"Monday June 1: Iran stopped communications with the US this morning in response to Israel's escalating operations in Lebanon. WTI surged 5.93% to $92.54. The 10yr Treasury climbed back to 4.47%. The PMMS released May 28 came in at 6.53% — up 2bps from the prior week, not the relief the Treasury market was signaling. Bankrate national 30yr sits at 6.56% today. June 10 CPI is now 9 days away. Pending home sales rose for a third consecutive month. Refi demand dropped 18%. The spring window is open but narrowing fast."
Jump to your situation
Weekly PMMS closes, May 2025 to June 2026. The April low of 6.23% and current PMMS of 6.53% (May 28) are marked. Rates up 30bps from the April low.
Historical data based on weekly Freddie Mac PMMS. PMMS as of May 28, 2026: 6.53%. 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 May 28: 6.53%, up 2bps from 6.51%. Thursday did not deliver the relief the Treasury market signaled. Bankrate national 30yr: 6.56% today. Zillow: 6.54%. Next PMMS: June 5.
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 above $100 after brief pullback adds continued pressure.
Treasury at 4.47% and rising after Iran stopped US communications. Was at 4.44% Friday. Oil surge entering June pushing yields back higher.
S&P pushing toward record on oil drop and Iran deal optimism. Dow futures jumped 300+ points overnight. Post-Memorial Day open strong.
Nasdaq 26,972 — near all-time high. AI capex spending momentum continuing despite geopolitical noise. Tech sector decoupled from oil.
Surged 5.93% to $92.54 after Iran halted communications with US. Peace deal optimism evaporated overnight. Back near pre-deal-hope levels.
Fed held April 29. FOMC June 17 is 16 days out. Fed Governor Bowman warned against hiking on inflation spike. June 10 CPI precedes FOMC decision.
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 PMMS at 6.53% (May 28) and Iran tensions resurfacing today, strong credit borrowers who qualify have every reason to act now. June 10 CPI is 9 days out. A soft print could move rates lower. A hot print pushes them higher. Waiting is a rate bet. Locking is a strategy. This is the foundation of a disciplined long-term equity position.
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 6.53% and geopolitical volatility keeping rates elevated, 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 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 6.36%, market moved to 6.53% 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 6.53%, costing $2,030 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 as of May 28, 2026 is 6.53%. Bankrate national 30yr refi: 6.72% as of June 1. For borrowers who plan to stay in the property, a rate-and-term refinance may still justify closing costs within 18 to 24 months on 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 6.53% note rate is approximately $456 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 PMMS at 6.53% (May 28) and Bankrate national 30yr at 6.56% today, borrowers who closed at 7.0% to 8.0% between 2023 and 2024 are still 50 to 150 basis points above current market. Refi demand dropped 18% last week — rates remain too elevated for most refi math. Iran tensions resurfaced this morning, pushing WTI back to $92.54 and Treasury to 4.47%. June 10 CPI is the rate pivot point. A softer print could move rates enough to shift the break-even. Contact Troy for a current analysis before that number prints.
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 →Iran stopped communications with the US this morning in response to Israel's escalating military operations in Lebanon, reversing last week's ceasefire optimism. WTI crude surged 5.93% to $92.54. The 10yr Treasury climbed to 4.47%. The PMMS released May 28 came in at 6.53% — up 2 basis points from the prior week, not the improvement Treasury yields were signaling. Bankrate national 30yr: 6.56% today; refi: 6.72%. S&P 500 opened June at a record 7,580 — tech and AI momentum driving gains independent of oil. Pending home sales rose a third consecutive month. Refi demand dropped 18% last week. June 10 CPI is 9 days away. FOMC June 17. Position now.
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 4.61% on May 21. FOMC minutes confirmed hikes under discussion. Spring window fully closed. This scenario played out May 21; Friday May 22 brought 2bps relief to 6.49%.
