Tim Lyons, Florida Mortgage Broker NMLS# 2182927 - PMF, Inc.

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Tim Lyons, Florida Mortgage Broker NMLS# 2182927 - PMF, Inc.

Home Loan Service, Florida Mortgage Broker

Tim Lyons is a Sarasota-based mortgage broker serving homebuyers, homeowners, real estate investors, and relocation buyers throughout Sarasota, Bradenton, Lakewood Ranch, Tampa Bay, and across Florida. Tim specializes in conventional, FHA, VA, jumbo, condo, DSCR, non-QM, and first-time homebuyer financing, with a strong focus on strategic mortgage planning and problem-solving for self-employed bor

rowers and unique loan scenarios. Known for clear communication and education-first guidance, Tim helps borrowers understand the full picture of homeownership — including Florida-specific factors like insurance, taxes, HOA fees, condos, and investment property financing — so they can make confident financial decisions throughout the mortgage process.

06/18/2026

𝗚𝗿𝗮𝗱𝘂𝗮𝗹 𝗦𝗲𝗹𝗹𝗶𝗻𝗴 𝗟𝗲𝗮𝘃𝗲𝘀 𝗕𝗼𝗻𝗱𝘀 𝗢𝗻𝗹𝘆 𝗦𝗹𝗶𝗴𝗵𝘁𝗹𝘆 𝗦𝘁𝗿𝗼𝗻𝗴𝗲𝗿.
Gradual Selling Leaves Bonds Only Slightly Stronger. With both sides signing the peace memo, the market was immediately willing to react in the overnight session, but that reaction fell short of what we might expect for an official peace deal. This is a bond market problem more than an Iran war problem. Case in point, oil prices stayed flat after their big overnight drop. Stocks added to strong overnight gains. Bonds were the odd man out. Part of the reason is that bonds did more than stocks to get in position for this eventuality last week. As of today, both the S&P and 10yr are close enough to the best recent levels to say the overall market reaction has been fairly even keeled. We'd also expect more bullishness among bond traders when the deal is officially official (possibly after Friday's scheduled meeting in Switzerland). Finally, bonds could be holding back a bit to see how Wednesday's Fed announcement goes. Econ Data / Events NY Fed Manufacturing (Jun) 5.70 vs 14 f'cast, 19.60 prev Industrial Production (May) 0.1% vs 0.3% f'cast, 0.7% prev Market Movement Recap 08:49 AM Nice rally overnight on confirmation of U.S./Iran peace deal with scheduled signing. MBS up nearly a quarter point and 10yr down 3.3 bps at 4.452 12:35 PM MBS still up 7 ticks (.22) and 10yr down 2.4bps at 4.461 03:21 PM MBS up 5 ticks (.16) and 10yr down 2.2bps at 4.463
https://www.mortgagenewsdaily.com/markets/mbs-recap-06152026
via Mortgage News Daily

06/17/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗡𝗲𝗮𝗿 𝗟𝗼𝘄𝗲𝘀𝘁 𝗟𝗲𝘃𝗲𝗹𝘀 𝗶𝗻 𝗪𝗲𝗲𝗸𝘀
Some national headlines are pointing out that mortgage rates are higher this week. Those are based on weekly survey data which can often be stale compared to daily rate movement. Actual average rates are now in line with last Thursday's levels of 6.58% for top tier 30yr fixed scenarios. That's just 0.02% higher than May 29th levels. You'd have to go back another 2 weeks to May 14th to see anything lower. What's the catch? It's pretty simple. While we may be near the low end of the 4 week range, that range lies at the highs of 10 month range. It's also reasonably narrow, running from 6.58 to 6.75%. This week's resilience is almost entirely due to progress toward peace in the Iran war. If a peace deal becomes official, there's more room for improvement. [thirtyyearmortgagerates]
https://www.mortgagenewsdaily.com/markets/mortgage-rates-06122026
via Mortgage News Daily

