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The midterms won’t ease borrowing costs. Here’s what CFOs should do now



Good morning. What do the U.S. midterm election results mean for finance leaders? With Democrats winning control of both chambers of Congress, companies could face greater scrutiny of issues such as AI investment and data center development. But the broader financing challenges facing finance chiefs extend beyond the shifting political landscape.

“CFOs should go into 2027 expecting sustained higher borrowing costs,” Josh Putnam, EY-Parthenon’s global and Americas corporate finance leader, told me. Financing conditions are also likely to remain volatile, regardless of which party controls Congress.

Growing deficits, strong capital demand, inflation volatility, and policy uncertainty are putting pressure on long-term rates, Putnam said, making disciplined capital allocation, debt management, and investment decisions increasingly important for finance chiefs.

His advice is to stress-test investment hurdles, evaluate debt maturities, and protect balance-sheet flexibility. Companies must understand which investments can generate returns above their cost of capital and redirect resources when they cannot, he said.

Planning for fiscal uncertainty

Political gridlock could add risk, but on its own it does not necessarily mean higher long-term borrowing costs.

A divided government “would not automatically push term premiums higher,” said Gregory Daco, EY-Parthenon’s chief economist. But repeated budget disagreements, shutdown risks, debt ceiling stress, and greater fiscal uncertainty “would reinforce upward pressure,” he said.

Daco recommends testing investments against a range of financing costs and maintaining hurdle rates that reflect a structurally higher and more volatile cost of capital.

For companies, however, the risks extend beyond long-term interest rates. Political uncertainty can also affect access to credit and the cost of short-term financing.

“Markets respond to uncertainty by charging more, whether the risk originates in Washington, D.C., or on Wall Street,” said Mark Williams, a master lecturer in finance at Boston University’s Questrom School of Business and a former bank examiner for the Federal Reserve Bank.

Williams said that banks react to elevated risk by tightening credit terms and reducing lending. “Legislative gridlock can create volatile funding cycles and cause short-term borrowing costs to spike,” he explained. Companies relying on commercial paper, a form of short-term corporate borrowing, should consider longer-term funding, diversify financing sources, and secure credit lines across multiple banks, he said. 

Because a divided government can increase the risk of shutdowns, which can delay the release of economic data, CFOs should also develop internal models to fill those gaps, Williams said. Government contractors, meanwhile, should evaluate how potential payment delays could affect cash flow.

The rising cost of the AI boom

AI investment could face particularly intense financial scrutiny as financing costs rise and regulatory uncertainty increases.

Voters on Tuesday sent a clear message about the AI buildout: the costs of data centers are now a political issue. Candidates in both parties who campaigned on rising electric bills won key races, and at least 14 Ohio towns passed restrictions on data center development, Fortune reported.

The results underscore the growing regulatory and political uncertainty facing AI and data center developers, which could drive up costs and complicate project financing, Williams said. Private credit funds, the primary lenders in the space, would demand higher interest rates, he said, and prices on outstanding AI bonds could fall as yields rise. 

But the market was already recalibrating AI risk before the election, Williams noted. He recommends returning to corporate finance fundamentals, including more conservative net present value assumptions, multi-variable scenario analysis, and stress testing against higher borrowing costs and stricter lending covenants.

Daco also sees a political dimension. With affordability central to the election, “a backlash is likely if households see AI investment raising power costs while its benefits remain concentrated,” he said.

CFOs should prioritize projects with measurable productivity gains, account fully for power and infrastructure costs, and pair technology investment with investment in workers and skills, Daco said.

The financial discipline required to navigate the next economic cycle remains vital. As Putnam put it, “Companies that demonstrate they can put capital to work effectively will be best positioned to pursue growth.”

