Mortgage Rates Today | Housing Market & Fed News – The Rate Update with Dan Frio

Are you shopping for a mortgage rate the wrong way?Most homebuyers are told to “shop around” for mortgage rates — so they go to Bankrate, LendingTree, or other online rate sites, enter their information, compare teaser rates, and hope they’re getting the best deal.But the lowest advertised mortgage rate is not always the best mortgage deal.In this video, I take you behind the scenes and show how we compare your loan across 30+ lenders using one application and one credit pull — instead of sending your information all over the internet.We break down why mortgage rates vary based on credit score, down payment, income, loan program, property type, and whether you qualify for affordable mortgage programs. I also show examples comparing Conventional, FHA, and VA loan options so you can see why the “best rate” depends on your full financial picture — not just one advertised number online.You’ll also see how points, lender fees, and hidden costs can make a low rate much more expensive than it looks.In this video, we cover:✅ How we compare your loan to 30+ lenders✅ Why one application and one credit pull matters✅ Why online mortgage quotes can be misleading✅ Why points and fees matter as much as the rate✅ How credit score impacts mortgage pricing✅ Conventional vs. FHA vs. VA loan examples✅ How RateWatch 2.2 can track refinance savings✅ How to upload your Loan Estimate for a second opinion🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contact📄 Want a Second Opinion on Your Loan Estimate?Upload your Loan Estimate and we’ll compare the rate, fees, and program structure to see if there may be a better option available.TOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinThe Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to **The Rate Update with Dan Frio**.I break down **mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market**.My goal is simple: help you understand **what’s happening, why it matters, and what you should do next**.On this channel, you’ll find content about:- Mortgage rates today- Housing market updates- Refinance opportunities- Homebuying strategies- Inflation and Federal Reserve news- Treasury and bond market movements- Mortgage industry insights- Tools to help you save money and make smarter decisionsWhether you’re buying your first home, refinancing your current mortgage, comparing lenders, or trying to understand where rates may go next, you’re in the right place.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to **The Rate Update with Dan Frio**.I break down **mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market**.My goal is simple: help you understand **what’s happening, why it matters, and what you should do next**.On this channel, you’ll find content about:- Mortgage rates today- Housing market updates- Refinance opportunities- Homebuying strategies- Inflation and Federal Reserve news- Treasury and bond market movements- Mortgage industry insights- Tools to help you save money and make smarter decisionsWhether you’re buying your first home, refinancing your current mortgage, comparing lenders, or trying to understand where rates may go next, you’re in the right place.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

LIVE WEEKDAYS AT 9AM — THE RATE UPDATE WITH DAN FRIOMortgage rates move for a reason — and every weekday morning, we break down what is driving them.Today’s Rate Update recaps what is happening right now with mortgage rates, the bond market, the 10-Year Treasury, mortgage-backed securities, inflation concerns, oil prices, and the economic headlines that matter to homebuyers, homeowners, and real estate professionals.Every weekday at 9AM, we go live to look at the market data behind mortgage rates — not hype, not guessing, just plain-English analysis of what is moving the market and why it matters.Today’s video:https://youtube.com/live/Cy3CqRURnUYCHAPTERS00:00 — Opening Bell: Mortgage Rates & Market Setup01:15 — Why Mortgage Rates Move Every Day03:00 — 10-Year Treasury & Bond Market Reaction05:00 — Mortgage-Backed Securities Explained07:00 — Inflation, Oil Prices & Rate Pressure09:30 — What Homebuyers Need to Watch Today12:00 — What Homeowners Should Know About Refinancing14:30 — Real Estate Market Takeaways16:30 — Final Thoughts & Next StepsWHAT WE COVER LIVE EACH MORNING• Mortgage rates today• The 10-Year Treasury• Mortgage-backed securities• Inflation data• Jobs reports• Federal Reserve expectations• Oil prices• Stock market movement• Housing and real estate news• Economic headlines that may impact mortgage ratesMy goal is simple: help you understand what’s happening, why it matters, and how it may affect your next move as a buyer, homeowner, or real estate professional.No hype. No guessing. Just real market data explained in plain English.🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approvedhttps://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Danhttps://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automaticallyhttps://rw2.therateupdate.com/🏠 TRU Mortgage Command Centerhttps://command.therateupdate.com/💳 TRU Debt Optimizerhttps://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Toolshttps://stan.store/TRU-Foundations📊 Credit Monitoringhttps://www.smartcredit.com/?PID=42980📈 Free Credit Scoreshttps://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awin— DISCLAIMER —This channel is independently owned and operated by Dan Frio and is provided for educational and informational purposes only. Content may discuss real estate, mortgage rates, housing, stocks, bonds, cryptocurrency, economic news, and related financial topics.Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender. However, all opinions expressed on this channel are solely those of Dan Frio and do not necessarily reflect the views, policies, or positions of PBT Bancorp, its affiliates, or any other institution Dan may be associated with.Nothing in any video, description, comment, calculator, tool, email, website, livestream, or linked content should be considered an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, investment advice, or a guarantee of loan approval, rate, payment, savings, or program eligibility.Mortgage approvals, loan terms, interest rates, down payment requirements, payments, savings illustrations, and program availability are subject to change without notice and depend on borrower qualifications, property details, underwriting approval, appraisal, title review, investor guidelines, and applicable lending requirements.Use of this channel, watching videos, commenting, messaging, scheduling, or submitting information does not create a client relationship. All examples are for demonstration purposes only and should be independently verified. Not all borrowers will qualify.TRU Mortgage Team / PBT Bancorp  NMLS #257781  Dan Frio NMLS #246527  Equal Housing Lender

Mortgage Rates Just Hit a Critical Week — Jobs, Inflation & What Buyers Should Expect Next🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approvedhttps://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Danhttps://www.therateupdate.com/contactMORTGAGE RATES, JOBS DATA & NEXT WEEK’S INFLATION REPORTSMortgage rates are entering a critical week.This week gave us fresh jobs data. Next week brings key inflation reports. And between those two, the bond market may decide whether mortgage rates get some relief — or stay stuck in this affordability squeeze.Why does this matter?Because mortgage rates are not only about the Fed. They are also about inflation, the 10-Year Treasury, mortgage-backed securities, and what investors believe is coming next.In today’s live event, we break down:✅ What happened with mortgage rates this week✅ Why jobs data matters to the bond market✅ What the Fed is watching right now✅ Why next week’s inflation reports could move rates✅ How CPI and PPI affect mortgage rates✅ What this means for homebuyers and homeowners✅ Why affordability is still the biggest challenge✅ What to watch before locking, buying, or refinancingMost people do not care about CPI, PPI, payrolls, or Treasury yields.But they do care when the same house costs hundreds more per month because rates moved.The rate gets the headline.The payment tells the truth.No hype. Just real data — and what it means for your payment.TOP RESOURCES📉 Track Mortgage Rates Automaticallyhttps://rw2.therateupdate.com/🏠 TRU Mortgage Command Centerhttps://command.therateupdate.com/💳 TRU Debt Optimizerhttps://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Toolshttps://stan.store/TRU-Foundations📊 Credit Monitoring — SmartCredithttps://www.smartcredit.com/?PID=42980📈 Free Credit Scores — Credit Karmahttps://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinCHAPTERS00:00 Mortgage Rates Just Hit a Critical Week00:45 Why Jobs Data Matters02:05 The Bond Market Reaction03:20 Why the 10-Year Treasury Matters04:35 Inflation Reports Coming Next Week05:55 CPI, PPI and Mortgage Rates07:20 What the Fed Is Watching08:50 What This Means for Homebuyers10:15 What Homeowners Should Watch11:40 Affordability Reality Check12:45 Final Thoughts and Next StepsWORK WITH ME📅 Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage30+ Lenders • 1 Credit Pullhttps://257781.my1003app.com/246527/register📨 Contact / Ask Danhttps://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender.This content is for educational and informational purposes only and is not an offer to lend, commitment to lend, or financial, legal, tax, or investment advice.Mortgage approvals, rates, terms, payments, and program availability are subject to borrower qualifications, underwriting approval, market conditions, and current lending guidelines.All opinions are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp or its affiliates.Examples, payment scenarios, savings illustrations, calculators, and comparisons are for demonstration purposes only and should be independently verified. Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

