Spring is traditionally the busiest season for home sales, and while this year’s market dynamics have shifted strongly in favor of buyers, broader forces in the economy are creating significant challenges.

The most important factor in any season is mortgage rates. They were expected to be lower this year, as the Federal Reserve dropped its lending rate to counter inflation, but the war with Iran has turned that on its head. The cost of oil is shooting higher, leading to rising inflation and causing the Fed to reconsider.

Now U.S. bond yields are rising, with mortgage rates following suit.

The average rate on the popular 30-year-fixed mortgage had started this year lower, even briefly dipping below 6% at the end of February, but it rose sharply this week to 6.53% on Friday, the first day of spring, according to Mortgage News Daily. It is now just 18 basis points below where it was a year ago.

Higher rates will weigh on affordability, but other factors have flipped the market in favor of buyers. Homes are sitting on the market longer, sellers are increasingly willing to lower prices and the supply of homes for sale is rising, albeit not as quickly as it should be.

“As the housing market approaches the ‘best time to sell’ season, it sits in a precarious position, caught between long-term improvements and sudden short-term instability,” Jake Krimmel, senior economist at Realtor.com, wrote in a Weekly Housing Trends report. “Everything seems much more unsettled and uncertain than it did just a month ago.”

For the week ending on March 14, active inventory was up 5.6% year-over-year, according to Realtor.com, but new listings were down 1.4%.

This means the number of homes for sale is climbing not because there are so many more sellers, but because the homes on the market are sitting. That may be because potential sellers who expected to put their homes on the market are holding back due to concerns about the implications of the Iran war.

“I think inventory is the bigger decider,” said Jonathan Miller, director of markets for StreetMatrix, a housing market data provider. “The idea that rates are going to noticeably come down this year, I think, is generally off the table.”

Given the disparity in inventory across different markets, this spring is likely to be a tale of many cities.

For example, in February, active listings in Las Vegas, Seattle, Cincinnati and Washington, D.C., were all up over 20% from a year ago, according to Realtor.com. Listings in San Francisco, Chicago, Miami and Orlando, Florida, meanwhile, were lower than a year ago.

Home prices had been cooling off for much of the past year, and they continue to do so. Prices were just 0.7% higher in January than they were in January 2025, according to Cotality. That’s down from the 3.5% annual growth at the beginning of 2025. Higher mortgage rates, however, are taking away from that improved affordability.

The Northeast and Midwest are seeing the strongest price appreciation, led by New Jersey, Connecticut, Illinois, Wisconsin and Nebraska, due to tighter supply in those regions, according to Cotality.

Cotality ranks 69% of top metropolitan housing markets as overvalued, noting undervalued markets like Los Angeles, New York City, San Francisco and Honolulu could see a rebound in prices in 2027.

“Ultimately, locations with consistent job growth will remain the primary engines for price appreciation, but they also have larger inventory deficits which are driving pressure on home prices,” Selma Hepp, Cotality’s chief economist, wrote in a recent report.

As for new construction, buyers are likely to see better deals this spring, as builders are struggling to unload an oversupply of homes. Inventories hit a 9.7-month supply in January, according to the U.S. Census, as the result of sales falling to the lowest level since 2022. A growing share of builders cut prices in March, according to the National Association of Home Builders.

“Affordability for buyers and builders remains a top concern,” Bill Owens, chairman of the NAHB, said in a release. “Many buyers remain on the fence waiting for lower interest rates and due to economic uncertainty. Builders are facing elevated land, labor and construction costs and nearly two-thirds continue to offer sales incentives in a bid to firm up the market.”

Construction of single-family homes also dropped in January. While some are blaming rough winter weather for the weakness in the new home market, builders are consistently battling affordability for both their customers and their own bottom lines. Costs for land, labor and materials have not eased.

“I think this is not going to be an inspiring year for the housing market. It started out with high expectations. I think the war, whatever the outcome, has really dampened enthusiasm and kept uncertainty really high,” StreetMatrix’s Miller said.

