Thanks for visiting The Mortgage Reports. To stay absolutely current on mortgage markets and important guideline changes, be sure to take my free daily email alerts.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

Conventional, Conforming Mortgage Rates

By way of disclosure, the Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to North Carolina or Texas mortgage rates. Furthermore, unique property types including non-warrantable condos and condotels may be excluded.

for a real-time rate quote.

Breaking Down The Predictions

Here's the group's mortgage rates predictions:

• 33% predict mortgage rates will increase
• 8% predict mortgage rates will decrease
• 59% predict mortgage rates will remain unchanged

I expect mortgage rates to decrease.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching the 3rd best Saturday Night Live Opening Monologue of all-time than reading my analysis.

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

"The complete absence of inflation leads rates lower."

For all this talk of the Federal Reserve ending its support for mortgage markets, a more insidious force on rates is inflation.  And without inflation, U.S. mortgage bonds go in demand.

What Is Inflation?

There is a daisy-chain relationship between inflation and mortgage rates and it's a simple one to understand.

First, a definition. Inflation is the devaluation of a currency. For example, if you can buy a loaf a bread, container of milk, and stick of butter for $5 today but the same groceries costs you $5.50 next year -- all things equal -- that's an inflation rate of 10%.

Most people look at this and say "prices went up". That's one way to look at it. Another perspective is that the dollars in our wallet are less valuable than they used to be.

This is how markets view inflation.

Inflation Is The Enemy Of Mortgage Rates

With respect to mortgage bonds, inflation can be devastating.  This is because mortgage bonds are denominated in U.S. dollars and all coupon payments are made in U.S. dollars.  If the dollar is losing value, mortgage bonds become less attractive to investors.

Less demand drives bond prices down which, in turn, push bond yields up. Mortgage rates rise.

Even worse is that it doesn't take actual inflation to make mortgage rates rise.  Even just the threat of inflation can do the job.  This was the case in June 2009 when mortgage rates leaped 1.125% in 10 days.  If you were shopping for a mortgage at the time, you remember how scary it was.  Lenders were issuing up to 5 rate sheets in a day.

But without inflation -- or the threat of it -- mortgage rates can benefit.  And that's what we're seeing now.

• The Federal Reserve says inflation should remain low for a while
• The Producer Price Index is dropping
• The Consumer Price Index is dropping

Each of these points makes market feel like inflation is a ways away. As a result, mortgage bonds are in demand.

No inflation, no rise in rates.  At least for now.

Rate Increases Aren't Out Of The Question

If you need a rate lock, consider taking it this week.  Timing still looks right and locking a rate can never be wrong.  The wildcard here is the Fed's termination of its $1.25 trillion support for mortgage markets.  It's possible that markets could spook when the program ends March 31 and that could send rates northward.

Rates are down 1 percent since the program started and it's reasonable to expect them to give back some -- or all -- of the improvements once the Fed bows out.

You're playing with fire if you ride this out too long. For now, though, float.

Ride It Out, But Be Ready To Lock

Mortgage rates change all the time. Make sure you're not locking too soon. It can be the difference between saving 1/8 percent or losing it. You're going to want your loan officer to help you with timing.

Or, if it's easier for you, with your situation and we'll get you set up with the lowest rate we can.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

Conventional, Conforming Mortgage Rates

By way of disclosure, the Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to North Carolina or Texas mortgage rates. Furthermore, unique property types including non-warrantable condos and condotels may be excluded.

for a real-time rate quote.

Breaking Down The Predictions

Here's the group's mortgage rates predictions:

• 57% predict mortgage rates will increase
• 0% predict mortgage rates will decrease
• 43% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching the only working mousetrap ever made than reading my analysis.

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

"Home buyers are out in force. The economy wins. Rate shoppers lose."

Purchase activity is up. Talk with your friends in real estate, talk with your friends in mortgage, talk with, really, somewhat involved in the real estate business.  Home buyers are out and they're writing contracts.

It's good news for the economy and bad news for mortgage rates.

When You Buy A Home, You Buy "Stuff", Too

To understand why housing matters to mortgage rates and the economy, just think about the last time you moved and the purchases you made.  Especially if you moved to a bigger place.

Did you buy new furniture?  What about new blinds, drapes and window dressings? A new television (or three)? Not to mention the countless trips to Home Depot for little things like air filters, light bulbs, and key copies.

All of these purchases fall under the "consumer spending" category and consumer spending accounts for 70% of the economy.

More people moving means more consumer spending. And there's a lot more people moving.

Geopolitics Can't Keep Mortgage Rates Down

Meanwhile, the Federal Reserve ends its $1.25 trillion mortgage market commitment this month and, by all accounts, mortgage rates should be rising in advance of it. Instead, they're falling.

As Greece deals with debt worries, and China deals with inflation, and the U.S. dollar gains, mortgage markets have been a sound place to invest.  The extra demand for bonds is pushing mortgage rates down. But this rally rooted in geopolitics -- not in hard data.

It can't last.  Especially with the Federal Reserve meeting next week.

There'll be no rate changes from the Fed, but look for more optimistic verbiage from the Fed with respect to the economy's current and future prospects. The Fed speaks in data and data points to recovery.

Rate Increases Will Happen Quickly

If you need a rate lock, consider taking it this week.  The timing is right and locking a rate can never be wrong.