06/16/2026

𝗧𝗼 𝗪𝗵𝗮𝗺𝗺𝗶𝗲 𝗼𝗿 𝗡𝗼𝘁 𝘁𝗼 𝗪𝗵𝗮𝗺𝗺𝗶𝗲, 𝗧𝗵𝗮𝘁 𝗶𝘀 𝗢𝘂𝗿 𝗙𝗿𝗶𝗱𝗮𝘆 (𝗔𝗻𝗱 𝗪𝗲𝗲𝗸𝗲𝗻𝗱)
Bonds were sideways at first in the overnight session. Then they improved moderately after newswires from Iran's Mehr news agency detailing some specifics of the peace deal, including the U.S. withdrawing forces from the area. Bonds then began selling as various push-back headlines popped up. Deal not completely confirmed. No location determined. Deal still under review. No signing day confirmed. etc... With nothing meaty on the calendar and no final signing even rumored to be in the cards until next week, we'll at least the next 3 days waiting for any legitimate rejection of the peace deal claims. So far, Iran's responses have fallen short of previous rejections. Therefore, the market is pretty sure we're close, and most of yesterday's gains are intact.
https://www.mortgagenewsdaily.com/markets/mbs-morning-06122026
via Mortgage News Daily

06/15/2026

𝗥𝗮𝘁𝗲𝘀 𝗗𝗿𝗼𝗽 𝗦𝗵𝗮𝗿𝗽𝗹𝘆 𝘁𝗼 𝗢𝗻𝗲 𝗪𝗲𝗲𝗸 𝗟𝗼𝘄𝘀
Mortgage rates began the day in uneventful fashion with the average lender right in line with yesterday's latest levels. Things might have gotten off to a slightly better start, but higher inflation in this morning's econ data and discouraging war-related headlines put upward pressure on bond yields (yields and rates are technically the same thing and they move in the same direction). The bulk of the day remained uneventful but that changed abruptly at 1:30pm when news circulated that Trump cancelled today's planned air strikes and said that both sides had approved final details of a permanent ceasefire, and that a time/place of a deal signing would be announced shortly. Markets reacted swiftly with stocks rallying, oil falling, and rates dropping. Mortgage lenders prefer to set rates only once per day, but they will make mid-day changes if the underlying bond market makes a big enough move. Today's was easily big enough, and a vast majority of lenders made friendly revisions to their daily rate offerings in short order. The net effect brough the average lender to the lowest levels since last Thursday.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-06112026
via Mortgage News Daily

06/14/2026

𝗛𝗲𝗱𝗴𝗶𝗻𝗴, 𝗛𝗢𝗔 𝗟𝗶𝗲𝗻 𝗠𝗼𝗻𝗶𝘁𝗼𝗿𝗶𝗻𝗴, 𝗥𝗲𝘃𝗲𝗿𝘀𝗲 𝗣𝗿𝗼𝗱𝘂𝗰𝘁𝘀; 𝗪𝗲𝗯𝗰𝗮𝘀𝘁𝘀; 𝗖𝗙𝗣𝗕'𝘀 𝗛𝘂𝗺𝗶𝗹𝗶𝘁𝘆 𝗣𝗹𝗲𝗱𝗴𝗲
Broker and Lender Products, Software, and Services On the PGA Tour, the player who enters Sunday’s final round in first place only goes on to win about one-third of the time. Getting close and finishing the job are two different things. Optimal Blue's May Market Advantage report found a similar dynamic in mortgage pipelines: Purchase loans accounted for more than 81 percent of total lock volume, while refinance share fell to its lowest level since June 2025. But the more notable shift came after borrowers locked. Purchase pull-through fell 539 bps month over month, while refinance pull-through dropped 1,332 bps. On the secondary side, cash executions gained share at the expense of agency MBS executions in May. See the full scorecard here. Equity Prime Mortgage (EPM) doubled their underwriting output without adding headcount. The key was rethinking where skilled underwriters actually spend their time. By embedding the ICE Mortgage Analyzers into their Encompass® workflow, EPM automated routine data validation and cut turn times from five to six days down to 24 hours. For lenders looking to scale, their story is a practical example of what the right tools, implemented with intention, can make possible. Read the customer story to see how they did it. “Purchase volume is tight, and rates are not giving you much room to work with. So where are you finding your next deals? There is $34.5 trillion in home equity across the country, and $14.5 trillion of it sits with seniors. This is also the group driving a large share of today’s mortgage activity. But here is the challenge: many of these borrowers are boxed in by DTI ratios on traditional products. However, with a reverse mortgage, scenarios that would normally be dead ends could still be viable. Getting started comes down to recognizing these opportunities and knowing how to respond when they show up. Fill out the form, and we will reach out to walk you through it step by step. Finance of America | NMLS 2285”
https://www.mortgagenewsdaily.com/opinion/pipelinepress-06112026
via Mortgage News Daily