99% chance of NO Fed rate cut?In today’s video, we break down why the Federal Reserve may not be ready to cut interest rates — even though homebuyers, homeowners, and the housing market are all waiting for relief.The big issue: the economy is still too strong, inflation is still too sticky, and the Fed does not want to cut too early and risk reigniting inflation.That matters because the Fed does NOT directly set mortgage rates — but Fed policy, inflation, the 10-Year Treasury, and mortgage bonds all help drive where mortgage rates move next.So if you’re waiting for mortgage rates to drop before buying a home or refinancing, this is the data you need to understand.Watch here:https://youtu.be/mXfhEySRie8🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinVIDEO CHAPTERS00:00 Why everyone wants the Fed to cut rates  00:45 The 99% no-rate-cut setup  01:35 Why the Fed may stay on hold  02:40 Inflation is still the problem  03:45 Why a strong economy can keep rates higher  04:55 How the 10-Year Treasury impacts mortgage rates  06:10 What mortgage bonds are telling us  07:20 What this means for homebuyers  08:30 What this means for homeowners waiting to refinance  09:45 Should you wait for lower rates?  11:00 How to monitor your opportunity  12:00 Final thoughts and next steps  Welcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.On this channel, you’ll find content about mortgage rates, housing market updates, refinance opportunities, homebuying strategies, inflation, Federal Reserve news, Treasury and bond market movements, and tools to help you make smarter mortgage decisions.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrio  Instagram → https://instagram.com/therateupdate  TikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender.This channel and all content are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT Bancorp  NMLS #257781  Dan Frio NMLS #246527  Equal Housing Lender

Oil is dropping — and that could be a big deal for mortgage rates.In today’s Rate Update, we’re looking at why oil prices matter so much for homebuyers and homeowners watching mortgage rates.Oil is one of the biggest inflation pressure points in the economy. When oil spikes, inflation fears can rise, bond yields can move higher, and mortgage rates can feel the pressure. But when oil starts falling, the opposite can happen — inflation pressure may cool, bonds may improve, and mortgage rates may get some relief.Mortgage rates dropped yesterday, and now the big question is whether this is the start of a bigger move lower or just a short-term reaction.Today we’re watching oil, the 10-Year Treasury, mortgage-backed securities, jobs data, and the broader market reaction.If oil keeps sliding back toward the $60–$65 range, mortgage rates may have room to follow lower. But if jobs data comes in too strong or inflation pressure stays sticky, that could slow down the move.For homebuyers, this is why preparation matters. For homeowners, this is why tracking refinance opportunities matters. The market can move quickly — and understanding what drives mortgage rates can help you make better decisions.CHAPTERS00:00 Mortgage rates are reacting to oil00:42 Why oil matters for mortgage rates01:35 Oil prices are falling02:28 The inflation connection homeowners need to understand03:20 Mortgage rates dropped yesterday04:05 Can rates move back toward the high-5s?05:05 Today’s economic data to watch06:00 Jobs, claims, payrolls, and bond market reaction07:05 What homebuyers should do right now08:00 What homeowners watching refinance rates should know08:40 Final takeaway: watch oil, bonds, and rates🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.On this channel, you’ll find content about:- Mortgage rates today- Housing market updates- Refinance opportunities- Homebuying strategies- Inflation and Federal Reserve news- Treasury and bond market movements- Mortgage industry insightsWORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender.This channel and all content published by Dan Frio are for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be considered an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

**How Much House Can You Really Afford? This App Makes It Easy | LIVE**Welcome to **The Rate Update with Dan Frio**.Today, we’re revealing the **TRU Home Buyer Power App** — a tool built to help homebuyers and homeowners cut through the confusion and figure out what they may really afford.In this live event, I’ll walk you through how the app helps you:* estimate your buying power* compare loan options* review possible monthly payments* take the next best step with more confidenceIf you’ve been frustrated by all the online calculators that throw numbers at you but don’t really help, this tool was built for you.**Watch Live Here:**https://youtube.com/live/xza7zQlGOt4**Try the TRU Home Buyer Power App:**https://truhomebuyerapp.lovable.app/**What we’ll cover today:*** How much house you may really afford* What loan program may fit you best* What your monthly payment could look like* Why most online calculators miss the mark* How to use the app step by stepThis tool is designed to make the home buying process easier, clearer, and more practical for real people trying to make smart decisions.**NEXT STEPS**🏠 Ready to Buy or Refinance? Get Pre-Approvedhttps://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Danhttps://www.therateupdate.com/contact**TOP RESOURCES**📉 Track Mortgage Rates Automaticallyhttps://rw2.therateupdate.com/🏠 TRU Mortgage Command Centerhttps://command.therateupdate.com/💳 TRU Debt Optimizerhttps://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Toolshttps://stan.store/TRU-Foundations💳 Find Out Your True Mortgage Credit Scorehttps://credit.advcredit.com/smartpay/SmartPay.aspx?uid=3da4af6a-e52d-4af8-be79-9a71e9409a97#forward📊 Credit Monitoring (SmartCredit)https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinSubscribe for real-time mortgage rate updates, housing market news, and strategies to help you buy smarter.#HomeBuyer #FirstTimeHomeBuyer #MortgageTips #HomeAffordability #RealEstate #MortgageRates #TheRateUpdate

🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approvedhttps://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Danhttps://www.therateupdate.com/contactMORTGAGE RATES COULD PLUNGE TODAY — HERE’S WHYOil prices are crashing on hopes that the Iran conflict may be nearing a resolution — and that could be a major turning point for mortgage rates.Why does this matter?Because when oil spikes, inflation fears rise.When inflation fears rise, bond yields usually move higher.And when the 10-Year Treasury and mortgage-backed securities get hit, mortgage rates often move higher too.But today, the opposite may be happening.Oil is falling.Treasury yields are dropping.Bond markets are rallying.And mortgage rates may get a second chance to improve.For homebuyers, this could mean better affordability.For homeowners, this could reopen refinance conversations.And for anyone who thought they missed their chance, today’s market move could be the reminder that mortgage rates can change fast.In today’s video, I break down:✅ Why oil prices matter to mortgage rates✅ How Iran peace hopes are affecting the bond market✅ Why the 10-Year Treasury is so important✅ What this could mean for homebuyers✅ What homeowners should watch before refinancing✅ Why this is NOT the time to guess — it’s the time to monitor your numbersNo hype. Just real data.📉 Track Mortgage Rates Automaticallyhttps://rw2.therateupdate.com/🏠 TRU Mortgage Command Centerhttps://command.therateupdate.com/💳 TRU Debt Optimizerhttps://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Toolshttps://stan.store/TRU-Foundations📊 Credit Monitoring — SmartCredithttps://www.smartcredit.com/?PID=42980📈 Free Credit Scores — Credit Karmahttps://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinCHAPTERS00:00 Mortgage Rates Could Plunge Today00:45 Why Oil Prices Are Crashing02:05 How Iran Peace Hopes Hit the Market03:20 Why Oil Matters to Inflation04:35 The 10-Year Treasury Connection05:55 What This Means for Mortgage Rates07:20 Homebuyers: Did You Get a Second Chance?08:50 Homeowners: Should You Watch for a Refinance?10:15 Lock or Float? What to Consider11:40 Why You Need RateWatch12:45 Final Thoughts and Next StepsWORK WITH ME📅 Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage30+ Lenders • 1 Credit Pullhttps://257781.my1003app.com/246527/register📨 Contact / Ask Danhttps://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

