u/ermahlerd

Hi all - Happy Thursday before the Holiday weekend!

Rates had a choppy week...........................

A lot of it came from end of quarter Wall Street activity, where investors move a bunch of money around and markets can get a little..... weird. Early in the week, rates jumped higher even though there wasn't a major news story driving it.

Then a jobs report came in weaker than expected. That gave rates some relief and helped recover part of the earlier increase.

A few quick takeaways:

• Rates are a little higher than they were last week.
• We got some improvement after Thursday's jobs report.
• Rates are still below the highs we saw in May and early June.
• The Fed and upcoming economic reports will continue to drive where rates go next.

The simple version: rates aren't great, but they're also not at their worst levels of the year. We saw some movement this week, but we're still mostly stuck in the same general range we've been talking about for months.

Next week's economic data and Fed meeting notes could give the market its next clue on where things go from here.

Check mortgage rates right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1ukwuj0/july_2026_mortgage_rate_megathread/

Hi all! 

I’m a federally licensed Mortgage Loan Officer with Alliant Credit Union, lending nationwide with competitive online rates. I’ve been in mortgage lending for 20 years and help people make sense of one of the biggest financial decisions they’ll face. 

You’re working directly with a credit union lender, not a broker, but I shop rates like one. In addition to Alliant, I work with multiple investors to make sure you’re getting the best deal possible, including Pennymac, Mr. Cooper, U.S. Bank, Chase, AmeriHome, Freedom Mortgage, and Truist, plus access to Fannie Mae and Freddie Mac direct programs.

If you’re checking rates or weighing options, just drop a few details from the table below and I’ll send back a quick, personalized scenario. No cost, no pressure.

I usually respond within 24 hours. Your info is only used to build your scenario, and if you have questions at any point, just ask. Happy to help.

RATES CHANGE DAILY - RATES GO LIVE AT 10a CST

• All scenarios are based on:
• 30 day lock
• Payments are principal and interest only (tax, insurance, PMI not included)
• Lender Fees
  • $950 Conventional & FHA
  • $0 VA

^(Purpose)	^(General)	^(Loan Type)	^(Loan Term)	^(Property Type)	^(Property Use)
^(Purchase)	^(Property Value)	^(Conventional)	^(30-Year Fixed)	^(Single-Family)	^(Primary Residence)
^(No Cash-Out Refi)	^(Loan Amount)	^(FHA)	^(20-Year Fixed)	^(Multi-Family / max 4 units)	^(Second Home)
^(Cash-Out Refi)	^(Credit Score)	^(VA)	^(15-Year Fixed)	^(Townhouse)	^(Investment Property)
	^(Zip Code)	^(Jumbo)	^(5/7/10 ARM)	^(Manufactured)
		^(Physician)		^(Condo / # of stories)

Example of how to format your request:

• Purchase - $400k - $320k - 720 fico - 90210 - Conv - 30 Fixed - Single Family - Primary
  • [Purchase Price] - [Loan Amount] - [Credit Score] - [Zip Code] - [Program] - [Term] - [Occupancy]
• Refinance - $400k - $320k - 720 fico - 90210 - Conv - 30 Fixed - Single Family - Primary
  • [Home Value] - [Loan Amount] - [Credit Score] - [Zip Code] - [Program/Cash Out?] - [Term] - [Occupancy]

Common Questions:

• Lender credit = money from us, to you to reduce your closing costs
• Points = Cost to purchase rate
• Payment = Principal and Interest mortgage payment (monthly)

Unique Loan Programs:

• Doctor/Physician (No PMI)
• Non-Conforming/Jumbo (No PMI)
• $0 Down First Time Homebuyer
• Nurses/Medical Professional Loan Program

^(Important Mortgage Rules, Regulations & Disclosures:)
^(For Illustration Only - Not a Rate Quote or Offer to Lend - Rates and terms are subject to change)
^(Disclosures: APR equals Annual Percentage Rate. Rates and terms may change without notice. This is not a commitment to lend. Membership eligibility required. All loans are subject to credit approval and underwriting. Actual rate, APR, and costs vary based on credit, income, property type, and individual loan factors. Lending in all 50 States Excluding Maryland. No subordinate financing.)
^(Home Loan Disclosures)
^(Fixed Rate Mortgage Disclosure)
^(Adjustable Rate Mortgage / ARM Disclosure)
^(Social Media Guidelines and Disclosures)
^(Disclosure Library)

Collin Donahue | NMLS 236801
Alliant Credit Union | NMLS 197185
Contact Me & Apply Now Link

^(⌂ Equal Housing Lender | Federally Insured by NCUA)

Be cautious of unsolicited private messages from ‘lenders’ or ‘brokers.’ Do not share personal information through Reddit DMs, and please report spam/scam messages to Reddit.

