#13 · MAY 23, 2026

Technically Saturday Edition

30-Year Mortgage Rate (Freddie Mac PMMS)

6.51% ↑ 15 bps (9-month high)

Daily rate now (MND)

6.65% running 14 bps above the weekly average

What that means on a $400K loan (P&I)

~$2,531/mo still ~$93/mo less than a year ago ($1,114/yr)

10-Year Treasury (CNBC)

4.56% eased Friday as oil pulled back

Builder confidence (NAHB, May)

37 up from 34, beat forecasts (price cuts easing)

⚠️ Next big rate mover: April PCE inflation + Q1 GDP — Thursday, May 28 at 8:30 AM ET

PCE is the Fed's preferred inflation gauge. A hot number keeps hike talk alive. Markets closed Monday 5/25 for Memorial Day.

Source: Freddie Mac Primary Mortgage Market Survey® (PMMS®), week ending 5/21/2026. Daily rate from Mortgage News Daily. Builder data from the NAHB/Wells Fargo Housing Market Index. Rates shown are national averages for a conforming 30-year fixed-rate mortgage and do not represent a personal rate quote or offer to lend. Payment example assumes a $400,000 loan amount, 30-year fixed term, 20% down payment, and does not include taxes, insurance, or PMI. Your actual rate, payment, and costs may vary based on your financial profile. Rate ≠ APR. Not all applicants will qualify.

What to Say to a Buyer (acknowledge-reframe)

"[Name], you saw rates jumped this week, and I want to talk about it head-on. Yes, they hit a 9-month high. But here's the part nobody's telling you. The sellers are reading the exact same headlines you are. They're nervous too. That nervousness is your advantage. When sellers see scary rate news, they get more willing to negotiate, cover closing costs, and offer concessions to get a deal done. The same headline that's making you hesitate is the thing tilting the table in your favor. The buyers who understand that are getting real money knocked off and rate buydowns paid for. I know how to find those sellers and structure those deals. Can we get on the phone Monday and put together a plan?"

What to Say to a Seller (curiosity-pivot)

"[Name], let me ask you something. Do you know how much equity you're actually sitting on right now? [Let them answer.] Most people are surprised. The typical homeowner has built around $128,000 over the last six years. Here's why that matters this week. The homes that are pricing aggressively right out of the gate are still getting multiple offers and selling fast. The ones that overshoot are sitting. It comes down to two things: pricing it right and presenting it buyer-ready from day one. That's exactly what I do better than anyone. I know how to position your home so it's the one buyers fight over, not the one they scroll past. Let's sit down for 15 minutes and I'll show you what your home would do and how I'd take it to market."

[name], you'll probably see headlines this weekend about rates jumping. Before you read too much into it: the payment on your price range is still lower than it was a year ago. Let's talk Monday so you're working off real numbers, not headlines. Sound good?

[name], here's what most buyers miss about a week like this. Sellers see the same scary rate headlines you do. It makes them way more willing to negotiate and cover costs. The headline that makes you nervous is the one that puts you in the driver's seat. Want me to show you how to use it?

[name], even in this market, the homes priced right and prepped buyer-ready from day one are still pulling multiple offers. The ones that aren't just sit. That gap is where I earn my keep. Want me to show you what your home would do if we took it to market the right way?

[name], talked to a past client this week who assumed they were "stuck" in their house. We ran the numbers and they had way more options than they thought. Made me want to check in with you. Want a quick equity snapshot, no strings?

Rates went up this week. Buyers saw the headline and some of them froze.

Here's what they're missing. Sellers saw the exact same headline.

When sellers get nervous about the market, they get flexible. They cover closing costs. They pay for rate buydowns. They knock real money off the price to get a deal done before things feel worse.

The scary headline that makes a buyer hesitate is the same headline that puts that buyer in the driver's seat. You just have to know how to use it.

That's the whole job. Reading the room, finding the motivated sellers, and structuring the deal so my buyer wins. If you've been sitting on the sidelines because of the news, message me. There's an opportunity in this market and most people are looking right past it.

1. Buyers under contract right now. Call them first, today.

Anyone mid-transaction is the most fragile when rates move. They're watching the headline and wondering if their deal still works or if they should panic. If they locked, they're fine, and they need to hear you say that out loud. If they're floating, they need to talk to their lender today. A 5-minute call now prevents a Monday-morning crisis.

2. Pre-approved buyers who haven't found a house yet.

These buyers got pre-approved at a lower rate weeks or months ago, and a 15-basis-point jump may have changed what they qualify for. The number on their pre-approval letter might be stale. They need a refresh before they write an offer they can't actually close. This is the call that prevents a dead deal three weeks from now. Have them reconnect with their lender this week.

3. The fence-sitters. Save them for last, but do call them.

The buyers who were already on the fence are the ones a rate spike scares into hiding. Counterintuitively, they're your lowest priority this week, because a panicked fence-sitter won't move no matter what you say. But a short, calm, no-pressure check-in plants a seed. Use the "what the headline won't tell you" angle. You're not closing them today. You're being the steady voice they remember when they're ready.

Market Update — May 23, 2026

You may have seen that mortgage rates jumped this week to their highest level in about nine months. That's a real headline, so let's talk about what it actually means for you.

Here's the part the headline skips. Even with this week's increase, the monthly payment on a typical home is still lower than it was a year ago, by around $90 a month. Rates also eased back a little by Friday as oil prices fell. This has been a volatile stretch, not a straight climb.

Meanwhile, homebuilders reported more confidence this month, existing home sales rose, and there's more inventory to choose from than there's been in a while. The market is steady. It's just moving at a more thoughtful pace.

If the headlines have you wondering where you actually stand, hit reply. I'll connect you with my team to look at your real numbers, not the scary version.

This is a general market overview based on national averages from the Freddie Mac PMMS® for the week ending 5/21/2026 and is not an offer to lend. Your actual rate and payment will depend on your individual financial profile. Cole Brantley, NMLS# 1905939. Mpire Financial, NMLS# 2108504. Equal Housing Lender.

🍽 Next Lunch & Leads

AI Basics for Real Estate Agents

Thursday, June 4 at 12 PM ET. We start from zero. By the end you'll have AI writing your client emails, market updates, and listing copy. Bring lunch. Free to join.

Grab Your Seat →

This week's question

"NAR says the typical U.S. homeowner has built a specific amount of housing wealth over the past six years. What's the dollar figure?"

Text the answer to

(813) 579-8812

First 5 correct answers before 12:00 PM ET today win. One entry per agent.

1. Text me the intro

Three-way text works best: "Cole, this is [client]. They're looking at a [purchase/refi]. Can you take it from here?"

2. I reach out within an hour

Same-day call or text. No phone tag. No long forms before they hear from a human.

3. Free 15-minute consult

No commitment. They get real numbers, real options, and a clear next step. You get a buyer who's actually qualified.

4. You stay in the loop

Updates at every milestone. Pre-approval, contract, appraisal, clear-to-close. You never have to chase the file.

🧠 Weird Stat of the Week

The 10-year Treasury yield moved more in some single days this week than it used to move in entire months back in the 2010s. From 2012 to 2016, a 7-basis-point daily swing was a notable day. This week we had multiple. The bond market isn't broken. It just got caffeinated. The takeaway for your clients: "the rate" is a moving target, which is exactly why a same-day conversation beats a week-old assumption.