CPI data sourced from BLS release May 12, 2026. PMMS per Freddie Mac May 28, 2026: 6.53%. 10yr Treasury per Trading Economics June 1, 2026. FOMC minutes per Federal Reserve May 21, 2026. Next CPI release: June 10, 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 is 17 days into his tenure as Federal Reserve Chair. Iran halted US communications this morning — oil is back at $92.54 and Treasury at 4.47%. His first FOMC is 16 days out. Warsh's stated structural positions haven't shifted. He views the Fed's $6 trillion balance sheet as a problem requiring reduction, putting independent upward pressure on mortgage rates beyond the funds rate. He prefers rules-based policy over forward guidance, meaning rate moves will be harder to anticipate than under Powell. The April CPI confirmed 3.8% and real wages fell 0.5%. One week of oil relief doesn't erase the inflation trajectory. June 10 CPI precedes his first FOMC by 7 days. If energy costs from last month's oil decline show up in the data, a softer CPI is possible. If Iran tensions keep oil elevated through the measurement period, it won't. Fed Governor Bowman warned this week against hiking rates solely on inflation spike. The policy path between now and June 17 is data-dependent. The data drops June 10. First FOMC meeting under Warsh: June 17, 2026.
Build a Rate Strategy Before June 17 →The PMMS released May 28 came in at 6.53% — up 2 basis points, not the relief the Treasury market was pricing. Iran stopped communications with the US this morning. WTI is back at $92.54. Bankrate 30yr: 6.56% today. Refi demand dropped 18% last week — rates remain too high for most refi math. The market is waiting on one number: June 10 CPI at 8:30 AM ET. If energy costs from last month's oil decline show up in the data, a soft print is possible. If it prints hot again, rates push higher before the June 17 FOMC. The decision window is not weeks — it is 9 days. Lenders are pricing risk into locks. Every day between now and June 10 carries execution cost.
In Southern California, the first Monday of June opens with renewed Iran tension driving oil back to $92.54 and Treasury yields at 4.47%. Gasoline relief from last week's oil drop may be short-lived. The PMMS at 6.53% keeps the $600K to $900K purchase tier under qualification pressure. LA County and Orange County inventory remains tight at 2.9 months — sellers still hold leverage below $1.2M. Pending home sales rose for a third consecutive month nationally, confirming latent demand exists. The buyer pool is ready to move if rates cooperate. June 10 CPI is 9 days away. A hot print pushes rates higher immediately. A soft print — aided by last week's oil decline — opens the first genuine window since April. Position now, not after the number prints.
PMMS 6.53% as of May 28 — no relief delivered. Iran stopped US talks this morning. WTI back at $92.54. June 10 CPI is 9 days away. Buyers and investors with active scenarios need to be positioned before that number prints. Bridge financing covers the gap between contract date and close when rate volatility creates timing risk. Refi demand dropped 18% — the math still works for 7%+ borrowers. Contact Troy now.
118,727 national foreclosure filings Q1 2026. California: 7,985 starts. REO repossessions up 45% year over year. Iran tension returning pushes gasoline back up. Real wages down 0.5% in April. Savings rate at lowest since June 2022. Household balance sheets remain under pressure. Servicer backlogs growing. Private capital positioned ahead of June 10 CPI is moving into distressed deal flow that conventional lenders cannot access at this pace.
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.
Rate moves, market shifts, and private capital intel direct to your inbox. No fluff. No automated blasts. Unsubscribe anytime.
CA DRE #01199870 · NMLS #1795353 · Equal Housing Lender · No commitment. Unsubscribe at any time.
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.
Iran halted US communications this morning. WTI surged back to $92.54. The PMMS came in at 6.53% last Thursday — not the relief the market was pricing. Bankrate national 30yr: 6.56% today. June 10 CPI is 9 days away. June 17 FOMC follows. If you have a purchase or refinance in motion, the conversation needs to happen before that CPI print lands. Rate locks expire. Lender programs shift. The window between now and June 10 is the only execution runway you have.
Request My Strategy Session