"Monday June 22: FOMC held June 17 unanimous 12-0 at 3.50%-3.75%. Dot plot median now 3.8% end-2026 - implies a hike. Nine of 18 project tightening this year. October rate hike odds at 60.7%. Warsh issued approximately a 130-word statement with no forward guidance. PMMS released June 18 at 6.47%, down from 6.52% - oil is pulling rates lower. WTI at $77.54, down 17% this month on the Israel-Hezbollah ceasefire and US-Iran interim accord. Homeowners tapped $47 billion in equity Q1 2026. Bankrate 30yr at 6.53% today. Variability Index 2 out of 10. May PCE releases this week. Next PMMS June 26."
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Weekly PMMS closes, May 2025 to May 2026. The April low of 6.23% and today's PMMS of 6.47% are marked. Largest single-week jump since January 2026.
Historical data based on weekly Freddie Mac PMMS. PMMS as of June 22, 2026: 6.47%. For educational context only. Not an offered rate or commitment to lend. CA DRE #01199870 | NMLS #1795353. Equal Housing Lender.
C.A.R. 2026 forecast. Price support holding despite rising rate pressure and elevated oil costs.
Freddie Mac PMMS June 22. Up 15bps from 6.23% last week. Largest single-week jump since January. 10yr at 4.48% and FOMC minutes signal hikes ahead.
Inventory tightness keeping the market active even as rates move higher.
Less than half a balanced market. Sellers hold real leverage below $1.2M.
118,727 filings Q1 2026. CA: 7,985 starts. REO repossessions up 45% YoY. Oil back at $77.54 after brief pullback adds continued pressure.
FOMC minutes today: majority favor hikes if inflation persists. Rebounding after Wednesday pullback.
Edging lower midday. Nvidia beat failed to extend AI rally. Walmart fuel-cost warning rippling through retail.
Nasdaq 100 lower midday. Nvidia fell 1.6% despite record Q1 beat. Guidance fell short of upper estimates.
Back at $77.54 midday. Iran Supreme Leader directive on the Strait of Hormuz hardened Tehran's position, reversing Wednesday's pullback to $77.54.
FOMC minutes today show majority favor hikes if inflation persists. 40% odds priced for December hike.
Enter your lock expiration date. Know exactly how many days you have left before it expires and what you need to do before then.
Rate lock expiration and extension policies vary by lender and loan program. Confirm your actual expiration date directly with Troy Mire before relying on this estimate. This tool is for informational purposes only and is not a commitment to lend or extend any lock period. CA DRE #01199870 | NMLS #1795353. Equal Housing Lender.
CNBC content linked for informational reference only. Troy Mire is not affiliated with CNBC. All rate references in linked articles are market commentary and do not represent offered rates. CA DRE #01199870 | NMLS #1795353.
For the buyer who is ready to move. High cost area loan limits reach $840,000 in 2026. With the PMMS jumping to 6.47% today, up 15 basis points in a single week, strong credit borrowers who qualify have every reason to act now rather than wait for relief the data is not supporting. This is the foundation of a disciplined long-term equity strategy.
For the buyer the market keeps telling no. Higher debt ratios, lower down payments, and multiple offer situations all become more manageable with FHA. We position FHA offers to compete effectively against conventional buyers. Down payment requirements apply. Not all borrowers qualify. Contact Troy to run your specific scenario.
The most powerful financing tool available, full stop. Zero down payment. No private mortgage insurance. If you or a family member has served, this benefit is worth a conversation today. We specialize in structuring VA offers to win in competitive coastal markets. Eligibility requirements apply.
Before you tour a single property, you need a signed agreement. California law requires a written Buyer Representation agreement prior to any showing. Terms are capped at 90 days. This protects you and establishes the relationship clearly from day one.
Entity-based cash acquisitions on properties up to 4 units now require beneficial ownership disclosure to FinCEN. This applies immediately. Confirm compliance before closing. Consult a licensed attorney for guidance specific to your structure.
