Greg Rutolo | Loan Factory | NMLS 34860
What’s Going On With Rates?
Mortgage rates have dipped meaningfully since the end of last year and are now hovering near three‑year lows. For borrowers, that shift finally feels like real relief after several years of elevated payments and affordability pressure.
The Role of the 10‑Year Treasury
Most mortgage rates loosely track the 10‑year Treasury yield, plus an added spread to account for risk and lender margins. As the 10‑year has eased lower in early 2026, lenders have been able to price new loans more aggressively, helping push mortgage rates down from their 2025 peaks
How Today Compares to the Last 12 Months
Over the past year, borrowers watched 30‑year fixed rates flirt with multi‑year highs before finally rolling over late in 2025. Today’s levels are not back to the ultra‑low pandemic era, but they are materially lower than where they stood just a few months ago, bringing payments down and improving qualification odds.
What This Means If You’re Buying
For buyers who stepped to the sidelines because of rate shock, this environment offers a better balance between price and payment. Instead of waiting for “perfect” rates, many are finding that today’s lower payments, combined with more negotiating power on homes, make it a more attractive time to move forward.
What This Means If You Already Own
Homeowners who bought or refinanced near the peak in rates may now see an opportunity to improve their monthly cash flow. Even a modest drop of half to three‑quarters of a point can translate into meaningful savings over the life of the loan.
If you are a current homeowner in this scenario, now is a great time to take advantage of a No Closing Cost Refinance. Check current quotes here
Greg Rutolo | Loan Factory 
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