That said, you'll probably want some help to lock at the exact right moment. Mortgage rates change all the time. Make sure you're not locking too soon. It can be the difference between saving 1/8 percent or losing it. You're going to want your loan officer to help you with timing.

Or, if it's easier for you, with your situation and we'll get you set up with the lowest rate we can.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

Conventional, Conforming Mortgage Rates

By way of disclosure, the Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to Cincinnati or Chicago mortgage rates. Furthermore, unique property types including non-warrantable condos and condotels may be excluded.

for a real-time rate quote.

Breaking Down The Predictions

Here's the group's mortgage rates predictions:

• 43% predict mortgage rates will increase
• 0% predict mortgage rates will decrease
• 57% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching the only working mousetrap ever made than reading my analysis.

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

"Markets adjust to Life After Fed Intervention."

We can say it a thousand times and it would still be a thousand times too few -- the Federal Reserve is withdrawing its mortgage market support March 31, 2010.  Indeed, the Fed's barely a player even now as its intervention winds down to nothing.

Last week, it bought just $11 billion worth. And here's why it matters.

The Biggest Bond Buyer Is Going Bye-Bye

Since the end of 2008, the Federal Reserve has been the biggest open-market purchaser of mortgage bonds and the net impact of that intervention is lower mortgage rates by 1 percent. In other words, mortgage rates are 5 percent right now. They'd be 6 percent without the Fed.

"Without the Fed" starts in 27 days.

Mortgage rates have been low lately, and falling. It's unexpected.  Also, it's easy to get lulled into thinking that rates are down because markets are shrugging off the Fed's deadline.  Don't make that mistake.

Mortgage rates are lower for a few reasons, all of which increase demand for U.S. mortgage bonds.  More demand mean higher bonds prices and, therefore, lower mortgage rates.

1. Greece is having debt issues, pushing investors to buy "safe" securities like bonds
2. Economic growth is steady, but precariously balanced. Without clarity, investors seek safety.
3. Rumors that the Fed (or another agency) will extend the program beyond its original expiration date.

Don't expect these conditions to last.

They've been lucky so far but, pretty soon, mortgage rate shoppers are soon to face the music. You don't want to be on the wrong side of this bet. Rate jumps will be fast and fierce.

Rate Hikes Will Be Fast And Fierce

If you need a rate lock, take your chips off the table and get it done.

That said, locking mortgages is a timing game and you'll still want some help to get it right. On some days, rates will over-react higher, and on other days, they'll retreat.  You're going to want your loan officer to offer some coaching.  Call "your guy" or, if it's easier for you, with your situation.

I handle all of my own mail and I would love to get you a good rate. It's what I do best.

Plus, my bank has good, low mortgage rates. Just ask me about it.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

By way of disclosure, the Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to Cincinnati or Chicago mortgage rates.  Furthermore, unique property types including non-warrantable condos and condotels may be excluded.

for a real-time rate quote.

Here's the group's mortgage rates predictions:

• 27% predict mortgage rates will increase
• 0% predict mortgage rates will decrease
• 73% predict mortgage rates will remain unchanged

I expect mortgage rates to remain unchanged.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching The Greatest Network Television Weather Forecast of All-Time than reading my analysis.

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

"Markets are in a Tug-O-War -- it's Geopolitics versus The Fed."

There's lot of reasons why mortgage rates change -- revised expectations for the economy, new Fed monetary policy, and psychological factors on Wall Street are among them.

In total, there are hundreds of influences on the day-to-day mortgage rates you and I see from the banks.  It's part of why predicting mortgage rates so challenging.  We can never know which of the hundreds are influences are about to come into play.

We can break influences down into two parts -- obvious, and non-obvious.

Obvious influences are inflation data, housing stats, and job markets.  These we can prepare for; can be proactive about. And, indeed, Wall Street does.  The preparation is why mortgage rates tend trend higher or lower heading into a "major" news release.  The movement is the market squaring its bets.

It's the non-obvious factors, though, that really screw things up.

• An "emergency" change to monetary or fiscal policy, at home or abroad
• A sudden change in the political climate, at home or abroad
• An outbreak of -- or an end to -- war, terror, disease or the like, at home or abroad

In other words, anything that "shocks" the global financial system.

There was a terrific example of such a shock two weeks ago. One day, everyone woke up and suddenly thought Greece couldn't meet it country's debt obligation. The thought drove fear through the Eurozone, then through the broader market, and eventually, it led to safe-haven buying that propped up U.S. mortgage markets.

There's other recent examples, too. Like when the Fed initially announced its support for the mortgage-backed bond market in November 2008; or, when inflation numbers ran much hotter-than-expecter near the end of May 2009.

It happened yesterday, too.

The Fed released the minutes from its January 2010 meeting Wednesday afternoon and there was an underlying message that "change is coming".  Markets didn't expect to hear that just yet and it sent mortgage markets reeling.  Rates spiked by an eighth-percent within minutes of The Minutes' release.

As a rate shopper, unexpected news is frightening. It makes markets do things you wouldn't expect.  And that's why we're calling for a draw over the next week. The likelihood of Eurozone debt concerns leading mortgage rates lower will be offset by the tendency of rates to rise when the Fed starts talking strength.

That said, if you need a rate locked in the next week or so, consider doing it sooner rather than later.  The Fed's exit from the mortgage market is going to push rates up and that exit's in less than 5 weeks.  It's time to get a move on.

