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% with the first 2 days of the present week accounting for a move from 6.42% to 6.56%. That matches the highest level seen since March 27th. Bonds yields (which underlie rates) have followed longer-term oil prices to their highest recent levels as Trump said the U.S. is not in a hurry to end the war.  [thirtyyearmortgagerates]

May 12, 2026 Download our Mobile App: Download our Mobile App: 30 Yr. Fixed 6.56% +0.07%   5.99% 7.08% 15 Yr. Fixed 6.04% +0.04%   5.55% 6.39% 30 Yr. Jumbo 6.65% +0.04%   6.1% 7.15% Compare Mortgage Rates from Local Lenders for May 12, 2026 Mortgage Rates Match Highest Level Since March Tue, May 12, 2026 3:28PM 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% with the first 2 days of the present week accounting for a move from 6.42% to 6.56%. That matches the highest level seen since March 27th. Bonds yields (which underlie rates) have followed longer-term oil prices to their highest recent levels as... (read more) Mortgage News Daily Rate Change Points 30 Yr. Fixed 6.56% +0.07 0.00 15 Yr. Fixed 6.04% +0.04 0.00 30 Yr. FHA 6.00% +0.05 0.00 30 Yr. Jumbo 6.65% +0.04 0.00 7/6 SOFR ARM 6.30% +0.01 0.00 30 Yr. VA 6.02% +0.05 0.00 Updates Daily - Last Update: 5/12 Freddie Mac Rate Change Points 30 Yr. Fixed 6.37% +0.07 0.00 15 Yr. Fixed 5.72% +0.08 0.00 Updates Weekly - Last Update: 5/7 Mortgage Bankers Assoc. 30 Yr. Fixed 6.45% +0.08 0.66 15 Yr. Fixed 5.83% +0.06 0.73 30 Yr. Jumbo 6.47% +0.02 0.47 Updates Weekly - Last Update: 5/6 UMBS 30YR 5.0 98.14 -0.26   95.71 100.50 UMBS 30YR 5.5 100.22 -0.12   98.11 101.64 10 YR Treasury 4.460 +0.051   3.948 4.590 Slightly Hotter CPI No Problem For Bonds Tue, May 12, 2026 9:29AM This morning's Consumer Price Index (CPI) came in slightly hotter than expected with core inflation running 2.8% annual vs 2.7% forecasts and overall inflation at 3.8% vs 3.7%. Bonds have traded both ways after the data, but after 20 minutes, yields were actually LOWER by a hair. What gives? We know traders are trading the data based on volume. The stalemate... (read more) MBS Price Change UMBS 4.5 95.81 -0.42 UMBS 5.0 98.14 -0.26 UMBS 5.5 100.22 -0.13 GNMA 4.5 96.13 -0.32 GNMA 5.0 99.00 -0.27 GNMA 5.5 100.53 -0.25 Pricing as of: 5/12 5:08PM EST US Treasury Yield Change 2 YR Treasury 3.991 +0.034 5 YR Treasury 4.122 +0.048 7 YR Treasury 4.291 +0.049 10 YR Treasury 4.461 +0.052 30 YR Treasury 5.026 +0.039 Pricing as of: 5/12 5:08PM EST Other News Best Ex, Equity, Servicing, AI, Valuation Tools; Job Market's Mixed Signals; Purchase Market Dragging? Tue, May 12, 2026 10:52AM If you’re hoping that the summer is going to bring a trend of purchase market prosperity, I hope you’re right but there are indications otherwise. Rocket Companies’ CEO reported its highest profit in four years, but CEO Varun Krishna told investors that the company’s real-time data shows the spring homebuying season is not delivering the volume increase that... (read more) Latest Video Consumer prices rose 3.8% annually in April, the highest since May 2023 April home sales disappoint as higher mortgage rates weigh on buyers NY Fed: Delinquency transition rates stable at a high level U.S. Treasury reports $954B deficit for fiscal year '26 Around the Web Investing Live Fed's Goolsbee: We have an inflation problem in this country Investing Live Fed's Goolsbee:Inflation is going the wrong way, not just in oil and tariff related things Investing Live The US treasury sold $42 billion of 10-year notes that at high yield of 4.468% Investing Live The federal budget surplus for April $215 billion which is less than the $220 billion est. Eye on Housing Consumer Credit Accelerated in Q1 2026 PR Newswire ADP National Employment Report CNBC Senate confirms Kevin Warsh as Fed governor, clears way for chair vote Investing Live US April CPY 3.8% y/y vs 3.7% expected Investing Live Iran news: Pres Trump is considering renewing Project Freedom Eye on Housing Inflation Outpaced Wage Growth in April Investing Live U.S. Treasury auctions off $58 billion of three-year notes at a high yield of 3.965% CNBC Treasury yields rise as investors await key inflation data BLS Job openings rate 2.3 percent in wholesale trade, 5.5 percent in accommodation and food services

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