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.
September 11, 2026
How does a mortgage broker get paid? Lender-paid vs borrower-paid
A mortgage broker gets paid either by the lender or by the borrower on a given loan, never both. That's a federal rule (Reg Z's loan originator compensation rule), not a company policy. The compensation amount is built into your rate one way or another, so understanding which model you're in tells you exactly where your money is going.
September 10, 2026
Daily Rate Update — September 10, 2026
Today's 10-Year Treasury yield is 4.78% and Freddie Mac's 30-year fixed PMMS is 6.71%. Below: the rate snapshot plus the three finance headlines moving the macro picture today.
September 8, 2026
Daily Rate Update — September 8, 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.
September 7, 2026
How does a DSCR second mortgage on an investment property work?
A DSCR second mortgage lets an investor pull equity out of a rental property using the property's rent to qualify, not personal income or tax returns. The underwriter combines the payment on both loans into one debt service coverage ratio: gross rental income divided by the total PITIA on the first lien plus the new second. A ratio of 1.0 means the rent exactly covers both payments, and anything above that is the cash flow cushion most lenders want to see before they'll approve the file.
August 31, 2026
When does keeping a low first mortgage beat a cash-out refinance?
A blended rate is the weighted average of your current first mortgage rate and the rate on a new second loan, based on each loan's share of your total balance. If that weighted average lands below what a full cash-out refinance would cost on the whole balance, keeping your low first mortgage in place and adding a HELOC or closed-end second almost always wins. The math shifts with every combination of balance and rate, so it has to be run on your actual numbers, not a rule of thumb.
August 28, 2026
Using a co-borrower who isn't a veteran on a VA loan
Yes, a veteran can add a non-veteran co-borrower to a VA loan, but the VA only guarantees the veteran's share of the debt. In a common 50/50 split, that typically means a down payment equal to 12.5% of the non-veteran's half of the loan amount, even though the veteran's half can still close with no money down.
August 24, 2026
DSCR below 1.0: your options (what kills DSCR deals)
A DSCR below 1.0 doesn't automatically kill a rental property loan, it means the property's rent doesn't fully cover the mortgage payment on paper. You can still close the deal by putting more money down, switching to an interest-only or ARM structure, buying down the rate, using a no-ratio program that skips the DSCR test entirely, or restructuring the deal so the numbers pencil. What actually kills these files more often isn't the ratio itself, it's underestimated taxes and insurance, a missed HOA payment, or short-term rental income the lender won't count.
August 19, 2026
203(k) Contractors and Consultants: Ocean City MD, Delaware, Columbia
FHA's 203(k) renovation loan splits the work into two roles: a HUD-approved consultant, required only when repair costs exceed $75,000 or involve structural work (that's the HUD cap for the Limited 203(k) program), and a licensed contractor you hire yourself. Neither role is assigned by the lender, and in coastal or rural pockets of Ocean City, Delaware, and Columbia, MD, finding the right one usually means searching HUD's own roster and widening your radius.
August 17, 2026
Finding a HUD 203(k) consultant in Atlanta
There's no separate "Atlanta" roster of HUD 203(k) consultants. HUD approves consultants nationally through its 203(k) consultant roster, so you find one near Atlanta by searching that roster (or a state-level directory) by zip code and checking who lists Fulton, DeKalb, Cobb, or Gwinnett counties as coverage area. You only need a consultant for the Standard 203(k) program, which applies to repairs over $35,000 or any structural work; the Limited 203(k), capped at $35,000 in repairs, doesn't require one at all.
August 12, 2026
USDA Section 502 Rural Housing Loan: Zero Down & Income Limits
The USDA Section 502 Guaranteed Rural Housing Loan lets eligible buyers finance a home with no down payment, as long as the property sits in a USDA-designated rural area and the household's total income doesn't exceed 115% of the area median income (AMI) for that county and household size. It's a government-backed program, guaranteed by the U.S. Department of Agriculture and originated by approved lenders like True Blue Lending, not a direct loan from USDA itself.
August 7, 2026
How to calculate the VA funding fee
Per VA guidelines, the VA funding fee is a percentage of your loan amount set by the Department of Veterans Affairs, and the percentage depends on three things: whether this is your first use of VA entitlement, how much you put down, and whether you receive VA disability compensation. On a first-use purchase loan, VA sets the fee between 1.25% and 2.15% of the loan amount depending on your down payment; on a subsequent use, VA raises that range up to 3.3% unless you put down 10% or more. Veterans and service members who receive VA disability compensation are exempt from the fee entirely, per VA guidelines.
August 5, 2026
Can You Use Future Rent to Qualify for a Mortgage?
Yes, on many purchase transactions a lender can use rental income from the property you're buying, before you've collected a single payment, to help you qualify. The math starts with a Form 1007 market-rent appraisal: the appraiser estimates fair market rent for the unit or units, and the lender counts 75% of that figure to offset the new PITIA (principal, interest, taxes, insurance, and association dues). The exact treatment depends on whether you're house-hacking a 2-4 unit owner-occupied property or buying a pure investment property.
August 3, 2026
How Fannie Mae Counts Rental Income (Form 1038/1039 & 75% Rule)
Fannie Mae lets lenders count only 75% of a rental property's gross rent as qualifying income, treating the other 25% as an automatic vacancy and maintenance factor. Which worksheet applies, Form 1038 for individually owned rentals or Form 1039 for properties held in an LLC or other business entity, depends on how title is held and whether the property already shows up on a filed tax return. If the property has a full year of history, Fannie Mae starts with Schedule E net income and adds back certain expenses; if it doesn't, a lease or an appraiser's Form 1007 rent schedule drives the number instead, and the 75% haircut gets applied to gross rent.
July 31, 2026
VA IRRRL Recoupment Rule: the 36-Month Math (What Actually Counts)
Under 38 U.S.C. § 3709, a VA IRRRL has to pass a recoupment test: the closing costs the veteran actually pays have to be paid back through lower monthly principal and interest within 36 months. The catch is that not every line on the closing disclosure counts toward that math. "Recoupable" is a defined, narrower category, and getting it wrong is the fastest way to misjudge whether a streamline refinance actually pencils out.
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 (96.5% LTV, 2026)
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.