Locking mortgages is a timing game and you'll want some help to get it right. Call your loan officer or, if it's easier for you, with your situation. I handle all of my own email and I am happy to get you a good rate lock. It's what I do best.

Plus, my bank has good, low mortgage rates. Just ask me about it.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

The Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific for Cincinnati or Chicago mortgage rates.

for a real-time rate quote.

Here's the group's mortgage rates predictions:

• 40% predict mortgage rates will increase
• 7% predict mortgage rates will decrease
• 53% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent looking over the 10 Simpsons words that should probably be in the dictionary than reading my analysis.

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

"Profit-taking takes hold in the MBS markets."

Bond markets are very similar to stock markets.  There is "a thing" that investors can buy or sell, and that "thing" has a price.  When buyers outnumbers sellers, prices rise.  When sellers outnumber buyers, prices fall.

It's supply-and-demand. Economics 101.

With respect to residential mortgage markets, the "thing" is a mortgage-backed bond.

A mortgage-backed bond is exactly what its name describes -- a bond backed by mortgages.  Specifically, a large grouping of mortgages called a "pool".  Pools generate cash flow from the monthly mortgage payments made by homeowners and mortgage bond investors own a claim on said cash flow.

Again, comparing to stocks, bond investors buy ownership in a "thing" and get a claim on its future cash flow.  This is a relationship that escapes most laypersons.  Mostly because business television doesn't talk about bond markets with the same fervor as it does for stock.

But, bond markets are similar to stock markets ands, therefore, we should expect for bond markets to behave like stock markets at times.

This week will be one of those times. Mortgage bond markets are ripe for profit-taking and that will be bad for mortgage rates.

After a major sell-off in December, mortgage bonds rallied in January.  The December loss topped 300 basis points overall, adding 3% in discount points to any given mortgage rate.  In January, then, the markets unwound two-thirds of those losses, reducing the discount points number to 1.

The sustained rise and subsequent sustained fall was an abnormal trading pattern for a market accustomed to short rides up and down.  Today, short rides are back.

If you're going to need a rate locked in the next week or so, consider doing it sooner rather than later.  After January's big improvement, bond investors are getting itchy and will want to lock up some profits.  To do that, they'll want to sell their mortgage bond holdings and that will create extra supply on Wall Street. And, just like stocks, when there's a sell-off in bonds, prices fall.

Mortgage rates move opposite from prices.

That said, locking mortgages is a timing game and you'll want some help to get it right.  Call your loan officer or, if it's easier for you, with your situation. I handle all of my own email and I am happy to get you a good rate lock.  It's what I do best.

Plus, my bank has good, low mortgage rates. Just ask me about it.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

The Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific for Cincinnati or Chicago mortgage rates.

for a real-time rate quote.

Here's the group's mortgage rates predictions:

• 43% predict mortgage rates will increase
• 14% predict mortgage rates will decrease
• 43% predict mortgage rates will remain unchanged

I expect mortgage rates to decrease.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching people get punched in the face right before eating a sandwich than reading my analysis.

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

"Jobs data drags down rates."

On the first Friday of every month, at 8:30 AM ET, the U.S. government releases the Non-Farm Payrolls report, except most people don't call it that.  They call it "the jobs report".  Tomorrow is the first Friday of the month.

The jobs report has always been influential with respect to mortgage rates but, lately, it's of larger import.  This is because Wall Street believes that jobs growth is the way forward for the economy.  No jobs, no growth.

The jobs-to-growth connection is pretty straight-forward. Versus an unemployed person, an employed person is:

1. More likely to spend free cash
2. More likely to feel confident about his economic future
3. More likely to make on-time mortgage payments

Each of these points promotes economic growth and stock markets tend to improve when jobs data is strong.  This happens at the expense of bonds, of course, and mortgage rates rise.

But there's another angle, too.

Because jobs are a lagging economic indicator, net job gains imply that U.S. businesses are feeling better about their prospects for 2010 and 2011.  This, too, excites stock markets, creating even more bond market damage. That's why a blowout job number would be awful for mortgage rates Friday.

Thankfully, it won't happen.

Even though markets are officially calling for 13,000 new jobs, whispers numbers are moving the target even higher.  Therefore, the number of net new jobs would have to exceed the original estimate and then some, plus, prior revisions would have to revise higher, too.

Reviewing recent trading patterns -- over the next week -- mortgage rates have more room to fall than to rise.  Longer-term, this isn't the case, but for now, you can float safely.

That said, locking mortgages is a game of timing and to play, you'll want some help.

If you don't have a loan officer you can call up for advice, know that you can always call me. Or, , whichever is easier. I handle all of my own email and I would happy to get your mortgage rate lock ready for you. The key is to make a plan that works, pick a rate that fits the plan, then wait to execute.

It's what I do best.  Plus, my bank has good, low mortgage rates. Just ask me about it.

Need a mortgage rate prediction? I am a regular participant in the Bankrate.com Mortgage Rate Trend survey and this week's survey may help you.

The Bankrate.com survey is for conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to Cincinnati or Chicago.

for a real-time rate quote.

Here's the group's mortgage rates predictions:

• 50% predict mortgage rates will increase
• 29% predict mortgage rates will decrease
• 21% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent learning how to suck at Facebook than reading my analysis.

