Just one day after an incredibly strong jobs report--something that would normally create problematic upward momentum for rates--the average lender is back to the lowest levels since January 16th. At the risk of overusing a played-out metaphor, this was not on many experts' bingo cards. Even with the benefit of hindsight, it's not entirely possible to justify what we've seen over the past 2 days without jumping to conclusions and making educated guesses. Said guesses would rely on somewhat esoteric concepts regarding the way investor demand ebbs and flows between different Treasury securities (i.e. 2yr vs 10yr, etc).  More volatility could be on the way tomorrow. The BLS will release the Consumer Price Index (CPI) for January. This is the first major inflation report that comes out on any given month. Because inflation is a key consideration for rates, if CPI is meaningfully above or below the median forecast, rates often react accordingly.

February 12, 2026 Download our Mobile App: Download our Mobile App: 30 Yr. Fixed 6.10% -0.04%   6.01% 7.13% 15 Yr. Fixed 5.69% -0.02%   5.55% 6.5% 30 Yr. Jumbo 6.29% -0.01%   6.1% 7.45% Compare Mortgage Rates from Local Lenders for Feb 12, 2026 Mortgage Rates Slide to New Multiweek Lows Thu, Feb 12, 2026 2:35PM Just one day after an incredibly strong jobs report--something that would normally create problematic upward momentum for rates--the average lender is back to the lowest levels since January 16th. At the risk of overusing a played-out metaphor, this was not on many experts' bingo cards. Even with the benefit of hindsight, it's not entirely possible to justify what we've seen over the past 2 days without jumping to conclusions and making educated guesses. Said guesses would rely on somewhat esoteric concepts regarding the way investor demand ebbs and flows between different Treasury securities... (read more) Mortgage News Daily Rate Change Points 30 Yr. Fixed 6.10% -0.04 0.00 15 Yr. Fixed 5.69% -0.02 0.00 30 Yr. FHA 5.67% -0.03 0.00 30 Yr. Jumbo 6.29% -0.01 0.00 7/6 SOFR ARM 5.48% -0.02 0.00 30 Yr. VA 5.69% -0.03 0.00 Updates Daily - Last Update: 2/12 Freddie Mac Rate Change Points 30 Yr. Fixed 6.09% -0.02 0.00 15 Yr. Fixed 5.44% -0.06 0.00 Updates Weekly - Last Update: 2/12 Mortgage Bankers Assoc. 30 Yr. Fixed 6.24% +0.08 0.55 15 Yr. Fixed 5.64% +0.09 0.61 30 Yr. Jumbo 6.34% -0.05 0.40 Updates Weekly - Last Update: 1/28 UMBS 30YR 5.0 100.24 +0.27   95.71 100.50 UMBS 30YR 5.5 101.50 +0.14   98.11 101.64 10 YR Treasury 4.100 -0.073   3.932 4.608 Slower Data. Slower Morning Thu, Feb 12, 2026 9:07AM When the jobs report makes a big statement, bonds are more likely to exhibit elevated momentum and volatility in the following days. In more than a few past examples, a big jobs report can set the tone for the entire month--all the way until the next jobs report comes out. Perhaps it's the delayed release of yesterday's report and the resulting juxtaposition... (read more) MBS Price Change UMBS 4.5 98.47 +0.41 UMBS 5.0 100.23 +0.26 UMBS 5.5 101.50 +0.14 GNMA 4.5 98.38 +0.42 GNMA 5.0 100.37 +0.22 GNMA 5.5 101.23 +0.01 Pricing as of: 2/12 3:31PM EST US Treasury Yield Change 2 YR Treasury 3.466 -0.054 5 YR Treasury 3.669 -0.074 7 YR Treasury 3.871 -0.080 10 YR Treasury 4.103 -0.070 30 YR Treasury 4.730 -0.076 Pricing as of: 2/12 3:31PM EST Other News Non-QM Pricing, Appraisal, BI, Servicing Tools; Interview With Pennymac Chief Strategist; CFPB Update Thu, Feb 12, 2026 11:47AM Here at San Diego’s MCT Exchange 2026, the hallway chatter is varied. These are capital markets personnel, so things are pragmatic. One topic is Freddie Mac’s earnings: $2.8 billion in income for the fourth quarter of 2025 and $10.7 billion for 2025. Another is large companies becoming larger, exemplified by Tradeweb making an investment in MAXEX and by yest... (read more) Latest Video Housing not in crisis but first-time buyers are being squeezed: Serhant Rea... Treasury sells $25B in 30-year bonds Consumer spending falls in January, CNBC/NRF Retail Monitor finds Jobless claims dip but run higher than expected Around the Web CNBC January homes sales tank more than 8%, as Realtors say potential buyers are 'struggling' NY Fed Who Is Paying for the 2025 U.S. Tariffs? CNBC U.S. payrolls rose by 130,000 in January, more than expected; unemployment rate at 4.3% Bipartisan Policy Center What’s in the Housing for the 21st Century Act? CNBC Treasury yields edge lower as investors look ahead to key inflation report Breaking The News US initial jobless claims down by 5,000 to 227,000 Eye on Housing Low-Rise Multifamily Shows Strength at End of 2025; Other Segments Weak CNBC The delayed January jobs report will be released Wednesday. Here's what to expect CNBC FHA mortgage demand rises as borrowers face affordability challenges Investing Live Fed's Schmid: Further rate cuts could allow higher inflation to persist for longer AP News CBO: Federal deficits and debt to worsen over next decade CNBC Treasury yields move lower as investors await delayed January jobs report Investing Live Atlanta Fed GDPNow Q4 tracker 3.7% vs 4.2% prior

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