TOK Mortgage

06/18/2026

👏🥳

06/17/2026

MBS UPDATE
---
The bond market is holding its breath right now — and honestly, today feels different.

The 10-year Treasury has been trading near 4.43%, basically flat. Agency MBS have picked up a little ground over the past couple sessions, partly because the Iran peace deal knocked oil prices down and pulled some inflation premium out of the market. That's helped mortgage rates ease back toward a one-month low. Temporary footing, but footing nonetheless.

Here's where it gets real: this afternoon's FOMC announcement isn't just another hold. It's Kevin Warsh's first press conference as Fed Chair. Markets are watching three things closely — whether the dot plot drops from one projected cut to zero, whether any voting members signal a potential 2026 rate hike, and how Warsh communicates compared to Powell. Any one of those scenarios creates pricing risk for MBS.

The backdrop matters here:

- The Fed has held its current target range since December 2025, and another pause is widely expected
- CPI came in at 4.2% in May — hottest since 2023 — which removes any near-term case for cuts
- Bank of America flagged that at least three FOMC members may show rate hike projections in today's updated dot plot

I've been doing this long enough to know: when a new Fed Chair steps to the mic with inflation above target and a divided committee, what gets said matters more than what's on any rate sheet that morning. Dot plot shifts like this one have historically repriced MBS within minutes.

Watch the 2:00 PM ET announcement closely. This one's worth your attention. 👀

06/17/2026

💸DSCR Loans in LA County💸
---
Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence.

We specialize in a wide range of loan programs, including FHA loans, VA loans, Conventional loans, ITIN loans, and Bank Statement loans. Whether you're a first-time homebuyer, refinancing, or investing in real estate, our team makes the process simple and stress-free.

Need something more advanced? We also specialize in DSCR loans and Fix & Flip financing for real estate investors looking to scale their portfolios.

https://youtube.com/shorts/YfZwMSmEo0w



Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence. We specialize in a wide range of loan programs, including FHA loans, VA loans, Conventional loans, ITIN loans, and Bank Statement loans. Whether you're a first-time homebuyer, refinancing, or investing in real estate, our team makes the process simple and stress-free. Need something more advanced? We also specialize in DSCR loans and Fix & Flip financing for real estate investors looking to scale their portfolios.

Looking for the right mortgage solution? TOK Mortgage is here to he...

06/16/2026

🏠💸How to Buy a House When You Can't Afford a Mortgage
---
Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence.

We specialize in a wide range of loan programs, including FHA loans, VA loans, Conventional loans, ITIN loans, and Bank Statement loans. Whether you're a first-time homebuyer, refinancing, or investing in real estate, our team makes the process simple and stress-free.

Need something more advanced? We also specialize in DSCR loans and Fix & Flip financing for real estate investors looking to scale their portfolios.

https://youtube.com/shorts/B_uGOcUcfEs



Ever feel stuck renting when you'd rather own? "Rent to own house" might be the perfect solution for your journey to "home ownership", allowing you to eventually become an owner without the immediate stress of a mortgage. This option simplifies the "home buying process" and offers a unique path for "first time home buyer" to transition from "renting vs buying".

Looking for the right mortgage solution? TOK Mortgage is here to he...

06/15/2026

MBS UPDATE

---
The bond market opened this week holding its breath.

The 10-year Treasury is barely moving from Friday's close — traders aren't committing to anything ahead of what's shaping up to be the most consequential Fed event of the year. Agency MBS is trading without conviction. Soft bid, no follow-through. The market's parked itself in a waiting room, and waiting rooms don't help rate sheets.

Here's what that usually means on the ground:

- Tighter intraday pricing windows
- More conservative behavior from lock desks
- Wider spreads between rates and the secondary market
- Less appetite for extended lock periods

I've seen this setup more times than I can count. Market flatlines Monday, then Wednesday either confirms the range or breaks it hard. One direction or the other — and it usually moves fast.

Here's the backdrop heading into this week:

- FOMC kicks off today, with the rate decision and Warsh's first press conference as Fed Chair due Wednesday at 2 p.m. ET
- May CPI came in at 4.2% year-over-year — a three-year high — which significantly narrows the case for near-term easing
- May retail sales data drops Wednesday morning, just hours before the Fed speaks

With 97%+ of traders already pricing in a hold, the real story isn't the decision itself. It's Warsh's tone and the updated dot plot. That press conference is what the mortgage market is actually waiting on.

Ranges this tight heading into a Fed day tend to resolve quickly once the statement hits. And the direction of that resolution? It typically sets the tone for weeks.

If you're a buyer, seller, or agent with a deal in motion — this week matters. Stay close to your loan officer. 📊

06/15/2026

🫡🪖That VA Benefit Disabled Vets Actually Need💵
---
Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence.

We specialize in a wide range of loan programs, including FHA loans, VA loans, Conventional loans, ITIN loans, and Bank Statement loans. Whether you're a first-time homebuyer, refinancing, or investing in real estate, our team makes the process simple and stress-free.

Need something more advanced? We also specialize in DSCR loans and Fix & Flip financing for real estate investors looking to scale their portfolios.

https://youtube.com/shorts/kb6Q9EPrP20



Today, we're discussing the VA tax exemption for service-connected disabled veterans, a crucial benefit that can lead to significant property tax exemption. This initiative provides much-needed tax relief, easing the financial burden for those who have served. Always check with your local veterans affairs office, as these veteran benefits can vary by state or county.

Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence.We specialize in a wide range ...

06/12/2026

🏦Banks Won't Tell You This Fix & Flip Secret💵
---
Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence.

We specialize in a wide range of loan programs, including FHA loans, VA loans, Conventional loans, ITIN loans, and Bank Statement loans. Whether you're a first-time homebuyer, refinancing, or investing in real estate, our team makes the process simple and stress-free.

Need something more advanced? We also specialize in DSCR loans and Fix & Flip financing for real estate investors looking to scale their portfolios.

https://youtube.com/shorts/oDa9Uxx_7uI



Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence. We specialize in various loan programs, including options for real estate investing and fix and flip loans. Whether you're planning a home renovation or looking into house flipping, our team makes the process simple and stress-free.

Looking for the right mortgage solution? TOK Mortgage is here to he...

06/12/2026

MBS UPDATE

---
Bonds caught a breather today. Don't mistake it for a resolution.

The 10-year Treasury pulled back after touching highs earlier this week — driven almost entirely by one headline: a potential U.S.-Iran peace deal. Oil dropped hard on the news. Markets exhaled. And then Iran's foreign ministry walked it back. Trump pushed back on their version of the deal. So yeah — the relief rally happened. Whether it holds is a completely different question.

Here's what it means for borrowers in plain English.

Agency MBS traded modestly firmer, tracking Treasuries lower in yield. That's a net positive for rate sheets heading into the weekend — but it's fragile. Intraday volatility has been the story all week, and lender overlays are still conservative because of it. What that looks like on the ground:

→ Slightly improved lender ex*****on going into the weekend
→ Geopolitical whipsaw is keeping intraday pricing unpredictable
→ Lender overlays remain tight given the week's swings
→ Rate sheet movement is tied more to headlines than economic data right now

And the macro backdrop isn't helping. May CPI came in at 4.2% year-over-year — a three-year high, with energy driving more than 60% of the monthly gain. May PPI surged 6.5% year-over-year, the highest since late 2022. Markets have fully priced out Fed rate cuts in 2026, and rate hike bets are quietly rising.

The bond market is right now trading off a peace deal that may or may not exist. When geopolitics are driving the tape, data takes a back seat — and that makes for unpredictable ex*****on windows.

I've seen this pattern before. Headline-driven rallies like this one tend to unwind fast when the underlying fundamentals haven't changed. The relief is real. The durability of it? Not so much.

If you're in the middle of a transaction or thinking about timing a move, this week is a good reminder why locking decisions shouldn't be made on vibes alone.

06/11/2026

🏠Most Flippers Don't Know About This Financing Option🤝
---
Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence.

We specialize in a wide range of loan programs, including FHA loans, VA loans, Conventional loans, ITIN loans, and Bank Statement loans. Whether you're a first-time homebuyer, refinancing, or investing in real estate, our team makes the process simple and stress-free.

Need something more advanced? We also specialize in DSCR loans and Fix & Flip financing for real estate investors looking to scale their portfolios.

https://youtube.com/shorts/a1K6eXxIkVk



Looking for the right mortgage solution? TOK Mortgage is here to help you finance your next home or investment with confidence. We specialize in various loan programs, including options for real estate investing and fix and flip loans. Whether you're planning a home renovation or looking into house flipping, our team makes the process simple and stress-free.

Looking for the right mortgage solution? TOK Mortgage is here to he...

06/11/2026

MBS UPDATE

---
The bond market got two data drops this morning. Neither one was good news for mortgage pricing.

Here's where things stand. May CPI came in at 4.2% year-over-year — the highest reading since April 2023. Energy drove a big chunk of that, up nearly 4% for the month, but shelter costs are still climbing too. Then this morning, May PPI hit 1.1% month-over-month, above the 0.7% forecast and unchanged from the prior month. Two consecutive inflation prints running hotter than expected. Back to back.

The 10-year Treasury is hovering near 4.52%, and Agency MBS pricing has stayed under pressure all day. Lender ex*****on is tight. Lock windows are narrow. This is what a defensive mortgage market looks like when inflation data keeps pointing in one direction — up.

What that typically means downstream:

→ Sustained upward pressure on Treasury yields
→ Wider MBS spreads as risk premiums stay elevated
→ Tighter intraday lock windows and conservative lender pricing
→ ARM share creeping higher as borrowers explore options for payment relief

And here's the thing — the FOMC meeting is six days out. Markets are pricing in a hold, but that's almost beside the point. What matters is what the new Fed Chair signals about the path forward. Two hot prints in a row heading into a Fed meeting creates a holding pattern. The market locks in, waits, and then moves hard on the statement.

The next real catalyst is next Wednesday. Whatever Chair Kevin Warsh says about inflation trajectory and future policy direction will either confirm what the data is already telling us — or shift the narrative entirely.

Until then, mortgage pricing is likely to stay defensive. That's just the reality of the environment right now.

If you're working with buyers or have clients watching rates, now is the time to have an honest conversation about timing, strategy, and what these data points actually mean for their options. Don't wait for Wednesday to start that conversation.