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

"The reality of the Fed's mortgage market withdrawal sets in this week."

This is going to read like a recap from last week, but let's review the highlights.

When the economy hit the skids in September 2008, the government made a massive intervention.  In addition to formal stimulus from Congress, the Federal Reserve did what it could to loosen up the credit markets.

One of the Fed's most well-known programs was its commitment to buy $1.25 trillion in mortgage-backed bonds in the open market. Internal studies from the Fed say the program lowered rates by 1 percent last year.

The program ends March 31, 2010.

Now, logic dictates that if the Fed's presence had rates down 1.000 percent in 2009 -- all things equal -- the Fed's absence will have rates up by the same 1.000 percent in 2010. The question remains, "how soon until it happens?"

The Fed has been weaning markets off the program, dropping purchases to just one-third of its March 2009 peak purchase levels. And while it's been doing that, there's been fewer originations to create new supply.

For this reason, some analysts think fears of a Fed pullout are overblown; that rates won't rise by a full percent. And that viewpoint may ultimately be proved correct.

For now, though, the prudent thing to do is to treat the situation like NFL referees treat an instant replay request -- stick with the original call until you've got sufficient evidence to overturn it. Right now, that evidence doesn't exist. It won't exist until April.

Naturally, you don't have until April.  You need to know what to do right now so here it is.

Get locked.

Mortgage rates have receded from December's highs and have been sitting in a pocket for about a week. At some point, Wall Street will start pricing bond for the Fed's MBS exit and you don't want to be on the wrong side of that window.

Locking mortgages is a game of timing and, for that, you may need some help.

If you don't have a loan officer you can call up for advice, know that you can always call me. Or, , whichever is easier. I handle all of my own email and I would happy to get your mortgage rate lock ready for you. The key is to be ready before the market changes and that's what I do best.

Also, my bank has good, low rates. Just ask me about it.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to Cincinnati or Chicago.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 27% predict mortgage rates will increase
• 13% predict mortgage rates will decrease
• 60% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent on everyone's favorite movie game show than reading my analysis.

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

"The first effects of the Fed's market withdrawal are coming. "

Mortgage rates have been low for a very long time. You probably can't remember back this far, but in August 2008, when gas prices were crossing $4 and inflation was all the rage, rate shoppers were snapping up 6.500 percent mortgage like they were deals at Sofa King.

Then, the dam leaked. Banking fell apart, the economy went to the brink, and the Federal Reserve stepped in to clean up the mess.

The Fed made many moves to heal the economy, but one of its most important ones was its backstopping of the mortgage-backed securities market to the tune of $1,250,000,000,000.

Visualize that for a minute. It's a huge number. And the Fed used it to become a big-time buyer of mortgage bonds. The goal? Use the extra demand to lead bond prices higher which, in turn, would lead bond yields lower.  And this is exactly what happened.

Internal studies from the Fed say the intervention lowered rates 1 percent last year.

In other words, we've been getting low rates because the mortgage-backed market is "artificial".  The Fed is a non-natural buyer.  Starting April 1, 2010, though, life goes back to normal.  The Fed is ending its support and the market will be left to its own.

It's simple, folks. If the Fed's presence dropped rates 1 percent in 2009, its absence will cause rates to rise in 2010.  Mortgage rates are going up.  The question is "how soon until markets react?"

For now, rates look good and low. Economic data is soft and inflation is tame. Plus, the dollar is rallying.  These are all conducive to low mortgage rates.  However, at some point, Wall Street will start pricing bond for the Fed's MBS exit.

It could get ugly. The move will likely be swift.

Rate shoppers should really have a plan in place.  Be patient, but not too patient. Locking mortgages is a game of timing and,  for that, you may need some help.

If you don't have a loan officer you can call up for advice, know that you can always call me. Or, , whichever is easier. I handle all of my own email and I would happy to help you get your mortgage rate lock ready.  The key is to be ready for the changes before they come and that's what I do best.

Also, my bank has good, low rates. Just ask me about it.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to Cincinnati or Chicago.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 36% predict mortgage rates will increase
• 18% predict mortgage rates will decrease
• 46% predict mortgage rates will remain unchanged

I expect mortgage rates to remain unchanged.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent on learning that George Washington invented instant coffee than reading my analysis.

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

"Markets move into wait-and-see mode on the economy and the Fed. "

It's been a wild few weeks in the mortgage markets.  December was a shoot-out that left every "floater" dead. Since the New Year, though, markets have been easing and rates have been falling.

Today, mortgage rates are at their best levels of the year.

In an it-won't-sound-so-strange-once-you-understand-how-mortgage-rates-work kind of way, rates are down for the same reason they were up -- expectations on the economy.

See, when December started, the jobs report showed net job growth very close to flat.  Wall Street got very excited about it. Plus, housing showed more growth and Retail Sales punched in way bigger than projections.

At the same time, members of the Fed were stumping for a raise in the Fed Funds Rate and a need to be wary of runaway growth.  This, too, got Wall Street excited and as of December 31, 2009, the economy hinted at recovering and expanding at ludicrous speed.

Because of this, mortgage rates made their biggest 1-month jump of the year in December. Since then, however, it's been a mixed bag.

