Fed Meets Sept. 15-16 After August CPI Held at 3.4%; Futures-Implied Odds of a Rate Hike Near 90%
The Bureau of Labor Statistics reported on Sept. 11 that consumer prices rose 0.4% in August and 3.4% over the year, and President Trump, Vice President Vance and Treasury Secretary Bessent have publicly urged Fed Chair Kevin Warsh not to raise rates.
The 0.1 That Moved the Market, and the 0.1 That Didn't
Two numbers came out of the same government report on Friday, Sept. 11, and they point in opposite directions. Consumer prices rose 3.4% over the past year through August, the Bureau of Labor Statistics said, exactly matching July's pace[1]. Strip out food and energy, and the annual "core" rate actually cooled, dropping to 2.4% from 2.5%[1]. That looks like inflation easing, not worsening.
But the same report also showed core prices rose 0.3% in August alone, one tenth of a point above what economists expected[2][3]. That single-month overshoot is what moved markets. Within hours, futures pricing showed the odds of a Federal Reserve rate hike at its Sept. 15-16 meeting jumping to nearly 90%, up from about 70% the day before[8].
Both numbers are real. Both come from the same BLS release[1][2][3]. Which one you lead with determines whether the story reads as "inflation is easing" or "the Fed has no choice but to hike." That split is now playing out as a public fight between the president who appointed the Fed's chair and the chair himself.
A Number Only Traders Vote On
The "near 90%" figure making headlines isn't a poll of economists. It comes from CME Group's FedWatch tool, which derives odds from the prices of fed funds futures, contracts that pay off based on where the Fed's rate actually lands[8]. Traders are putting real money behind a guess, so the number swings every time sentiment shifts.
And it has swung a lot. It sat near 33% before Fed Chair Kevin Warsh spoke at the Jackson Hole conference in late August, jumped to about 66% right after his remarks, eased back to around 60% in early September, then spiked to near 90% once the August inflation numbers landed[8][10][11]. That's not a forecast anyone is accountable for. It's a running bet that keeps changing.
Warsh, whom President Trump named to chair the Fed in a nomination announced Jan. 30, 2026, gave traders the clearest signal yet at Jackson Hole[9][12]. He said 54% of the 199 components in the Fed's preferred inflation gauge, the PCE price index, had risen more than 3% over the prior year[9]. That gauge is different from the CPI report driving this week's headlines. It's a broader measure of consumer spending that the Fed weights differently and watches more closely[9]. Warsh's point was that if only a few categories were rising fast, you could blame a one-time shock. When more than half of everything is running hot, he argued, that points to something the Fed's tools are actually built to fix.
The Fed Chair Trump Picked, Now Facing Trump's Pressure
Here's the part that reads like a contradiction until you sit with it: Trump chose Warsh to run the Fed, and Warsh may now raise rates against Trump's explicit wishes[4][12]. In the days before the CPI release, Trump, Vice President JD Vance and Treasury Secretary Scott Bessent all publicly urged the Fed not to raise rates, according to CNBC[4]. Trump has posted on Truth Social demanding cuts, called FOMC members "clowns," and threatened trade restrictions tied to rate policy[4]. He's also said, more mildly, that Warsh will "do what he has to do[5]." Warsh, for his part, has said the president has had no effect on his decisions[4].
The administration's argument isn't just political noise. Much of 2026's inflation, they say, comes from tariffs and from an energy shock tied to the U.S.-Iran conflict, one-time price jumps that a rate hike can't undo[9][10]. Raising rates, on this view, doesn't fix imported inflation. It just makes borrowing more expensive on top of it.
Vance has made the sharpest version of that case about housing. He's said Trump cares about interest rates because he wants Americans to afford homes, and Bessent went further, saying the U.S. housing market is already in a recession because of Fed policy[6][7]. Freddie Mac's average 30-year fixed mortgage rate hit 6.76% for the week ending Sept. 10, 2026, the highest in more than a year[13]. On a $100,000 loan, that works out to roughly $649 a month in principal and interest alone, before taxes or insurance[6][7][13].
There's a wrinkle here that undercuts both sides a little. Mortgage rates track long-term Treasury yields more closely than they track the Fed's own short-term rate[6][10]. So a Fed hold doesn't automatically make mortgages cheaper, and a hike doesn't automatically make them worse. The 10-year Treasury yield has been climbing toward 5% on its own, partly because investors are nervous the Fed might not act on inflation at all[10].
