Strong jobs.
Cooling inflation.
Stocks rallying.

So why aren’t mortgage rates falling?

In this video, we break down why a healthy economy actually reduces the likelihood of Federal Reserve rate cuts — and how that directly impacts mortgage rates.

We’ll cover:

• What the latest Jobs report signals
• Why inflation cooling isn’t the same as inflation collapsing
• How the 10-Year Treasury is reacting
• Why “no recession” = no emergency rate cuts
• What this means for homebuyers waiting on 5% rates

The bond market doesn’t move on headlines — it moves on expectations.

If the economy remains stable, mortgage rates may not drop the way many are hoping.

Let’s walk through the data.

President Donald Trump just delivered the State of the Union — and markets are reacting.

So what does this mean for mortgage rates?

Should you LOCK now… or FLOAT and risk it?

Today we break down:
• Inflation expectations
• The 10-Year Treasury reaction
• MBS pricing movement
• Federal Reserve implications
• What this means for YOUR mortgage strategy

If you’re buying, refinancing, or waiting for lower rates — this is the strategy session you don’t want to miss.

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied directly to CPI, Jobs data, MBS spreads & the 10-Year Treasury.

Transparent. Data-driven. No hype.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)
👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ Compliance
Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
For educational purposes only. Not financial advice.

Mortgage rates just dropped to 5.99% — the lowest level in nearly three years.

HOME.COM Article
https://www.homes.com/news/daily-mortgage-rates-dip-to-5-99/1356105419/

But here’s the twist:

The Federal Reserve says no rate cuts are coming because inflation is still too high.

President Donald Trump is calling for rate cuts.

Inflation remains sticky.
Tariffs are creating uncertainty.
The Supreme Court just struck down major trade policy.
The jobs market is sending mixed signals.
Bond markets are reacting.

So how are mortgage rates falling without a Fed cut?

In this episode, we break down:
• Why mortgage rates follow the bond market — not the Fed Funds Rate
• What’s happening with the 10-Year Treasury
• How inflation expectations are driving mortgage pricing
• Whether 5.99% can last
• What this means for buyers, refinancers, and homeowners

This is the disconnect nobody is explaining clearly.

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied to CPI, Jobs, MBS & the 10-Year Treasury.

Transparent. Data-driven. No hype.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)

👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

0:00 – Intro
0:45 – Key mortgage rate update
1:30 – Expert commentary
…

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
Educational purposes only. Not financial advice.

BREAKING: The Supreme Court rules against tariffs under IEEPA — now what?

Was this about executive overreach? Revenue strategy? Inflation risk? Or political narrative?

Today we break down:
• What IEEPA actually is
• Why the Court ruled the way it did
• How this impacts the $37 trillion deficit
• Whether tariffs raise inflation
• What this means for Treasury yields & mortgage rates
• What happens next

No hype. No partisan spin. Just facts, market mechanics, and how this affects homeowners and buyers.

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied to CPI, Jobs, MBS & the 10-Year Treasury.

Transparent. Data-driven.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)
👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

⚖️ Compliance
Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
Educational purposes only. Not financial advice.

Today’s report delivered a mixed signal that markets don’t like:

📉 Economic growth just fell sharply
📈 Core PCE — the Fed’s preferred inflation gauge — moved higher

That combination matters.

When growth slows but inflation stays sticky, bond markets reprice fast.
And when the 10-Year Treasury and MBS move… mortgage rates follow.

In this episode, we break down:

• What the GDP print actually means
• Why Core PCE matters more than CPI
• How the 10-Year Treasury reacted
• What happened to mortgage-backed securities (MBS)
• What this means for locking vs. floating

We don’t speculate.
We follow the data.

If you’re buying, refinancing, or just tracking the market — this is the real-time breakdown you need.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)
👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
Educational purposes only. Not financial advice.

What Mortgage Rate Do You Actually Qualify For in 2026?

If you're shopping for a home loan, refinancing, or comparing mortgage rates online — this live event breaks down the truth behind advertised mortgage rates vs real underwriting pricing.

Most mortgage rate websites show marketing rates.
We show real lender pricing from 30+ lenders.

In this live mortgage rate breakdown, we cover:

• How mortgage rates are determined
• Advertised mortgage rates vs real mortgage rates
• How credit score impacts mortgage rates
• Debt-to-income (DTI) and loan pricing
• FHA vs Conventional vs VA rate differences
• How to shop mortgage lenders without hurting your credit
• Lock vs float strategy based on CPI, Jobs data, MBS & the 10-Year Treasury
• How inflation and Federal Reserve policy affect mortgage rates

If you're asking:
“What mortgage rate can I really get?”
“Should I lock my mortgage rate today?”
“Are mortgage rates going up or down?”
“Why is my quote different than what I saw online?”