January's job report and retail sales report both went negative, and Pending Home Sales failed to impress.  Furthermore, there's been a general softness about the economy and Fed members have gone silent on Fed Funds Rate matters.

It's a reversal from December and expectations for 2010 are dialed back a bit. Mortgage rates are falling, but have likely bottomed out for now.

We're witnessing a stasis. The economic forces of expansion and contraction seem balanced.  Data is contradictory and difficult to interpret.  Wall Street is unsure of what's next.

Mortgage rates should stay in a tight range between now and the Super Bowl.  There will be days when rates are down, and days when rates are up. The key is picking the right day to make your rate lock.

Be patient, but not too patient. Locking mortgages has always been a game of timing.  And for that, you may need some help.

If you don't have a loan officer you can call up for advice, know that you can always call me. Or, , whichever is easier. I handle all of my own email and I would happy to help you lock your mortgage rate.

My bank has good, low rates. Just ask me about it.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages or jumbo mortgages. Nor is the survey specific to Cincinnati or Chicago.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 36% predict mortgage rates will increase
• 36% predict mortgage rates will decrease
• 28% predict mortgage rates will remain unchanged

I expect mortgage rates to decrease.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent on Greg Rutter's Definitive List of The 99 Things You Should Have Already Experienced On The Internet Unless You're a Loser or Old or Something than reading my analysis.

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

"Be patient. The market is in Correction Mode after December's awful results."

Now, if you were lucky enough to lock a 30-year fixed mortgage rate sometime between Thanksgiving and December 1, you got an awesome rate, really.  You're probably sub-5 percent and maybe didn't pay any closing costs to get there.

Pat yourself on the back if you got that rate because after the first of the month, December turned into a veritable mortgage market nightmare. Between December 1 and December 31, 2009, mortgage pricing deteriorated by more than 300 basis points.

100 basis points equals 1 percent so the math looks like this:

• December 1: You could lock a 4.750 percent, 30-year fixed with 0 points
• December 31: You could lock a 4.750 percent, 30-year fixed at a cost of 3 points

Owie.  Having to 3 points to get the same rate 30 days later is a lot of points.

And, the thing is, there really wasn't much reason for mortgage rates to get so bad, so quickly.  Sure, jobs data got stronger and the housing market showed more improvement, but there wasn't much else.

In fact, you could argue the opposite side and say that rates should have fallen.

During December, the U.S. dollar improved, retail sales were weak, and key inflation figures was tame.  Even the Federal Reserve gave the economy Even Steven report after its December 16 meeting.

Instead of responding to this type of data, mortgage markets suffered at the hands of momentum plays combining with low trading volume. The markets fell farther than they should have.  They're going to correct this month.

We've had 3 trading days so far this year. Rates -- along with volume -- have been improving.  It's a correction. Markets are returning to normal, whatever that means.  But, as they do, rates should settle in a little lower than what we've seeing right now.

If you can afford to be patient with a pending conforming mortgage rate locks, try it. You'll be rewarded.  The key, though, is knowing when to stop being patient.

For that, you may need some help.

If you don't have a loan officer you can call up for advice, know that you can always call me. Or, , whichever is easier.  I handle all of my own email and I would happy to help you lock your mortgage rate.

My bank has good, low rates and we're very responsive to our clients.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, or jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 33% predict mortgage rates will increase
• 27% predict mortgage rates will decrease
• 40% predict mortgage rates will remain unchanged

I expect mortgage rates to decrease.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching this video about Poland Spring Water than reading my analysis.

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

"The Fed just bought the mortgage markets another 30 days of low rates."

With consumer confidence on the mend, net job gains nearing zero, and Retail Sales rebounding, Wall Street had bid up mortgage rates this month. Since touching an all-time low (for the 5th time this year) at Thanksgiving, rates had surged by nearly 3/8 percent.

Mostly, the trading was just jockeying for position ahead of the December 15-16 FOMC meeting.

Investors were worried that the Fed would blink; that it would change its economic outlook for 2010 and have to start raising the Fed Funds Rate sooner than forecast; that inflation fears would return.

Instead, none of that happened.

In the FOMC's post-meeting press release, the Fed talked about the economy "picking up" plus stronger jobs and housing markets, but it also said that risks to growth remain. Notably, consumer credit is tight and businesses are reluctant to hire new workers.

And then, to back that up, the Fed made 5 separate comments stating inflation is under control.

Markets didn't know what to make of the Fed's statement. There was a lack of conviction in both directions and that will help rate shoppers in the weeks ahead.  The last thing traders want to do is take on more risk before the New Year and the Fed just gave investors the green light to park cash in bonds.

This includes the mortgage-backed variety, of course.

That said, rate should remain bumpy for the foreseeable future so if you need to lock a rate, talk with your loan officer in advance about selecting the rate that's right for you. Then, set a plan to wait for it.

If you're patient and your rate target is reasonable, you'll probably get the chance to lock.

If you don't have a loan officer for refinancing, just with some notes on your mortgage. I'll bounce back with some answers for you. I handle my emails personally.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, or jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 57% predict mortgage rates will increase
• 14% predict mortgage rates will decrease
• 29% predict mortgage rates will remain unchanged

I expect mortgage rates to remain unchanged.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching the coolest stop-motion ad for books you've ever seen than reading my analysis.

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

"The ride will be bumpy so lock on the dips."