Mortgage rates are under pressure again — and this time the trigger is bigger than just the Fed.In today’s video, I break down why the mortgage market just got dangerous, how rising oil prices, Iran / Strait of Hormuz tensions, inflation fears, the 10-Year Treasury, and mortgage-backed securities are all working together to push rates higher.If you’re buying a home, refinancing, or trying to decide whether to lock or float, this is the kind of market you need to understand before making a move.Today we cover:• Why mortgage rates are moving higher• What the MBS / mortgage bond chart is telling us• How oil prices impact inflation and mortgage rates• Why Iran and the Strait of Hormuz matter to U.S. homebuyers• What the 10-Year Treasury is signaling• Why strong corporate earnings may not automatically help rates• Whether today’s market favors locking or floating• What homeowners and buyers should watch nextThe big takeaway: mortgage rates do not move just because of the Fed. They move because of the bond market — and right now the bond market is watching oil, inflation, war risk, economic data, and Treasury yields.If you are closing soon, this is not a lazy float market. If you are shopping for a home or considering a refinance, make sure you understand the numbers before you make a decision.🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.On this channel, you’ll find content about:• Mortgage rates today• Housing market updates• Refinance opportunities• Homebuying strategies• Inflation and Federal Reserve news• Treasury and bond market movements• Mortgage industry insights• Tools to help you save money and make smarter decisionsWhether you’re buying your first home, refinancing your current mortgage, comparing lenders, or trying to understand where rates may go next, you’re in the right place.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate#MortgageRates #MortgageRatesToday #HousingMarket #HomeBuying #Refinance #InterestRates — DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

Breaking News Special Report: Mortgage rates are moving fast as Middle East tensions flare again. The Dow is dropping, oil prices are spiking, and new reports say the Iran ceasefire is already in doubt after missiles were detected from Iran. We’ll break down what this means for the 10-Year Treasury, mortgage-backed securities, oil-driven inflation fears, and whether homebuyers and homeowners should consider locking now or floating if they’re closing soon.Today’s question: Is this just temporary market panic — or the start of another move higher in mortgage rates?

🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approvedhttps://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Danhttps://www.therateupdate.com/contact---The Rate Update: Geopolitics, Oil, and Mortgage RealityMortgage rates do not move in a vacuum.In today’s video, I break down how geopolitics, oil prices, inflation concerns, Treasury yields, and the bond market can affect what homebuyers and homeowners care about most:Can I still afford the house?Should I buy now or wait?Does refinancing still make sense?What happens to my monthly payment if rates move higher?With renewed concerns around Iran, oil prices, and global market volatility, the big question is whether these events could push inflation expectations higher — and whether that could put more pressure on the 10-Year Treasury yield and mortgage rates.This matters because even a small move in mortgage rates can change a buyer’s approval amount, monthly payment, refinance savings, and overall affordability.In this video:- Why oil prices matter to mortgage rates- How geopolitical risk can affect inflation expectations- Why the 10-Year Treasury yield matters for home loans- What homebuyers should watch before making an offer- What homeowners should consider before refinancing- Why this week’s economic data could move rates- The difference between headline fear and real mortgage mathThe goal is not to panic. The goal is to understand the connection between the headlines and your payment.CHAPTERS0:00 — Geopolitics, Oil, and Mortgage Rates0:42 — Why Iran and Oil Matter to Homebuyers1:32 — Oil Prices, Inflation, and the Bond Market2:25 — The 10-Year Treasury and Mortgage Rates3:30 — Why Mortgage Rates Do Not Move in a Vacuum4:28 — Higher Rates and Buying Power5:34 — Can Homebuyers Still Qualify?6:38 — Does Refinancing Still Make Sense?7:35 — Lock, Float, Buy, or Wait?8:42 — This Week’s Economic Data to Watch9:42 — What Could Calm Mortgage Rates Down10:38 — What Could Push Mortgage Rates Higher11:25 — Final Takeaway for Buyers and HomeownersTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications including credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp or its affiliates.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. Examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

Join us live for our Weekly Mortgage Rate Watch — a quick recap of what moved mortgage rates this week and what homeowners and homebuyers should watch next week. We’ll break down the Fed, inflation, oil, global events, housing news, and bond market signals in plain English so you can make smarter decisions about buying, refinancing, or waiting.https://www.therateupdate.com/blog/why-illinois-became-the-perfect-example-of-gerrymandering-in-americaNo hype. Just real data — and what it means for your mortgage.

Mortgage rates are not getting much help from the Federal Reserve right now.This week, the Fed held rates steady again — and with inflation coming in around 3.5% while the Fed’s long-term target is still 2%, the message is pretty clear:Rate cuts are not likely coming soon.So what does that mean for homebuyers, homeowners, and anyone waiting for mortgage rates to drop?In this video, I break down what happened this week, why inflation matters so much to mortgage rates, why the Fed is staying patient, and why mortgage rates may stay higher or flatter for a while.More importantly, we’ll talk about what you should actually do next — whether you’re buying a home, thinking about refinancing, or just trying to understand when rates may finally improve.No hype. No panic. Just real data and practical advice.CHAPTERS00:00 Mortgage rates and the big question this week00:35 The Federal Reserve holds rates steady01:20 Why inflation at 3.5% changes the outlook02:10 The Fed wants 2% inflation — and we are not there yet03:00 Why rate cuts are unlikely right now03:55 What this means for mortgage rates04:45 Could rates stay flat for a while?05:35 What homebuyers should do next06:25 What homeowners and refinancers should watch07:15 Final takeaway: don’t wait without a plan🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically  https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center  https://command.therateupdate.com/💳 TRU Debt Optimizer  https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools  https://stan.store/TRU-Foundations📊 Credit Monitoring — SmartCredit  https://www.smartcredit.com/?PID=42980📈 Free Credit Scores — Credit Karma  https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.Whether you’re buying your first home, refinancing your current mortgage, comparing lenders, or trying to understand where rates may go next, you’re in the right place.FOLLOW THE RATE UPDATEYouTube  https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram  https://instagram.com/therateupdateTikTok  https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT Bancorp  NMLS #257781  Dan Frio NMLS #246527  Equal Housing Lender

Fed Governor Powell Does NOT Step Down — What Next for the Fed, Mortgage Rates, Homebuyers & Homeowners?No he didn’t.Jerome Powell is stepping down as Federal Reserve chairman — but he is not leaving the Federal Reserve.In this video, I break down Powell’s rare decision to remain on the Federal Reserve Board of Governors after his chair term ends, why this matters for Fed independence, what it could mean for the next Fed chair, and how the bond market may react.And most importantly — what does this mean for mortgage rates, homebuyers, homeowners, and anyone waiting for rates to finally move lower?The Fed just held interest rates steady again, inflation remains a concern, energy prices are pressuring the economy, and the market is trying to figure out whether rate cuts are still coming — or whether mortgage rates could stay higher for longer.Today we’re covering:Why Powell is stepping down as chair but staying at the FedWhy this is historically rareWhat this means for the next Fed chairHow markets may reactWhy mortgage rates do not follow the Fed directlyWhat homebuyers and homeowners should watch nextWhether this changes the outlook for rate cuts and refinance opportunitiesThe big question now:Does Powell staying at the Fed create stability — or more uncertainty for mortgage rates?No hype. Just real data.Chapters00:00 No He Didn’t — Powell Is Not Leaving the Fed00:35 Powell Steps Down as Chair, But Stays as Governor01:25 Why This Fed Move Is Historically Rare02:20 What Powell Said About Not Being a “Shadow Chair”03:15 Why Fed Independence Is the Bigger Story04:20 What This Means for the Next Fed Chair05:30 The Fed Holds Rates Steady Again06:35 Inflation, Oil Prices, and the Fed’s Problem07:45 Why Mortgage Rates Don’t Follow the Fed Directly08:55 Treasury Yields, Bonds, and Market Reaction10:05 What Homebuyers Should Watch Next11:15 What Homeowners and Refinancers Should Do Now12:25 Final Takeaway: Stability or More Rate Uncertainty?🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approvedhttps://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultationhttps://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Danhttps://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.FOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate#MortgageRates #FederalReserve #JeromePowell #FedDecision #Homebuyers #HousingMarket #TheRateUpdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

The Federal Reserve is expected to hold interest rates steady, but the real story is what they say next.In this live event, we’ll break down the Fed decision, Chairman Powell’s comments, inflation risks, oil prices, bond market reaction, and what all of it could mean for mortgage rates.For homebuyers, this could impact affordability, monthly payments, and whether it makes sense to lock or float. For homeowners, it could affect refinance opportunities, home equity decisions, and when to watch for a better rate.Join us live as we translate the Fed’s message into plain English — no hype, just what it means for your mortgage strategy.

