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Here’s what privatization of Fannie Mae, Freddie Mac may mean for your mortgage

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People walk by a sign for Freddie Mac headquarters on July 14, 2008 in McLean, Virginia. AFP Photo/Paul J. Richards (Photo credit should read PAUL J. RICHARDS/AFP via Getty Images)

Paul J. Richards | Afp | Getty Images

Fannie Mae and Freddie Mac — the two giant mortgage finance firms controlled by the federal government for nearly 17 years — could be sold off into the private sector.

During President Donald Trump’s first term, the White House attempted to release the Federal National Mortgage Association, known as Fannie Mae, and the Federal Home Loan Mortgage Corporation, known as Freddie Mac, into the private market. It didn’t materialize because of the complexity, according to experts.

While Trump hasn’t talked about the idea to sell off the government’s shares into the private market, the topic is bubbling up now in Trump’s second term. It could lead to higher mortgage rates and risk for investors, experts warn.

In January, the Federal Housing Finance Agency and the Treasury Department agreed to amend the senior preferred stock purchase agreements between the Treasury and  and Fannie Mae and Freddie Mac, each government-sponsored enterprises, to ensure their eventual release from conservatorship.

What problem are we trying to fix?

Mark Zandi

chief economist at Moody’s Analytics

Experts are torn about how the release of the GSEs will be handled, when it will happen and if the government will continue to somewhat oversee the mortgage giants after-the-fact.

Ultimately, the release from the government-backing for Fannie Mae and Freddie Mac’s will come down to what Trump prioritizes during his second term. And even then, there could be drawbacks, experts say.

“It really ultimately depends on what President Trump wants to do or not do,” said Mark Zandi, chief economist at Moody’s Analytics.

“Even then though, I think they’ll be repelled from actually getting it done because the economics will become apparent that this makes no sense,” Zandi added.

Here’s what to know. 

What the release could mean for homebuyers, investors

The potential impact will depend on the extent of the government’s support after Fannie Mae and Freddie Mac are released, according to Andy Winkler, director of housing and infrastructure projects at the Bipartisan Policy Center. 

The Trump administration’s ability to navigate logistical, legal and economic hurdles will also be a factor, experts say. 

But “a lot could go wrong,” said Susan Wachter, professor of real estate and professor of finance at The Wharton School of the University of Pennsylvania.

If not done well, mortgage rates could potentially climb higher, experts say. Zandi believes “it’s just a question of how much higher” rates would be.

It’s not something you can do with one signature on one agreement.

Susan Wachter

professor of real estate and professor of finance at The Wharton School of the University of Pennsylvania

If you invest in mortgage-backed securities or in Fannie Mae or Freddie Mac’s secured debt, the end of the conservatorship could bring on more risk, Zandi said.

“Therefore you will demand a higher interest rate to compensate for that risk, and therefore mortgage rates will be higher as well,” Zandi said.

Of course, higher rates means higher borrowing costs for mortgages.

While more people bought their homes in all-cash payments in 2024, most Americans still rely on mortgages to buy properties. 

According to a report by the National Association of Realtors, about 26% of homebuyers in the U.S. paid all-cash in 2024, a new high for the segment. To compare, the last record increase was 22% in 2022, up 9% from 2021, per data provided to CNBC.

However, roughly 74% of buyers financed their home purchase in 2024, NAR found. That’s down from 80% a year prior.

In Zandi’s view, any release scenario could affect all parties involved – except potentially Fannie and Freddie shareholders.

“They’re going to make money on the shares they own … That’s why they’re pushing for it,” he said.

Why Fannie Mae and Freddie Mac are essential

Fannie Mae and Freddie Mac buy existing home loans from mortgage lenders. The companies either keep or sell the loans as mortgage-backed securities to investors, creating a system where mortgage lenders have enough capital to continue offering loans.

“The 30-year fixed rate mortgage might not exist without them,” said Bipartisan Policy Center’s Winkler.

The two companies support around 70% of the mortgage market and remain vital to the housing system in the U.S., according to NAR.