Check mortgage rates right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1tuciju/june_2026_mortgage_rate_megathread/

Hi all – quick one for this Friday...

Started the week looking decent…

• Iran peace headlines = lower oil, better rates
• Bonds rallied a bit early

Then Wednesday hit… and the Fed changed the tone.

What changed

• No rate move (expected)
• Dot plot came in hotter than expected
• Market went from “cuts maybe” > “hikes still on the table”

Simple translation… the Fed isn’t ready to "ease" yet.

Why it mattered

• About half the Fed is now leaning toward hikes later this year
• New Chair didn’t soften that message at all
• No guidance = more uncertainty = short-term rates pushed higher

Market reaction

• Short-term rates jumped and stayed up
• Longer-term rates (what mortgages follow) sold off briefly… then mostly recovered

Mortgage rate takeaway

• Small midweek bump… nothing crazy
• Gave a good chunk back by Thursday
• Overall, still elevated but not breaking higher

Big picture

• Iran headlines helped early… still matter
• But the Fed just reminded everyone inflation is still the driver
• And cuts are not a given anymore

Bottom line…
This wasn’t a bad week for mortgages… just a reality check.

Check mortgage rates right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1tuciju/june_2026_mortgage_rate_megathread/

Hi all, Happy Saturday…

Rate Bond Markets leaned toward ""things might calm down"" this week… and rates reacted pretty quickly.

Same core driver as always right now:

• global tension pushes oil
• oil pushes inflation
• inflation keeps rate pressure alive

We started the week worse… then got a midweek shift when the tone around conflict cooled off a bit. By the end of the week, talk around a possible agreement picked up, and markets bought into it.

What changed:

• bonds improved
• mortgage rates ticked lower (best levels in about a week)

What didn’t change: Rates are still sitting near the higher end of the past several months… so this isn’t some big breakout lower.

Looking ahead… Feels pretty simple for now:

• progress toward a deal > rates move down
• tension picks back up > we give it right back

Fed next week too… no move expected, but commentary could still shake things up.

Check mortgage rate right here on Reddit: https://www.reddit.com/r/HomeLoans/comments/1tuciju/june_2026_mortgage_rate_megathread/

Hi all – quick update after today’s move…

Rates moved higher again and honestly it caught us off guard.

Here’s the simple version of what happened:

• For the past few months, rates have mostly been reacting to the Iran situation (fuel prices, inflation concerns, etc.)
• Economic data had been kind of meh… not strong enough to move markets much
• Today changed that

The jobs report came in way stronger than expected:

• Forecast: 85k
• Actual: 172k
• And the bigger surprise… the last couple months were revised higher too

So instead of a slowing job market… it suddenly looks pretty solid again.

That’s a big deal because of what it (should) mean for the Fed…

• Before all this, the market was leaning toward rate cuts
• Now?....flipped toward possible rate hikes again

And when those expectations change fast, mortgage rates usually follow… which is exactly what happened today.

A couple things to keep in mind:

• Rates are still below the recent highs from mid-May
• This doesn’t automatically mean we’re headed up long term
• A lot still depends on future data (and how long geopolitical tension sticks around)

Overall.... Today wasn’t really about the war anymore… it was about the economy reminding everyone it’s still strong. And in this environment, strong data = upward pressure on rates.

Live mortgage rates for your scenario: https://www.reddit.com/r/HomeLoans/comments/1tuciju/june_2026_mortgage_rate_megathread/

Hi all! 

I’m a federally licensed Mortgage Loan Officer with Alliant Credit Union, lending nationwide with competitive online rates. I’ve been in mortgage lending for 20 years and help people make sense of one of the biggest financial decisions they’ll face. 

