Welcome to The Rate Update with Dan Frio — where we break down mortgage rates, the housing market, inflation, and the economic data driving interest rates.

In today’s LIVE event, we’re going deeper than the headlines. We’ll walk through the real financial tools you can use to prepare for buying a home, refinancing, or improving your financial position in 2026.

We’ll analyze:

• Mortgage rate trends and where rates may go next
• Housing affordability and home price trends
• Inflation, the Federal Reserve, and the bond market
• The 10-Year Treasury and mortgage-backed securities (MBS)
• Financial tools that can help you qualify for a home

During this live event I’ll also walk through several free tools and resources that can help you improve your financial situation before buying or refinancing.

Our goal is simple:
Help you understand the financial markets so you can make smarter mortgage decisions.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 Tools Mentioned in Today’s Live Event

📊 Free Budget App (the one my family personally uses)
👉 https://thebudget.app/#feature_section

🏠 Mortgage Calculator Tool
👉 https://housingbrief.com/mortgage-calculator/61e1a17d7c6605b46008b258

💰 TRU Mortgage Calculator Toolkit (All Pro Tools)
👉 https://friodan.gumroad.com/l/aejabs

📊 Credit Scores & Financial Tools
👉 https://creditscoresandmore.com/

Real Estate Tax Look-Up 
https://smartasset.com/taxes/illinois-property-tax-calculator

🧮 TRU Mortgage Calculator Toolkit

Includes tools like:

• Home Affordability Calculator
• Refinance & Debt Consolidation Analyzer
• Cost-of-Waiting™ Calculator
• Break-Even & ROI Calculator
• Maximum Purchase Price Analysis

👉 https://friodan.gumroad.com/l/aejabs

📲 Follow The Rate Update

YouTube
https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram
https://instagram.com/therateupdate

TikTok
https://tiktok.com/@therateupdate

Facebook
https://facebook.com/therateupdate

LinkedIn
https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781

Educational purposes only. Not financial advice.

Welcome to The Rate Update with Dan Frio — where we break down mortgage rates, the housing market, inflation, and the economic data driving interest rates.

In today’s LIVE event, we’re going deeper than the headlines. We’ll walk through the real financial tools you can use to prepare for buying a home, refinancing, or improving your financial position in 2026.

We’ll analyze:

• Mortgage rate trends and where rates may go next
• Housing affordability and home price trends
• Inflation, the Federal Reserve, and the bond market
• The 10-Year Treasury and mortgage-backed securities (MBS)
• Financial tools that can help you qualify for a home

During this live event I’ll also walk through several free tools and resources that can help you improve your financial situation before buying or refinancing.

Our goal is simple:
Help you understand the financial markets so you can make smarter mortgage decisions.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 Tools Mentioned in Today’s Live Event

📊 Free Budget App (the one my family personally uses)
👉 https://thebudget.app/#feature_section

🏠 Mortgage Calculator Tool
👉 https://housingbrief.com/mortgage-calculator/61e1a17d7c6605b46008b258

💰 TRU Mortgage Calculator Toolkit (All Pro Tools)
👉 https://friodan.gumroad.com/l/aejabs

📊 Credit Scores & Financial Tools
👉 https://creditscoresandmore.com/

Real Estate Tax Look-Up 
https://smartasset.com/taxes/illinois-property-tax-calculator

🧮 TRU Mortgage Calculator Toolkit

Includes tools like:

• Home Affordability Calculator
• Refinance & Debt Consolidation Analyzer
• Cost-of-Waiting™ Calculator
• Break-Even & ROI Calculator
• Maximum Purchase Price Analysis

👉 https://friodan.gumroad.com/l/aejabs

📲 Follow The Rate Update

YouTube
https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram
https://instagram.com/therateupdate

TikTok
https://tiktok.com/@therateupdate

Facebook
https://facebook.com/therateupdate

LinkedIn
https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781

Educational purposes only. Not financial advice.

Welcome to The Rate Update with Dan Frio — where we break down mortgage rates, the housing market, inflation, and the economic data driving interest rates.

In today’s LIVE event, we’re going deeper than the headlines. We’ll walk through the real financial tools you can use to prepare for buying a home, refinancing, or improving your financial position in 2026.

We’ll analyze:

• Mortgage rate trends and where rates may go next
• Housing affordability and home price trends
• Inflation, the Federal Reserve, and the bond market
• The 10-Year Treasury and mortgage-backed securities (MBS)
• Financial tools that can help you qualify for a home

During this live event I’ll also walk through several free tools and resources that can help you improve your financial situation before buying or refinancing.