Why the Fed Chair's Word Is the Whole Job
Underneath the specific numbers sits a structural problem that would exist no matter who chaired the Fed. A central bank mostly works by being believed. If investors think the Fed will tolerate high inflation, they demand higher yields to hold long-term bonds, and borrowing gets more expensive anyway, hike or no hike[9][10]. That's why Warsh leans so hard on the breadth statistic: it's evidence he can point to that isn't just one bad month.
That same logic cuts against Trump's political timeline. The FOMC meets roughly two months before the November 2026 midterms, and polling has shown voters angry about both prices and rates[4]. A rate cut now would ease pressure before Election Day, but it would also test whether markets still believe the Fed answers to inflation data rather than to the White House. If investors decide the Fed folded under political pressure, the reaction could show up not in short-term rates but in a further jump in those already-rising long-term yields[10].
Trump himself has acknowledged the tension in his own appointment. He's said he wouldn't have chosen Warsh if he'd wanted a chair who'd automatically hike rates[4]. That's an admission that the job doesn't bend to the person who filled it, at least not entirely.
What the Rest of the World Is Watching Instead
Outside the U.S., the political fight barely registers. What matters is the mechanical effect of U.S. rates on the dollar. When Warsh's Jackson Hole speech pushed hike odds up in late August, the dollar strengthened, gold gave back part of a roughly 14% gain it had made that month, and Asian stocks fell[10]. When hike bets eased in early September, the pattern reversed: emerging-market stocks and currencies rallied as the dollar softened[11].
The reason is straightforward. Higher U.S. rates make holding dollars more attractive, which pulls investment money out of emerging markets and toward the U.S. It also makes dollar-denominated debt more expensive for countries that owe it[11]. None of that turns on whether Trump or Warsh wins this argument. It turns on where the rate actually lands.
Bank forecasts already diverge on that point. Deutsche Bank expects two quarter-point hikes this year, in September and December. Bank of America expects three, adding October, which would push the Fed's target range to 4.25%-4.50% by year's end, up from today's 3.50%-3.75%[2].
The Same Report, Read Two Ways
Coverage of all this splits less on the facts than on which fact gets top billing. CNBC's framing asked what happens "if Warsh wavers," treating a decision not to hike as a possible failure of nerve rather than a defensible reading of mixed data[4][5]. CBS News called a September hike "all but guaranteed," hardening a market probability into near-certainty in its own headline[8]. Fox Business centered Bessent's housing-recession claim without weighing it against the inflation numbers the Fed is responding to[6]. Fortune described the bond market as "daring the Fed to do something," language that makes a hike sound inevitable rather than chosen by a committee[10].
None of these outlets got the underlying facts wrong. The CPI numbers, the FedWatch odds, and Warsh's Jackson Hole statistic all check out against the primary sources[1][2][3][8][9]. What differs is which of the two truths, cooling core inflation or the monthly overshoot, gets the headline, and whether the Fed's coming decision reads as a response to data or a test of one man's resolve.
The FOMC meets Sept. 15-16. Whatever it decides, the 3.4% inflation rate and the 6.76% mortgage rate won't move overnight either way[1][13]. A quarter-point change is small next to the gap between 3.4% and the Fed's 2% target, and its effects take months to show up. The question both sides are actually arguing over, whether this inflation is the kind interest rates can touch at all, won't be settled by one vote.
Summary
On Friday, Sept. 11, the Bureau of Labor Statistics reported that U.S. consumer prices rose 0.4% in August from July, and 3.4% over the past 12 months. That annual rate was unchanged from July[1]. Stripping out food and energy — the 'core' rate the Fed watches most closely because those two categories swing hardest month to month — prices rose 2.4% over the year, slightly cooler than July's 2.5%[1]. But the core figure for the single month of August came in at 0.3%, one tenth of a point above what economists had forecast[2][3]. That one-tenth miss is what moved markets.
After the report, futures pricing put the chance of a Federal Reserve interest-rate increase at its Sept. 15-16 meeting at close to 90%, up from about 70% the day before, according to CME Group's FedWatch tool[8]. The Fed's target range for its main interest rate is currently 3.50% to 3.75%[2]. A quarter-point increase would lift it to 3.75%-4.00%. Fed Chair Kevin Warsh — whom Trump named to the job in January 2026 — told the Jackson Hole conference in late August that the Fed's focus needs to be squarely on inflation, and markets read that as a signal[9][12].
