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

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.