basically, how long it would take these policies to translate to an uplift for consumers ahead of the elections.

 

Michael Zezas: So, thinking through each of these constraints, starting with how easy it might be to actually get some of these policies done, most of the policies that are being proposed on the housing side require congressional approval. In terms of these cohorts, it seems like these policies are most likely to focus on – that seems aimed at lower-income and younger voters. And in terms of timing, we know the legislative calendar is tight ahead of the midterms, and the policy makers want to pursue things that can be enacted quickly and show up for voters as soon as possible.

 

Ariana Salvatore: So, using that lens, we think the most realistic near-term tools are probably mostly executive actions. Think agency directives and potential changes to tariff policy. If we do see a second reconciliation bill emerge, it will probably move more slowly but likely cover some of those housing related tax credit changes.

 

But of course, not all these policies would move the needle in the same way. What do we think matters most from a macro perspective?

 

Michael Zezas: So, what our economists have argued is that the affordability policies being discussed – tax credits subsidies, payment pauses – they could be meaningful at a micro level for targeted households, but for the most part, they don't materially change the macro outlook. The exception might be tariffs; that probably has the broadest and most sustained impact on affordability because it directly affects inflation. Lower tariffs would narrow inflation differentials across cohorts, support real income growth and make it easier for the Fed to cut rates.

 

Ariana Salvatore: Right. And just to add a finer point on that, I think directionally speaking, this is where we've seen the administration moving in recent months. Remember, towards the end of last year, the Trump administration placed an exemption on a lot of agricultural imports. And just the other day, we heard news that the trade deal with India was finalized reducing the overall tariff rate to 18 percent from about 50 percent prior.

 

Michael Zezas: Okay. So, putting it all together for what investors need to know. We see three key takeaways. First, even absent new policy, our economists expect some improvement in affordability this year as inflation decelerates and rate cuts come into view. And specifically, when we talk about improvements in affordability, what our economists are referring to is income growth consistently outpacing inflation, lowering required monthly payments.

 

Second, most proposed affordability policies are unlikely to generate the meaningful macro growth impulse, so investors shouldn't overreact to headline announcements. And third, the cohort divergence matters for equities. Pressure on lower income in younger consumers helps explain why parts of consumer discretionary have lagged. While higher income exposed segments have remained more resilient.

 

So, if inflation continues to cool, especially via tariff relief, that's what would broaden the consumer recovery and potentially create better returns for some of the sectors in the equity markets that have underperformed.

 

Ariana Salvatore: Right, and from the policy side, I would say this probably isn't the last time we'll be talking about affordability. It's politically salient. The policy responses are likely targeted and incremental, and this should continue to remain a top focus for voters heading into November.

 

Michael Zezas: Well, Ariana, thanks for taking the time to talk.

 

Ariana Salvatore: Great speaking with you, Mike.

 

Michael Zezas: And as a reminder, if you enjoy Thoughts on the Market, please take a moment to rate and review us wherever you listen. And share Thoughts on the Market with a friend or colleague today.

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Andrew Sheets: Welcome to Thoughts on the Market. I'm Andrew Sheets, Global Head of Fixed Income Research at Morgan Stanley.

 

Today I'm going to talk about key signposts for stability – in a world that from day to day feels anything but.

 

It's Friday, January 30th at 2pm in London.

 

A core theme for us at Morgan Stanley Research is that easier fiscal, monetary, and regulatory policy in 2026 will support more risk taking, corporate activity and animal spirits. Yes, valuations are high. But with so many forces blowing in the same stimulative direction across so many geographies, those valuations may stay higher for longer.

 

We think that the Federal Reserve, the Bank of England, the European Central Bank, and the Bank of Japan, all lower interest rates more, or raise them less than markets expect. We think that fiscal policy will remain stimulative as governments in the United States, Germany, China, and Japan all spend more. And as I discussed on this program recently, regulation – a sleepy but essential part of this equation – is also aligning to support more risk taking.

 

Of course, one concern with having so much stimulative sail out, so to speak, is that you lose control of the boat. As geopolitical headwinds swirl and the price of gold has risen a 100 percent in the last year, many investors are asking whether we're seeing too much of a shift in both government and fiscal, monetary, and regulatory policy.