Supply measures alone won’t be enough to mitigate “the largest supply disruption in the history of the global oil market” amid an escalating conflict in the Middle East, the International Energy Agency warned on Friday.

Instead of waiting for disrupted production to recover, lowering demand could ease pressure on consumers and help bring prices down more quickly.

Minimizing road and air transport, working from home where possible, and switching to electric cooking could significantly help cushion the shock for consumers, the agency said.

Heightened geopolitical risk has rattled traders, sending not only crude prices higher but also sharply increasing costs for refined products such as diesel and jet fuel, which directly impact transportation, logistics and consumer prices.

Oil prices have surged more than 40% since the start of the U.S.-Iran war on Feb. 28, reaching their highest levels since 2022 as supply has been severely disrupted, mostly due to the effective closure of the Strait of Hormuz. 

The strait is a narrow maritime corridor off Iran’s coast that connects the Persian Gulf and the Gulf of Oman and normally carries about a fifth of global oil consumption. 

Countries have already begun tapping strategic petroleum reserves, with hundreds of millions of barrels slated for release. 

The IEA last week agreed to release 400 million barrels of oil to address the supply disruption triggered by the Iran war — the largest such action in the organization’s history — without providing a timeline for when the stocks would enter the market. 

“Addressing demand is a critical and immediate tool to reduce pressure [on] consumers by improving affordability and supporting energy security,” the IAE said Friday, as it laid out a range of measures that can be taken by households and businesses to lower demand.

Among the most impactful steps are encouraging remote work where possible, increasing carpooling and public transit use, and cutting back on non-essential air travel.

Measures focus primarily on road transport, which accounts for around 45% of global oil demand.

Working from home where possible reduces fuel demand for commuting, while lowering speed limits, shifting from private cars to public transport, and alternating private vehicle access in cities, could further reduce congestion and fuel consumption, the agency said. 

Measures to shift liquefied petroleum gas (LPG) use away from transport and towards essential applications like cooking can also help keep prices lower, as can adopting alternative clean cooking solutions that reduce reliance on LPG.

Countries are also looking to fiscal measures to ease the pressure on consumers and prevent sharp rises in fuel prices that could add to inflationary pressures.

Spain is planning to reduce the value-added-tax (VAT) on fuel to 10% from 21%, according to a local media report citing sources familiar with the matter. The government will also eliminate a 5% tax on electricity, according to the report. 

Italy on Wednesday cut excise duties on fuel, while Germany’s finance ministry has said it is looking at ways to shield consumers from rising fuel prices, such as introducing a windfall tax on oil companies. 

Early Friday, international Brent crude futures with May delivery rose 1.3% to $109.93 per barrel, while U.S. West Texas Intermediate futures with April delivery traded largely flat at $96.20.

— CNBC’s Sam Meredith contributed to this report

The Strait of Hormuz shutdown caused by the war in Iran is jacking up fertilizer prices, hitting farmers in their pocketbooks and threatening to raise food prices.

Now, Democrats trying to win the U.S. midterm elections in November see another new opportunity to pound the affordability crisis and turn the tide after years of losses in the states that produce crops and livestock.

The Strait of Hormuz is a critical channel for fertilizer, including about 50% of global nitrogen-rich urea fertilizers, according to the Fertilizer Institute, the industry’s trade association. The strait has been effectively impassable since President Donald Trump launched the assault, which is now in its third week with no end in sight.

The closure has spiked fertilizer prices just before planting season, potentially scrambling decision-making for farmers across the U.S. And it comes on top of already low commodity prices that have lingered for years and eaten into farmers’ margins.

“We’re in uncharted territory,” Matt Frostic, a Michigan farmer who sits on the board of the National Corn Growers Association, said in an interview with CNBC. “It’s like a code red.”

Frostic said he purchased nitrogen fertilizer, critical for corn crops, in January for around $350 per ton. That same product, he said, is now closing in on $600 per ton.