Our goal is simple:
Help you understand the financial markets so you can make smarter mortgage decisions.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 Tools Mentioned in Today’s Live Event

📊 Free Budget App (the one my family personally uses)
👉 https://thebudget.app/#feature_section

🏠 Mortgage Calculator Tool
👉 https://housingbrief.com/mortgage-calculator/61e1a17d7c6605b46008b258

💰 TRU Mortgage Calculator Toolkit (All Pro Tools)
👉 https://friodan.gumroad.com/l/aejabs

📊 Credit Scores & Financial Tools
👉 https://creditscoresandmore.com/

Real Estate Tax Look-Up 
https://smartasset.com/taxes/illinois-property-tax-calculator

🧮 TRU Mortgage Calculator Toolkit

Includes tools like:

• Home Affordability Calculator
• Refinance & Debt Consolidation Analyzer
• Cost-of-Waiting™ Calculator
• Break-Even & ROI Calculator
• Maximum Purchase Price Analysis

👉 https://friodan.gumroad.com/l/aejabs

📲 Follow The Rate Update

YouTube
https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram
https://instagram.com/therateupdate

TikTok
https://tiktok.com/@therateupdate

Facebook
https://facebook.com/therateupdate

LinkedIn
https://www.linkedin.com/in/danfrio

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781

Educational purposes only. Not financial advice.

30-Year Mortgage Rates Just Hit a Critical Level — Should You Lock or Float?

Mortgage markets are sending mixed signals right now.

Oil prices are rising due to geopolitical tensions, which could push inflation higher, yet the U.S. jobs market remains strong, making it harder for the Federal Reserve to justify cutting interest rates.

Meanwhile:

• The 10-Year Treasury is moving
• The MBS market is selling off
• Mortgage rates are bouncing around key levels

So the big question for homeowners and buyers is simple:

Do you lock your rate now… or float and wait?

In today’s video, I break down exactly what’s happening in the bond market, inflation data, and mortgage pricing so you can make the smartest move.

If you're thinking about buying, refinancing, or just trying to understand where mortgage rates are heading next — this is the update you need.

👉 https://friodan.gumroad.com/l/aejabs

Tools Included:

• Home Affordability Calculator
 • Refinance & Debt Consolidation Analyzer
 • Cost-of-Waiting™ Calculator
 • Break-Even & ROI Mortgage Calculator

0:00 Mortgage Rates Hit a Critical Level
 0:38 Oil Prices and Inflation Risk
 1:35 How War Impacts Mortgage Rates
 2:30 Strong Jobs Market Complicates Fed Policy
 3:40 Why the Fed May Delay Rate Cuts
 4:50 What’s Happening in the Bond Market
 5:50 10-Year Treasury and Mortgage Rates
 6:50 MBS Market Selling Off
 7:45 Lock vs Float Strategy Right Now
 8:40 What Homebuyers Should Do Next

Dan Frio | NMLS #246527
 Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781

Educational purposes only. Not financial advice.

Mortgage rates aren’t just moving… they’re skyrocketing — and today we break down why this is happening right now:

• Stock markets plunged
• Geopolitical unrest (Middle East + Iran risks)
• Inflation pressures still lingering
• MBS & Treasury yields jumping
• What you should do now if you’re buying or refinancing

We follow the data — not the headlines — and show you exactly how markets are reacting in real time.

🔔 WATCH NEXT

If you want timely alerts when rates hit your target, check out:

👉 https://TheRateUpdate.com/ratewatch

📈 REAL RATE GUIDANCE + TOOLS

Apply with 30+ lenders — one application, one credit pull:
👉 https://257781.my1003app.com/246527/register

Free Strategy Call (Live)
👉 https://shorturl.at/SCIGL

TRU Mortgage Calculator Toolkit
All pro mortgage tools in one place:
👉 https://friodan.gumroad.com/l/aejabs

Includes:
• Home Affordability Calculator
• Refi vs. Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

📱 FOLLOW THE RATE UPDATE

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ COMPLIANCE

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
Educational purposes only. Not financial advice.

⏱ VIDEO CHAPTERS

00:00 — Intro: Rates SUDDENLY Jump
00:25 — Stock Market Plunge Impact
01:10 — 10-Year Treasury Yield Move
02:05 — Iran / Geopolitical Conflict & Markets
03:15 — Inflation, CPI & Rate Expectations
04:00 — MBS & Spread Behavior Explained
05:10 — Lock vs Float: Data-Driven Guidance
06:00 — Where Investors Are Moving Money
07:00 — What This Means for YOU
08:20 — TL;DR Summary + Takeaways
08:50 — Call To Action & Tools

Middle East escalation. Oil surging. Inflation fears reigniting. And mortgage rates are jumping.

Today we break down:

• Why conflict involving Iran is sending oil prices higher
 • How rising oil feeds directly into inflation expectations
 • Why the bond market is selling off instead of rallying
 • What this means for the 10-Year Treasury
 • And how all of it impacts YOUR mortgage rate

Normally, geopolitical conflict pushes investors into bonds — which lowers mortgage rates.

That’s not happening.

Instead, the market is pricing in higher inflation risk, fewer Fed cuts, and longer-lasting rate pressure.

If oil stays elevated, inflation could reaccelerate.
 If inflation reaccelerates, mortgage rates don’t fall.

We’ll walk through exactly what needs to happen next for rates to stabilize — or drop.

Transparent. Data-driven. No hype.

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target

👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call

👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders

👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)

👉 https://friodan.gumroad.com/l/aejabs

Includes:
 • Home Affordability
 • Refinance & Debt Consolidation
 • Cost-of-Waiting™
 • Break-Even & ROI Calculator

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied to:

• CPI
 • Jobs reports
 • MBS pricing
 • 10-Year Treasury movements

No guessing. No hype. Just data.