06/13/2026

𝗦𝗼𝗺𝗲 𝗩𝗼𝗹𝗮𝘁𝗶𝗹𝗶𝘁𝘆 𝗮𝗻𝗱 𝗥𝗲𝘀𝗶𝗹𝗶𝗲𝗻𝗰𝗲 𝗔𝗳𝘁𝗲𝗿 𝗧𝗿𝘂𝗺𝗽 𝗖𝗼𝗺𝗺𝗲𝗻𝘁𝘀 𝗮𝗻𝗱 𝗗𝗮𝘁𝗮
Bonds were reasonably stronger in the overnight session with 10yr yields down roughly 4bps from 4.56 to 4.52. About 8 minutes before the PPI data came out, a series of Trump comments on the Iran war sent oil prices and bond yields higher (new strikes and intent to take Kharg Island). PPI added to the pressure with the monthly headline hitting 1.1% vs 0.7% forecast. The fact that core PPI came in at 0.4% vs 0.7% last month tells us that energy prices are the main driver (as does the text of the report itself, oddly enough). In fact, both energy and goods inflation are running higher than post-pandemic. But the market assumes these can still be relatively short-lived spikes if the war ends. Reason being, even though goods inflation is the highest in decades (month over month), that includes energy-related goods. Bonds had already gone through this mental math and found their footing about 6 minutes after the data. A few minutes later, Trump made additional comments that helped push back in the other direction. With that, bonds have regained most of the ground lost earlier this morning.
https://www.mortgagenewsdaily.com/markets/mbs-morning-06112026
via Mortgage News Daily

06/12/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗛𝗼𝗹𝗱 𝗣𝗲𝗿𝗳𝗲𝗰𝘁𝗹𝘆 𝗦𝘁𝗲𝗮𝗱𝘆
Mortgage rates put an end to the most recent spike that followed last Friday's jobs report. Most of the upward movement happened on Friday, but yesterday offered a modest aftershock. Those two days brought the top tier 30yr fixed rate up to 6.68 from 6.58 on Thursday. Today's average remained perfectly flat at 6.68%. War-related headlines had periodic impacts on both oil prices and the bond/rate market. The scariest moment of the day for rates followed a headline that Iran had shot down a U.S. helicopter. Trump posted that the U.S. must respond to that attack, but subsequent comments minimized the initial sense of urgency. Oil prices definitely bounced higher on the news, but bonds/rates were able to hold their ground without forcing mortgage lenders to raise rates in the afternoon. Tomorrow brings the Consumer Price Index (CPI), which is the earlier of the two official government inflation reports on consumer-level prices. The market is already priced for the median economic forecast, as always. If the actual numbers come in much higher or lower than those forecasts, it could cause volatility for rates in either direction (i.e. higher inflation = higher rates and vice versa).
https://www.mortgagenewsdaily.com/markets/mortgage-rates-06092026
via Mortgage News Daily

