Mortgage lenders set rates around 10am ET every day, but the bond market dictates the day to day changes, and bonds were on the move throughout the overnight trading hours. Granted, the movement wasn't extreme, but much like yesterday, it suggested a bit of optimism heading into this morning's main event: the release of July's Consumer Price Index (CPI).  CPI is one of the two big inflation reports on any given month (the other being PCE) and it has more potential to cause a reaction because it comes out 2 weeks before PCE. Given that last month's CPI showed a sharp drop in inflation and that July's fuel prices had bounced back up, the market was very focused on what the data would actually reflect. As it happened, forecasters nailed it. All the top-line numbers were right in line with consensus estimates. This is apparently the result that the bond market had been positioning for. There was no additional improvement in bonds after the data, but arguably a fair amount of improvement in anticipation of just such a result.  The net effect is that the average top-tier 30yr fixed rate returned precisely in line with the 3-week lows seen last Friday. [thirtyyearmortgagerates]

August 12, 2026 Download our Mobile App: Download our Mobile App: 30 Yr. Fixed 6.69% -0.05%   5.99% 6.85% 15 Yr. Fixed 6.26% -0.01%   5.55% 6.34% 30 Yr. Jumbo 6.83% -0.02%   6.1% 6.92% Compare Mortgage Rates from Local Lenders for Aug 12, 2026 Mortgage Rates Back at 3 Week Lows Wed, Aug 12, 2026 4:48PM Mortgage lenders set rates around 10am ET every day, but the bond market dictates the day to day changes, and bonds were on the move throughout the overnight trading hours. Granted, the movement wasn't extreme, but much like yesterday, it suggested a bit of optimism heading into this morning's main event: the release of July's Consumer Price Index (CPI).  CPI is one of the two big inflation reports on any given month (the other being PCE) and it has more potential to cause a reaction because it comes out 2 weeks before PCE. Given that last month's CPI showed a sharp drop in inflation and... (read more) Mortgage News Daily Rate Change Points 30 Yr. Fixed 6.69% -0.05 0.00 15 Yr. Fixed 6.26% -0.01 0.00 30 Yr. FHA 6.28% -0.01 0.00 30 Yr. Jumbo 6.83% -0.02 0.00 7/6 SOFR ARM 6.29% -0.01 0.00 30 Yr. VA 6.29% -0.02 0.00 Updates Daily - Last Update: 8/13 Freddie Mac Rate Change Points 30 Yr. Fixed 6.67% -0.02 0.00 15 Yr. Fixed 5.96% -0.05 0.00 Updates Weekly - Last Update: 8/13 Mortgage Bankers Assoc. 30 Yr. Fixed 6.81% +0.05 0.65 15 Yr. Fixed 6.13% -0.02 0.73 30 Yr. Jumbo 6.72% +0.02 0.52 Updates Weekly - Last Update: 8/5 UMBS 30YR 5.5 99.59 +0.31   98.89 101.64 UMBS 30YR 6.0 101.58 +0.21   101.05 102.75 10 YR Treasury 4.643 -0.053   3.948 4.736 No Major Reaction to As-Expected CPI Wed, Aug 12, 2026 9:44AM It would have been hard for CPI to be any more boring. All key metrics came in perfectly in line with forecasts. Supercore (core minus housing), was 0.189, which is a monthly equivalent of "close enough to the 2.0% target." Core CPI itself was 0.215%, which extrapolates to 2.58% year-over-year.  The volume response let's us know that traders were i... (read more) MBS Price Change UMBS 5.0 97.26 +0.38 UMBS 5.5 99.61 +0.32 UMBS 6.0 101.58 +0.22 GNMA 5.0 97.67 +0.27 GNMA 5.5 100.04 +0.17 GNMA 6.0 101.91 +0.08 Pricing as of: 8/13 1:18PM EST US Treasury Yield Change 2 YR Treasury 4.149 -0.050 5 YR Treasury 4.322 -0.057 7 YR Treasury 4.468 -0.060 10 YR Treasury 4.643 -0.053 30 YR Treasury 5.212 -0.048 Pricing as of: 8/13 1:18PM EST Other News Asset-Based Loan, Loss Mit, Verification, AI-Native Execution; On-Site Events for your Calendar; Inflation Data Wed, Aug 12, 2026 11:15AM One of the panels during this year’s California MBA Western Secondary focused on the ramp up of non-Agency/equity lending. Why has it increased as a portion of the overall residential origination pie? It is attributed to a changing economy and changing borrowers, along with record equity. Add in the high percentage of borrowers who have first-lien mortgage r... (read more) Latest Video Consumer prices rose 0.1% in July, as expected, putting the annual rate at ... July existing home sales dropped 1.7% NY Fed: Total household debt balances down slightly in Q2 NFIB Small Business Optimism Index rose to 99.8 in July, highest level sinc... Around the Web Investing Live US treasury sells 10 year notes at a high yield of 4.683% CNBC Here's the inflation breakdown for July 2026 in one chart CNBC U.S. budget deficit surged in July to highest level since March 2021 Investing Live US July CPI 3.4% y/y vs 3.4% expected CNBC Mortgage rates finally stop rising, causing demand to trickle back CNBC Saudi Arabia ramps oil exports through Mediterranean pipeline to avoid attacks in Red Sea Realtor.com Home Sales Dip in July as Mortgage Rates Hit 2026 High Investing Live Fed's Goolsbee: Biggest problem facing the economy is inflation Eye on Housing Weaker Demand for Residential Mortgages in Second Quarter CNBC Invitation Homes CEO says ban on institutional homebuying will bring down prices, but not immediately CNBC AIs costly buildout complicates the Feds inflation fight Investing Live EIA raises crude oil price forecasts as Middle East supply risks tighten outlook CNBC Treasury yields are little changed as investors await key inflation data

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