The two were created by Congress in order to make homeownership accessible and make the 30-year fixed rate mortgage “the bread and butter” of the U.S., Zandi said.

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Fannie Mae and Freddie Mac have been under a conservatorship with the FHFA since 2008, after the mortgage giants nearly collapsed during the financial crisis. The agreement was done to help the two government-sponsored enterprises recover from the housing market crash.

The Department of the Treasury has financially supported the two companies through senior preferred stock purchase agreements, or SPSPAs, helping them remain solvent.

The mortgages that were being created leading up to the financial crisis were complex, risky, and untraced, Wachter said. The risk was able to build up overtime. 

To be sure, such risky loans were coming from the private sector’s private label mortgage-backed securities, she said. When the market imploded, causing trillions of dollars worth of lending to evaporate within a year, the GSEs were caught in the crossfires.

“The private-label mortgage-backed securities, risky loans, brought on the crisis, but every mortgage player was hit,” Wachter said.

With Fannie and Freddie being the two largest mortgage institutions, the government intervened and bailed the enterprises in 2008 to avoid further damage to the housing market.

Fannie and Freddie became explicitly backed by the government and steps were taken to de-risk them as well as limit the exposure to taxpayers under the conservatorship, Winkler said. 

Under government control, the GSEs don’t operate as fully private companies: they have limited ability to retain profits, strict oversight and a primary goal to maintain the housing market stable over maximizing profits, he said. 

What are the odds of the conservatorship ending? 

While Trump himself has yet to mention the conservatorship, others are talking about it.

Scott Turner, the new secretary of Housing and Urban Development, mentioned in an interview published on Feb. 5 with the Wall Street Journal that making the effort to release Fannie and Freddie would be a priority.

Pershing Square CEO Bill Ackman posted on X in December that “a successful emergence from Fannie and Freddie should generate $300 billion of additional profits to the government” while removing about $8 trillion of liabilities from the government’s balance sheet.

Bill Ackman on X: Expect Trump Administration to remove Fannie Mae, Freddie Mac from conservatorship

Even if the administration prioritizes the conservatorship, the process itself could take years to complete, experts say. 

“It’s not something you can do with one signature on one agreement,” Wachter said. The process involves multiple parties, including the Treasury, the Department of Justice, FHFA and shareholders in the private sector.

However, if “based on the economics of it all, there should be no chance that they get released administratively,” Zandi said. “It doesn’t make any economic sense.” 

“A release is a lose-lose for taxpayers, homebuyers, the housing market, the economy, everybody is worse off than the status quo.” Zandi said. “What problem are we trying to fix?” 

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Personal Finance

Maximizing Returns in High Rate Climate and market uncertainty

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Maximizing Returns in High-Rate Climate

In the macroeconomic environment of late July 2026, personal cash management requires an active, structured approach to wealth preservation. With central bank benchmark rates remaining elevated to ensure long-term disinflation, conservative yield-bearing vehicles—such as short-term U.S. Treasury bills, money market funds, and high-yield savings accounts (HYSAs)—continue to offer reliable nominal returns between 4% and 5%. For individual investors, maximizing net returns requires moving beyond passive checking accounts and executing a disciplined cash laddering strategy.

Leaving substantial liquid capital in traditional bank deposits creates an invisible drag on personal net worth due to ongoing inflation. By implementing a tiered liquidity framework, individuals can split emergency cash reserves and short-term capital allocations across rolling maturities. Allocating cash into 4-week, 8-week, and 13-week Treasury bills creates a continuous cycle of maturing liquidity, allowing investors to continuously reinvest capital at prevailing market yields while maintaining immediate access to emergency funds.

Tax efficiency represents a critical dimension of high-yield cash optimization. For high-earning individuals residing in states with substantial local income taxes, direct holdings in short-term U.S. Treasury instruments often deliver superior net post-tax yields compared to standard commercial bank HYSAs. Because interest earned on federal Treasury bills is strictly exempt from state and local taxation, investors can retain a larger portion of their compounding interest gains without taking on additional credit or market risk.