With PMMS at 6.47% and rates priced higher through year-end, FHA and VA borrowers gain proportional advantage: lower down payments (3.5% FHA, 0% VA), lower credit requirements, and seller concessions for closing costs remain available. VA borrowers with full entitlement can purchase without appraisals or PMI. Both programs close faster than conventional when properly structured. Current environment favors government-backed borrowers.
Accelerated depreciation: Cost segregation studies break down investment property improvements into components with shorter depreciation schedules. Recent acquisitions can retroactively claim cost seg studies that defer federal taxes 3-5 years into the future.
Timing advantage: With rates rising and private capital deployment accelerating, investors who close now can claim cost seg deductions immediately while deferring cash taxes. This creates a timing arbitrage unavailable to buyers waiting for rate relief.
Riverside anchors the Inland Empire logistics and population migration corridor. Strong rental demand from warehouse and manufacturing workers relocating from coastal California, below-median acquisition cost relative to Los Angeles County, and 3.1 months inventory support investor leverage. Industrial adjacency, warehouse proximity, and stable employer base create genuine yield potential that is difficult to find at this price point. Private clients only. Not listed on the open market.
Troy Mire · CA DRE #01199870 · NMLS #1795353
Deployed $475,000 bridge capital to extend rate lock in Orange County, closed in 7 business days. Conventional buyer locked 6.23%, market moved to 6.47% before close. Bridge loan held the rate and extended timeline while appraisal and underwriting completed. Total bridge cost: $8,200 (2.1% fee). Without bridge: buyer would have renegotiated at 6.47%, costing $1,950 additional monthly payment. Bridge wins when timing is the only variable.
Talk Private Capital →Your tax return is designed to minimize taxable income. That same return should not be what limits your purchasing power. Bank statement programs qualify you on 12 or 24 months of actual deposit history, not adjusted gross income. For business owners whose real liquidity is significantly higher than what their returns show, this is not a workaround. It is the right tool for the right borrower.
Run My Bank Statement Scenario →The property qualifies. You do not have to. DSCR lending underwrites solely on rental income versus debt service with no W-2s, no tax returns, and no personal DTI calculation. Published market ranges in May 2026 run approximately 6.125% to 7.5% for residential investment properties based on published lender matrices, depending on credit, LTV, and structure. These are example ranges only, not offered rates. APR will vary. A DSCR of 1.0 meets the floor. A ratio of 1.25 or above positions for the most favorable terms. Contact Troy for actual pricing on your specific scenario.
If you closed between mid-2023 and late 2024, your rate is likely between 7.0% and 8.0%. The Freddie Mac PMMS released today is 6.47%. Bankrate reports refinance rates averaging 6.76%, making the cost-benefit window narrower for marginal refi candidates. For borrowers who plan to stay in the property, a rate-and-term refinance may still justify the closing costs within 18 to 24 months for many Southern California loan amounts. For illustrative purposes only: on a hypothetical $700,000 30-year fixed loan, the difference in principal and interest between a 7.5% note rate and a 6.47% note rate is approximately $465 per month based on published benchmark rates. This is a hypothetical example only and does not represent an offered rate, APR, or guarantee of savings. Actual results will vary based on your credit, loan amount, LTV, property type, remaining term, and fees. Not a rate quote or commitment to lend.
With the 10yr at 4.48%, FOMC minutes signaling majority support for rate hikes, and WTI at $77.54, the rate environment is deteriorating quickly. The PMMS moved 15 basis points in a single week. Contact Troy for a compliant break-even analysis specific to your loan before the June 10 CPI print changes the picture further.
Run My Refinance Analysis →An educational tool to help you think through scenarios. Does not constitute a TILA disclosure, an offered rate, or a commitment to lend. Contact Troy for your actual rate and APR.
* Educational tool only. Not a TILA disclosure, offered rate, or commitment to lend. APR varies based on loan amount, credit, LTV, property type, term, and fees and will be disclosed at application. Tax estimated at entered rate applied to purchase price divided by 12. Insurance at 0.5% annually. Not all applicants qualify. Contact Troy Mire for your actual rate and APR. Troy Mire, CA DRE #01199870 | NMLS #1795353. Equal Housing Lender.
