DATE: Wednesday, May 13th, 2026

TIME:  12:15 PM PST

STATES:  OREGON, WASHINGTON & IDAHO

CHANGE THIS WEEK: WORSE (since last Wednesday with daily volatility)

SUGGESTION:  LOCK 

Mortgage rates trended upward this week, reaching their highest level in over a month, largely in response to a “hot” April 2026 Consumer Price Index (CPI) report released on Tuesday, May 12^th.  The CPI showed that inflation rose 3.8% annually, marking a three-year high, driven by rising energy prices related to geopolitical tensions in the Middle East.  As we know, inflation is not good for mortgage rates.  The 3.8% headline inflation rate for April (up from 3.3% in March) exceeded expectations, signaling to bond investors that the Federal Reserve may need to keep interest rates higher for longer to bring inflation back to its 2% target.  We will continue to monitor, but anticipate mortgage rates to remain somewhat stagnant or elevated above the levels we saw before this Iran conflict.

As a reminder, reach out to your VMB Broker and make sure to share and compare! Never settle or let anyone else you know settle on one lender if they are approved elsewhere.  Get a quick second opinion (or share our information with others) comparing the VMB network of wholesale lenders as without competition rates, payments, down payment, and fees are substantially higher. 

MONTHLY PAYMENTS: This reflects Principal and Interest (P&I) on Conventional and also including PMI on FHA. Taxes and insurance not included, but need to be factored in housing payments and budget as these can vary by property. A VMG Mortgage Broker can run an analysis anytime by request.

(rates subject to change)

*Rates are subject to change. Conforming conventional interest rate samples based on a $550,000 purchase price, $412,500 loan amount, 25% down, 760 FICO score, with impounds on a 30-day rate lock period. The affordable programs under Freddie Mac Home Possible and Fannie Mae HomeReady assume a total household income below 80% of the median household income for the area and a FICO score of 760. Samples are based on a $500,000 purchase price with a 5% down payment. Payment estimates include P&I but do not include PMI if applicable, property taxes, or insurance. Super Jumbo rates are based on a 780 FICO Score, a $4,000,000 purchase price, a 25% down payment, and a $3,000,000 loan amount. FHA is based on a $550,000 purchase price, a $530,750 base loan amount, and a 3.5% down payment, with a 740 FICO score, among other similar variables. VA rates are based on a 780 FICO Score, a $550,000 purchase price with $0 down, and a $550,000 base loan amount with a total loan amount of $561,825, assuming no exemption from the VA funding fee. This pricing engine reflects the most favorable results after comparing our network of wholesale lending partners. This pricing engine does not include any other applicable 3rd party title and escrow charges, appraisal, credit report, or prepaid tax and insurance reserves. The displayed annual percentage rates (APRs) include total points and additional prepaid finance charges but do not include other closing costs. Loan pricing can only be locked through a VMB home loan consultant and will take effect after a formal loan application is submitted. Rates will depend in part on your unique credit history and transaction characteristics. Monthly payments include principal and interest but do not include PMI if applicable, taxes, or insurance. This is not a formal Loan Estimate (LE). A Loan Estimate is provided and can be requested pursuant to Federal regulations and with a formal loan application. This information does not constitute a loan commitment or approval.