Sheryl Estrada
Sheryl.Estrada@fortune.com

Leaderboard

Fortune 500 Power Moves

Brandon Sewell was promoted to EVP and CFO of Sysco Corporation (No. 55), effective Nov. 1. Sewell has served as interim CFO since March 2026. He joined Sysco in 2014 and has held a series of finance leadership roles with increasing responsibility across the organization. Before being named interim CFO, Sewell served as SVP and CFO of Sysco’s U.S. business, the company’s largest operating segment. Previously, he led Sysco’s global financial planning and analysis function and held finance leadership roles across the company’s supply chain and merchandising organizations.

The weekly Fortune 500 Power Moves column tracks Fortune 500 company C-suite shifts—see the most recent edition.

More notable moves

Elena Gomez, president and CFO of Toast (NYSE: TOST), has made the decision to step away from her role at the end of the calendar year. Gomez has been at Toast, a restaurant management software and technology company, for five and half years. She led the company through its 2021 IPO and has guided Toast through a transformative period of significant growth and profitability. Toast SVP of Finance Michael Senno will succeed Gomez as the CFO, effective Jan. 1, at which point Gomez will serve in an advisory role as a non-executive employee through July 2, 2027. 

Michael Koch was appointed SVP and CFO of Lindsay Corporation (NYSE: LNN), a global manufacturer of irrigation and infrastructure equipment, effective Nov. 9. Koch succeeds Brett Coburn, VP and chief accounting officer, and Alicia Pfeifer, VP of business finance, who have served as interim co-CFOs since September and will continue in their current roles. Koch brings nearly 30 years of finance experience. He currently serves as SVP of finance and divisional CFO of commercial engine services at StandardAero. Before that, Koch held various finance leadership roles at Universal Electronics, most recently as SVP of finance.

Big Deal

AI-driven job cuts can create costly workforce gaps when companies prioritize headcount reductions over understanding the work needed to execute their strategy, according to Gartner, Inc.

The firm predicts that by 2029, 30% of employees replaced by AI will be rehired—often at a higher cost—if companies fail to overhaul workforce planning. A July survey of 297 chief human resources officers found that only 19% of organizations have effective planning practices that account for changing work, AI’s impact, and business priorities.

Gartner suggests a strategy-first approach: identify critical capabilities, forecast future workloads, assess human and AI capacity, and evaluate workforce investments based on cost, risk, and speed. The main takeaway is that businesses should determine the right combination of people and technology to deliver results, rather than treating AI adoption primarily as an opportunity to cut staff.

Going deeper

Anthropic has pledged $895.4 billion for data centers through 2045, and its suppliers are helping finance the purchases. Fortune’s Wen Shao reports that Broadcom has agreed to backstop a $63 billion equipment deal if Anthropic defaults. One expert warns that these deals can spread a single demand shock across multiple balance sheets. Read more.

Overheard

“The reality is, at the end of the day, the American people get to decide where they go as a country.”

—Logan Phillips, founder of the election forecasting site Race to the White House, told Fortune in an interview.

As 2027 housing forecasts darken, here’s the data brokers are keeping an eye on


Inflation remains the “number one” data point to watch, according to Sonoran Lending president and senior loan officer Jay Lessard (pictured top), while fiscal policy and government borrowing, geopolitical risk, tariffs and energy prices all remain on his radar.

Those can have a significant impact on the direction of bond yields – which, although influenced in part by Federal Reserve decisions, have more of a say on mortgage rates than central bank decisions do.

That’s a consideration Lessard is constantly underlining to customers. “The important point for consumers is that mortgage rates aren’t determined by one Fed meeting,” he told Mortgage Professional America. “They’re being influenced every day by what investors believe inflation, economic growth, and Fed policy are going to look like six or 12 months from now.”

‘The path to lower mortgage rates isn’t going to be a straight line’

Despite the continuing economic storm clouds, Lessard said his overall outlook is cautiously optimistic over the longer term – but his near-term view has become more guarded, influenced mainly by the dramatic runup in rates seen in recent weeks.