You’re working directly with a credit union lender, not a broker, but I shop rates like one. In addition to Alliant, I work with multiple investors to make sure you’re getting the best deal possible, including Pennymac, Mr. Cooper, U.S. Bank, Chase, AmeriHome, Freedom Mortgage, and Truist, plus access to Fannie Mae and Freddie Mac direct programs.

If you’re checking rates or weighing options, just drop a few details from the table below and I’ll send back a quick, personalized scenario. No cost, no pressure.

I usually respond within 24 hours. Your info is only used to build your scenario, and if you have questions at any point, just ask. Happy to help.

RATES CHANGE DAILY - RATES GO LIVE AT 10a CST

• All scenarios are based on:
• 30 day lock
• Payments are principal and interest only (tax, insurance, PMI not included)
• Lender Fees
  • $950 Conventional & FHA
  • $0 VA

^(Purpose)	^(General)	^(Loan Type)	^(Loan Term)	^(Property Type)	^(Property Use)
^(Purchase)	^(Property Value)	^(Conventional)	^(30-Year Fixed)	^(Single-Family)	^(Primary Residence)
^(No Cash-Out Refi)	^(Loan Amount)	^(FHA)	^(20-Year Fixed)	^(Multi-Family / max 4 units)	^(Second Home)
^(Cash-Out Refi)	^(Credit Score)	^(VA)	^(15-Year Fixed)	^(Townhouse)	^(Investment Property)
	^(Zip Code)	^(Jumbo)	^(5/7/10 ARM)	^(Manufactured)
		^(Physician)		^(Condo / # of stories)

Example of how to format your request:

• Purchase - $400k - $320k - 720 fico - 90210 - Conv - 30 Fixed - Single Family - Primary
  • [Purchase Price] - [Loan Amount] - [Credit Score] - [Zip Code] - [Program] - [Term] - [Residence]
• Refinance - $400k - $320k - 720 fico - 90210 - Conv - 30 Fixed - Single Family - Primary
  • [Home Value] - [Loan Amount] - [Credit Score] - [Zip Code] - [Program/Cash Out?] - [Term] - [Occupancy]

Common Questions:

• Lender credit = money from us, to you to reduce your closing costs
• Points = Cost to purchase rate
• Payment = Principal and Interest mortgage payment (monthly)

Unique Loan Programs:

• Doctor/Physician (No PMI)
• Non-Conforming/Jumbo (No PMI)
• $0 Down First Time Homebuyer
• Nurses/Medical Professional Loan Program

^(Important Mortgage Rules, Regulations & Disclosures:)
^(For Illustration Only - Not a Rate Quote or Offer to Lend - Rates and terms are subject to change)
^(Disclosures: APR equals Annual Percentage Rate. Rates and terms may change without notice. This is not a commitment to lend. Membership eligibility required. All loans are subject to credit approval and underwriting. Actual rate, APR, and costs vary based on credit, income, property type, and individual loan factors. Lending in all 50 States Excluding Maryland. No subordinate financing.)
^(Home Loan Disclosures)
^(Fixed Rate Mortgage Disclosure)
^(Adjustable Rate Mortgage / ARM Disclosure)
^(Social Media Guidelines and Disclosures)
^(Disclosure Library)

Collin Donahue | NMLS 236801
Alliant Credit Union | NMLS 197185
Contact Me & Apply Now Link

^(⌂ Equal Housing Lender | Federally Insured by NCUA)

Be cautious of unsolicited private messages from ‘lenders’ or ‘brokers.’ Do not share personal information through Reddit DMs, and please report spam/scam messages to Reddit.

Hi all – quick heads up for nurses and other medical professionals looking to buy a home.

Alliant rolled out a new Expanded Medical Professionals mortgage program, effective May 1, 2026, and it’s actually pretty solid if you qualify. Here’s a breakdown:

Who this is for

• Registered Nurses (RN)
• Nurse Practitioners (NP)
• CRNAs
• Physician Assistants
• Pharmacists (PharmD)

(Valid license or non‑contingent job offer required.)

