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Are mortgage rates going up? Are mortgage rates going down? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may point you in the right direction.

The Bankrate.com survey is for conforming mortgages only. It does not apply to FHA mortgages, VA mortgages, jumbo mortgages, or foreign national mortgages. For rate quotes, .

The group's 30-day prediction for mortgage rates:

• 31% predict mortgage rates will increase
• 23% predict mortgage rates will decrease
• 46% predict mortgage rates will remain unchanged

I predict that rates will remain unchanged over the next 30 days.

My advice not even be appropriate for your particular situation and I'm not always accurate besides.  Heck, you may find your time better spent watching this archive of 100 numbers in 100 films versus reading what's below.

Either way, here's what I told Bankrate.com:

"ARMs get cheap, FRMs stay collared. Plan accordingly."

It's a theme we've been talking about for a few days now.  Even as fixed rate mortgage get more expensive in terms of interest rates and points, adjustable-rate mortgages are getting cheaper.  This is partly reflective of the long-term growth outlook for the U.S. economy versus the near-term lack-of-growth outlook.

Inflation concerns and a weakening dollar are playing a part, too.

It's a role reversal from what we saw over a 6-month period earlier this year as the 30-year fixed rate mortgage handily beat the 5-year ARM in head-to-head pricing.  Today, ARMs are cheaper and should continue to improve relative to their fixed-rate counterpart.

In August, expect the 30-year and 15-year fixed rate mortgages to be volatile, but trading within the same ranges as they have been.  Some days up, some days down, but overall flat-ish.

ARMs, on the other hand, should ease lower by a tad.

The important thing to remember is that mortgage rates are in constant flux.  It's impossible to time for a market bottom because of it.  However, you can improve your chances of locking a mortgage rate on "a good day".  The key is to be prepared before rates actually dip.

I run a program called Rate Watch.  The gist is that I'll take your full credit application including income, assets, social security number, andemployment history.  I'll use that information to get you a preliminary mortgage approval and we'll know exactly for what rates you qualify. Then, when rates dip -- and they will dip again -- I can lock up your rate for you on the spot.

Consider how short-lived a mortgage market rally can be these days, if you know a refinance is in your future, and we'll get you started.

Or, if you prefer to watch mortgage rates from the sidelines to act on low rates later, follow me on Twitter. I post market updates throughout the day.  Send a message to @mortgagereports so I know you're listening.

Dan Green is an active loan officer. Email or call 513-443-2020. Dan is on Twitter at @mortgagereports.