The Rate Update — Here's Why the Fed Can't Cut Rates (Yet)The Federal Reserve meets today — and the big question for homeowners and homebuyers is simple:Why can’t the Fed cut rates yet?Even if inflation is cooling in some areas, the Fed still has a problem. Core inflation, mortgage rates, Treasury yields, oil prices, jobs data, and market expectations all matter. And today may be especially important because this could be one of Jerome Powell’s final Fed meetings as Chair.In this episode, we break down what the Fed is likely to do, what Powell may say after the meeting, why the market may move more on his press conference than the rate decision itself, and what it could mean for mortgage rates, homebuyers, homeowners, and anyone trying to decide whether to lock, float, buy, wait, or refinance.Today’s key question:👉 If inflation is cooling, why won’t the Fed cut rates yet?We’ll look at:• The Federal Reserve decision• Why Powell’s press conference matters• Inflation excluding food and energy• Mortgage rates and Treasury yields• Why the Fed may stay cautious• What homebuyers should watch next• Why rate cuts do not automatically mean lower mortgage rates• What this means if you are buying or refinancingNo hype. Just real data.CHAPTERS00:00 The Fed Meeting Homebuyers Need to Watch00:35 Why the Fed Probably Can’t Cut Yet01:20 Powell’s Final Fed Meeting?02:10 Why the Press Conference Matters More Than the Decision03:05 Inflation Is Cooling — But Is It Enough?04:10 Core Inflation, Food, Energy, and the Fed’s Problem05:05 Trump, Powell, and the Next Fed Era06:00 What Kevin Warsh Could Mean for Future Rate Policy07:00 Why Mortgage Rates Don’t Follow the Fed Directly08:10 Treasury Yields, Bonds, and Mortgage Rate Movement09:15 What Homebuyers Should Do Right Now10:15 Should You Lock or Float?11:10 What Homeowners and Refinancers Should Watch Next12:00 Final Takeaway: Why the Fed Is Stuck🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.Whether you’re buying your first home, refinancing your current mortgage, comparing lenders, or trying to understand where rates may go next, you’re in the right place.FOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

🔴 The Rate Update — Mortgage Rates Breaking Down Real-Time: What’s Driving Them Now?Mortgage rates are moving in real time — and today we’re breaking down the economic news, housing data, Treasury yields, oil prices, inflation concerns, and geopolitical headlines that are driving the market.Today’s big question:Are mortgage rates finally getting relief from weaker economic data — or will oil prices, inflation concerns, and global uncertainty keep pressure on bonds and rates?In this episode, Dan Frio breaks down:• ADP payroll numbers and what they signal about the labor market• Why a cooling jobs market matters for mortgage rates• Case-Shiller home price data and what it means for buyers• Consumer confidence and buyer sentiment• Iran, oil prices, and inflation risk• Treasury yields, bonds, and MBS movement• Why mortgage rates do not follow the Fed directly• What homebuyers and homeowners should watch nextIf you’re buying a home, refinancing, or waiting for rates to improve, this episode will help you understand what is really moving the mortgage market today.🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactCHAPTERS00:00 Mortgage Rates Breaking Down Real-Time00:35 What’s Driving Rates Right Now?01:20 ADP Jobs Data Comes In Around Expectations02:15 Why a Cooling Labor Market Matters for Mortgage Rates03:10 Case-Shiller Home Prices and Housing Market Pressure04:05 Are Home Prices Finally Slowing Down?05:00 Consumer Confidence and Buyer Sentiment06:00 Iran, Oil Prices, and Inflation Concerns07:05 Treasury Yields, Bonds, and Mortgage Rate Movement08:10 Why Mortgage Rates Don’t Follow the Fed Directly09:05 What Homebuyers Should Watch Today10:00 Final Takeaway for Homeowners and Refinancers10:45 Track Your Target Rate and Know When to ActTOP RESOURCES📉 Track Mortgage Rates Automatically  https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center  https://command.therateupdate.com/💳 TRU Debt Optimizer  https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools  https://stan.store/TRU-Foundations📊 Credit Monitoring — SmartCredit  https://www.smartcredit.com/?PID=42980📈 Free Credit Scores — Credit Karma  https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.On this channel, you’ll find content about mortgage rates today, housing market updates, refinance opportunities, homebuying strategies, inflation, Federal Reserve news, Treasury and bond market movements, and tools to help you save money and make smarter decisions.WORK WITH ME📅 Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage — 1 Application • 1 Credit Pull • 30+ Lenders  https://257781.my1003app.com/246527/register📨 Contact / Ask Dan  https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrio  Instagram → https://instagram.com/therateupdate  TikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender.This channel and all content are for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, terms, rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT Bancorp  NMLS #257781  Dan Frio NMLS #246527  Equal Housing Lender

Mortgage rates are starting the week near recent lows — but this could be a major turning point.This week, the Federal Reserve meets, oil prices are back in focus because of Iran headlines, and several major economic reports could move the bond market, Treasury yields, mortgage-backed securities, and ultimately mortgage rates.In today’s Rate Update, I break down:✅ Where mortgage rates are right now✅ Why the Federal Reserve announcement matters this week✅ How oil prices and Iran headlines can impact inflation expectations✅ Why inflation is still a key driver for mortgage rates✅ What buyers should consider before locking or floating✅ What homeowners should know if they’re waiting to refinanceMortgage rates do not move in a vacuum.They are affected by inflation, Federal Reserve policy, the 10-year Treasury, mortgage-backed securities, oil prices, geopolitical risk, and economic data.So if you’re buying, refinancing, or waiting for rates to drop, this is a week where you need to understand the WHY behind the market — not just the headline mortgage rate.CHAPTERS00:00 Mortgage Rates and the Fed This Week00:28 Why This Is a Big Week for Rates01:00 Where Mortgage Rates Are Today01:45 The Command Center: Rates, Bonds, and the 10-Year Treasury02:25 Why Oil and Iran Matter to Mortgage Rates03:15 How Inflation Impacts Mortgage Rates03:50 Federal Reserve Meeting Expectations04:30 Economic Calendar: What Could Move Rates This Week05:25 What Homebuyers Should Watch Before Locking06:05 What Homeowners Should Know About Refinancing06:45 Don’t Guess — Track Your Target Rate07:15 Final Thoughts and Next Steps🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage — 30+ Lenders • 1 Credit Pull → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico, NMLS #246527, with TRU Mortgage Team / PBT Bancorp, NMLS #257781, an Equal Housing Lender.This channel and all content are for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

TRU Rate Update — Fed Rate Decision Could Save—or Sink—Your Mortgage RateWatch here: https://youtu.be/WQLrrZ9eY8cMortgage rates have improved recently — but next week’s Federal Reserve decision could determine whether that relief continues… or whether rates move higher again.In today’s episode, Dan Frio breaks down what the Fed is facing right now:✅ Mortgage rates have pulled back✅ Inflation is still running hotter than the Fed wants✅ Jobs numbers remain strong✅ GDP and the broader economy are holding up✅ Oil prices and geopolitical risk are adding inflation pressure✅ Homebuyers and homeowners are trying to decide whether to lock, float, buy, refinance, or waitThe big question: Can the Fed help mortgage rates — or will sticky inflation force them to stay cautious?This matters if you are buying a home, refinancing, watching home prices, trying to time the market, or simply trying to understand why mortgage rates are not falling faster.CHAPTERS00:00 Fed Decision Could Save—or Sink—Mortgage Rates00:45 Why Next Week’s Fed Meeting Matters02:10 Mortgage Rates Have Improved — But Is It Temporary?03:30 Inflation Is Still the Fed’s Biggest Problem05:00 Strong Jobs and GDP Keep Pressure on Rates06:30 Oil Prices and Inflation Risk08:00 Why a Strong Economy Can Hurt Mortgage Rates09:45 What Homebuyers Should Watch Now11:30 What Homeowners and Refinancers Should Do13:00 Lock, Float, Wait, or Monitor?14:30 Final Takeaway: Mortgage Rates Are Still Data-Dependent15:30 Track Your Target Rate Automatically🔗 NEXT STEPS🏠 Ready to Buy or Refinance? Get Pre-Approved  https://257781.my1003app.com/246527/register📅 Want to Talk Through Your Options? Schedule a Consultation  https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05✉️ Have Questions? Contact / Ask Dan  https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to The Rate Update with Dan Frio.I break down mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market.My goal is simple: help you understand what’s happening, why it matters, and what you should do next.On this channel, you’ll find content about mortgage rates today, housing market updates, refinance opportunities, homebuying strategies, inflation, Federal Reserve news, Treasury and bond market movements, mortgage industry insights, and tools to help you save money and make smarter decisions.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