It's been an interesting 12 months.  The economy has reversed, housing is recovering, and the mortgage market has been run through the wringer.

At this time last year, our spirits were squashed.  Today, though, we have hope. And as the nation regains its footing from what should have been the worst economic depression on record, there's now lingering uncertainty on Wall Street about what's due for the country in the months and years ahead.

Rate shoppers be ready.

Lack of economic conviction is why mortgage rates have stayed low this year. Almost like inertia.  It's also why rates have failed to break out from a meaningful range. 4.875-5.375 percent just seems so 2009. It'll probably stick into early-2010, too.

But for the next 30 days, there's some wildcards to watch.

• Will investors go "safe haven" with their buys, or take their profits off the table?
• How will retailers fare as holiday shopping reaches a crescendo?
• Will the dollar's new strength draw interest to mortgage bonds?

It's going to be bumpy and rates will carve out a range.  Therefore, if you know you need to lock a rate, talk with your loan officer about the rate that's right for you, and then wait for it.  If you're patient and you set a reasonable rate target, you'll probably get the chance to lock it.

If you don't have a loan officer or prefer to talk with me personally about your situation, just with some notes on your mortgage.  I'll bounce back with some answers for you.  I handle my emails personally and my rates are very good.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, or jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 80% predict mortgage rates will increase
• 10% predict mortgage rates will decrease
• 10% predict mortgage rates will remain unchanged

I expect mortgage rates to decrease.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching Neil Young sing the theme song to The Fresh Prince of Bel Air than reading my analysis.

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

"Mortgage rates, like everything else, are cheap this holiday season."

The U.S. economy is driven by consumer spending.  Spending is the catalyst for all things good.  Without spending, the economy idles and, right now, spending is flat.  Sure, the housing market is improving and so are the banks, but an economic recovery won't be proclaimed until everyday Americans start spending cash.

Consumer spending is down and trending lower. Retailers know it, too.

Tight purse strings explain why "Black Friday" specials started a full week early at Amazon, and why stores are discounting more than usual this year.  Anything to part a person from his paycheck.

Despite the deals and promos, however, consumers will spend less this season. Joblessness is high and shoppers are cautious. The lack of register receipts will hold the economy in place, which is to say that growth will remain tempered.

For mortgage rate shoppers, this is a good thing.

See, ever since Fed Chairman Bernanke's March 2009 interview with 60 Minutes, the one in which he metaphorically observed "green shoots" in the economy, Wall Street has been betting on recovery.  First, they thought it would come in summer.  Then, in fall.

Now, expectations are delayed again.

So long as our nation's economic future is in doubt, mortgage markets will benefit from safe haven buying. More demand means lower rates, and, by extension, cheaper home financing.

A year ago Thanksgiving, mortgage rates reached an all-time low.  We're approaching those same all-time levels again.  But unlike last year, rates should stay low for longer than an hour or two.

Mortgage rates will remain beat down until consumer spending returns.

My advice to homeowners?  Talk to your loan officer about a refinance. Don't worry about your equity, your job, your closing costs, or anything else for that matter -- just make the phone call and evaluate your options. You can always say "no".

Based on today's rates, though, I have a sneaking suspicion you'll want to say "yes".

If you don't have a loan officer and/or don't want to call your current lender's toll-free support center, just with some notes on your home loan and I'll bounce back with some answers for you.

I handle my emails personally and my rates are excellent.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, jumbo mortgages or payday loans. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 45% predict mortgage rates will increase
• 0% predict mortgage rates will decrease
• 55% predict mortgage rates will remain unchanged

I expect mortgage rates to remain unchanged.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent waiting for the punch line than reading my analysis.

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

"The malls are empty and so are calls for higher rates."

Consumer spending drives the economy.  Without spending, there's no growth and, as a result, tepid retail sales reports force Wall Street to rethink its bets on U.S. economic recovery.

It's a primary reason why rates return to 5 percent again and again. The economy is back from the brink -- banks are healthier, investment is returning, household net worth is up -- but consumers continue to stand en garde. Confidence is down.

A recovery is not a recovery until consumers buy-in. Literally. And, right now, that's not happening.

Over the next 6 weeks, retail sales will be in focus. How consumers are spending their money; if consumers are spending their money.  Joblessness is a key equational part of the equation, too.

Therefore, keep an eye on your local mall for shoppers, and watch for unemployment rates. Mortgage rates will respond to both between now and January 1.  At the first sign of strength, markets will unleash rates to jump toward 6 percent.

Suddenly, the December 4 jobs report is of huge import.

For now, though, mortgage rates are low. Take advantage.  When rates finally make that break higher, the action will be fast. You won't have much time to react -- maybe 3 days to a week at most.

To stay ahead of mortgage rate changes, follow my "Float or Lock" advice on Facebook and Twitter. It's free and should help you make better decisions with your rate locks.

And if you find my advice useful, or call me so we can work together. I answer all my own emails and my rates are excellent.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, jumbo or super jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 46% predict mortgage rates will increase
• 9% predict mortgage rates will decrease
• 45% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, you may find your time better spent watching Post-It Art than reading my analysis.

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

"Mortgage markets are unnaturally low right now."

From 2006-2008, 30-year fixed rate conventional mortgage rates were pinned in the 6 percent range.  On some days, rates were higher; on some days, rates were lower.  Overall, however, the range held remarkably well.