The dispute is not really about the number. It is about who decides. President Trump, Vice President JD Vance and Treasury Secretary Scott Bessent have all publicly urged the Fed not to raise rates, and in some cases to cut them[4]. Trump has posted on Truth Social demanding lower rates, called FOMC members 'clowns,' and threatened trade restrictions tied to rate policy, while also saying Warsh will 'do what he has to do'[4][5]. Vance has argued the case on housing: higher Fed rates feed into mortgage rates, and Freddie Mac's average 30-year fixed rate has climbed to 6.71%, the highest in over a year[6][7]. Warsh has said the president has had no effect on his decisions[4].
The genuine point of contention is whether August's inflation is the kind a central bank can fix. The administration's side argues much of it comes from tariffs and from an energy shock tied to the U.S.-Iran conflict — one-time price jumps that rate increases cannot undo, and that raising rates would only add a housing recession on top[6][10]. The Fed's side, as Warsh put it at Jackson Hole, is that the spread of price increases is too broad to be blamed on a few categories: he said 54% of the 199 components in the PCE price measure had risen more than 3% over the prior 12 months[9]. Neither side disputes what the CPI report said. They dispute what causes it and what a rate increase would do about it.
The Event
The Bureau of Labor Statistics released the August 2026 Consumer Price Index on Friday, Sept. 11, 2026. The all-items index rose 0.4% for the month on a seasonally adjusted basis and 3.4% over the 12 months ending in August, matching the 12-month rate reported for July; the index level was 334.980 (1982-84=100). The index for all items less food and energy rose 2.4% over the year, after a 2.5% increase in the 12 months through July[1]. Following the release, CME Group's FedWatch tool showed the probability of a rate increase at the Sept. 15-16 Federal Open Market Committee meeting rising to nearly 90%, from about 70% the previous day[8]. In the days before the release, President Trump, Vice President Vance and Treasury Secretary Bessent each publicly urged the Federal Reserve not to raise rates[4][7].
Undisputed Facts
- BLS reported the all-items CPI rose 0.4% in August 2026 from July, seasonally adjusted, and 3.4% over the prior 12 months — the same annual rate as July[1].
- The core index — all items less food and energy — rose 2.4% over the 12 months ending in August, down from 2.5% through July[1].
- The core monthly reading was 0.3%, one tenth of a percentage point above the 0.2% economists had expected[2][3].
- The Federal Reserve's target range for the federal funds rate going into the meeting is 3.50% to 3.75%[2].
- CME Group's FedWatch tool showed hike odds for the Sept. 15-16 meeting near 90% after the CPI release, up from roughly 70% the day before[8].
- Kevin Warsh was named by President Trump to chair the Federal Reserve; the appointment was announced Jan. 30, 2026[12].
- At the Jackson Hole conference in late August, Warsh said 54% of the 199 components of the PCE price measure had risen more than 3% over the prior 12 months[9].
- Vice President Vance publicly called for the Fed to lower rates, citing housing affordability, and said 'we believe that the Fed should be lowering interest rates'[7].
- Freddie Mac's average 30-year fixed mortgage rate rose to 6.76% for the week ending Sept. 10, 2026, its highest in more than a year[13].
- The FOMC meeting falls roughly two months before the November 2026 midterm elections[4].
The Pressure
Strip away the moralizing and blame. What structural realities persist regardless of which narrative wins?
- Credibility is the Fed's only tool
- A central bank moves the economy mostly by being believed. If markets stop trusting that the Fed will act against inflation, long-term yields rise on their own and the Fed loses control of the thing it is supposed to control. That is why breadth of price increases — 54% of PCE components above 3% — matters more to Warsh than any single month's headline[9][10].
- The election clock
- The FOMC meets about two months before the November 2026 midterms, with polling showing voter anger over prices and rates[4]. Cheaper mortgages before Election Day are worth more politically than a lower inflation rate two years out.
- Rates are not the only price mover
- Tariffs and the energy shock from the U.S.-Iran conflict push prices up through supply, not demand[9][10]. Interest rates cannot reverse either. Both sides know this; they disagree on how much of the 3.4% it explains.