The big benefits

• Up to 95% financing
• No PMI
• Purchase only
• Owner‑occupied primary residence
• Employment can start after closing (offer or contract required)

 Loan basics

• Conforming portfolio ARM loans only
• 1‑unit properties
• Minimum 720 credit score
• 2 months reserves
• 1‑unit primary residences only

Important RN note (Associate Degree only) Extra rules apply if you’re an RN with an associate degree:

• Must have 2 full years of RN employment
• Income averaged over 2 years (no exceptions)
• Max DTI 31/43
• 2 extra months reserves

Bottom line This is a strong option for nurses and medical professionals who want low down payment financing without PMI, but the guidelines are specific.

Happy to answer questions… just wanted to get this out there since it’s brand new.

I can run a scenario for you on this program here: https://www.reddit.com/r/HomeLoans/comments/1t0zp1s/may_2026_mortgage_rate_megathread/

Apply Now & Contact Info

Hi all! 

I’m a federally licensed Mortgage Loan Officer with Alliant Credit Union, lending nationwide with competitive online rates. I’ve been in mortgage lending for 20 years and help people make sense of one of the biggest financial decisions they’ll face. 

You’re working directly with a credit union lender, not a broker, but I shop rates like one. In addition to Alliant, I work with multiple investors to make sure you’re getting the best deal possible, including Pennymac, Mr. Cooper, U.S. Bank, Chase, AmeriHome, Freedom Mortgage, and Truist, plus access to Fannie Mae and Freddie Mac direct programs.

If you’re checking rates or weighing options, just drop a few details from the table below and I’ll send back a quick, personalized scenario. No cost, no pressure.

I usually respond within 24 hours. Your info is only used to build your scenario, and if you have questions at any point, just ask. Happy to help.

RATES CHANGE DAILY - RATES GO LIVE AT 10a CST

• All scenarios are based on:
• 30 day lock
• Payments are principal and interest only (tax, insurance, PMI not included)
• Lender Fees
  • $950 Conventional & FHA
  • $0 VA

^(Purpose)	^(General)	^(Loan Type)	^(Loan Term)	^(Property Type)	^(Property Use)
^(Purchase)	^(Property Value)	^(Conventional)	^(30-Year Fixed)	^(Single-Family)	^(Primary Residence)
^(No Cash-Out Refi)	^(Loan Amount)	^(FHA)	^(20-Year Fixed)	^(Multi-Family / max 4 units)	^(Second Home)
^(Cash-Out Refi)	^(Credit Score)	^(VA)	^(15-Year Fixed)	^(Townhouse)	^(Investment Property)
	^(Zip Code)	^(Jumbo)	^(5/7/10 ARM)	^(Manufactured)
		^(Physician)		^(Condo / # of stories)

Example of how to format your request:

• Purchase - $400k - $320k - 720 fico - 90210 - Conv - 30 Fixed - Single Family - Primary
  • [Purchase Price] - [Loan Amount] - [Credit Score] - [Zip Code] - [Program] - [Term] - [Residence]
• Refinance - $400k - $320k - 720 fico - 90210 - Conv - 30 Fixed - Single Family - Primary
  • [Home Value] - [Loan Amount] - [Credit Score] - [Zip Code] - [Program/Cash Out?] - [Term] - [Occupancy]

Common Questions:

• Lender credit = money from us, to you to reduce your closing costs
• Points = Cost to purchase rate
• Payment = Principal and Interest mortgage payment (monthly)

Unique Loan Programs:

• Doctor/Physician (No PMI)
• Non-Conforming/Jumbo (No PMI)
• $0 Down First Time Homebuyer

^(Important Mortgage Rules, Regulations & Disclosures:)
^(For Illustration Only - Not a Rate Quote or Offer to Lend - Rates and terms are subject to change)
^(Disclosures: APR equals Annual Percentage Rate. Rates and terms may change without notice. This is not a commitment to lend. Membership eligibility required. All loans are subject to credit approval and underwriting. Actual rate, APR, and costs vary based on credit, income, property type, and individual loan factors. Lending in all 50 States Excluding Maryland. No subordinate financing.)
^(Home Loan Disclosures)
^(Fixed Rate Mortgage Disclosure)
^(Adjustable Rate Mortgage / ARM Disclosure)
^(Social Media Guidelines and Disclosures)
^(Disclosure Library)

Collin Donahue | NMLS 236801
Alliant Credit Union | NMLS 197185
Contact Me & Apply Now Link

^(⌂ Equal Housing Lender | Federally Insured by NCUA)