The murky farm outlook also comes eight months before the midterm elections that could cost Trump control of both the House of Representatives and the Senate. Democrats, who are trying to win competitive seats in farm-heavy states such as Iowa, Minnesota and Nebraska, are jumping on the high fertilizer prices as a new example of the affordability issue that continues to haunt Trump and Republicans.

“There are tons of people just like me in our district who are like, I don’t get it. I don’t understand. It was already hard, and now they’re making it harder, and nobody knows why,” said Jake Johnson, a public school teacher who is running for Congress in Minnesota’s first District against incumbent Republican Rep. Brad Finstad.

“Our number one job as a campaign and what we want to talk about to every single person we talk to is we need ways to make things cheaper,” Johnson said.

The rural entreaties from Democrats come after years of bleeding support in the country’s rural, agrarian states in the middle of the country. Trump in 2024 won nearly every state in the Midwest, with exceptions in Minnesota and Illinois. He also dominated the county-by-county contest, according to the Center for Politics, winning 2,660 counties compared with former Vice President Kamala Harris’ 451, which were centered in the most populated parts of the U.S.

Turning the tide in rural America has been a longtime goal for Democrats, but has often proved elusive. In Iowa in 2018, Democrats won 3 out of the 4 congressional seats in the state. Now, Republicans control all four. But with Trump’s economic approval plummeting and Democrats leading in the generic ballot, Democrats have high hopes this year.

Johnson said farmers in particular are recoiling from Trump’s tariff campaign, which saw his White House authorize a roughly $12 billion bailout last year. The war now adds a new inflationary wrinkle.

On Thursday, more than 50 agriculture trade groups including the Farm Bureau wrote another letter to Trump, asking him to include farm aid in the forthcoming defense package.

“As the Administration considers what needs to be included in a defense supplemental package in
the coming weeks, we urge you to include much-needed market relief for America’s farmers,” the letter read.

Sen. John Boozman, R-Ark., the Senate Agriculture Committee chair, said he’s working with the administration to quickly find a solution to the fertilizer issue.

U.S. President Donald Trump on Wednesday warned that if Iran continued targeting Qatar’s energy facilities, America would “massively blow up the entirety of the South Pars Gas Field.”

Tehran has attacked a key energy facility in Qatar after Israel bombed the South Pars Gas in Iran, signaling a sharp escalation in the conflict and sending energy prices soaring.

Qatar said Wednesday that Iranian missiles caused “extensive damage” at Ras Laffan Industrial City, home to the largest liquefied natural gas, or LNG, export facility in the world.

Trump also denied any prior knowledge of Israel attacking South Pars, pushing back against reports that the strike was coordinated with and approved by his administration.

In a social media post Wednesday night stateside, Trump said that “the United States knew nothing about this particular attack, and the country of Qatar was in no way, shape, or form, involved with it, nor did it have any idea that it was going to happen.”

Trump also urged Israel to end attacks on the South Pars gas field, unless Iran “unwisely” decides to attack Qatar. In that case, the U.S. will “massively blow up the entirety of the South Pars Gas Field at an amount of strength and power that Iran has never seen or witnessed before.”

The attack on South Pars — the world’s largest natural gas reserve, shared between Iran and Qatar — marked the first time Israel has targeted Iranian natural gas production infrastructure since the conflict began on Feb. 28.

Iran has fired ballistic missiles at Qatar’s Ras Laffan Industrial City, with ​QatarEnergy saying the attack had caused “extensive damage” warranting deployment of emergency response teams to contain fires at the site. No casualties were reported.

Separately, Reuters reported Thursday that the U.S. government was considering deploying thousands of U.S. forces to the Middle East, raising the prospect of further escalation.

As tensions spiral, world leaders are scrambling to contain the Middle East conflict amid fears of deepening the turmoil in global energy markets.

