John Cobain Home Loans in partnership with Edge Home Finance-MLO374881

John Cobain Home Loans in partnership with Edge Home Finance-MLO374881 My goal is to provide my clients and partners world class customer service and responsible lending options, 30+yr experience!

NMLS 374881, Fircrest, WA NMLS 2498227, Licensed in WA state, Equal Housing Opportunity, Edge Home Finance, LLC NMLS 891464

06/10/2026

☕️ WEDNESDAY MORNING MARKET UPDATE
Core CPI under expectations — green but muted (again).

📊 THIS MORNING:
MBS up 6 bps, 10-year up 1 tick
Rates slightly lower than yesterday's close
📋 CPI REPORT:
Core CPI: 0.2% vs 0.3% expected (positive due to rounding) ✓
Headline CPI: Matched expectations
BUT headline YoY at 4.2% — highest in a few years

🤔 THE CONTEXT: Without the conflict in the background, this Core CPI miss would likely move MBS more. Good data, muted reaction.
Watch the video for the full details 👇

06/09/2026

After 30+ years doing mortgages, here's the truth: I'm not a great salesperson.

I'm actually pretty bad at it.

What I'm good at is something else — and it's why people keep referring their friends and family to me. I put together a quick video explaining how I work and who I love helping. Worth 60 seconds if you're thinking about buying, refinancing, or you just want a straight answer for once. 👇

06/02/2026

The Iran conflict may be winding down, and for buyers, sellers, and real estate professionals, that is meaningful news worth paying attention to.

Geopolitical uncertainty has been one of the primary drivers pushing mortgage spreads higher and creating the rate volatility that has made planning difficult for anyone in the market.

As that uncertainty begins to ease, it creates a more stable and predictable environment for buyers and sellers to make confident decisions.

Rates will still be influenced by broader economic conditions, including inflation and bond market movement, but removing a major source of unpredictability from the equation changes the landscape in a positive way.

For agents, this is a genuinely good moment to reassure clients who have been hesitant.

The market is steadying.

Strategic moves made now can position buyers and sellers well for the months ahead before broader awareness of this shift drives increased competition and reduces the negotiating leverage that currently exists.

Reach out and let's talk through what this means for your specific situation and how to take advantage of the current window.

Memorial Day Update 👀Tomorrow could be big!📰 Weekend headlines: “Largely negotiated” peace deal 🛢️ Oil down 7% todayIf d...
05/25/2026

Memorial Day Update 👀
Tomorrow could be big!

📰 Weekend headlines: “Largely negotiated” peace deal 🛢️ Oil down 7% today
If deal signs + Strait reopens:
✅ Significant rate improvement possible
⚠️ But not pre-conflict levels (oil still ~30% up)
The caveat: Items still need “finalizing.”

Keep your head on a swivel tomorrow — or let me do that for you 😉
Hope everyone had a great Memorial Day!
Swipe 👉

Week Ahead Preview 🤔Short week ahead!📊 Light calendar: Bond auctions + Core PCE ThursdayThe real driver: Iran conflict.📍...
05/23/2026

Week Ahead Preview 🤔
Short week ahead!

📊 Light calendar: Bond auctions + Core PCE Thursday
The real driver: Iran conflict.
📍 Off 10-month highs, still upper end of range
📍 296 bps from February lows

The big question: Peace agreement? Or more “progress” talk?
Market won’t move big until conflict is over.
Swipe 👉

05/21/2026

For 30 years, one credit score decided everything. If FICO did not like you, you did not get a house. That just changed and almost nobody is talking about it.

The old model needed recent credit activity to even generate a score. So if you paid cash, avoided debt on purpose, or served overseas, the system essentially acted like you did not exist. Millions of people with real financial responsibility and real income were invisible to the mortgage qualification process simply because of how they managed their money.

Now there is a second option. VantageScore 4.0. Fannie Mae accepts it. Freddie Mac accepts it. FHA too. It reads more of your financial history rather than just one number from one moment in time. The company says it scores 33 million more people than the old model.

So if you got told no in the last couple of years, that no might be old news. Send me a message and tell me what happened. Let's see what your file looks like under the new rules. The system finally caught up and it is time to use it.

Thursday Market Recap 🤞Another green day! MBS up 16 bps — reversed morning weakness and then some. 10-year dropped 1¾ ti...
05/21/2026

Thursday Market Recap 🤞

Another green day! MBS up 16 bps — reversed morning weakness and then some. 10-year dropped 1¾ ticks. That’s two straight!
Headlines from Pakistan/Iran/US: just a few more items to “iron out.” Market is trading it like yesterday.

The wildcard: conflicting reports on uranium enrichment. Will it derail things?
The stakes: Peace = substantial improvement. Falls apart = back to weakest levels. Fun, right?? 😅

Swipe for the full breakdown 👉

05/20/2026

Big news this week as Kevin Warsh was just confirmed as the new chair of the Federal Reserve and everyone is asking the same question: what does this mean for mortgage rates?

Here is the honest answer. Warsh has historically voted in favor of reducing the federal funds rate, so having him at the helm is a positive development. But here is the truth most people miss.

The Fed actually controls short-term lending rates between banks. Mortgage rates are driven by the long-term bond market, inflation expectations, and investor sentiment. Those are completely different levers. A new Fed chair does not flip a switch and change your mortgage rate overnight.

Even with new leadership, rate decisions have to go through a 12-member committee. And with inflation currently sitting at 3.8%, the Fed will likely stay patient through Warsh's first few meetings rather than moving aggressively.

Here is the good news. Industry leaders are pointing to one word right now: stability. And stability is exactly what buyers need to confidently plan their next move. When the market is not whipping around from week to week, buyers can make informed decisions without feeling like the rug could be pulled out from under them.

If you want to know where rates are actually headed, watch the bond market. That is where the real story lives.

Follow me for more on what is actually moving the market right now.

Rough one.📉 MBS down 61 bps 📈 10-year rose 8¼ ticks (16-month high!) 📍 Rates at 10-month highs 📈 Up 0.75% since conflict...
05/20/2026

Rough one.

📉 MBS down 61 bps
📈 10-year rose 8¼ ticks (16-month high!)
📍 Rates at 10-month highs
📈 Up 0.75% since conflict began

The odd part: Oil dropped. Large treasury sales spooked MBS.
The signal: Market doesn’t like where this is trending. Admin says decision in “few days.”
Tomorrow: Geo-politics only.

Swipe 👉

Weekly Recap 😬Rough week.📉 MBS lost 149 bps 📈 Rates up ~0.30% 📈 10-year rose 24 bps (highest in 1 year!) 🛢️ Oil up 7%The...
05/17/2026

Weekly Recap 😬

Rough week.
📉 MBS lost 149 bps 📈 Rates up ~0.30% 📈 10-year rose 24 bps (highest in 1 year!) 🛢️ Oil up 7%

The story: ❌ “Ceasefire tenuous at best” ❌ US/China summit = nothing ❌ Econ data didn’t help

MBS underperformed. Looking for positive news to turn things around!
Swipe 👉

Address

2006 65th Avenue W
Fircrest, WA
98466

Telephone

+12532251245

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