But then, in September 2008, as the U.S. economy went to DEFCON 1, markets changed. Too-Big-To-Fail banking institutions were failing and Fannie Mae and Freddie Mac went into government conservatorship.

Investors fled the stock market in search of safer returns and mortgage-backed bonds offered that type of security.  Fear on Wall Street played a major role in driving mortgage rates down by a percentage point.

Since November 2008, 30-year fixed mortgage rates have been range-bound at 5. But 5 percent is unnatural given the current economy.  We're not at the same place we were a year ago.  Many of the contributing factors to the near-economic collapse are already in repair.

1. Big banks are capitalized
2. Major insurers are turning profits
3. Housing is showing excellent improvement

And, although unemployment rates are rising, the number of monthly net jobs lost is dropping.  And employment tends to lag recovery anyway.  Wall Street knows this and you should know it, too.  The key indicator from here on forward is economic growth and those "green shoots" Ben Bernanke mentioned in March are just about in bloom.

So, for now, mortgage rates are low. Take advantage.  Low rates won't last.  Soon,  rates will rebound to 6 percent and when it happens, the move will be quick.  You won't have much time to react -- maybe 3 days to a week at most.

To stay ahead of mortgage rate changes, follow my "Float or Lock" advice on Facebook and Twitter. It's free and should help you make better decisions with your rate locks.

And if you find my advice useful, or call me so we can work together. I answer all my own emails and my rates are excellent.

Need a mortgage rate prediction? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, jumbo or super jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 43% predict mortgage rates will increase
• 7% predict mortgage rates will decrease
• 50% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, Flux Capacitor Day may be better spent watching the Back to the Future Theme Song With Words than reading my analysis.

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

"Don't fight the Fed."

The FOMC adjourned yesterday and stayed on message.  Housing is expanding, financial markets are improving, and commerce continues "to pick up".  These are all signals that the recession is over.

However, because Americans are still losing jobs, net, it's keeping inflationary pressures in check.

The employment counterforce is why the Federal Reserve can (and will) hold the Fed Funds Rate near 0.000 percent for the foreseeable future and that should spark some interesting economic development.  Already, the dollar is replacing the yen in carry trade.

Everywhere we look, the country is on the brink of breaking through.  And, like Fred Flintstone driving around with bald feet, once Big Business gets a grip on the road, the Fed's ultra-accommodative policies should "gas" the economic car forward.

When it happens, be prepared.  The move may not specifically lead to inflation, but it will lead to the fear of inflation which is just as bad.  Inflation sends mortgage rates soaring.

Mortgage rates often rise faster than they fall and we're going to see the 30-year fixed cross 6 percent before long.  Maybe even by December.

Keep in mind, though, that mortgage rates are always changing, minute-by-minute.  Before you lock in, make sure you're not locking into a rally, for example.  That's like buying a shirt the day before it goes on sale.  You need to have better timing.

If you're not already subscribing, follow my "Float or Lock" advice on Facebook and Twitter.  It's free and should help you make better rate lock decisions.

And if you find my advice useful, or call me so we can work together. I answer all my own emails and my rates are excellent.

Need a mortgage rate prediction for the next month? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, jumbo or super jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 67% predict mortgage rates will increase
• 8% predict mortgage rates will decrease
• 25% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, your time may be better spent watching Joe Cocker's Misheard Lyrics from Woodstock versus reading my commentary.

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

"Mortgage rates drift higher through Thanksgiving."

Mortgage rates have dipped this week, falling by 0.375% in the last 48 hours.  We're still very much in the hole, however. Since troughing October 11, 30-year fixed mortgage rates have added 1/2 percent and the 15-year fixed has added a quarter.

Mortgage rates are still trending higher overall.

To understand why that trend will continue, we need to get a feel for why rates were low in the first place:

1. The Fed built artificial MBS demand with its $1.25 trillion purchase program
2. Risk-averse investors sought refuge from a plummeting stock market
3. Wall Street stressed more about deflation than inflation

Each of these items placed downward pressure on mortgage rates and it's the reason why 30-year fixed rates touch all-time lows this year.  Mortgage rates were really good for a very long time.

But now, as (1) The Fed ends its purchases, (2) Stock markets recover, and (3) Inflation fears resurface, mortgage rates are returning to "normal".  Any dips between now and the New Year should be considered locking opportunities -- they're not going to last.

Mortgage rates will be a 6 percent before long.

One thing to keep in mind, though, mortgage rates change minute-by-minute and when you're evaluating whether to lock in, you need to be getting accurate, timely information. Answers to questions like "Is it safe float my rate?" or "Should I lock my mortgage rate as soon as possible?" shouldn't go unanswered.

I give "Float or Lock" advice in near-real time via on Facebook and Twitter.

And if you find my advice useful, or call me so we can work together. I answer all my own emails and my rates are really good.

Need a mortgage rate prediction for the next month? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, jumbo or super jumbo mortgages, or payday loans. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 55% predict mortgage rates will increase
• 12% predict mortgage rates will decrease
• 33% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, your time may be better spent watching Balloon Boy get the Fresh Prince treatment on Facebook versus reading my commentary.

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

"The trend is not your friend. Lock your mortgage rates, folks."

Since bottoming out October 11, 2009, mortgage rates have soared. In some cases, we've added as much as 0.625% to rates.

