Live rates
Dennis Hughes NMLS #178729 — Live average rates for California. Subject to change and dependent on borrower approval, creditworthiness, property type and lender terms.
Market movement
Loading delayed market data…
Delayed market data. Source: Yahoo Finance.
For informational purposes only — not investment advice or a rate-lock recommendation.
Updated September 12, 2026 at 11:39 PM ET
With limited time before closing, present market conditions currently favor protecting pricing — the 10-year Treasury is 2 bps higher today and 1 bp higher over the past week, and there is little room to absorb a negative reprice.
Near-term data risk and current bond-market conditions currently favor protecting pricing — the 10-year Treasury is 2 bps higher today and 1 bp higher over the past week, which could reduce the benefit of waiting.
There may be enough time to monitor pricing, and today's conditions currently favor protecting pricing — the 10-year Treasury is 2 bps higher today and 1 bp higher over the past week — but borrowers should be prepared to lock if pricing weakens.
A longer timeframe allows more flexibility, and today's conditions currently favor protecting pricing — the 10-year Treasury is 2 bps higher today and 1 bp higher over the past week, subject to borrower risk tolerance and scheduled economic releases.
Mortgage pricing appears stable, with the 10-year Treasury yield up 2 bps today near 4.28% while remaining 1 bp higher over the past week. Contained daily volatility near 3.9 bps and range-bound trading ahead of the next major economic release currently favor a strong lock posture inside a week and a lock stance for longer timelines, though near-term repricing could occur. Freddie Mac's latest weekly 30-year fixed average was 6.66%, for general context rather than current intraday pricing.
Today's lock and float guidance considers mortgage-backed securities, Treasury yields, current mortgage-rate trends, market volatility, Federal Reserve developments, and upcoming economic reports. Recommendations also account for the amount of time remaining before the expected closing date.
Educational market commentary only: this lock and float guidance is general market commentary intended for mortgage professionals. It is not individualized financial, lending, investment, or rate-lock advice. Mortgage rates, loan pricing, loan credits, eligibility, lock periods, extension costs, and repricing policies vary by lender, borrower, loan program, property, and market conditions. Market conditions can change rapidly and without notice. Always verify current rates and lock terms with the applicable lender before making or communicating a lock decision.
Averages are a starting point. Pricing on your loan depends on credit score, down payment, loan size, occupancy and property type — including manufactured homes and rural acreage, where I do most of my business.