This is your data-driven answer.

We tie mortgage pricing directly to:
• CPI (Consumer Price Index)
• Jobs Reports (Nonfarm Payrolls)
• Mortgage-Backed Securities (MBS)
• The 10-Year Treasury Yield
• Federal Reserve rate policy

No hype. Just math.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Mortgage Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Mortgage Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (Professional Tools)

Compare loan programs and run real scenarios:
👉 https://friodan.gumroad.com/l/aejabs

Includes:
• Home Affordability Calculator
• Refinance Calculator
• Debt Consolidation Analysis
• Cost-of-Waiting™ Calculator
• Mortgage Break-Even & ROI

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
For educational purposes only. Not financial advice. Loan approval subject to underwriting guidelines. Not a commitment to lend.

What Mortgage Rate Do You Actually Qualify For in 2026?

If you're shopping for a home loan, refinancing, or comparing mortgage rates online — this live event breaks down the truth behind advertised mortgage rates vs real underwriting pricing.

Most mortgage rate websites show marketing rates.
We show real lender pricing from 30+ lenders.

In this live mortgage rate breakdown, we cover:

• How mortgage rates are determined
• Advertised mortgage rates vs real mortgage rates
• How credit score impacts mortgage rates
• Debt-to-income (DTI) and loan pricing
• FHA vs Conventional vs VA rate differences
• How to shop mortgage lenders without hurting your credit
• Lock vs float strategy based on CPI, Jobs data, MBS & the 10-Year Treasury
• How inflation and Federal Reserve policy affect mortgage rates

If you're asking:
“What mortgage rate can I really get?”
“Should I lock my mortgage rate today?”
“Are mortgage rates going up or down?”
“Why is my quote different than what I saw online?”

This is your data-driven answer.

We tie mortgage pricing directly to:
• CPI (Consumer Price Index)
• Jobs Reports (Nonfarm Payrolls)
• Mortgage-Backed Securities (MBS)
• The 10-Year Treasury Yield
• Federal Reserve rate policy

No hype. Just math.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Mortgage Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Mortgage Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (Professional Tools)

Compare loan programs and run real scenarios:
👉 https://friodan.gumroad.com/l/aejabs

Includes:
• Home Affordability Calculator
• Refinance Calculator
• Debt Consolidation Analysis
• Cost-of-Waiting™ Calculator
• Mortgage Break-Even & ROI

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
For educational purposes only. Not financial advice. Loan approval subject to underwriting guidelines. Not a commitment to lend.

What Mortgage Rate Do You Actually Qualify For in 2026?

If you're shopping for a home loan, refinancing, or comparing mortgage rates online — this live event breaks down the truth behind advertised mortgage rates vs real underwriting pricing.

Most mortgage rate websites show marketing rates.
We show real lender pricing from 30+ lenders.

In this live mortgage rate breakdown, we cover:

• How mortgage rates are determined
• Advertised mortgage rates vs real mortgage rates
• How credit score impacts mortgage rates
• Debt-to-income (DTI) and loan pricing
• FHA vs Conventional vs VA rate differences
• How to shop mortgage lenders without hurting your credit
• Lock vs float strategy based on CPI, Jobs data, MBS & the 10-Year Treasury
• How inflation and Federal Reserve policy affect mortgage rates

If you're asking:
“What mortgage rate can I really get?”
“Should I lock my mortgage rate today?”
“Are mortgage rates going up or down?”
“Why is my quote different than what I saw online?”

This is your data-driven answer.

We tie mortgage pricing directly to:
• CPI (Consumer Price Index)
• Jobs Reports (Nonfarm Payrolls)
• Mortgage-Backed Securities (MBS)
• The 10-Year Treasury Yield
• Federal Reserve rate policy

No hype. Just math.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Mortgage Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Mortgage Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (Professional Tools)

Compare loan programs and run real scenarios:
👉 https://friodan.gumroad.com/l/aejabs

Includes:
• Home Affordability Calculator
• Refinance Calculator
• Debt Consolidation Analysis
• Cost-of-Waiting™ Calculator
• Mortgage Break-Even & ROI

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio
Instagram: https://instagram.com/therateupdate
TikTok: https://tiktok.com/@therateupdate
Facebook: https://facebook.com/therateupdate
LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
For educational purposes only. Not financial advice. Loan approval subject to underwriting guidelines. Not a commitment to lend.