- The mortgage rate is not the Fed's rate
- Freddie Mac's 30-year fixed rate of 6.76% tracks long-term Treasury yields, which have climbed toward 5% partly on inflation worry[6][10][13]. So a Fed hold does not automatically deliver cheaper mortgages, and a hike does not automatically make them worse.
- The appointment does not bind the appointee
- Warsh owes his chairmanship to Trump but serves a fixed term and votes within a committee[12]. Trump himself has acknowledged the gap, saying he would not have chosen Warsh if he wanted rate hikes[4].
Material realityPrices in the United States rose 3.4% over the year through August 2026, unchanged from July, and the core rate eased slightly to 2.4%[1]. The Fed's target range sits at 3.50%-3.75%[2]. The 10-year Treasury yield has climbed toward 5%, its highest since late 2023, and the 30-year mortgage averages 6.76%, as of the week ending Sept. 10, 2026[6][10][13]. Whatever the FOMC decides on Sept. 16, those conditions do not change overnight: a quarter-point move is small relative to the gap between 3.4% inflation and a 2% target, and monetary policy works with a lag of many months. The concrete, near-term effects are on the dollar and on global capital. Higher U.S. rates pull money into dollars, which pressures emerging-market currencies and the debts denominated in dollars; the opposite happened in early September when hike bets briefly eased[11]. Inside the U.S., a hike raises credit card and auto-loan costs within weeks, while its effect on mortgages runs through bond markets and is far less certain.
Narrative as a weaponThree groups are actively shaping how this is read. The administration wants you to believe the inflation is imported — tariffs and a war-driven energy shock — so that a rate hike is a self-inflicted wound on housing and jobs rather than a necessary cure; Vance's housing argument and Bessent's 'housing recession' line are the sharpest versions of that case[6][7]. The Fed's leadership wants you to believe the opposite — that price increases are too broad to blame on a few categories, which is exactly what Warsh's 54%-of-199-components statistic, drawn from the PCE price index rather than the CPI report making headlines, is designed to establish[9]. Financial media, meanwhile, has an incentive to frame this as a personal test of Warsh's nerve, because a showdown between a president and his own appointee is a better story than a committee reading data. Watch for the number each source leads with: the 0.3% monthly core overshoot supports a hike, the 2.4% annual core cooling cuts against one, and both come from the same BLS release[1][2][3]. And treat the 'near 90%' as what it is — a market price that has swung from about 33% to 66% to 60% to 90% in three weeks, not a forecast anyone is accountable for[8][10][11].
How Each Side Sees It
Each major actor’s view — how it frames things, its underlying incentive, and how it’s materially affected. Tap a side to read it.
Frames it asThe Fed's case starts with a simple claim: inflation has run above its 2% target for years, and credibility is the only real asset a central bank has. Warsh's strongest specific evidence is breadth. At Jackson Hole he said 54% of the 199 components in the PCE price index had risen more than 3% over the past year[9]. (The PCE price index is the Fed's own preferred inflation gauge — a broader, differently-weighted measure of consumer spending than the CPI report driving this week's headlines — which is why Warsh cites it rather than the CPI figure itself.) If only gasoline and a few tariffed goods were rising, that would be a supply shock the Fed should look through. When more than half of everything is rising above 3%, his argument goes, that is demand and expectations, and only interest rates touch those. Fed officials have also noted that inflation has run substantially above target for five years, and that there are signs of price pressure beyond tariffs and the energy costs tied to the Iran conflict[9]. The second argument is about the bond market. If investors stop believing the Fed will act, they demand higher yields to hold long-term bonds — and the 10-year Treasury yield has been climbing toward 5%[10]. On that view, refusing to raise short-term rates does not deliver cheap money; it just makes long-term borrowing, including mortgages, more expensive.
WhyWarsh was appointed by Trump and has said publicly that the president has had no impact on his decisions[4][12]. He has an institutional and personal stake in proving that — a chair seen as taking orders loses the ability to move markets with words, which is most of the job.
Impact on themA hike puts the Fed in open conflict with the administration that appointed its chair, weeks before a midterm election. Holding steady after markets priced a hike at near 90% would itself be a market event, and would invite the charge that political pressure worked[5][8].
