Debra Emanuel Texas Real Estate Agent

07/17/2026

Cooling inflation and the growing conflict with Iran played tug of war with mortgage rates this week.

Lower-than-expected inflation reports helped rates improve, but rising oil prices and new concerns about inflation pushed back against those gains. Rates moved up and down throughout the week and, by Friday, ended about where they started the week before.

Cooler inflation also lowered expectations for more Fed rate hikes, but the conflict with Iran and higher oil prices kept the possibility of another hike on the table. Right now, markets expect one more rate hike this year, with a smaller chance of two.

At the same time, we’re starting to see higher borrowing costs slow parts of the housing market. Whether rates improve from here may depend on whether inflation keeps cooling and whether tensions in the Middle East ease.

04/26/2026

Harper’s Preserve is one of the most sought-after communities near The Woodlands, known for its peaceful setting, beautiful homes, and strong sense of community. With walking trails, lakes, and resort-style amenities, it offers the perfect balance of nature and convenience. You’re just minutes from I-45, shopping, dining, and everything The Woodlands has to offer.

04/26/2026

Insider Report”

By Debra | Local Missouri City Realtor

As a local agent working in Missouri City, I keep a close eye on what’s happening specifically in Colony Lakes.

For Sale: 7211 Cambridge Cove Cir, Missouri City, TX 77459 ∙ $425,000 ∙ 0.28 Acres Lot ∙ 2,710 Sqft, 4 beds, 2 full baths, Single-Family ∙ View more.

04/26/2026

I specialize in Missouri City neighborhoods like Colony Lakes and track every home that hits the market.

For Sale: 6806 Sable River Ct, Missouri City, TX 77459 ∙ $680,000 ∙ 0.23 Acres Lot ∙ 4,119 Sqft, 6 beds, 4 full baths, Single-Family ∙ View more.

03/13/2026

Mortgage rates went up again this week mainly because of what is happening in the bond market, inflation expectations, and global events. The rates reflect those market changes.

Mortgage Rates:
Mortgage rates follow the 10-year U.S. Treasury yield more than anything else.
• This week the 10-year yield climbed above about 4.25%. 
• When bond yields rise, mortgage rates rise too.

Why yields increased:
• Investors sold bonds
• When bond prices fall → yields rise → mortgage rates go up.

Global conflict is pushing inflation fears:
Current geopolitical tensions (especially in the Middle East) have pushed oil prices higher.
• Higher oil prices increase inflation expectations. 
• Inflation fears make investors demand higher returns on bonds, which pushes mortgage rates higher.

The market thinks the Fed will delay rate cuts:
Banks and economists now think the Federal Reserve may delay cutting rates.
• Some forecasts moved the first expected rate cut from June to September 2026.

03/06/2026

Mortgage Rates went up. Why?

Rising Treasury yields (the biggest factor)

Mortgage rates usually follow the 10-year U.S. Treasury yield. When investors demand higher yields, mortgage rates rise too.
• The 10-year Treasury yield rose from about 4.0% to around 4.14% this week. 
• Lenders use that yield as a guide when pricing 30-year mortgages. 

02/22/2026

📍 8126 Spreadwing St, Conroe
🗓 Saturday
⏰ 1:00–4:00 PM

✨ 2,526 sq ft
✨ Wood floors in main areas
✨ Gas fireplace
✨ Oversized garage
✨ All-brick exterior
✨ Minutes to The Woodlands & I-45

If you or someone you know is house hunting in the Woodlands/Conroe area — this is one to see!

📲 Questions or private showing:
Debra Emanuel | Peters Properties
281-691-5403

👉 Tag a friend who needs a one-story home!

02/13/2026

Rates dropped

01/30/2026

Rate vs APR
RATE:The cost to borrow money, shown as a percentage. Determining your base monthly principle and interest payment.

APR (Annual Percentage Rate)the true cost of the loan, which includes the interest rate plus requires fees and mortgage insurance spread overtime.

FHA has Mortgage Insurance Premiums (MIP) — always

FHA requires two layers of mortgage insurance:
• Upfront MIP: 1.75% of the loan amount (usually rolled into the loan)
• Annual MIP: paid monthly for the life of the loan in most cases

👉 These insurance costs are baked into the APR, pushing it higher.

⸻

Conventional loans may have no PMI at all

On a conventional loan:
• If you put 20% down, there’s no PMI
• Even with PMI, it’s often cheaper and removable

👉 Fewer long-term fees = lower APR

Key take away; a lower interest rate does not always mean a cheaper loan. APR is the best number to compare total loan cost across different long types. 

01/24/2026

Keep reading for a full breakdown of this week’s market-moving news:

Labor Market (Jobs)

ADP Employment Data
Weekly job gains averaged about 8,000
Shows weakening momentum in hiring
Jobless Claims
Initial claims held at 200,000
Continuing claims fell to 1.849 million
Atlanta Fed Wage Tracker
Wage growth slowed to 3.7 percent year over year from 4 percent
Job stayers slowed to 3.5 percent
Job switchers dropped to 4 percent
Slower wage growth points to easing inflation pressure
Inflation

Personal Consumption Expenditures
Headline and core inflation ran at 2.7 percent in October and 2.8 percent in November due to base effects
Monthly core readings were strong at 0.21 percent in October and 0.16 percent in November
Shelter inflation continues to slow
Tariffs
Tariff threats are inflationary short term but are currently being treated as one time price increases by the market
Ongoing inflation trends still point lower
Economic Reports and Forecasts

Gross Domestic Product
Final Q3 growth came in at 4.4 percent
Year to date growth through three quarters is about 2.5 percent
Pending Home Sales
Fell 9.3 percent in December
Likely impacted by holidays and weather
Expected to rebound in January
Mortgage Applications
Purchase apps up 5 percent week over week and 18 percent year over year
Refinance apps up 20 percent week over week and 183 percent year over year
Federal Reserve and Monetary Policy

Fed Chair Speculation
Trump comments fueled market chatter around the next Fed Chair
Announcement expected next week and could overshadow the Fed meeting
Policy Outlook
Cooling inflation and labor data still support potential rate cuts later this year
Other

Greenland and Global Tensions
Markets sold off on fears tied to U.S. control of Greenland and potential tarriff’s on the EU and retaliatory economic threats direct back to the U.S by the EU.
Normally, global turmoil sends money into US Treasuries, pushing rates lower. This week, investors sold both stocks and bonds, showing US Treasuries didn’t have their safe haven appeal. That selling pressure pushed yields and mortgage rates higher, even though inflation and economic fundamentals didn’t worsen.
Later in the week, Trump said tariffs on Europe would not move forward for now
Bonds and rate sheets recovered part of early week losses, but rates have not fully recovered back to last week’s lows.
Housing Headlines
Foreclosures rose year over year but remain near historic lows
Housing demand is still holding up as rates ease
Japan
Japanese bond yields surged, pushing 40 year debt above 4 percent
This added pressure to global rates #