🔥 TRY THE NEW TRU VA HOME LOANS APP → https://truvahomeloans.lovable.app► ► Get Pre-Approved With My Team → https://257781.my1003app.com/246527/register► ► Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05► ► Contact / Ask Dan → https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWelcome to **The Rate Update with Dan Frio**.In this video, I break down **VA loan rate strategy** and show you how veterans can think through the **best VA deal in 2026** using our new **TRU VA Home Loans** app.🏠 **Try the app here:** https://truvahomeloans.lovable.appThis tool was built to help veterans, active-duty service members, reservists, and eligible surviving spouses better understand:* **VA purchase options*** **VA IRRRL / streamline refinance scenarios*** **VA cash-out refinance strategies*** **VA debt consolidation using home equity*** estimated payments, side-by-side comparisons, next-step options, and how to decide what may make the most senseThe goal is simple: help you understand **what your VA options may look like, how the math works, what today’s numbers could mean, and what your best next step may be**.If you’re trying to:* buy a home with your VA benefit* lower your payment with an IRRRL* compare VA refinance options* pull cash out* consolidate debt strategically* or figure out whether a VA loan still makes sense in today’s marketthis video is for you.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdateCHAPTERS00:00 Intro01:05 Why VA loan strategy matters in 202603:00 Introducing the TRU VA Home Loans app05:20 VA purchase options explained08:30 VA IRRRL / streamline refinance strategy12:00 VA cash-out refinance strategy15:45 VA debt consolidation with a VA loan19:40 Payment comparisons and planning22:10 Credit, rate options, and next steps24:00 Schedule a consultation or start your application— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

► ► Get Pre-Approved With My Team → https://257781.my1003app.com/246527/register► ► Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05► ► Contact / Ask Dan → https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinMortgage rates just hit a critical level — so what happens next?In this episode of The Rate Update, I break down what this move in mortgage rates could mean for homeowners, homebuyers, and anyone thinking about using home equity to improve their financial situation.We’ll walk through: when using your home to pay off debt may make sense how high-interest debt can quietly crush your monthly budget when home equity could create real payment relief the long-term cost tradeoffs you need to understand the biggest risks to watch before making a move who this strategy may fit best when you should avoid it completely how to compare the math the right way before making a decision If you’re trying to figure out whether a cash-out refinance, home equity loan, or debt consolidation strategy makes sense, this video will help you better understand the numbers and the risks before taking the next step.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdateCHAPTERS0:00 Should You Use Your Home to Pay Off Debt?0:42 Your High-Interest Debt Problem1:32 Why Credit Card Interest Crushes You2:28 Can Home Equity Save You Money?3:24 Payment Relief Breakdown4:20 What This Really Costs Over Time5:18 The Biggest Risks to Watch6:22 Who This Strategy Fits Best7:24 When You Should Avoid It8:26 How to Compare the Math9:24 My Final Advice— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

Oil markets are stabilizing as the Iran ceasefire cools one of the biggest inflation risks facing mortgage rates right now.In today’s episode of The Rate Update, I break down what the Iran ceasefire means for oil prices, why that matters for inflation, how the bond market is reacting, and what it could mean next for mortgage rates, homeowners, and homebuyers.If oil continues to settle down, that could remove some inflation pressure from the market. And when inflation fears ease, Treasury yields and mortgage rates can sometimes follow. That does not guarantee lower rates immediately, but it absolutely shifts the conversation and the outlook.In this video, I cover:- Why oil prices matter to mortgage rates- How Iran and Middle East tensions were affecting inflation fears- Why a ceasefire is helping calm the markets- What the bond market and Treasury yields are telling us now- What this could mean for homebuyers waiting to purchase- What this could mean for homeowners watching refinance opportunities- What to watch next if you’re tracking mortgage rates day by dayIf you’re a homebuyer, homeowner, realtor, or mortgage professional trying to make sense of where rates may go next, this video will help connect the dots between geopolitics, inflation, Treasury yields, and mortgage pricing.► ► Get Pre-Approved With My Team → https://257781.my1003app.com/246527/register► ► Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05► ► Contact / Ask Dan → https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awinWORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdateCHAPTERS00:00 Oil Markets Stabilize After Iran Ceasefire00:42 Why This Matters for Mortgage Rates02:05 How Oil Impacts Inflation03:41 Why Wall Street Reacted So Fast05:02 Treasury Yields and Bond Market Response06:36 What This Means for Homebuyers08:01 What This Means for Homeowners and Refinancing09:24 What Could Happen Next With Rates10:48 My Mortgage Rate Outlook11:52 Final Thoughts and What to Watch Next— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

**The Rate Update — Mortgage Rates Just Changed—Here’s What Happens Next**Mortgage rates just changed — but the real question is: **what happens next?**Today we break down the biggest drivers moving the mortgage market right now:* **Retail sales** and what strong consumer spending means for inflation* **Employment numbers** and why a strong labor market can keep pressure on rates* **Corporate earnings** and what they’re telling us about the strength of the economy* **Oil prices** and why energy may be the key variable that changes everything nextIf the economy keeps looking strong, the Federal Reserve may have less reason to cut rates quickly. But if oil pushes inflation higher, that could create even more pressure on mortgage rates and affordability.In this episode, I’ll show you how all of this ties together — and what it could mean for **home buyers, homeowners, refinancers, and real estate professionals** trying to make smart decisions in this market.If you want help reviewing your options, comparing lenders, or figuring out whether now is the right time to buy or refinance, reach out below.► ► Get Pre-Approved With My Team → https://257781.my1003app.com/246527/register► ► Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05► ► Contact / Ask Dan → https://www.therateupdate.com/contact**TOP RESOURCES**📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awin**WORK WITH ME**📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contact**FOLLOW THE RATE UPDATE**YouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate**CHAPTERS**00:00 Mortgage Rates Just Changed00:42 What Moved Rates This Morning02:18 Retail Sales and Consumer Strength04:40 Employment Numbers and Why They Matter07:05 Corporate Earnings and the Economy09:28 Why Oil Could Change Everything\— **DISCLAIMER** —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

► ► Get Pre-Approved With My Team → https://257781.my1003app.com/246527/register► ► Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05► ► Contact / Ask Dan → https://www.therateupdate.com/contactTOP RESOURCES📉 Track Mortgage Rates Automatically → https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center → https://command.therateupdate.com/💳 TRU Debt Optimizer → https://debtrelief.therateupdate.com/🧮 Mortgage Calculators & Tools → https://stan.store/TRU-Foundations📊 Credit Monitoring (SmartCredit) → https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma) → https://www.creditkarma.com/lp/free-credit-scores-v12aff?adcopy=0&adcampaign=core_acq_awin00:00 Mortgage Rates Hit a Critical Level00:38 Oil Prices and Inflation Risk01:35 How Global Conflict Impacts Mortgage Rates02:30 Strong Jobs Market Complicates the Fed03:40 Why the Fed May Delay Rate Cuts04:50 What’s Happening in the Bond Market05:50 10-Year Treasury and Mortgage Rates06:50 Why the MBS Market Matters07:45 Lock or Float Right Now?08:40 What Homebuyers and Homeowners Should Do Next09:35 Final Takeaways and Next StepsWelcome to **The Rate Update with Dan Frio**.I break down **mortgage rates, housing, inflation, Treasury yields, Federal Reserve policy, and the economic news that impacts homebuyers, homeowners, real estate professionals, and anyone watching the housing market**.My goal is simple: help you understand **what’s happening, why it matters, and what you should do next**.On this channel, you’ll find content about:- Mortgage rates today- Housing market updates- Refinance opportunities- Homebuying strategies- Inflation and Federal Reserve news- Treasury and bond market movements- Mortgage industry insights- Tools to help you save money and make smarter decisionsWhether you’re buying your first home, refinancing your current mortgage, comparing lenders, or trying to understand where rates may go next, you’re in the right place.WORK WITH ME📅 Schedule a Consultation → https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) → https://257781.my1003app.com/246527/register📨 Contact / Ask Dan → https://www.therateupdate.com/contactFOLLOW THE RATE UPDATEYouTube → https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram → https://instagram.com/therateupdateTikTok → https://tiktok.com/@therateupdate— DISCLAIMER —Dan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527) with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel and all content published by Dan Frio are provided for educational and informational purposes only. Nothing in this video, description, comments, calculators, tools, emails, websites, or linked content should be construed as an offer to lend, a commitment to lend, financial advice, legal advice, tax advice, or investment advice.Mortgage approvals, loan terms, interest rates, down payment requirements, and program availability are subject to change without notice and depend on borrower qualifications, including but not limited to credit score, income, assets, employment, property type, occupancy, appraisal, title, underwriting approval, and current lending guidelines.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp, its affiliates, or any other institution.Use of this channel, watching videos, commenting, messaging, scheduling a consultation, or submitting information does not create a client relationship. All examples, payment scenarios, savings illustrations, and mortgage comparisons are for demonstration purposes only and should be independently verified.Not all borrowers will qualify. Equal Housing Lender.TRU Mortgage Team / PBT BancorpNMLS #257781Dan Frio NMLS #246527Equal Housing Lender