06/11/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗝𝘂𝘀𝘁 𝗮 𝗕𝗶𝘁 𝗛𝗶𝗴𝗵𝗲𝗿 𝗔𝗳𝘁𝗲𝗿 𝗟𝗮𝘀𝘁 𝗪𝗲𝗲𝗸'𝘀 𝗝𝘂𝗺𝗽
The average top-tier 30yr fixed mortgage rate rose 0.08% last Friday after the jobs report came in much stronger than expected. Today added another 0.02% of upward movement. Today's level of 6.68% is the 3rd highest of the past 9 months. Unlike Friday, there were no big-ticket economic reports driving volatility in rate markets. The only arguable cause and effect was seen earlier in the morning surrounding war-related headlines. These actually helped rates start the day lower than they otherwise would have. As the week continues, investors will remain tuned in to war-related developments as well as an important inflation report on Wednesday morning (the Consumer Price Index or "CPI").
https://www.mortgagenewsdaily.com/markets/mortgage-rates-06082026
via Mortgage News Daily

06/10/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗝𝘂𝗺𝗽 𝗔𝗳𝘁𝗲𝗿 𝗦𝘁𝗿𝗼𝗻𝗴 𝗝𝗼𝗯𝘀 𝗥𝗲𝗽𝗼𝗿𝘁
Over the past three months, mortgage rate movement has been driven primarily by developments in the Iran war. It's not that war, itself, is a consideration, but rather the implications for fuel prices and inflation. Bonds care deeply about inflation and interest rates are based directly on bonds. When inflation isn't raging (or at the risk of raging), rates/bonds spend most of their time thinking about the economy. Lately, the data has been even-keeled enough that it hasn't had enough of an impact to override the war's inflation-related volatility, but today was an exception. The jobs report not only crushed expectations, but it revised the past 2 reports sharply higher as well. The net effect is that the labor market looks more like it's finding its footing (possibly even accelerating) and less like it is still in the downtrend that characterized the post-covid normalization. If all that was confusing, here's the simple version. More people got jobs than expected and the market didn't like it because it removes any argument in favor of the Fed cutting rates. Fed rates don't equal mortgage rates, but Fed rate expectations for the future cause mortgage rate movement in the present (and Treasury movement, and stock market movement, etc.). On a bright note, even after today's rout, the average lender remains under the highs seen on May 19th. The Iran war is still the most important input for rates, and a confirmed peace deal would still provide relief.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-06052026
via Mortgage News Daily

06/09/2026

𝗠𝗼𝗱𝗲𝘀𝘁 𝗚𝗮𝗶𝗻𝘀 𝗠𝗮𝗶𝗻𝘁𝗮𝗶𝗻𝗲𝗱 𝗔𝗳𝘁𝗲𝗿 𝗜𝗻𝘁𝗿𝗮𝗱𝗮𝘆 𝗦𝗹𝗶𝗽𝗽𝗮𝗴𝗲
Modest Gains Maintained After Intraday Slippage Slippage is a bit less severe than leakage. Neither of them will turn a green day red, but they both erode morning gains. Today's gains primarily followed a pre-market comment from Trump who said the US was in the middle of final negotiations to end the Iran war. Bonds hit their best levels shortly thereafter and then the slippage set in. The backtracking was more evident in Treasuries with the 10yr losing almost half of the day-over-day gains. MBS managed to hold firmer, and were still broadly in line with the middle of the AM range by 4pm. Friday brings the jobs report. While it hasn't been as big of a flashpoint recently, we'd never rule out a reaction in the event of a big beat/miss. Econ Data / Events Jobless Claims (May)/30 225K vs 213K f'cast, 215K prev Market Movement Recap 08:42 AM Decently stronger overnight and no drama so far. MBS up 7 ticks (.22) and 10yr down 4.1bps at 4.455 11:34 AM Sideways so far and just a hair weaker. MBS still up 6 ticks (.19) and 10yr down 3.1bps at 4.465 03:31 PM Treasuries near weakest levels but 10yr still down 2.5bps at 4.471. MBS still up 6 ticks (.19).
https://www.mortgagenewsdaily.com/markets/mbs-recap-06042026
via Mortgage News Daily

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