German Foreign Minister Johann Wadephul on Wednesday warned of a “crisis of the gravest order” if global supply chains continued to be disrupted, calling for a path toward de-escalation and a cessation of hostilities once U.S. and Israeli military objectives are achieved, according to local media reports.

The United Arab Emirates called the targeting of energy facilities linked to the South Pars field in Iran a “serious escalation,” posing “a direct threat to global energy security” with severe environmental repercussions.

The UAE Ministry of Foreign Affairs also called Iran’s targeting of its Habshan gas facility and Bab field a “terrorist attack,” risking a “dangerous escalation.”

Qatar’s foreign ministry spokesperson Majed al-Ansari described the Israeli strike on South Pars as “a dangerous and irresponsible step” amid escalating regional tensions.

The Gulf nation has declared Iranian military and security attachés and their staff at the Iranian embassy in Doha “persona non grata,” ordering them to leave the country within 24 hours.

Saudi Arabia’s Foreign Minister Prince Faisal bin Farhan Al Saud also appeared to toughen the tone, reportedly saying that “what little trust there was before with Iran has completely been shattered.” Both political and non-political responses to Iran remain on the table, he added.

Iran’s Islamic Revolutionary Guard Corps on Wednesday threatened to escalate hostilities by targeting oil and gas facilities in Saudi Arabia, the UAE, and Qatar.

In a post on X, Iran’s President Masoud Pezeshkian condemned the strikes on Iran’s energy infrastructure, saying that they “could have uncontrollable consequences, the scope of which could engulf the entire world.”

The attacks on Middle East energy production facilities have further deepened supply disruption triggered by the conflict. Brent crude May futures rose 4% to $111.77 a barrel as of 10:25 p.m. ET , while U.S. West Texas Intermediate futures for April climbed over 1.3% to $97.56 per barrel.

Oil tanker traffic through the Strait of Hormuz — a vital chokepoint for one-fifth of global oil supply and a significant share of LNG exports — has plunged since the war began, with the waterway effectively closed to most commercial shipping.

Wholesale prices rose sharply in February, providing another sign that inflation continues to percolate even aside from rising energy costs.

The producer price index, a measure of pipeline costs that producers receive for their products, increased a seasonally adjusted 0.7% on the month, the Bureau of Labor Statistics reported Wednesday. Excluding volatile food and energy costs, the so-called core PPI increased 0.5%.

Economists surveyed by Dow Jones had been looking for increases of 0.3% for both measures.

For the all-items index, prices rose faster than the 0.5% pace in January. However, the core increase was less than the 0.8% for the prior month.

On a 12-month basis, headline PPI inflation was at 3.4%, the most since February 2025, while core was at 3.9%, according to the BLS. The Federal Reserve targets inflation at 2%.

Stock market futures slipped following the report while Treasury yields were higher. Futures traders pushed out the next Fed interest rate cut until at least December.

The surge in PPI came due in large part to a 0.5% increase in services costs, something the Fed would not welcome. Policymakers have attributed much of the recent run-up in inflation to tariffs, which would not show up as much on the services end. Portfolio management fees, a key driver for services costs within the PPI measurement, were up 1% in February. Similarly, prices for securities brokerage, dealing, investment advice and related services accelerated 4.2%.

Goods prices rose 1.1% on the month.

Food prices rose 2.4% while energy was up 2.3%. Within food, the index for fresh and dry vegetables soared 48.9%.

The report suggests that pipeline inflation pressures remain persistent, particularly on the services side, complicating the Fed’s path as it weighs how long to keep interest rates elevated.

The report comes with inflation worries accelerating amid the fighting in the Middle East. The U.S. and Israel continue to strike at targets in Iran, causing energy prices to surge. Oil has been trading around $100 a barrel, up more than 70% year to date as the conflict has proceeded.

None of the inflation data so far has captured the price increases associated with the war. But it has indicated that even before the attacks, inflation was a problem. A report last week indicated that consumer prices rose at a 2.4% rate in February. Separately, the Commerce Department said its main inflation gauge, which the Fed uses as its forecasting tool, was at 3.1% for core and 2.8% for headline.

