Why Mortgage Rates Still Feel “Stuck” — and How to Plan Around It

If it feels like mortgage rates haven’t moved much this month, you’re not imagining it. The 10-Year Treasury has been holding in a narrow band just above 4.20%, and mortgage-backed securities have tracked closely. The result: rates that feel “stuck” in place.

Here’s why that matters — and what to do about it.

1. The Market Is Range-Bound.Inflation isn’t dropping fast enough to create major improvements, and the Fed’s expected September cut is already priced in. That leaves us waiting on fresh data before any real move happens.

2. Windows Are Still Appearing.Even in a tight range, small dips — sometimes just a quarter of a percent — make a big impact. We’ve seen clients save thousands by locking during a one- or two-day window.

3. Preparation Beats Prediction. It's tempting to sit back and “wait for better.” But the truth is, waiting rarely works. The clients who benefit are the ones who are fully underwritten, disclosures signed, and strike rates set. They’re ready to act when the market opens a door, even briefly.

Rates may feel stuck, but that doesn’t mean opportunities aren’t there. The market rewards those who prepare, not those who predict.

If you’re waiting, make sure you’re not just watching. Get ready, so when the window comes, you don’t miss it.