Insights · Daily commentary
What today’s rates actually mean.
Daily mortgage and macro commentary from True Blue Lending. AI-drafted, compliance-reviewed by Jesse Gonzalez (NMLS #278103). Published on weekday mornings — never financial advice, just plain-English context.
July 27, 2026
Is There an FHA IRRRL? (FHA Streamline vs VA IRRRL)
No, there is no FHA IRRRL. IRRRL (Interest Rate Reduction Refinance Loan) is a VA-specific program name, and FHA's equivalent is called the FHA Streamline Refinance. Both programs share the same seasoning rule set by their respective agencies: you need at least 210 days since your first payment due date and six monthly payments made before you can refinance (VA, HUD).
July 24, 2026
Daily Rate Update — July 24, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 24, 2026
What do construction loans cost in Miami and South Florida?
A construction loan in Miami or South Florida costs more than a standard purchase loan because you're financing land, a builder's risk insurance policy, and interim interest before the home even has a certificate of occupancy. Florida's FHA and conforming loan limits follow the same county-by-county schedule used everywhere else, and FHA's one-time-close construction program gives you 11 months to complete the build. The real local wrinkle isn't the loan limit, it's whether Miami-Dade or Broward permitting and wind mitigation requirements let you finish inside that window.
July 22, 2026
FHA construction loan lenders: what to look for
Not every FHA-approved lender offers the one-time-close (OTC) construction-to-permanent loan, and the lenders that do still use the same 3.5% minimum down payment as any other FHA loan. What actually separates a lender worth using is whether they have a working builder-approval process, a real system for administering draws, and a clear method for handling cost overruns through a contingency reserve. If a lender can't answer those three questions in the first phone call, they probably don't do many of these.
July 20, 2026
What Is an FHA One-Time Close Construction Loan?
An FHA One-Time Close construction loan combines the construction loan and the permanent mortgage into a single closing, so you sign one set of documents before ground is broken and never go back to the closing table when the home is finished. FHA backs it with the same 3.5% minimum down payment rule (with a qualifying credit score) that applies to any FHA purchase, per HUD guidelines. The loan converts automatically to a permanent mortgage once the certificate of occupancy is issued, with no second underwriting, no second appraisal, and no second set of closing costs.
July 17, 2026
FHA Construction-to-Permanent Loan Requirements
An FHA construction-to-permanent loan lets you finance the lot, the build, and the permanent mortgage in one closing, with financing up to 96.5% loan-to-value under FHA guidelines. Most lenders want a credit score around 620, a licensed general contractor (no owner-builders), and the home finished within 11 months of the first draw. County FHA loan limits still apply, and if you already own the land free and clear, that equity can count toward your down payment.
July 16, 2026
Daily Rate Update — July 16, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 15, 2026
Daily Rate Update — July 15, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 13, 2026
New construction loans: how financing a build actually works
A new construction loan works in stages: you finance the lot and build costs together, the lender releases funds to the builder in draws as work passes inspection, and the loan converts into your permanent mortgage. FHA's construction-to-permanent program allows as little as 3.5% down for borrowers who qualify, per FHA guidelines, while conventional construction-to-perm loans usually require a larger down payment set by the lender. Most borrowers use a one-time close structure so they sign loan documents once instead of twice.
July 7, 2026
Daily Rate Update — July 7, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 5, 2026
Daily Rate Update — July 5, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 3, 2026
Daily Rate Update — July 3, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 2, 2026
Daily Rate Update — July 2, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
July 1, 2026
Daily Rate Update — July 1, 2026
Today's 10-Year Treasury yield is 4.38% and Freddie Mac's 30-year fixed PMMS is 6.49%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 30, 2026
Market Snapshot: Treasury Yields and the Housing Landscape
Mortgage rates have recently touched a six-week low amid a quiet economic calendar. Meanwhile, home builders are adjusting their strategies to navigate a shifting market environment.
June 30, 2026
Daily Rate Update — June 30, 2026
Today's 10-Year Treasury yield is 4.4% and Freddie Mac's 30-year fixed PMMS is 6.49%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 29, 2026
Beyond the Rate: Understanding Today's Mortgage Landscape
Current market data shows the 10-Year Treasury Yield at 4.4% and the Freddie Mac 30-year fixed average at 6.49%. As these figures stabilize, the focus of the housing market is shifting from interest rate volatility toward personal financial drivers.
June 29, 2026
Daily Rate Update — June 29, 2026
Today's 10-Year Treasury yield is 4.4% and Freddie Mac's 30-year fixed PMMS is 6.49%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 28, 2026
Daily Rate Update — June 28, 2026
Today's 10-Year Treasury yield is 4.4% and Freddie Mac's 30-year fixed PMMS is 6.49%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 27, 2026
Daily Rate Update — June 27, 2026
Today's 10-Year Treasury yield is 4.41% and Freddie Mac's 30-year fixed PMMS is 6.49%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 26, 2026
Inflation Data and Affordability: A Market Snapshot
Recent inflation data has provided some stability to the bond market, even as home affordability remains a significant hurdle for new buyers. Here is a look at the macro factors currently influencing the mortgage landscape.