Get My Actual Rate →Program availability subject to eligibility, lender guidelines, property type, and market conditions. Not all programs available to all borrowers. CA DRE #01199870 | NMLS #1795353. Equal Housing Lender.
If May CPI prints hot, rates move higher immediately. If it misses, the first real window since April opens. Your position needs to be set before this number drops.
Lock My Rate Before June 10 →Freddie Mac PMMS released today at 6.47%, up 15 basis points from 6.23% last week and the largest single-week jump since January. The Mortgage Bankers Association reported 6.53% for the week, a seven-week high, confirming the upward momentum. The 10yr Treasury is at 4.48%. FOMC held June 17 unanimous 12-0 at 3.50%-3.75%. Dot plot median now 3.8% end-2026, implying a hike, with October rate hike odds at 60.7% per CME FedWatch. October rate hike odds at 60.7% per CME FedWatch. WTI crude at $77.54 after Iran's Supreme Leader issued a directive hardening Tehran's position on the Strait of Hormuz, reversing Wednesday's brief pullback to $77.54. May PCE releases this week. Next PMMS June 26. Next FOMC: July 28-29. Every day between now and June 10 is execution time.
April headline CPI came in at 3.8% year over year, up from 3.3% in March and 0.1 points above the Dow Jones consensus. Core CPI rose 2.8% annually with the monthly rate at 0.4%, the highest since January 2025. Energy accounted for more than 40% of the monthly gain and is up 17.9% annually. Gasoline up 28.4%. Airline fares up 20.7% over twelve months. Shelter rose 0.6%. The inflation is spreading beyond energy. Real average hourly wages fell 0.5% for the month and 0.3% annually. Workers are losing ground to inflation in real terms. The 10yr Treasury spiked to 4.459% within minutes of the 8:30 AM release and has since climbed to 4.60% as of May 18. The 30yr Treasury crossed 5.123%. Bank of America has removed all 2026 rate cuts from its forecast. JPMorgan's pessimistic scenario has headline CPI reaching 5%.
Treasury yields down 10 to 15bps. Rate window would have reopened. Did not happen.
Rates hold steady. Market awaits June FOMC. Also did not happen.
10yr hit 4.48% today. FOMC minutes signal hikes. Spring window fully closed. Rate up 28bps since April low.
CPI data sourced from BLS release May 12, 2026. PMMS per Freddie Mac June 22, 2026. 10yr Treasury per Trading Economics June 22, 2026. FOMC minutes per Federal Reserve June 22, 2026. Rate projections are illustrative estimates. Not a rate quote, APR disclosure, or commitment to lend. CA DRE #01199870 | NMLS #1795353. Equal Housing Lender.
Kevin Warsh completed his first FOMC on June 17 - unanimous 12-0 hold at 3.50%-3.75%. The dot plot delivered the real message: the median projection now sits at 3.8% for year-end 2026, implying a 25 basis point hike from current levels. Nine of 18 members project tightening before year-end. Seventeen of 18 see upside inflation risk. Warsh issued approximately a 130-word statement, the shortest in recent Fed history, with no forward guidance. His stated approach: rules-based policy, no pre-commitment, let data lead. Three things now govern mortgage rates heading into summer: the direction of energy prices (WTI at $77.54, down 17% this month), the May PCE reading this week (the Fed's preferred inflation measure), and whether October hike pricing at 60.7% firms further. The PMMS fell to 6.47% June 18 - oil deflation is doing what the Fed cannot. The next FOMC is July 28-29.
Freddie Mac released the PMMS at 6.47% today, up 15 basis points from 6.23% last week and the largest single-week move since January. The 10yr Treasury is at 4.48%. FOMC minutes released this morning show a majority of Fed officials believe rate hikes may be warranted if inflation remains elevated, with approximately 40% odds of a December hike now priced. WTI crude at $77.54 after Iran's Supreme Leader issued a directive hardening Tehran's position on the Strait of Hormuz, reversing Wednesday's brief relief rally that took oil down to $77.54. The 30yr Treasury is holding above 5% at 5.13%. The spring window that opened at 6.23% in April is now 28 basis points behind us in a single PMMS reading.