00:00 Middle East Escalation & Market Shock
 00:45 Why Oil Is Spiking Right Now
 01:50 How Oil Impacts Inflation
 03:00 Producer Inflation (PPI) Surprise
 04:05 Why Bonds Are Selling Off
 05:15 10-Year Treasury Breakdown
 06:20 Why Mortgage Rates Are Rising
 07:30 Inflation vs Recession — What the Market Is Pricing
 08:45 What Needs to Happen for Rates to Fall
 09:35 Lock vs Float Strategy Right Now

Dan Frio | NMLS #246527
 Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
 This content is for educational purposes only and is not financial advice.

Strong jobs.
 Cooling inflation.
 Stocks rallying.

So why aren’t mortgage rates falling?

In this video, we break down why a healthy economy actually reduces the likelihood of Federal Reserve rate cuts — and how that directly impacts mortgage rates.

We’ll cover:

• What the latest Jobs report signals
 • Why inflation cooling isn’t the same as inflation collapsing
 • How the 10-Year Treasury is reacting
 • Why “no recession” = no emergency rate cuts
 • What this means for homebuyers waiting on 5% rates

The bond market doesn’t move on headlines — it moves on expectations.

If the economy remains stable, mortgage rates may not drop the way many are hoping.

Let’s walk through the data.

President Donald Trump just delivered the State of the Union — and markets are reacting.

So what does this mean for mortgage rates?

Should you LOCK now… or FLOAT and risk it?

Today we break down:
• Inflation expectations
• The 10-Year Treasury reaction
• MBS pricing movement
• Federal Reserve implications
• What this means for YOUR mortgage strategy

If you’re buying, refinancing, or waiting for lower rates — this is the strategy session you don’t want to miss.

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied directly to CPI, Jobs data, MBS spreads & the 10-Year Treasury.

Transparent. Data-driven. No hype.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)
👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

⚖️ Compliance
Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
For educational purposes only. Not financial advice.

Mortgage rates just dropped to 5.99% — the lowest level in nearly three years.

HOME.COM   Article  
https://www.homes.com/news/daily-mortgage-rates-dip-to-5-99/1356105419/

But here’s the twist:

The Federal Reserve says no rate cuts are coming because inflation is still too high.

President Donald Trump is calling for rate cuts.

Inflation remains sticky.
Tariffs are creating uncertainty.
The Supreme Court just struck down major trade policy.
The jobs market is sending mixed signals.
Bond markets are reacting.

So how are mortgage rates falling without a Fed cut?

In this episode, we break down:
• Why mortgage rates follow the bond market — not the Fed Funds Rate
• What’s happening with the 10-Year Treasury
• How inflation expectations are driving mortgage pricing
• Whether 5.99% can last
• What this means for buyers, refinancers, and homeowners

This is the disconnect nobody is explaining clearly.

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied to CPI, Jobs, MBS & the 10-Year Treasury.

Transparent. Data-driven. No hype.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)

👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

📲 Follow The Rate Update

YouTube: https://www.youtube.com/@TheRateUpdatewithDanFrio

Instagram: https://instagram.com/therateupdate

TikTok: https://tiktok.com/@therateupdate

Facebook: https://facebook.com/therateupdate

LinkedIn: https://www.linkedin.com/in/danfrio

0:00 – Intro
0:45 – Key mortgage rate update
1:30 – Expert commentary
…

⚖️ Compliance

Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
Educational purposes only. Not financial advice.

BREAKING: The Supreme Court rules against tariffs under IEEPA — now what?

Was this about executive overreach? Revenue strategy? Inflation risk? Or political narrative?

Today we break down:
• What IEEPA actually is
• Why the Court ruled the way it did
• How this impacts the $37 trillion deficit
• Whether tariffs raise inflation
• What this means for Treasury yields & mortgage rates
• What happens next

No hype. No partisan spin. Just facts, market mechanics, and how this affects homeowners and buyers.

Every day, we pull real pricing from 30+ lenders and show you exactly what you qualify for — plus lock vs. float guidance tied to CPI, Jobs, MBS & the 10-Year Treasury.

Transparent. Data-driven.

🔔 Start Here

📈 RateWatch 2.0 — Get Notified When Rates Hit Your Target
👉 https://TheRateUpdate.com/ratewatch

📞 Free Strategy Call
👉 https://shorturl.at/SCIGL

📝 Apply — One App • One Credit Pull • 30+ Lenders
👉 https://257781.my1003app.com/246527/register

🧮 TRU Mortgage Calculator Toolkit (All Pro Tools in One Place)
👉 https://friodan.gumroad.com/l/aejabs

• Home Affordability
• Refinance & Debt Consolidation
• Cost-of-Waiting™
• Break-Even & ROI Calculator

⚖️ Compliance
Dan Frio | NMLS #246527
Equal Housing Lender | TRU Mortgage Team / PBT Bancorp | NMLS #257781
Educational purposes only. Not financial advice.