Rates are floating this morning, which is mortgage-speak for “let’s not get too brave before the market finishes digesting 47 different headlines.”

The good news is oil prices are a little lower after reports that the U.S. ceasefire with Iran is still holding. That matters because oil prices feed directly into inflation fears, and inflation fears are usually terrible roommates for mortgage rates.

On the housing side, the data actually looks pretty strong.

Home values rose again in March, and forecasts now show home appreciation potentially running over 5% in the year ahead. Translation: the “I’m going to wait for prices to crash” crowd may be waiting for a bus that isn’t coming.

New home sales were also stronger than expected. February and March combined for a big jump from January, even with rates moving higher in March. That tells us buyers are still active, builders are still finding demand, and the housing market has more resilience than the headlines usually give it credit for. Shocking, I know.

The jobs data is where things get more interesting.

Job openings are still trending lower overall, and parts of the employment data continue to show signs that the labor market is cooling. That’s generally helpful for rates over time, because a softer job market can take pressure off inflation and reduce the need for the Fed to stay aggressive.

But there’s still one issue: inflation is not exactly waving a white flag.

The ISM Services report showed prices paid at the highest level since 2022, likely tied to the recent oil shock. So while some labor data is helping, inflation concerns are still keeping rates from making a clean move lower.

Bottom line:
Rates are caught between improving housing momentum, a cooling labor market, and stubborn inflation pressure from oil and services. For now, we’re floating carefully and watching Friday’s jobs report closely.

For buyers, the message stays the same: don’t try to perfectly time rates. If the home, payment, and strategy make sense, move forward with a plan. Waiting for the “perfect” market is how people accidentally become professional renters.

— Brooks

After 20 years in the mortgage and real estate world, I've sat across from a lot of buyers and I can tell you something most agents don't think about: buyers are vetting you before you ever pick up the phone.

It usually happens on a Tuesday night, on a couch, in pajamas. Someone decides they're ready to buy a home. They think of your name, maybe from a yard sign, a referral, or a Facebook post. And then they Google you.

What they find in the next 60 seconds either builds trust or sends them somewhere else.

Here's the thing, most agents have never actually done this themselves. So this week, I want you to stop reading this and try it right now.

Open an incognito browser window and search your full name + your city.

Then ask yourself honestly:

You work too hard getting your name out there to lose a client because your digital presence doesn't match the professional you actually are. A buyer who can't quickly confirm you're credible online will simply move on to someone they can.