Woot: Nintendo Switch 2 Console for $469


Woot: Nintendo Switch 2 Console for $469

Woot has the Nintendo Switch 2 Console on sale for $469, down from the regular price of $499. That’s a $30 discount on Nintendo’s latest gaming system.

The console is listed as brand new and comes with 256GB of storage, a 7.9-inch 1080p display and detachable Joy-Con 2 controllers.

BUY NOW

Deal Details

  • Price: $469 (regularly $499)
  • Condition: New
  • Shipping: Free for Amazon Prime members, otherwise $6 per order
  • Limit: One per customer

The package includes the console, two Joy-Con 2 controllers, charging accessories, a dock, controller grip, straps and an HDMI cable.

Guru’s Wrap-Up

It’s not a huge discount, but $30 off is still worth considering if you’ve been planning to buy a Switch 2.

You can also wait for deals on discounted Nintendo gift cards and buy direct from Nintendo.

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Earnings call transcript: Lupin beats q2 2027 estimates, but margins soften




Earnings call transcript: Lupin beats q2 2027 estimates, but margins soften

What Broke When We Put AI Into Our Research Process


  • Reliable AI research requires clear sources, approved rules, and traceable inputs.
  • Missing evidence and unfinished work must remain visible.
  • Corrections must become procedures to improve future research.

We built our AI-enabled research process for a fairly ordinary reason: consistency. Running it taught us that consistency was only the beginning.

The harder task was preserving all the small distinctions that make a piece of research trustworthy enough to inspect.

Read one company in March and another in September and it is surprisingly easy to end up with two impressions rather than two comparisons. The questions drift. The emphasis changes. What one company taught you affects what you notice in the next.

So, we formalized the research process. Evidence from filings would remain separate from calculations. Calculations would follow defined rules. Investment judgement would remain identifiable as judgement. Every company would pass through the same questions in the same order.

That was the design. Then we started running it.

The experience is still modest: one quarterly cycle across roughly twenty companies. But what surprised me was that consistency was not the hard part. Separating evidence, calculation and judgement was necessary, but not sufficient.

The process also had to preserve things we had barely thought about: which source governed, whether a statement was provisional, whether an action had actually happened, who owned a piece of metadata, and whether unfinished work still looked unfinished.

Most of the failures were mundane. That made them more useful.

Achieving Greater Digital Factory Outcomes with Connected Data for End-to-End Operational Transformation


For global manufacturing in the era of artificial intelligence (AI) transformation, the digital factory model pairs an ideal of greater throughput, supply chain efficiency, and resilience with reduced waste and machine downtime, all built to withstand macroeconomic and regulatory pressures.

But manufacturing transformation depends on a company’s digital maturity: Its ability to execute on business priorities directly correlates to how connected and digitized its systems are. And many organizations with low digital maturity struggle to overcome operational chaos. Their roadblocks might include legacy operations and infrastructure handling siloed data, uncoordinated teams, and manual processes that inhibit growth.

An upgrade to connected data platforms—supported by specialized expertise across the design and manufacturing global landscape—can help manufacturers connect workflows at the plan, design, build, and operate stages.

By linking their engineering, construction, and manufacturing operations on one platform, these digital factories can now achieve returns on their high digital maturity, sharing data, automating operations, eliminating bottlenecks, and helping their workforces achieve stronger outcomes.

The Cost of Disconnected Data

The cost of data silos shows up in awkward handoffs. Teams using traditional platforms and processes must reconcile conflicting files, rebuild models, and make decisions based on information that may already be out of date.

Digital transformation succeeds when connected data removes the friction that slows decisions, handoffs, and execution.

For Eaton, a global power management company, the challenge was to optimize its building operations and maintenance before beginning production. To do this, the company upgraded its energy management software to support building digital twins so it could analyze and predict facility performance.

Transforming its fragmented data into usable information helped Eaton create intelligent, interactive 3D replicas of factory environments. Putting that data to work through visualization and predictive analysis now enables Eaton to help its customers monitor assets, plan maintenance, reduce operational risk, and improve building performance.