In Southern California, purchase applications are beginning to decline as affordability deteriorates under the 6.47% PMMS (with prediction markets pricing 6.47% as of June 18). The MBA reports application activity weakening as rates rise. Inventory at 2.9 months continues to support seller leverage below $1.2M. The $800K to $1.2M corridor remains where the most realistic negotiation exists. Energy sector volatility continues as geopolitical tensions keep WTI at $77.54. Saudi Aramco warned that supply normalization may not occur before 2027. Gasoline at $4.50+ nationally creates household balance sheet pressure. The next CPI releases June 10. Warsh chairs his first FOMC on June 17. Between now and the PCE data this week is the next catalyst of certainty that exists in this market.
Bridge financing wins when timing is the only variable. PMMS jumped 15bps in a single week. WTI at $77.54. FOMC minutes confirm hike odds are rising. Prediction markets pricing 6.8%+. Buyers locked in at 6.23% who close in 45+ days face renegotiation. Bridge loans hold rates and extend timeline at lower cost than rate pickup. The market is moving 15bps per week. Speed now costs less than timing risk later. Contact Troy for bridge scenarios.
118,727 national foreclosure filings in Q1 2026. California: 7,985 starts. REO repossessions up 45% year over year. Oil back at $77.54. 3.8% CPI confirmed. FOMC minutes confirm hike discussions are live. Real wages down 0.5% in April. Household balance sheets under pressure from every direction simultaneously. Servicers cannot process modifications at the current pace. Private capital lenders positioned now are moving into deal flow that conventional capital cannot access at the speed required.
Most people in this situation do not know what options exist until those options have expired. The Notice of Default starts a clock. The trustee sale ends it. What happens in between is almost entirely determined by how quickly you act and who you work with.
We work distressed situations every week. Private capital to cure arrears. Bridge financing to stabilize an asset. Pre-foreclosure sale strategy to protect credit. Short sale negotiation to achieve a clean exit. These tools exist and most people never hear about them until the window has closed.
A pre-foreclosure sale completed before the NOD becomes a trustee sale filing is significantly less damaging to your credit than a completed foreclosure and keeps future financing options open. A short sale, negotiated correctly with lender cooperation, can satisfy the debt and allow a clean exit. The window is weeks, not months, once a Notice of Default has been recorded.
Talk Through Your Options →General informational content only. Not legal, financial, or tax advice, a commitment to lend, or a guarantee of any specific outcome. Results vary based on individual circumstances, property values, lender policies, and applicable law. Consult a licensed California real estate attorney regarding foreclosure, lien, default, short sale, or pre-foreclosure matters before taking action. Troy Mire · CA DRE #01199870 · NMLS #1795353 · Equal Housing Lender.
The clock starts the day it is recorded. You typically have 90 days before a trustee sale can be scheduled. That window is your leverage and it runs out faster than people expect. Contact Troy the day you receive it.
An unresolved lien blocks your title. You cannot sell, refinance, or transfer the property until it is cleared. We help structure payoff solutions that restore your ability to transact on your own timeline.
Missed payments escalate fast. Bridge capital and private money can cure the arrears, stabilize the asset, and buy time to restructure, refinance, or sell on your terms rather than the bank's.
Selling before the trustee sale means you control the exit. It protects your credit, preserves remaining equity, and keeps future financing options open. The window is measured in weeks once the process starts.
Get a direct text from Troy when rates move more than 0.25% in either direction. No automated alerts. A real message from a real person who knows your scenario.
If you have a friend, family member, or colleague who is buying, refinancing, or dealing with a distressed property situation, forward this report. The information in here takes most people months to piece together on their own. You can send it in thirty seconds.
Freddie Mac released the PMMS at 6.47% today, up 15 basis points in a single week. October rate hike odds at 60.7% per CME FedWatch. FOMC minutes released this morning show a majority of Fed officials believe rate hikes may be warranted. WTI crude at $77.54. The 10yr Treasury is at 4.48%. Warsh is six days in with a balance sheet reduction agenda. The next decision point is May CPI on June 10. If you have a purchase or refinance in progress, the conversation needs to happen before that number prints. Contact the team for a confidential rate lock and portfolio strategy session.
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