Later Wednesday, the Fed will release its latest interest rate decision. Market participants consider it a near certainty that central bankers will vote to keep their benchmark overnight interest rate anchored in a range between 3.5%-3.75%, where it has been since the last cut in December 2025.

Israel’s Defense Forces said Wednesday that Iran’s Intelligence Minister Esmail Khatib had been killed in a “targeted strike” in Tehran, marking the third assassination of a high-ranking official in just two days.

“Khatib played a significant role during the recent protests throughout Iran, including the arrest & killing of protestors and led terrorist activities against Israelis & Americans around the world,” the IDF said in a post on social media.

“Similarly, he operated against Iranian citizens during the Mahsa Amini protests (2022–2023),” they added.

Iran has not yet commented on reports of Khatib’s death.

It comes after Israel said Tuesday that Iran’s top security official Ali Larijani and the commander of Iran’s Basij forces, Gholamreza Soleimani, had both been killed. Iran’s official judiciary news agency later confirmed the killing of Soleimani, the Associated Press reported.

According to AP, Iran’s Supreme National Security Council released a statement confirming Larijani was killed “along with his son Morteza Larijani and the head of his office, Alireza Bayat, as well as several guards.”

The IDF said Khatib was appointed to his position in 2021 by Iran’s late supreme leader, Ayatollah Ali Khamenei, who was killed in strikes aimed at high-ranking Iranian officials at the beginning of the war on Feb. 28.

Iran has since retaliated by attacking its Gulf neighbors and targeting ships trying to pass through the strategically vital Strait of Hormuz.

The U.S. and Israeli-led war against Iran entered its 19th day on Wednesday, with Israel launching a series of strikes on Lebanon’s capital of Beirut as it continues its offensive against Tehran-backed militant group Hezbollah.

Iran and its allied military groups have launched a series of retaliatory strikes across the Middle East, amplifying fears of a sprawling regional crisis.

A fresh wave of attacks on the United Arab Emirates’ energy infrastructure has ramped up concerns over prolonged supply disruptions amid the Iran war.

It comes after the world’s largest ultra-sour gas development was struck by a drone, a fire broke out in the UAE’s Fujairah Oil Industry Zone, and another tanker was hit near the strategically vital Strait of Hormuz.

The UAE also reopened its airspace on Tuesday after a brief shutdown following a fire caused by an Iranian drone attack hitting a fuel tank.

Operations at the UAE’s massive Shah gas field remained suspended on Tuesday following a drone attack, which caused a fire at the facility, according to Abu Dhabi authorities. No injuries were reported from the incident.

The Shah gas field is located 180 kilometers southwest of Abu Dhabi and is operated by a joint venture between ADNOC and Occidental Petroleum Corp. It has the capacity to produce 1.28 billion standard cubic feet of gas per day and 4.2 million tons of sulfur per year.

Separately, a drone attack sparked a fire at the Fujairah Oil Industry Zone, a critically important hub for the UAE’s crude exports and bunkering operations. The Fujairah government’s media office said on Tuesday that no casualties were reported.

Fujairah, one of the world’s top hubs for storing crude and fuels, is located on the eastern seaboard of the UAE and serves as a key shipping hub for the wider region.

It has faced repeated attacks in recent weeks, underlining the vulnerability of the UAE’s only export route that bypasses the Strait of Hormuz.

Shipping traffic through the Strait of Hormuz, one of the world’s most important energy choke points, has virtually ground to a halt since the U.S. and Israel launched strikes against Iran on Feb. 28. Iran has retaliated by targeting ships trying to pass through the maritime corridor.

Spanning around 248 miles from onshore oil facilities at Habshan to Fujairah, the UAE’s Abu Dhabi Crude Oil Pipeline (ADCOP), or the Habshan–Fujairah oil pipeline, is estimated to handle 1.5 million barrels per day, with a reported total capacity of close to 1.8 million barrels per day.