Frames it asTheir strongest argument is that the Fed would be treating the wrong disease. Much of the 2026 price increase, they argue, comes from tariffs and from an energy shock tied to the U.S.-Iran conflict[9][10]. Those are one-time jumps in the price level. Raising the cost of borrowing does not bring a barrel of oil back to market; it just slows hiring and building. The second argument is housing, and it is concrete. Vance has said Trump 'cares a lot about interest rates' because he wants Americans to be able to afford a home[7]. Bessent has gone further and said the U.S. housing market is already in a recession because of Fed rate policy[6]. The average 30-year fixed mortgage sits at 6.76%, the highest in over a year[6][7][13]. Their case is that the Fed would be adding a housing downturn on top of an inflation problem it cannot fix with the tool it has. Trump has also argued from the government's own balance sheet, posting that rates should come down because 'the U.S.A. is a much stronger credit than it was just a short time ago'[4].
WhyVoters go to the polls in November, and polling has shown wide dissatisfaction with prices and interest rates[4]. Lower rates would ease mortgage costs and federal interest payments before that vote.
Impact on themIf the Fed hikes anyway, the administration loses a public confrontation with an official it chose. Trump has tied the fight to trade policy, threatening restrictions on trading partners if rates do not fall[4]. That links a monetary dispute to tariffs already in place.
Frames it asMarkets are not arguing a position; they are pricing one, and the price is the argument. The near-90% figure is not a poll of forecasters. It is derived from the prices of fed funds futures — contracts whose payout depends on where the Fed's rate actually lands. Traders are putting money behind the outcome, so the number moves the moment the balance of bets shifts[8]. It read about 33% before Warsh spoke at Jackson Hole, about 66% right after, near 60% in early September, then near 90% once the August CPI landed[8][10][11]. Bank forecasts differ on how far this goes: Deutsche Bank expects two quarter-point increases, in September and December; Bank of America expects three — September, October and December — which would take the target range to 4.25%-4.50% by year-end[2]. Meanwhile, long-term yields have been rising on their own. The 10-year Treasury yield has climbed toward 5%, its highest since late 2023, as oil, tariffs and sticky service prices raise doubts[10].
WhyInvestors want an accurate read on future rates, since bond prices fall when rates rise. They also want to know whether the Fed still sets policy independently, because a politically steered Fed is harder to forecast and therefore riskier to lend to[10].
Impact on themA hike raises short-term yields and typically strengthens the dollar. A hold that markets read as political capitulation could push long-term yields higher instead, which is the outcome bond investors say they fear most[10].
Frames it asFor most Americans, the dispute reduces to two prices that move in opposite directions. A rate increase is meant to slow the rise in what things cost at the register — and prices are still rising 3.4% a year, meaning something that cost $100 last August costs about $103.40 now[1]. But the same increase raises the cost of borrowing. The 30-year fixed mortgage at 6.76% means a buyer pays roughly $649 a month in principal and interest for every $100,000 borrowed, before taxes and insurance[6][7][13]. Outside the U.S., the effect is mechanical rather than political. Higher U.S. rates make dollars more attractive, which pulls money toward the U.S. and away from emerging markets. When hike bets eased in early September, emerging-market stocks and currencies rose and the dollar fell[11]. When Warsh's Jackson Hole speech pushed hike bets up, the dollar strengthened, gold gave back part of a roughly 14% August gain, and Asian stocks fell[10].
WhyBorrowers want cheaper credit. Savers and people on fixed incomes want prices to stop climbing. Countries with dollar-denominated debt want U.S. rates low, because a stronger dollar makes their debt more expensive to repay[11].
Impact on themA quarter-point increase feeds fairly quickly into credit cards, auto loans and adjustable-rate debt. Mortgage rates track long-term Treasury yields more than the Fed's own rate, so they may not move in the direction either side predicts[6][10].
Like this article?