0:00 Should You Use Your Home to Pay Off Debt?0:42 Your High-Interest Debt Problem1:32 Why Credit Card Interest Crushes You2:28 Can Home Equity Save You Money?3:24 Payment Relief Breakdown4:20 What This Really Costs Over Time5:18 The Biggest Risks to Watch6:22 Who This Strategy Fits Best7:24 When You Should Avoid It8:26 How to Compare the Math9:24 My Final Advice

**Today’s Live Event: Behind the Scenes of How We Shop Your Mortgage**Join me live today as I pull back the curtain and show you exactly how we help homebuyers and homeowners find the best loan option without having to apply over and over again.We’ll walk through how our process works:✅ **One application**✅ **One credit pull**✅ **30+ lenders compared**Most people don’t realize how much mortgage rates, fees, and options can vary from lender to lender. In today’s show, I’m going to show you how we compare loan options side by side, what lenders look at, and how we work to find the best solution for each client.If you’ve ever wondered:* Who really has the best rate?* Do I need to shop multiple lenders myself?* How do I know I’m getting a good deal?* What happens behind the scenes after I apply?This live event is for you.I’ll show you how we review your scenario, compare offers from over 30 lenders, and help you make sense of the numbers so you can move forward with confidence.Whether you’re buying your first home, refinancing, or just trying to understand how mortgage shopping really works, this will give you an inside look at the process.**Join me live today and see how we do it.**Dan FrioLicensed Mortgage Loan OfficerHelping you understand mortgage rates — and the why behind what’s happening.

Welcome to **The Rate Update with Dan Frio**.Here, I break down **mortgage rates, housing, inflation, the Federal Reserve, Treasury yields, and the economic news that impacts homebuyers, homeowners, and anyone thinking about refinancing**.My goal is simple: help you understand **what’s happening, why it matters, and what it could mean for your next move**.Whether you’re buying your first home, refinancing your current mortgage, tracking the housing market, or just trying to make sense of today’s financial headlines, you’re in the right place.🚨 Start Here — My Most Powerful Tools📊 Track Mortgage Rates Automatically (RateWatch 2.2)👉 https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center (Live Market Dashboard)👉 https://command.therateupdate.com/💳 TRU Debt Optimizer (Lower Payments & Pay Off Debt Faster)👉 https://debtrelief.therateupdate.com/📞 Work With Me📅 Schedule a Consultation👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 Credit & Financial Tools📊 Credit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important DisclosuresDan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is provided for **educational and informational purposes only** and should not be considered mortgage, financial, legal, tax, or investment advice.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp or any affiliated institution.Viewing this content, commenting on a video, sending a message, or contacting Dan Frio through this channel does **not** create a client relationship.Mortgage approvals, rates, terms, and program availability are subject to change and depend on borrower qualifications, including but not limited to credit, income, assets, occupancy, appraisal, underwriting review, and program guidelines.Not all borrowers will qualify. Equal Housing Lender.

Welcome to **The Rate Update with Dan Frio**.Here, I break down **mortgage rates, housing, inflation, the Federal Reserve, Treasury yields, and the economic news that impacts homebuyers, homeowners, and anyone thinking about refinancing**.My goal is simple: help you understand **what’s happening, why it matters, and what it could mean for your next move**.Whether you’re buying your first home, refinancing your current mortgage, tracking the housing market, or just trying to make sense of today’s financial headlines, you’re in the right place.🚨 Start Here — My Most Powerful Tools📊 Track Mortgage Rates Automatically (RateWatch 2.2)👉 https://rw2.therateupdate.com/🏠 TRU Mortgage Command Center (Live Market Dashboard)👉 https://command.therateupdate.com/💳 TRU Debt Optimizer (Lower Payments & Pay Off Debt Faster)👉 https://debtrelief.therateupdate.com/📞 Work With Me📅 Schedule a Consultation👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 Credit & Financial Tools📊 Credit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important DisclosuresDan Frio is a licensed mortgage loan officer in all 50 states and Puerto Rico (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is provided for **educational and informational purposes only** and should not be considered mortgage, financial, legal, tax, or investment advice.All opinions expressed are solely those of Dan Frio and do not necessarily reflect the views of PBT Bancorp or any affiliated institution.Viewing this content, commenting on a video, sending a message, or contacting Dan Frio through this channel does **not** create a client relationship.Mortgage approvals, rates, terms, and program availability are subject to change and depend on borrower qualifications, including but not limited to credit, income, assets, occupancy, appraisal, underwriting review, and program guidelines.Not all borrowers will qualify. Equal Housing Lender.

Consumer prices just came in at 3.3%, and the driver is clear — energy.Oil surged from $60 to $110 amid rising tensions tied to the Iran conflict.But here’s the real question…👉 What does this mean for mortgage rates NEXT?In today’s video, I break down:Why oil shocks feed directly into inflationHow inflation pressures the bond market (10-year Treasury)The chain reaction most people missAnd what signals I’m watching RIGHT NOW for the next move in mortgage ratesWe’re not just looking at what happened…👉 We’re breaking down what’s about to happen next.Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.🚨 Start Here — My Most Powerful Tools📊 Track Mortgage Rates Automatically (RateWatch 2.2)👉 https://www.therateupdate.com/rate-watch🏠 TRU Mortgage Command Center (Live Market Dashboard)👉 https://trumortgage.lovable.app/💳 TRU Debt Optimizer (Lower Payments & Pay Off Debt Faster)👉 https://trudebtoptimizer.lovable.app/📞 Work With Me📅 Schedule a Consultation👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 Credit & Financial Tools📊 Credit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important DisclosuresDan Frio is a licensed mortgage loan officer (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is for educational and informational purposes only and should not be considered financial, legal, or tax advice.• All opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any affiliated institution.• Viewing this content does not create a client relationship.• Mortgage approvals are subject to credit, income, underwriting, and program guidelines.