A tanker was also struck while at anchor by an unknown projectile about 23 nautical miles east of the UAE’s Fujairah in the Gulf of Oman, according to an update published Monday from the United Kingdom Maritime Trade Operations (UKMTO) center.

The incident caused minor structural damage, with no injuries to the crew and no environmental impact was reported, the UKMTO said.

The latest report comes after six vessels sustained damage in and around the Persian Gulf, Strait of Hormuz and Gulf of Oman last week as Iran warned oil prices could climb to $200 a barrel.

Oil prices were higher on Tuesday as energy market participants closely monitored ongoing supply disruptions.

International Brent crude futures with May delivery advanced 2.2% at $102.36 per barrel, while U.S. West Texas Intermediate futures with April delivery rose 2.2% at $95.55.

Prices have surged about 40% during the U.S.-Iran war, reaching their highest levels since 2022, as shipping through the Strait has been severely disrupted. Brent closed above $100 for the first time in four years last week.

Israeli Defense Minister Israel Katz said on Tuesday that Iran’s security chief, Ali Larijani, had been killed in airstrikes overnight.

Katz said in a statement that he had been informed by the military that Larijani and the commander of Iran’s Basij forces, Gholamreza Soleimani, had both been killed, according to Reuters.

Iran has not yet confirmed the report.

Larijani was seen as the right-hand man of Iran’s late supreme leader Ayatollah Ali Khamenei, who was killed in strikes aimed at high-ranking Iranian officials at the beginning of the war on Feb. 28.

Iran has since retaliated by attacking its Gulf neighbors and targeting ships trying to pass through the strategically vital Strait of Hormuz.

This is breaking news. Please refresh for updates.

Hello, this is Leonie Kidd writing to you from London. Welcome to another edition of CNBC’s Daily Open.

U.S. President Donald Trump continues to dominate the news cycle, and his latest round with reporters in the Oval Office has yielded more headlines and market moves this morning. It’s only Tuesday and already it’s been a volatile week for oil, which remains the epicenter of trading action.

Market participants — as well as us journalists — will need to stay on their toes to keep up with developments.

Oil prices jumped over 2% on Tuesday as uncertainty lingered over a U.S.-led coalition to protect shipping through the Strait of Hormuz. President Donald Trump suggested Monday that the coalition was not fully in place as he urged other countries to get involved.

Energy analysts and traders said Monday that they wouldn’t be surprised if oil prices climb to as high as $200 per barrel as the sprawling Middle East crisis drags on.

President Donald Trump on Monday said he thinks he will have the “honor” of “taking Cuba,” speaking during an executive order signing at the White House.

“Whether I free it, take it, I think I can do anything I want with it,” Trump told reporters in the Oval Office with Vice President JD Vance standing behind him. “They’re a very weakened nation right now.”

The president’s comments on taking Cuba come as he carries out a war in Iran that is stretching into its third week. Trump has encouraged the people of Iran to depose their government in that conflict, one of a litany of reasons he has given for starting the war.

Trump recently suggested he will turn his sights to Cuba after the U.S. achieves its aims in Iran. He has threatened a “friendly takeover” of the Caribbean nation, which has been an adversary of the U.S. for decades except for a brief thaw when Barack Obama was president.

The Cuba threats are the latest example of Trump’s more aggressive foreign policy during his second term in the White House. In addition to the war in Iran, Trump ordered a military operation that captured the Venezuelan leader Nicolás Maduro and has made repeated overtures to acquire Greenland, the Arctic island territory of Denmark. Denmark has repeatedly said Greenland is not for sale.

The White House has effectively blockaded Havana from Venezuelan oil after Maduro’s capture. That has caused an energy and economic crisis in the island country.

Cuba confirmed it was speaking with the Trump administration about a potential solution last week. Trump also confirmed the talks on Monday.

“I can tell you that they’re talking to us; it’s a failed nation, they have no oil, they have no nothing,” Trump said. “They have nice land.”