MBS & Treasury Prices
MBS and Treasury prices are updated manually with end of day prices. We would love to have kept data more timely, as it was previously, but restrictions from data providers make that impossible at this time. As always, for those who need something more timely, paid, real-time data is available on MBS Live.
We are currently working through some non-technical issues with our data provider, which has led to the unavailability of MBS and Treasury prices. Unfortunately, we do not have an estimated time for when the situation will be resolved.
Delayed data. For live data start an MBS Live free trial.
Matt Graham
MBS Live, CEO
MBS
UMBS 30YR 4.5 95-26 -0-00
UMBS 30YR 5.0 98-05 +0-01
UMBS 30YR 5.5 100-08 +0-01
Delayed Pricing
5/12/26 11:59PM EST
Display:
Treasuries
2 YR 3.989 -0.001
5 YR 4.120 -0.005
7 YR 4.288 -0.006
10 YR 4.463 +0.010
30 YR 5.025 -0.002
Delayed Pricing
5/12/26 11:59PM EST
Streaming data by MBS Live
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Wednesday'S RATE TREND
POSITIVE
MINIMAL
NEGATIVE
This intraday rate trend tracker is intended to provide an idea of the general direction in MBS that may influence mortgage rates today.
MBS Commentary
Tue, May 12 2026, 4:06 PM
Highest Yields in 10 Months on War Headlines and Auction Concessions
Highest Yields in 10 Months on War Headlines and Auction Concessions Because CPI came out slightly higher today and because of its status as a bigger potential market mover, many rate watchers will assume that's... (continue reading)
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Mortgage Rate Watch
Tue, May 12 2026, 3:28 PM
Mortgage Rates Match Highest Level Since March
When the Iran war was in its initial escalation phase, the initial surge in markets took the top-tier 30yr fixed rate to 6.64% for the average lender by March 27th. Rates moved more than 0.30% lower by mid April as peace prospect improved.  The third phase of rate movement began in late April and has generally involved a jump back up toward 6.5... (continue reading)
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Additional Data
Click any of the individual items below for more data and charts.
SOFR Current Previous
SOFR 3.64319 3.64351
5/12/26
Mortgage Rates Rate Points Change
30 Yr. Fixed 6.56% 0.00 +0.07%
15 Yr. Fixed 6.04% 0.00 +0.04%
30 Yr. Jumbo 6.65% 0.00 +0.04%
7/6 SOFR ARM 6.30% 0.00 +0.01%
30 Yr. FHA 6.00% 0.00 +0.05%
30 Yr. VA 6.02% 0.00 +0.05%
5/12/26
5/12/2026
30 Yr. Fixed Rate
6.56%
+0.07%
0.00
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