The surge in mortgage rates stems from 3 main catalysts:

1. The U.S. dollar is getting destroyed in global currency markets
2. The price of crude oil leapt past $80 per barrel, bringing gas prices along with it
3. The Fed is withdrawing its support for the mortgage market, but keeping the Fed Funds Rate near 0.000%

Individually, each of these developments would put upward pressure on mortgage rates.  In tandem, they're killing today's low interest rate environment.

Wall Street's fear of inflation is returning and it spells terrible news for rate shoppers as we head into November. Forget about snaring the 4.500 percent 30-year fixed rate mortgage with 0 points. It's not going to happen. The markets have moved on.  Instead, consider taking what the market gives you.

In the not-too-distant future, 6 percent interest rates will be the norm.

Meanwhile, mortgage rates change minute-by-minute and when you're looking to lock, you need timely information. Answers to questions like "Should I float because mortgage rates are improving?" or "Should you lock because mortgage rates are worsening?" shouldn't go unanswered.

I give "Float or Lock" advice in near-real time via on Facebook and Twitter.

And if you find my advice useful, or call me so we can work together. My rates are really good.

Need a mortgage rate prediction for the next month? 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 conventional, conforming mortgages only. It does not apply to FHA mortgages, veterans mortgages, jumbo mortgages, or super jumbo mortgages. Nor is the survey specific to Cincinnati.

for a real-time rate quote.

Here's the group's 30-day prediction for mortgage rates:

• 67% predict mortgage rates will increase
• 8% predict mortgage rates will decrease
• 25% predict mortgage rates will remain unchanged

I expect mortgage rates to increase.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, your time may be better spent watching Biz's Halloween Beat of the Day versus reading my commentary.

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

"Mortgage markets respond to a weakening dollar and inflation."

Lately, mortgage bonds have been trading at unsustainable levels.

Despite a growing mound of evidence that the economy is expanding and what looks to be an over-supply of treasury debt, mortgage-backed securities are priced as high as they've been since May.  It's unnatural, really; a hedge against a stock market flop. Or something else.

But forget about why rates are low -- low rates are about to end.

As the U.S. Dollar gets crushed in currency markets, the price of oil is spiking.  And, as that's happening, it looks like consumers are starting to spend again. Put 'em together and you have the recipe for inflation.

At least, that's what Wall Street thinks.

Mortgage bonds can't catch a break this week. Rates are up markedly and seem poised to keep rising through Halloween and into November.  If you're waiting for a market bottom, today may be it.

Stop waiting for the 4.500 percent 30-year fixed and take what the market's giving you. Before long, 6 percent rates will replace 5 percent ones.

Meanwhile, mortgage rates change minute-by-minute. The best way to stay in-front of rate changes is to subscribe near-real time market updates via Facebook or Twitter.  You're more likely to get good rates if know when to lock.

If my advice is helpful to you, or call me so we can work together. My rates are really good.

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 is not specific to Cincinnati, nor does not apply to FHA mortgages, veterans mortgages, jumbo mortgages, or super jumbo mortgages. For a personal rate offer, .

Here's the group's 30-day prediction for mortgage rates:

• 29% predict mortgage rates will increase
• 14% predict mortgage rates will decrease
• 57% predict mortgage rates will remain unchanged

I expect mortgage rates to remain unchanged over the next 30 days.

My advice not be appropriate for your individual situation and I'm not always right. Ultimately, your time may be better spent watching this video of monkeys doing Men In Black versus reading my commentary.

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

"Strong demand for bonds offsets dollar weakness."

In currency markets, the U.S. dollar has been getting slaughtered.  It's at a 2-month low against the Euro and is similarly weak against Asian currencies.  There are some fundamentals behind the devaluation including weak consumer spending and confidence numbers,  but we can't overlook the technical factors that are driving prices, too.

As Newton tells us, an object in motion tends to stay in motion unless acted upon by an outside force.

Momentum in markets can be hard to break.

A weak dollar is bad for mortgage rates because mortgage bonds are repaid in U.S. dollars.  When the dollar loses value, the value of those repayments fall, too, rendering mortgage bonds a less-attractive investment.

Investors sell into a weak dollar.

But as the dollar has sagged lately, bonds appear to be holding their own.  Even yesterday, a U.S. Treasury auction was heavily bid.  This is because the dollar is still a safe-haven currency and it's consistent with historical trends.

When the world is running down, dollar-denominated bonds benefit.

Global economic uncertainty is creating a demand for bonds, opposite and nearly-equal to the newfound supply as a result of a sagging greenback.

Ergo, mortgage rates are flat and should remain flat until market conditions change.

Rates fell in September and markets are back to their pre-Summer levels. We've seen these rates a five times in the past 10 months and markets appear unwilling to fall further.  It's time to stop waiting around for the mythical 4.500 percent 30-year fixed mortgage and just take what the market's giving you.

Between now and Thanksgiving, rates are much more likely to rise than to fall.

Mortgage rates change minute-by-minute and getting real-time access to pricing can be expensive.  I pay for a premium service, though, and share the data in near-real time on both my Facebook Page and on Twitter.

I've helped a lot of people time their rate locks and I'm happy to do that for you, too.

Also, if you find my advice helpful and you're not already committed to a loan officer, or call me so we can work together. I happen to really like working with my readers.

And, oh yeah, my rates are really good.