Optimizing the Factory Lifecycle

A shared platform can eliminate data bottlenecks and create a continuous digital thread across engineering, construction, and manufacturing operations. That continuity is critical, because manufacturing development projects often generate much more data than they use: 95% of data generated during factory construction goes unused, underscoring how easily valuable knowledge can be lost along the way.

A connected data environment helps manufacturers use that information for layout planning, simulation, building of digital twins, and real-time operational analysis.

When Porsche planned to build its Taycan electric vehicle factory on a constrained urban site in Stuttgart, Germany, the automaker needed to keep complex project data connected from early planning through production.

Porsche wanted to build a zero-impact facility that reflected the sustainable principles of the Taycan and introduced design, engineering, and building information modeling (BIM) workflows to coordinate the facility, production systems, and construction process within tight space, speed, and performance requirements. The new workflows helped the company reduce construction risk, increase flexibility, and optimize the value of the facility.

“In the model, all designers, planners, and suppliers speak the same language,” says Till Moczarski, Porsche Taycan Factory Project Manager. “It’s like a kind of symphony where people meet and everything comes together.”

Compressing Time to Market

Rapid deployment was a high priority for Viessmann, a global heating, ventilation, and air conditioning (HVAC) manufacturer, when it planned to build a heat pump plant in Legnica, Poland. To begin production on the factory within two years of starting initial planning, Viessmann needed to build quickly without letting disconnected handoffs and lost data undermine coordination across building trades teams.

Viessman used an AI-powered 3D planning model to create a single source of truth, which let project partners access real-time plans and coordinate workflows, integrating architecture, construction, assembly, and logistics into one planning process.

“The speed with which we were able to build was a great success,” says Norbert Schmidt, Digital Factory Expert, Viessmann Climate Solutions. “But even greater than that was the fact that the most diverse groups—from architecture to building services to factory planning to production management—could work together intensively.”

Navigating the Maturity Journey

AI can help companies move beyond outdated systems toward connected, integrated, and automated operations.

Bridgestone, the world’s largest tire and rubber company, was an early adopter of automation and AI for streamlining manufacturing operations. The company expanded a six-month automation initiative to become its ongoing digital transformation effort.

That shift to a broader operating model has helped the company reduce waste and rework while making factory improvements easier to scale. With a common data foundation, its factory transformation has become cumulative, helping manufacturers adapt as its products, capacity needs, and supply chain pressures evolve.

Factory Data for Operational Advantage

Fragmented systems limit AI’s value by making it harder for organizations to transform their raw data into reliable predictive insights. Bringing design, construction, asset, and performance data together can create an operational advantage. Connecting data can help a manufacturer build a live digital twin for better visibility into equipment health, production bottlenecks, facility conditions, and maintenance needs before problems become downtime.

For leaders seeking to transform their manufacturing operations into digital factories, establishing higher digital maturity is mission-critical. To lead change, they must identify where factory data is reentered, translated, or lost across planning, design, build, and operations. Closing those gaps is the first step toward building a more connected, adaptable, and resilient manufacturing enterprise.


The first step to building a more connected, adaptable, and resilient manufacturing enterprise starts with understanding where gaps are today. Let’s work together to enhance digital maturity across your organization—from planning, to design, to build, to operations.



Navy Federal Credit Union (NFCU) Launches New Flagship Premier Rewards Card [90K Bonus]


Update 11/3/26: Looks like it’s 90,000 points now. Was originally sent out via mailer but I don’t see anything in the terms that restricts others from signing up?

It was rumored that Navy Federal Credit Union (NFCU) would be refreshing the Flagship card. Yesterday existing customers received notice that an annual fee of $95 would be added to their cards. Today NFCU has launched a new called card ‘Flagship Premier Rewards Card’. Details of the card are basically what was rumored, see below.