 

Specifically, when I speak to investors, I think I can paraphrase these concerns as follows: Are we seeing expectations for future inflation rise sharply? Will we see more volatility in government debt? Has the valuation of the U.S. dollar deviated dramatically from fair value? And are credit markets showing early signs of stress?

 

Notably, so far, the answer to all of these questions based on market pricing is no. The market's expectation for CPI inflation over the next decade is about 2.4 percent. Similar actually to what we saw in 2024, 2023. Expected volatility for U.S. interest rates over the next year is, well, lower than where it was on January 1st. The U.S. dollar, despite a lot of recent headlines, is trading roughly in line with its fair value, based on purchasing power based on data from Bloomberg. And the credit markets long seen as important leading indicators of risk, well, across a lot of different regions, they've been very well behaved, with spreads still historically tight.

 

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Our Deputy Head of Global Research Michael Zezas explains why the risk of a new U.S. government sh...

Transcript

Welcome to Thoughts on the Market. I’m Michael Zezas, Deputy Head of Global Research for Morgan Stanley.

 

Today, we’ll discuss the possibility of a U.S. government shutdown later this week, and what investors should – and should not – be worried about.

 

It’s Wednesday, January 28th at 10:30 am in New York.

 

In recent weeks investors have had to consider all manner of policy catalysts for the markets – including the impact to oil supply and emerging markets from military action in Venezuela, potential military action in Iran, and  risks of fracturing of the U.S.-Europe relationship over Greenland. By comparison, a potential U.S. government shutdown may seem rather quaint.

 

But, a good investor aggressively manages all risks, so let's break this down.

 

Amidst funding negotiations in the Senate, Democrats are pressing for tighter rules and more oversight on how immigration enforcement is carried out given recent events. Republicans have signaled some openness to negotiations, but the calendar is really a constraint. With the House out of session until early next week any Senate changes this week could lead to a lapse in funding. So, a brief shutdown this weekend, followed by a short continuing resolution once the House returns, is a very plausible path – not because either side wants a shutdown, but because they haven’t fully coalesced around the strategy and time is short.

 

Of course, once a shutdown happens, there’s a risk it could drag on. But in general our base case is that the economic impact would be manageable. Historically, shutdowns create meaningful hardship for affected workers and contractors. But the aggregate macro effects tend to be modest and reversible. Most spending is eventually made up, and disruptions to growth typically unwind quickly once funding is restored. A useful rule of thumb is that a full shutdown trims roughly one‑tenth of a percentage point from the annualized quarterly GDP for each week it lasts. With several appropriations bills already passed, what we’d face now is a partial shutdown, meaning that figure would be even smaller.

 

For markets, that means the reaction should also be modest. Shutdowns tend not to reprice the fundamental path of earnings, inflation, or the Fed – which are still the dominant drivers of asset performance. So, the market’s inclination will likely be to look past the noise and focus on more substantive catalysts ahead.

 

Finally, it’s worth unpacking the politics here, because they’re relevant. But not in the way investors might think. The shutdown risk is emerging from actions that have contributed to sagging approval ratings for the President and Republicans – leading many investors to ask us what this means for midterm elections and resulting public policy choices. And taken together, one could read these dynamics as an early sign that the Republicans may face a difficult midterm environment. We think it's too early to draw any confident conclusions about this, but even if we could, we’re not sure it matters.

 

First, many of the most market‑relevant policies—on trade, regulation, industrial strategy, re‑shoring, and increasingly AI—are being executed through executive authority, not congressional action. That means their trajectory is unlikely to be altered by near‑term political turbulence. Second, the President would almost certainly veto any effort to roll back last year’s tax bill, which created a suite of incentives aimed at corporate capex. A key driver of the 2026 outlook.

 

Putting it all together, the bottom line is this: A short, calendar‑driven shutdown is a risk worth monitoring, but not one to overreact to.

 

Thanks for listening. If you enjoy Thoughts on the Market, please leave us a review. And tell your friends about the podcast. We want everyone to listen.

 

 

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