This Week's Numbers

Source: Freddie Mac PMMS® · Week ending 2/19/2026

Your Scripts & Texts for This Week

What to Say to a Buyer

"Hey [name], wanted to pass something along. Mortgage rates just dropped to their lowest level in over three years. On a $400K home, you'd be paying about $220 less per month than you would have a year ago. There's an inflation report coming out later today that could push rates even lower, but it could also go the other way. Either way, if rates keep dropping, more buyers are going to come off the sidelines and competition picks up. Right now you've got room to negotiate with sellers. That window won't last if rates fall further."

What to Say to a Seller

"Hey [name], I wanted to give you a heads up. Rates just dropped to a three-year low, which means more buyers are getting off the sidelines. Refinance applications have more than doubled in the past year. Spring is shaping up, but inventory is climbing too. Homes priced right are moving. The ones that aren't are sitting longer. The window is open but it won't stay this way forever."

Hey [name], mortgage rates just hit a 3-year low. On a $400K home that's about $220/mo less than this time last year. They could drop even more depending on today's inflation report, but they could also bounce back. Here's the thing though. Lower rates means more buyers jump in and you lose your negotiating power with sellers. Right now is a good window to start making moves.

Hey [name], hope you're doing well. Quick update: mortgage rates just dropped to their lowest point since 2022. If you've been waiting for things to settle down, this is kind of what that looks like. Want to grab coffee and talk through your options?

Hey [name], heads up: rates just hit a 3-year low so more buyers are getting back in the game. Inventory is also climbing which means the competition for sellers is picking up. Spring window is here but pricing right matters more than ever. Want to talk timing?

Hey [name], hope you're doing well! Quick market note: rates just dropped to their lowest in three years and buyer activity is picking up. If selling has crossed your mind at all, spring is shaping up to be a solid window. I can pull some numbers for your neighborhood if you want.

Client Forward Block

Copy the section below and forward it to a buyer or seller who needs this week's update. No jargon, no industry-speak, just the facts they care about.

Market Update, February 20, 2026

Mortgage rates just dropped to about 6% this week, the lowest they've been in over three years. On a $400K home, that works out to roughly $220 less per month compared to a year ago. That won't change everything overnight, but the trend has been moving in the right direction and affordability is the best it's been since early 2022.

The big thing to watch: a major inflation report comes out later today. If it comes in lower than expected, rates could dip even more. If it comes in hot, rates might bounce back up. Either way, this is a good time to have the conversation.

Questions? Hit reply and I'll connect you with my team.

Rates shown are national averages from the Freddie Mac PMMS® for the week ending 2/19/2026 and are not an offer to lend. Your actual rate and payment may vary. Cole Brantley, NMLS# 1905939. Mpire Financial, NMLS# 2108504. Equal Housing Lender.

🤖 AI Tip of the Week

How to make AI actually sound like you

AI-generated text has tells. Em dashes everywhere. Words like "navigate," "leverage," and "game-changer." Phrases no human would say out loud. Your clients can feel it even if they can't name it.

Fix it in two steps. First, end every prompt with: "Do not use em dashes. Do not use common AI language. Write in short, clear sentences like a real person talking."

Second, upload examples of your actual writing (emails you've sent, texts, listing descriptions) and tell the AI: "Study how I write. Match my tone, sentence length, and word choice in everything you write for me." That's how you go from AI-sounding to you-sounding.

What Moved Rates This Week

The context behind the numbers, for agents who want to go deeper.

What This Means for Buyers & Sellers

How to Refer a Client to Me

Step 1

Reach out to me first. Text, email, or call me with the client's info and any notes about their situation. The more context upfront, the better I can serve them.

Step 2

Introduce me in a 3-way text. A group text with you, me, and the client. Something like: "Hey [name], this is Cole Brantley, the mortgage broker I told you about. He's going to reach out to set up a time to talk through your options."

Step 3

I take it from there. I reach out to the client 7 times over the next 4 days with a mix of phone calls and text messages to set a consultation. After every conversation, I send you a recap of where things stand and what the next steps are.

Step 4

No one gets forgotten. If the client doesn't respond after the first week, they move into a biweekly follow-up cadence from my call center team. No lead gets dropped.

That's the Sheet

See you next Friday.

Cole Brantley | Loan Officer | NMLS# 1905939

Mpire Financial | NMLS# 2108504

189 S Orange Ave #2020, Orlando, FL 32801

Rates referenced in this newsletter are sourced from the Freddie Mac Primary Mortgage Market Survey® (PMMS®) and represent national weekly averages. They are for informational and educational purposes only and do not constitute an offer to lend, a loan commitment, or a guarantee of any specific rate. Your actual rate, terms, and monthly payment will depend on your individual financial profile, including credit score, down payment, loan type, property type, and other factors.

Payment examples in this newsletter are estimates based on a $400,000 loan amount at a 30-year fixed rate with 20% down payment. They do not include property taxes, homeowners insurance, HOA dues, or private mortgage insurance (PMI), which would increase the total monthly obligation. Rate does not equal Annual Percentage Rate (APR). APR reflects the total cost of borrowing including certain fees.

This newsletter is intended for real estate professionals and is not directed at consumers. All loan programs are subject to credit approval and property appraisal. Not all applicants will qualify. Programs, rates, terms, and conditions are subject to change without notice.

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Equal Housing Lender