Card Details

  • 50,000 bonus points when you spend $4,000 within the first 90 days 
  • $95 annual fee
  • Card will earn at the following rates:
    • 4x on travel
    • 3x on dining
    • 1x on all other purchases
  • $100 airline statement credit
  • Statement credits (up to $120) for Global Entry or TSA Pre✓ (same as current)
  • Complimentary GigSky® global mobile data plan (same as current)

Our Verdict

The card was an easy keep before with the Amazon Prime credit and $49 annual fee. Don’t think it’s worth keeping past the first year for most people with these new benefits and annual fee but it is nice to see it launch with a 50,000 point bonus. Will add this to our list of new cards for 2026 and the best credit card bonus page.  

Democrats Have Retaken the House and Senate — but There’s an Even Bigger Winner Today


Yesterday, tens of millions of Americans made their voices heard by casting or mailing in their ballots. These votes have charted a new course for America, with Democrats taking firm control of the House of Representatives and the Senate, according to the Associated Press. Starting in early January, President Donald Trump will be working with a Democrat-led Congress.

This congressional shake-up is a big win for Democrats. But at the end of the day, there’s an even bigger winner: Wall Street’s major stock indexes — the Dow Jones Industrial Average (^DJI -0.38%), S&P 500 (^GSPC +0.36%), and Nasdaq Composite (^IXIC +0.83%) — and investors.

President Trump will be working with a Democrat-led Congress in early January. Image source: Official White House Photo by Daniel Torok.

A Democrat-controlled Congress may come with some pain points

President Trump has enjoyed a unified Republican government in the first two years of both of his nonconsecutive terms. In each case, Congress passed, and he signed into law, a major tax and spending bill. The Tax Cuts and Jobs Act (TCJA) (signed December 2017) permanently lowered the peak marginal corporate income tax rate to 21%, fueling S&P 500 share buybacks, while the Big, Beautiful Bill (signed July 2025) made the personal income tax bracket reductions from the TCJA permanent.

A divided Congress likely takes major tax and spending legislation off the table, which isn’t necessarily bad news for Wall Street.

But a Democrat-controlled Congress does have some sticking points.

For instance, debt-ceiling negotiations become a lot trickier. The ideological differences between America’s two parties increase the likelihood of a lengthy government shutdown that could harm U.S. gross domestic product and corporate earnings.

Democratic lawmakers also favor stricter artificial intelligence (AI) regulations. Whereas the president has minimized AI regulation, Democrats prefer limiting data center expansion and ramping up the testing and vetting of large language models.

There’s definitely room for near-term uncertainty to creep into the picture ahead of January 2027.

A smiling person reads a financial newspaper while seated at their kitchen table.

Image source: Getty Images.

Election Night yields an even bigger winner than congressional Democrats

But if there’s one thing history has shown investors, it’s that they’re the biggest winners on Election Night. No matter how the political puzzle pieces are arranged, the Dow, S&P 500, Nasdaq Composite, and investors always come out as long-term beneficiaries.

Admittedly, certain political combinations work better than others. According to online retirement planning platform Retirement Researcher, the benchmark S&P 500 has, on average, gained 16.63% annually under a Democratic president and a divided Congress since 1926. By comparison, gains taper to an annual average of 7.33% with a Republican president and a split Congress.

However, a 7.33% average annual return still tops other popular asset classes, including Treasury bonds, commodities, and real estate. Even in less-than-ideal historical scenarios, the stock market delivers superior returns.

^SPX Chart

^SPX data by YCharts

Furthermore, this data shows that while fiscal policy does play a role in corporate America, it’s the operating results, management actions, and innovative prowess of public companies that ultimately push the Dow Jones Industrial Average, S&P 500, and Nasdaq Composite higher over the long term.

The AI infrastructure build-out, the evolution of quantum computing, significant S&P 500 share buybacks, and record-breaking initial public offerings won’t stop just because the congressional puzzle pieces will be rearranged in January. With another election in the books, investors are yet again the big winners.