Consumer prices just came in at 3.3%, and the driver is clear — energy.Oil surged from $60 to $110 amid rising tensions tied to the Iran conflict.But here’s the real question…👉 What does this mean for mortgage rates NEXT?In today’s video, I break down:Why oil shocks feed directly into inflationHow inflation pressures the bond market (10-year Treasury)The chain reaction most people missAnd what signals I’m watching RIGHT NOW for the next move in mortgage ratesWe’re not just looking at what happened…👉 We’re breaking down what’s about to happen next.Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.🚨 Start Here — My Most Powerful Tools📊 Track Mortgage Rates Automatically (RateWatch 2.2)👉 https://www.therateupdate.com/rate-watch🏠 TRU Mortgage Command Center (Live Market Dashboard)👉 https://trumortgage.lovable.app/💳 TRU Debt Optimizer (Lower Payments & Pay Off Debt Faster)👉 https://trudebtoptimizer.lovable.app/📞 Work With Me📅 Schedule a Consultation👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 Credit & Financial Tools📊 Credit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important DisclosuresDan Frio is a licensed mortgage loan officer (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is for educational and informational purposes only and should not be considered financial, legal, or tax advice.• All opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any affiliated institution.• Viewing this content does not create a client relationship.• Mortgage approvals are subject to credit, income, underwriting, and program guidelines.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.🚨 Start Here — My Most Powerful Tools📊 Track Mortgage Rates Automatically (RateWatch 2.2)👉 https://www.therateupdate.com/rate-watch🏠 TRU Mortgage Command Center (Live Market Dashboard)👉 https://trumortgage.lovable.app/💳 TRU Debt Optimizer (Lower Payments & Pay Off Debt Faster)👉 https://trudebtoptimizer.lovable.app/📞 Work With Me📅 Schedule a Consultation👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 Credit & Financial Tools📊 Credit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important DisclosuresDan Frio is a licensed mortgage loan officer (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is for educational and informational purposes only and should not be considered financial, legal, or tax advice.• All opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any affiliated institution.• Viewing this content does not create a client relationship.• Mortgage approvals are subject to credit, income, underwriting, and program guidelines.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.🚨 Start Here — My Most Powerful Tools📊 Track Mortgage Rates Automatically (RateWatch 2.2)👉 https://www.therateupdate.com/rate-watch🏠 TRU Mortgage Command Center (Live Market Dashboard)👉 https://trumortgage.lovable.app/💳 TRU Debt Optimizer (Lower Payments & Pay Off Debt Faster)👉 https://trudebtoptimizer.lovable.app/📞 Work With Me📅 Schedule a Consultation👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 Credit & Financial Tools📊 Credit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980📈 Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important DisclosuresDan Frio is a licensed mortgage loan officer (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This content is for educational and informational purposes only and should not be considered financial, legal, or tax advice.• All opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any affiliated institution.• Viewing this content does not create a client relationship.• Mortgage approvals are subject to credit, income, underwriting, and program guidelines.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & ResourcesCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.com📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Important Disclosures (Read This)Dan Frio is a licensed mortgage loan officer (NMLS #246527), affiliated with TRU Mortgage Team / PBT Bancorp (NMLS #257781), an Equal Housing Lender.This channel provides educational and informational content related to mortgage rates, real estate, and financial markets.• This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice.• All opinions expressed are solely those of Dan Frio and do not reflect the views, policies, or positions of PBT Bancorp or any affiliated institution.• Viewing this content does not create a client relationship.• Mortgage qualification, loan terms, and approvals are subject to credit, income, underwriting, and program guidelines.📞 Working With MeIf you choose to apply for a mortgage, schedule a consultation, or engage my services, you will be entering into a professional relationship as a licensed mortgage loan officer, and all applicable disclosures and regulatory requirements will apply at that time.

We’re breaking down the rising tension between the U.S. and Iran—and what it could mean for the global economy, oil prices, and most importantly… mortgage rates.Is this heading toward escalation, or a deal?Because what happens next could trigger a chain reaction:👉 Oil prices👉 Inflation👉 Bond markets👉 And ultimately… your mortgage rateIf you’re a homeowner, buyer, or thinking about refinancing, this is a must watch.We’ll cut through the noise and explain what’s really going on—and how it could impact your payment, your timing, and your next move.No hype. Just real data.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today we break down WHY and answer the big question:👉 Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdateFollow The Rate Update:YouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today we break down WHY and answer the big question:👉 Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdateFollow The Rate Update:YouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today we break down WHY and answer the big question:👉 Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdateFollow The Rate Update:YouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Join me LIVE today as we break down what just happened in the mortgage and financial markets this week — and more importantly, what to expect next week.If you're buying, refinancing, or waiting… this is a must-watch.

Join me LIVE today as we break down what just happened in the mortgage and financial markets this week — and more importantly, what to expect next week.If you're buying, refinancing, or waiting… this is a must-watch.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.Today’s market is on the move. We just got fresh economic data — including ADP payroll numbers, retail sales, and manufacturing reports — and the markets are reacting in real time.Stocks are shifting. Bonds are moving. And mortgage rates? They’re responding fast.So the big question is: 👉 Should you LOCK or FLOAT right now?In this live update, I break down:  What today’s economic data actually means   How it’s impacting mortgage rates RIGHT NOW   What I’m watching next (including the President’s speech)   And how this affects homebuyers, homeowners, and anyone thinking about refinancing  No hype. Just real data — and the WHY behind it.📉 Track Mortgage Rates (FREE) 👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan 👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05🏠 Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) 👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools 👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & Homeowners Credit Monitoring (SmartCredit) 👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma) 👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO) 👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool 👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty 👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / Realtors Live MBS & Rate Data 👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubers Grow on YouTube (vidIQ) 👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy) 👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdate📲 Follow The Rate Update:YouTube https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram https://instagram.com/therateupdateTikTok https://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527 TRU Mortgage Team / PBT Bancorp | NMLS #257781 Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.⏱ CHAPTERS0:00 Intro — Mortgage Rates Moving NOW 1:15 What Just Hit: ADP Jobs Report 4:30 Retail Sales Breakdown 7:45 Manufacturing Data & Market Reaction 10:30 Stocks, Bonds & Crypto — What’s Moving 14:00 10-Year Treasury & Mortgage Rate Impact 18:30 President Speech — What to Watch 22:00 Lock vs Float Strategy RIGHT NOW 26:00 What Happens Next

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.Today’s market is on the move. We just got fresh economic data — including ADP payroll numbers, retail sales, and manufacturing reports — and the markets are reacting in real time.Stocks are shifting. Bonds are moving. And mortgage rates? They’re responding fast.So the big question is: 👉 Should you LOCK or FLOAT right now?In this live update, I break down:  What today’s economic data actually means   How it’s impacting mortgage rates RIGHT NOW   What I’m watching next (including the President’s speech)   And how this affects homebuyers, homeowners, and anyone thinking about refinancing  No hype. Just real data — and the WHY behind it.📉 Track Mortgage Rates (FREE) 👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan 👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05🏠 Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull) 👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools 👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & Homeowners Credit Monitoring (SmartCredit) 👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma) 👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO) 👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool 👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty 👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / Realtors Live MBS & Rate Data 👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubers Grow on YouTube (vidIQ) 👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy) 👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdate📲 Follow The Rate Update:YouTube https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram https://instagram.com/therateupdateTikTok https://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527 TRU Mortgage Team / PBT Bancorp | NMLS #257781 Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.⏱ CHAPTERS0:00 Intro — Mortgage Rates Moving NOW 1:15 What Just Hit: ADP Jobs Report 4:30 Retail Sales Breakdown 7:45 Manufacturing Data & Market Reaction 10:30 Stocks, Bonds & Crypto — What’s Moving 14:00 10-Year Treasury & Mortgage Rate Impact 18:30 President Speech — What to Watch 22:00 Lock vs Float Strategy RIGHT NOW 26:00 What Happens Next

🚨 LIVE: Mortgage Rates Are Moving — What Should YOU Do Right Now?Mortgage rates are shifting again — and the housing market is reacting fast.So the real question is… 👉 Do you buy now, refinance, or wait this out?In today’s live stream, we break down:  What’s happening with mortgage rates RIGHT NOW   What’s driving the market (bonds, inflation, Fed, global events)   What I’m watching next   And most importantly… what YOU should do based on today’s market 🏠 Homebuyers — timing is everything 💰 Homeowners — this could be your opportunity (or your warning)👉 Join me live and let’s walk through it together so you can make the smartest move possible.📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan 👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply (1 Application • 1 Credit Pull • 30+ Lenders) 👉 https://257781.my1003app.com/246527/register🧮 TRU Mortgage Calculator Toolkit 👉 https://stan.store/TRU-Foundations🎥 What We Cover Today  Mortgage Rates Update   Housing Market Trends   Inflation + Federal Reserve Outlook   Bond Market (10-Year Treasury & MBS)   Lock vs Float Strategy   Real-Time Market Insights  ⏱ CHAPTERS00:00 — Intro: What Just Happened 01:15 — Mortgage Rates Right Now 03:30 — What’s Driving Rates (Fed, Inflation, Bonds) 06:00 — Housing Market Update 08:30 — Buy Now or Wait? 11:00 — Refinance Opportunity Breakdown 13:30 — What I’m Watching Next 15:30 — Lock vs Float Strategy 17:30 — Live Q&A📊 Mortgage Pros / RealtorsLive MBS & Rate Data 👉 http://www.mbslive.net?rid=GFC7FA🧰 Budgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062🏠 Home Warranty 👉 https://www.jdoqocy.com/click-101566903-12343542🎥 Content Creators / YouTubersGrow on YouTube (vidIQ) 👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy) 👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdate📲 Follow The Rate UpdateYouTube https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram https://instagram.com/therateupdateTikTok https://tiktok.com/@therateupdate⚠️ ComplianceDan Frio | NMLS #246527 TRU Mortgage Team / PBT Bancorp | NMLS #257781 Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial advice.