June 26, 2026
Daily Rate Update — June 26, 2026
Today's 10-Year Treasury yield is 4.41% and Freddie Mac's 30-year fixed PMMS is 6.49%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 25, 2026
Daily Rate Update — June 25, 2026
Today's 10-Year Treasury yield is 4.5% and Freddie Mac's 30-year fixed PMMS is 6.47%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 24, 2026
Daily Rate Update — June 24, 2026
Today's 10-Year Treasury yield is 4.51% and Freddie Mac's 30-year fixed PMMS is 6.47%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 23, 2026
Market Snapshot: Treasury Yields and Mortgage Rate Trends
Recent market activity shows mortgage rates trending toward recent highs as Treasury yields face upward pressure. This movement comes amid diverging views on Federal Reserve policy and global economic volatility.
June 23, 2026
Daily Rate Update — June 23, 2026
Today's 10-Year Treasury yield is 4.46% and Freddie Mac's 30-year fixed PMMS is 6.47%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 22, 2026
Market Snapshot: Treasury Yields and Housing Trends
Current market data shows the 10-Year Treasury Yield at 4.49% alongside a Freddie Mac 30-year fixed average of 6.47%. These figures reflect the ongoing relationship between government bond yields and consumer mortgage pricing.
June 22, 2026
Daily Rate Update — June 22, 2026
Today's 10-Year Treasury yield is 4.49% and Freddie Mac's 30-year fixed PMMS is 6.47%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 21, 2026
Daily Rate Update — June 21, 2026
Today's 10-Year Treasury yield is 4.49% and Freddie Mac's 30-year fixed PMMS is 6.47%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 19, 2026
Market Snapshot: Navigating Recent Shifts in Mortgage Trends
Recent Federal Reserve updates and shifting economic data have introduced new volatility into the mortgage landscape. Borrowers are seeing a tug-of-war between short-term policy changes and long-term market stability.
June 19, 2026
Daily Rate Update — June 19, 2026
Today's 10-Year Treasury yield is 0% and Freddie Mac's 30-year fixed PMMS is 0%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 18, 2026
Understanding the Fed's Latest Impact on Mortgage Rates
Recent Federal Reserve announcements and shifts in Treasury yields have created immediate volatility in the mortgage market. Borrowers are seeing a direct correlation between central bank policy signals and current borrowing costs.
June 18, 2026
Daily Rate Update — June 18, 2026
Today's 10-Year Treasury yield is 4.47% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 17, 2026
Daily Rate Update — June 17, 2026
Today's 10-Year Treasury yield is 4.47% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 16, 2026
Daily Rate Update — June 16, 2026
Today's 10-Year Treasury yield is 4.45% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 15, 2026
Market Snapshot: Treasury Yields and the Macro Landscape
Current market data shows the 10-Year Treasury Yield at 4.45% and the Freddie Mac 30-year fixed average at 6.52%. These figures reflect a broader environment where geopolitical events and central bank policy continue to influence borrowing costs.
June 15, 2026
Daily Rate Update — June 15, 2026
Today's 10-Year Treasury yield is 4.45% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 14, 2026
Daily Rate Update — June 14, 2026
Today's 10-Year Treasury yield is 4.45% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 13, 2026
Daily Rate Update — June 13, 2026
Today's 10-Year Treasury yield is 4.55% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 12, 2026
Daily Rate Update — June 12, 2026
Today's 10-Year Treasury yield is 4.53% and Freddie Mac's 30-year fixed PMMS is 6.52%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 11, 2026
Market Snapshot: Inflation Data and Global Volatility
Mortgage rates have remained largely stable this week despite a backdrop of high-stakes economic reports and geopolitical tension. While the broader market is reacting to inflation data and global events, the immediate impact on lending rates has been minimal.
June 11, 2026
Daily Rate Update — June 11, 2026
Today's 10-Year Treasury yield is 4.53% and Freddie Mac's 30-year fixed PMMS is 6.48%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 10, 2026
Market Snapshot: Stability and Volatility in Mortgage Rates
Recent market activity shows mortgage rates stabilizing after a brief spike, while loan application volume shows signs of recovery. Current trends reflect a tug-of-war between employment data and geopolitical uncertainty.
June 10, 2026
Daily Rate Update — June 10, 2026
Today's 10-Year Treasury yield is 4.55% and Freddie Mac's 30-year fixed PMMS is 6.48%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 9, 2026
Daily Rate Update — June 9, 2026
Today's 10-Year Treasury yield is 4.47% and Freddie Mac's 30-year fixed PMMS is 6.48%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 8, 2026
Market Snapshot: Inventory Hurdles and Global Volatility
Current mortgage data shows a 30-year fixed rate of 6.48% alongside a 10-Year Treasury yield of 4.47%. These figures reflect a complex intersection of geopolitical tension and structural challenges within the housing market.
June 8, 2026
Daily Rate Update — June 8, 2026
Today's 10-Year Treasury yield is 4.47% and Freddie Mac's 30-year fixed PMMS is 6.48%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 7, 2026
Daily Rate Update — June 7, 2026
Today's 10-Year Treasury yield is 4.47% and Freddie Mac's 30-year fixed PMMS is 6.48%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 6, 2026
Daily Rate Update — June 6, 2026
Today's 10-Year Treasury yield is 4.49% and Freddie Mac's 30-year fixed PMMS is 6.48%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
June 5, 2026
Market Snapshot: Treasury Yields and Employment Trends
Mortgage rates are currently navigating a narrow range as the market digests new employment data and Treasury movements. Here is a look at the current macro environment and what it means for borrowers.