Goldman Sachs Sees Mortgage Rates Falling to 6.4% in 2027


Goldman Sachs just put out their 2027 housing outlook and the good news is it has mortgage rates coming down next year.

And by a healthy margin at that, with the popular 30-year fixed sliding to 6.4% at some point.

That’s nearly a full percentage point below current levels, which have hovered around 7.25% to 7.375%.

While it’s a positive, they don’t expect home sales to recover as a result. In fact, they expect an even softer year as home buyers continue to struggle with affordability.

At the same time, refinancing is projected to be weak with the majority of existing homeowners sitting on lower-than-market rates.

The 30-Year Fixed is Forecast to Fall to 6.4% in 2027

According to Goldman Sachs’ newly-released 2027 housing outlook, its credit strategists expect mortgage rates to decline to 6.4%.

That’s nearly a full point below levels seen when the report was put together at the end of October.

On a $400,000 loan amount, we’re talking about nearly $270 in monthly savings, which is certainly something to get excited about.

However, they do say rates will “remain elevated” at those levels, I suppose relative to where they were in late February and early March of this year (sub-6%).

And they said, “Even if that decline is realized, affordability will remain at historically poor levels.”

So getting back down to the mid-6s on the 30-year fixed merely allows us to keep up the status quo, which is the lowest home sales volume in 30 years.

Of course, this is but one forecast and we all remember how wrong all the forecasts have been the past few years (and the years before that too).

Why Are Mortgage Rates Still Expected to Stay High?

As you might have suspected, Goldman blamed this year’s jump in mortgage rates on the war in Iran, high oil prices, and the prospect of additional Fed rate hikes.

If the war gets resolved and energy prices drop, that could also give the Fed pause to hike again.

So there’s a lot at stake in the Middle East. It kind of dictates much of what’s happening at the moment.

Yes, there is also the AI trade, which is proving to be a tailwind for bonds (and lower mortgage rates) via a flight to safety.

But I don’t know how many people want to see their stock portfolio get pummeled in order to get a slightly lower mortgage rate.

In other words, it’s the same old story since early this year. If you want mortgage rates to improve, you need to root for a resolution in Iran.

The Lock-In Effect Isn’t Going Away

Even if we get back down to 6.4% next year, there’s the matter of mortgage rate lock-in.

In the report, Goldman also noted that more than 95% of existing mortgage borrowers have rates below current market rates.

And 65% have rates that are at least two percentage points (2%) below market rates.

This is what’s known as the mortgage lock-in effect, and it’s why so many homeowners are simply deciding to stay put.

Why give up a 2% to 4% mortgage rate for one that’s more than double that? With a higher home price to boot? And higher property taxes, homeowners insurance, etc.?

That’s why the report is forecasting another year of disappointing home sales.

[See what different mortgage rates actually mean with my mortgage rate calculator.]

Existing Home Sales Below Four Million in 2027

They expect existing home sales to total just 3.9 million in 2027, which is below their forecast of 4 million for this year.

That’s already around 30-year lows, similar to recent prior years. And worse, it’s about 26% below 2019 levels, when the housing market was last considered normal.

That will be hard on the industry, with mortgage lenders already laying off staff, closing shop, etc. Same goes for real estate agents, who are also struggling mightily in this low-transaction environment.

As for home prices, Goldman expects growth that’s “anemic” and below than 1%. Specifically, up just 0.8%, which won’t keep pace with inflation.

That’s slightly below the 1.1% expected in 2026 and the 1.2% we saw in 2025.

So even if mortgage rates move lower from here, it won’t magically fix things. Affordability will remain tough regardless.

But it might be uneven. Goldman expects housing activity to start recovering by the second half of next year if interest rates come down as forecast.

Read on: How are mortgage rates determined?

Colin Robertson
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