Christina Dominguez - The Texas Loan Team

08/31/2026

🚨 ** 8/31 MONDAY MORTGAGE RATE UPDATE: Not the direction we wanted to see.**

Mortgage rates are starting the week under pressure, and right now, I’m firmly in the **LOCK IT** camp. 🔒

Here’s what’s happening:

🛢️ **Oil prices are moving higher** as tensions in the Middle East escalate.

🏦 **Expectations for the Fed have shifted dramatically.** Markets are now pricing in a much greater chance of a rate hike as soon as September, with the possibility of another hike before the end of the year.

📈 **The 10-year Treasury hit 4.76% this morning, a new high for the year.** That matters because movement in the bond market and Treasury yields can heavily influence mortgage pricing.

💼 **Jobs data comes out this week**, and a stronger-than-expected report could add even more pressure to rates.

# # # 🔒 MY OUTLOOK

**Today: LOCK**
**Next 15 days: LOCK**
**15–30 days: LOCK**
**30+ days: Strongly consider locking**

Could rates improve? Absolutely. Markets can change quickly.

But right now, there are simply more things that could push rates **higher** than there are things likely to bring them meaningfully lower.

And remember, waiting for a better rate is still a decision. Sometimes it pays off. Sometimes the market makes you pay for waiting. 😬

If you're under contract or getting close to making an offer, let's talk about your specific situation instead of trying to time the market perfectly.

📲 **254-723-1186**
🌐 **TheTexasLoanTeam.com**

08/21/2026

Reviews like this never get old. Thank you for the trust, the kind words, and the 5 stars. ⭐⭐⭐⭐⭐

08/21/2026

🏡 **Mortgage Rate Update 8/21**

Mortgage rates are starting the day pretty much where they were yesterday, and right now the outlook is pointing more toward **holding steady or creeping a little higher** rather than seeing a meaningful drop.

So, what does that mean if you're buying a home?

🔒 **If you're closing soon, I'm leaning toward locking.**

There just isn't much on the horizon right now that gives us a strong reason to believe rates will improve enough to justify the risk of waiting.

Looking ahead:

📈 Over the next couple of weeks, rates are expected to stay near current levels or move slightly higher.

⛽ Oil prices continue to be an important piece of the puzzle. We would likely need to see a significant drop in oil prices to create meaningful improvement in mortgage rates.

📅 Even upcoming jobs and inflation reports aren't currently expected to provide a major boost.

**Bottom line:** I'm not expecting rates to suddenly skyrocket, but I also don't see a strong case for waiting on a big rate drop. If you're under contract and have the opportunity to lock in today's pricing, protecting yourself from a possible increase makes sense.

And remember, there is no single "today's mortgage rate." Your rate depends on your loan program, credit, down payment, property type and several other factors.

Want to know what today's numbers look like for **your specific situation?** Send me a message and I'll run the numbers!

08/19/2026

**If you’re buying a $300,000 house with FHA today… how much income do you REALLY need? 👀**

Let’s do some real-life mortgage math.

For this example, I’m assuming:

🏠 $300,000 purchase price
💰 3.5% down = $10,500
📈 6.50% interest rate
🏦 FHA loan
🛡️ FHA monthly MIP included
🧾 Taxes estimated at 2%
🏡 Homeowners insurance estimated at .5%
📊 50% total debt-to-income ratio

That puts the estimated monthly housing payment at about **$2,620/month.**

Now let’s add some REAL LIFE debt:

**Scenario #1**

No other monthly debt.

$2,620 housing payment
+$0 other debt

➡️ Approximate income needed: **$62,900/year**

**Scenario #2**

You have a $500/month car payment.

$2,620 housing payment
+$500 other debt

➡️ Approximate income needed: **$74,900/year**

**Scenario #3**

You have $1,000/month in car payments, student loans, credit cards, etc.

$2,620 housing payment
+$1,000 other debt

➡️ Approximate income needed: **$86,900/year**

**Scenario #4**

You have $1,500/month in other debt.

$2,620 housing payment
+$1,500 other debt

➡️ Approximate income needed: **$98,900/year**

See the difference?

This is why you can’t just ask:

**“What income do I need to buy a $300,000 house?”**

It depends on what else is showing up on your credit report every month.