Ultimately, personal wealth accumulation in mid-2026 relies on intentional capital deployment. Cash should be managed as a productive asset class that generates consistent, risk-free returns. Regularly auditing account yield terms, automating recurring transfers, and leveraging tax-advantaged fixed-income instruments ensures that personal liquidity remains fully optimized against macroeconomic fluctuations.

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Algorithmic Wealth Management: Balancing Automated Financial Planning with Human Oversight

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Balancing Automated Financial Planning with Human Oversight

The personal finance industry in July 2026 is experiencing a technological evolution, driven by the wide deployment of next-generation algorithmic wealth management tools. Modern digital financial platforms have expanded far beyond basic automated index investing; today’s robo-advisors utilize real-time tax-loss harvesting, dynamic portfolio rebalancing, and hyper-personalized spending analysis to optimize retail investor outcomes. However, as these digital solutions become ubiquitous, investors face the crucial challenge of balancing automated execution with human strategic judgment.

The core advantage of automated financial planning platforms lies in their ability to remove emotional bias from investment execution. During periods of market volatility or localized sector realignments, automated algorithms systematically rebalance portfolios back to target asset allocations without falling victim to panic selling or speculative enthusiasm. Furthermore, integrated cash-flow monitoring algorithms analyze individual spending patterns in real time, automatically sweeping surplus income into designated retirement or debt-liquidation accounts to accelerate net worth accumulation.

Despite these operational advantages, algorithmic tools have inherent structural limitations when addressing complex, highly personalized financial life events. Decisions involving multi-generational estate planning, highly complex tax strategies, small business exits, or nuanced real estate transactions require contextual human judgment that software models cannot replicate. Relying solely on automated models without periodic human professional review can result in misaligned risk profiles or overlooked tax liabilities during major life transitions.

The optimal approach for personal financial planning in late 2026 is a hybrid advisory model. Individuals should utilize automated platforms for routine asset allocation, continuous tax optimization, and low-cost passive index tracking, while engaging qualified human financial advisors for periodic strategic planning, estate structuring, and qualitative risk evaluations. This dual approach ensures maximum cost efficiency and disciplined execution while retaining essential strategic guidance.

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High-Yield Optimization: Structuring Personal Cash Reserves in a Sustained Rate Environment

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Structuring Personal Cash Reserves in a Sustained Rate Environment

In the financial environment of mid-2026, personal cash management has re-emerged as a vital component of holistic wealth building. With central bank policy rates holding firm to maintain long-term price stability, yield-bearing instruments such as money market funds, high-yield savings accounts (HYSAs), and short-term Treasury bills continue to offer compounding returns around 4% to 5%. For individual investors, effectively structuring cash reserves requires shifting away from passive bank deposits toward active yield optimization.

A frequent pitfall in personal asset management is leaving substantial liquid capital in traditional checking or low-yield savings accounts, where real returns are continuously eroded by baseline inflation. By implementing a disciplined ‘cash ladder’ strategy—allocating liquid funds across tiered maturities using ultra-short Treasury instruments and FDIC-insured high-yield accounts—individuals can secure maximal yields while retaining immediate liquidity for emergency expenses or tactical investment opportunities.

Simultaneously, investors must evaluate the tax efficiency of their cash holdings based on their tax bracket and geographic location. For high earners situated in states with high local income taxes, direct holdings in short-term U.S. Treasury bills often yield a higher net post-tax return than standard high-yield savings accounts, as Treasury interest is strictly exempt from state and local taxation. Understanding these nuanced tax distinctions allows individuals to capture significant incremental gains without taking on additional market risk.

Ultimately, personal financial health in late 2026 hinges on intentional liquidity management. Cash reserves should not be viewed merely as static emergency funds, but as a dynamic asset class that contributes positively to net worth growth. Regularly auditing yield terms, automating cash transfers, and optimizing for post-tax efficiency ensures that personal capital remains fully productive across all economic conditions.

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