The Bias Ledger average rating 4
The same story, as framed by outlets across the spectrum, ordered least to most biased. The bias score (1 = straight, 10 = heavily spun) is an AI assessment of that framing — click an outlet to see its track record. The tell is the word choice or omission that reveals the angle.
| Outlet | Vantage | Bias | How they frame it | The tell |
|---|---|---|---|---|
| CBS News | U.S. center-left | 3 | 'Fed rate hike in September is all but guaranteed after CPI report, economists say.' | Attributes the forecast to economists and cites the CME FedWatch move from about 70% to nearly 90%, but 'all but guaranteed' hardens a probability into near-certainty in a headline. The core annual rate cooling to 2.4% gets less prominence than the monthly overshoot[8]. |
| PBS News | U.S. center, publicly funded | 3 | 'Trump says Fed Chair Warsh will do what he has to do on possible rate hikes' and 'An alarmed bond market gets the Trump administration to act again.' | Leads with Trump's own conciliatory quote rather than his harsher ones, which reads as restraint in one piece; the bond-market headline, by contrast, asserts causation — that markets forced the administration's hand — which is an interpretation, not a reported fact[5]. |
| Bloomberg | U.S. center, financial-markets audience | 3 | 'Fed's Warsh Warns Inflation May Force September Rate Hike' and 'Emerging Market Stocks, Currencies Rise as Fed Hike Bets Ease.' | 'Force' frames the hike as compelled by data rather than chosen by a committee, which quietly takes the Fed's side of the central dispute. The emerging-markets piece is the cleanest reporting in the set — it treats the move as a price signal with measurable global effects and makes no claim about who is right[9][11]. |
| CNBC | U.S. center, business-audience | 4 | 'Trump turns up the heat on Warsh as Fed rate hike looms' and 'Hot inflation data sets up a Fed rate hike. What happens if Warsh wavers.' | The framing makes the chair's resolve the story. 'Wavers' presupposes that a decision not to hike would be a failure of nerve rather than a defensible read of the data. The reporting is factually careful and does note that there is no evidence Warsh has weighed anything but his reading of the economy[4][5]. |
| Fortune | U.S. center, business-audience | 5 | 'As Wall Street shifts expectations towards a Fed rate hike, the White House turns up the pressure on Warsh's central bank' and 'Inflation won't die. Now the bond market is daring the Fed to do something about it.' | 'Inflation won't die' and 'daring the Fed' are market-commentary verbs doing editorial work. The framing positions the bond market as an actor with intent, which subtly makes a hike sound inevitable rather than chosen[10]. |
| Fox Business | U.S. right, business-audience | 6 | 'Bessent says US housing market in recession due to high interest rates' and coverage of housing affordability as a Treasury priority. | Runs the administration's causal claim in the headline voice with the attribution to Bessent, but centers the Fed as the cause of a housing recession. Inflation data is largely absent from the frame, so the case for a hike never appears alongside the case against one[6]. |
References
- Consumer Price Index Summary — 2026 M08 Results — U.S. Bureau of Labor Statistics · U.S. federal statistical agency; primary source
- Inflation persisted in August, potentially locking in a Fed interest rate hike — CNBC · U.S. center, business/markets audience; NBCUniversal-owned
- August CPI: Core Overshoot Lifts September Fed Hike Probability Above 65% — TechTimes · U.S. commercial tech/markets aggregator; low editorial orientation, aggregation-heavy
- Trump turns up the heat on Warsh as Fed rate hike looms — CNBC · U.S. center, business/markets audience; NBCUniversal-owned
- Trump says Fed Chair Warsh will 'do what he has to do' on possible rate hikes — PBS News · U.S. center; publicly and philanthropically funded broadcaster
- Bessent says US housing market in recession due to high interest rates — Fox Business · U.S. right-leaning business network; Fox Corporation-owned
- Vance says Fed should lower interest rates: 'Would be nice to have some help' — CNBC · U.S. center, business/markets audience; NBCUniversal-owned
- Fed rate hike in September is all but guaranteed after CPI report, economists say — CBS News · U.S. center-left broadcast news; Paramount-owned
- Kevin Warsh sharpens inflation warning at Jackson Hole, signaling possible rate hike — CNBC · U.S. center, business/markets audience; NBCUniversal-owned
- Inflation won't die. Now the bond market is daring the Fed to do something about it — Fortune · U.S. center, business magazine; subscription and advertising funded
- Emerging Market Stocks, Currencies Rise as Fed Hike Bets Ease — Bloomberg · U.S. center, financial-data company newsroom; terminal-subscription funded
- Trump taps Kevin Warsh to lead the Federal Reserve — NPR · U.S. center to center-left; publicly and member-funded
- Mortgage Rates Average 6.76% — Freddie Mac · Government-sponsored enterprise; primary source for its own Primary Mortgage Market Survey