🚨 LIVE: Mortgage Rates Are Moving — What Should YOU Do Right Now?Mortgage rates are shifting again — and the housing market is reacting fast.So the real question is… 👉 Do you buy now, refinance, or wait this out?In today’s live stream, we break down:  What’s happening with mortgage rates RIGHT NOW   What’s driving the market (bonds, inflation, Fed, global events)   What I’m watching next   And most importantly… what YOU should do based on today’s market 🏠 Homebuyers — timing is everything 💰 Homeowners — this could be your opportunity (or your warning)👉 Join me live and let’s walk through it together so you can make the smartest move possible.📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan 👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply (1 Application • 1 Credit Pull • 30+ Lenders) 👉 https://257781.my1003app.com/246527/register🧮 TRU Mortgage Calculator Toolkit 👉 https://stan.store/TRU-Foundations🎥 What We Cover Today  Mortgage Rates Update   Housing Market Trends   Inflation + Federal Reserve Outlook   Bond Market (10-Year Treasury & MBS)   Lock vs Float Strategy   Real-Time Market Insights  ⏱ CHAPTERS00:00 — Intro: What Just Happened 01:15 — Mortgage Rates Right Now 03:30 — What’s Driving Rates (Fed, Inflation, Bonds) 06:00 — Housing Market Update 08:30 — Buy Now or Wait? 11:00 — Refinance Opportunity Breakdown 13:30 — What I’m Watching Next 15:30 — Lock vs Float Strategy 17:30 — Live Q&A📊 Mortgage Pros / RealtorsLive MBS & Rate Data 👉 http://www.mbslive.net?rid=GFC7FA🧰 Budgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062🏠 Home Warranty 👉 https://www.jdoqocy.com/click-101566903-12343542🎥 Content Creators / YouTubersGrow on YouTube (vidIQ) 👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy) 👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdate📲 Follow The Rate UpdateYouTube https://www.youtube.com/@TheRateUpdatewithDanFrioInstagram https://instagram.com/therateupdateTikTok https://tiktok.com/@therateupdate⚠️ ComplianceDan Frio | NMLS #246527 TRU Mortgage Team / PBT Bancorp | NMLS #257781 Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial advice.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today, we’re breaking down a critical shift in the market:👉 Economic indicators are flashing warning signs for mortgage ratesFrom rising oil prices… to persistent inflation concerns… to a Federal Reserve that may delay rate cuts — all of this is putting upward pressure on mortgage rates right now.So the big question is:👉 Should you LOCK or FLOAT in today’s market?I’ll walk you through:What’s happening with inflation and oilWhy the 10-Year Treasury is risingHow the Fed is reactingAnd what it means for homebuyers and homeowners right now📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdate🔎 Keywords (SEO Boost)mortgage rates today, why mortgage rates are rising, inflation and mortgage rates, Federal Reserve rate policy, housing market 2026, should I lock or float, 10 year treasury yield, oil prices and inflation, home buying 2026, refinance strategy⏱️ Chapters (9-Minute Video)00:00 Intro — What’s Moving Rates Today00:45 Economic Warning Signs02:00 Oil & Inflation Impact03:30 10-Year Treasury Explained05:00 Federal Reserve Outlook06:30 Mortgage Rate Forecast07:45 Lock vs Float Strategy08:45 Final Advice📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today we break down WHY and answer the big question:👉 Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdateFollow The Rate Update:YouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today we break down WHY and answer the big question:👉 Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdateFollow The Rate Update:YouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.Today we break down WHY and answer the big question:👉 Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE)👉 https://www.therateupdate.com/rate-watch📞 Get a Personalized Mortgage Plan👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05Welcome to The Rate UpdateWe break down mortgage rates, inflation, the Federal Reserve, and the bond market — so you can make smarter decisions when buying, refinancing, or timing the housing market.No hype. Just real data.📝 Apply for a Mortgage (30+ Lenders • 1 Credit Pull)👉 https://257781.my1003app.com/246527/register🧮 Mortgage Calculators & Tools👉 https://stan.store/TRU-Foundations🧰 TRU Tools & Resources🏠 Homebuyers & HomeownersCredit Monitoring (SmartCredit)👉 https://www.smartcredit.com/?PID=42980Free Credit Scores (Credit Karma)👉 https://wecantrack.com/programs/credit-karma-affiliate-program/?utm_source=chatgpt.comFICO Scores (MyFICO)👉 https://www.myfico.com/?utm_medium=Affiliate&utm_source=RAN&utm_campaign=eY7VEE42Oeg&utm_term=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexg&ranMID=53963&ranEAID=eY7VEE42Oeg&ranSiteID=eY7VEE42Oeg-yMKLq._RilXJ8XHzBjtexgBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdateFollow The Rate Update:YouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.

Hey — Dan Frio here, licensed mortgage loan officer in all 50 states and Puerto Rico.My goal is simple: help you understand mortgage rates — and more importantly, the WHY behind what’s happening.🚨 Oil Prices Just Hit $100+ — What This Means for Mortgage RatesOil is spiking.Geopolitical tensions are rising.And mortgage rates are reacting — fast.In today’s update, we break down:👉 Why oil prices directly impact mortgage rates👉 How the Iran conflict is influencing inflation expectations👉 Why the bond market is starting to sell off👉 Whether mortgage rates could push back to 7%👉 The BIG question: Should you LOCK or FLOAT right now?📉 Track Mortgage Rates (FREE — Get Alerts When Rates Drop)👉 https://www.therateupdate.com/rate-watch📞 Want a Personalized Mortgage Strategy?👉 https://calendly.com/d/cq29-7xd-x3v/the-frio-team?month=2025-05📝 Apply Now (1 Application • 1 Credit Pull • 30+ Lenders)👉 https://257781.my1003app.com/246527/register🧮 TRU Mortgage Calculator Toolkit👉 https://stan.store/TRU-Foundations🧠 What You’ll Learn in This Video✔️ The connection between oil, inflation, and mortgage rates✔️ Why the 10-year Treasury is the key driver✔️ How global conflict impacts YOUR mortgage payment✔️ Real-time strategy for buyers, refinancers, and homeowners✔️ When it makes sense to lock your rate vs. float⏱️ Chapters00:00 – Oil Prices Surge Past $10001:10 – Why Oil Drives Inflation02:30 – Bond Market Reaction Explained04:00 – Mortgage Rates Moving Higher05:30 – Could Rates Hit 7%?07:00 – Lock vs Float Strategy08:30 – What You Should Do Next📊 Tools, Resources & AffiliatesBudgeting Tool👉 https://dashboard.thebudget.app/refferal?ref_code=Dan59062Home Warranty👉 https://www.jdoqocy.com/click-101566903-12343542📊 Mortgage Pros / RealtorsLive MBS & Rate Data👉 http://www.mbslive.net?rid=GFC7FA🎥 Content Creators / YouTubersGrow on YouTube (vidIQ)👉 https://vidiq.com/TRUMortgageRateYouTube SEO & Tags (TubeBuddy)👉 https://www.tubebuddy.com/pricing?a=TheMortgageUpdate📲 Follow The Rate UpdateYouTubehttps://www.youtube.com/@TheRateUpdatewithDanFrioInstagramhttps://instagram.com/therateupdateTikTokhttps://tiktok.com/@therateupdate⚖️ Mortgage Compliance DisclosureDan Frio | NMLS #246527TRU Mortgage Team / PBT Bancorp | NMLS #257781Equal Housing LenderThe views and opinions expressed are solely those of Dan Frio and do not reflect the views of PBT Bancorp or any other entity.This content is for educational and entertainment purposes only and should not be considered financial, legal, or tax advice. All scenarios are illustrative and subject to change. Please consult a licensed professional regarding your specific situation.