And YES, this example **includes FHA mortgage insurance.** 👏

**Important disclaimer:** These numbers are estimates for illustration purposes only. The **6.50% interest rate is an estimated rate and will vary based on each borrower’s individual situation**, including credit, loan characteristics, market conditions and other factors. Taxes and homeowners insurance also vary by property and location. Your actual mortgage insurance, qualifying income, debts, interest rate, payment and other loan factors can change these numbers. A 50% DTI is used for this example and does not guarantee that every FHA borrower will qualify at 50%.

Want to know what this looks like with **YOUR income and YOUR monthly debt?**

That’s where the mortgage math gets fun. 😏

08/19/2026

🏡 Building your dream home doesn’t have to mean juggling two loans, two closings, and two sets of costs.

With a One-Time Close (OTC) Loan, construction financing and your permanent mortgage are combined into one simple loan.

That means:
🔹 One closing
🔹 One set of closing costs
🔹 No need to re-qualify after construction
🔹 Predictable payments from day one
🔹 Less hassle while you build your dream home

And the best part? You have someone who understands Texas construction lending and can help guide you through the process from start to finish.

If building a home has been on your mind, let’s talk before you start talking to builders. The right financing strategy can make a BIG difference.

📧 [email protected]
📱 254-723-1186
🌐 www.thetexasloanteam.com

The Texas Loan Team
Building More Than Homes. We’re Building Texas. 🇺🇸

08/18/2026

08/14/2026

Think you can’t afford a house? 🤔

Before you decide you need 20% down or that you should wait for rates to drop… talk to a lender!

You might be surprised by what you actually qualify for. 👀

Like this one: 🏡 $598,000 with $15,000 in builder concessions!

📍 2109 Bankside

Stop guessing. Let’s run the numbers! 💰

08/11/2026

🏡 **Mortgage Rate Update 8/11**

Mortgage rates are a little worse this morning, and the market is basically waiting on one big piece of information:

📊 **Tomorrow's inflation report.**

Here's what we're watching:

Oil is still around $90 a barrel, and uncertainty surrounding the Strait of Hormuz continues to put pressure on the market. When oil prices stay high, it can make inflation harder to control, which can put upward pressure on mortgage rates.

Tomorrow's CPI inflation report could move rates either way.

Last month's inflation report was better than expected and gave mortgage rates a nice boost. This time, expectations need to be a little more realistic because this report includes July, when oil and energy prices started climbing again.

**So, should you lock or float?**

🏠 **Closing in the next couple of weeks:**
You can consider floating into tomorrow's report, but understand there is risk. A favorable report could help rates improve, but I would not count on another big drop.

🏡 **Closing 30+ days out:**
There is less urgency to lock. We expect some movement over the next month or two, but there should be opportunities to lock at pricing that's as good as or better than today's.

📌 **Bottom line:** We're not expecting a major move in either direction right now. Tomorrow's inflation report is the big one to watch, and we'll see what the market gives us.

If you're currently under contract and wondering **"Should I lock today or wait?"**, send me a message. Your closing date matters, and there isn't a one-size-fits-all answer.

08/10/2026

🏡 **Mortgage Rate Update 8/10**

After a nice improvement on Friday, the bond market is giving some of those gains back this morning. The good news? We aren't seeing anything that suggests rates are about to make a huge move in either direction.

Here's what I'm watching this week:

📊 **Wednesday:** Inflation numbers come out
📈 **Thursday:** Another inflation report comes out

These reports could give us a better idea of where mortgage rates are headed.

Oil prices are also back up a little, and what's happening with the Strait of Hormuz continues to affect oil prices, the bond market, and ultimately mortgage rates.

**So, should you lock or float?**

For loans closing in the next couple of weeks, this is one of those situations where you have to decide how much you're willing to gamble on the inflation numbers.

If the inflation data is better than expected, we could see a little improvement.

If it's worse than expected, rates could move the other direction.

The good news is that I don't expect a huge move either way. We're mostly looking for small improvements in pricing rather than a dramatic drop in rates.

📌 **Bottom line:** There is no major reason to panic and lock everything today, but there is also no guarantee rates will suddenly get much better. We're watching the inflation data closely this week and will adjust as the market gives us more information.

If you're buying or refinancing and want to know whether **locking or floating makes more sense for your specific closing timeline**, message me. That's what I'm here for!