We will review today’s mortgage rates. I will also break down what changes will impact mortgage rates going up or down in Metro Detroit.

Today’s Mortgage Rates ~ February 13, 2025 ~ The Ride is going down
It’s not just about the numbers; it’s about knowing how mortgage rates are calculated, what economic factors are causing them to go up or down, and what changes the Fed is making to policy that may cause a shift impacting mortgage rates in Metro Detroit. These trends impact mortgage rates and your monthly payment. Depending on how the bond and securities market is moving, updates are available from 10:30 to 11:00 a.m.
🔹Tack the WHY and not the What! ⤵️
I update “Cracking the Mortgage Rate Code: When Will They Drop” every Sunday by 9:00 p.m. We’ll review all the twists and turns and mixed messaging regarding the bond and securities market heading into next week and how they will affect your monthly mortgage payment. I’m keeping close tabs 👀 on the economy numbers, how the Fed, Treasury, and Wall Street investors read the tea leaves moving forward, and how it will impact mortgage rates the following week.
💥Morning Breaking News ~ 2-13-2025 ~
Good Morning Metro Detroit! 🌥️Remember, the mortgage base rate starts with the yield and will impact mortgage rates much lower today. Investors want balance and confidence that they are reading the tea leaves correctly. Right now, they are not getting either one. I’m keeping a close eye 👀 on the policies that will affect mortgage rates moving forward.
Your Why Answered ~ Wall Street Bond Market Affects on Today’s Mortgage Rate
Wall Street investors are trying to read their tea leaves and where inflation is heading next. Starting with the new tariffs on steel and aluminum could fire up inflation and definitely affected the bond market higher yesterday. The CPI (Consumer Price Index) inflation report was leased yesterday, and the 10-year treasury yield soared. 🚀 and Mortgage Rates did follow.
Remember, the bond and securities market is tied to Wall Street Investors. Those investors want lower interest rates. The Federal Reserve won’t lower interest rates until 1. Inflation starts trending down closer to the target of 2%, or 2. The job market hits a wobble, and unemployment increases over 4% month over month. That means no interest rate cuts will be made in March or April. We’ve been stuck in the 7% to 7.1*% range for a while.
Inflation was up across the Board: Goal 2%
- CPI year over Year ~ rose 3.0% from 2.9% from last month (up .1%)
- Core CPI ~ rose 3.3% from 3.2% from the previous month (up .1%)
CNN Market Watch 👀
The market momentum index is still cautionary and has switched back to neutral. We monitor the trends all morning and are looking for possible corrections due to investors quickly changing buying and selling tactics. We will continue to watch the market 👀; scroll down for the past week’s trends in the US markets.
CLICK PICTURE to Access CNN Index⤴️
Morning Bonds and Securities ~ 2-13-2025
10-Year Treasury Yield ~ Investors are over the temper tantrum
I was hoping February wouldn’t be a repeat of January. NOPE, we are repeating the same hot mess from last month. Lenders are trying to balance the instability of the 10-year treasury bond market with the MBS Price gap to keep mortgage rates balanced. I’m not sure how long lenders will be able to pull off the juggling act.💥Remember, where the yield goes, mortgage rates follow. 💥
The 10-year Treasury yield decreased by 0.093% from yesterday early morning. There may be a lender revision if the bond yield rate increases or decreases by .020% today. The yield has been declining all morning, and lenders may post mortgage rates later, or we could see an afternoon revision. I will watch 👀 the yield to see if the numbers hold or if we will have a yield correction around 11:30.
10-year Treasury Yield Rate ~ Starts the Why⤵️
Scroll to review the past week’s trends. 💥Revised at 11:50💥





Mortgage-backed Securities (MBS) Prices⏬
The MBS Price graph shows a significantly stronger, which will most likely impact mortgage rates lower today. Since January, lenders have been using the MBS gap rate to offset the chaotic rise in the 10-year treasury bond yield vs. actual pricing due to supply and demand. I will reduce the MBS gap in my early predictions below based on past trends⤵️ 🫰. Mortgage Daily News provides in-depth details ⤵️.
Where Will Mortgage Rates Land Today ~ 🔮
The Bond and Securities market has been very complex. Lenders are trying to balance short-term bond yield market conditions with long-term stability by raising or lowering the MBS Gap to offset the considerable yield rate shifts.
Here is your early prediction for Today: 7.06% to 7.07% range, depending on how lenders want to handle the MBS Price Gap. MBS Prices have been unpredictable since January due to the chaos in the 10-year treasury bond market, and Today is no exception. 🚀 I will increase the gap to offset the significant decrease in the yield from 2.502% to 2.516% range. I’m leaning toward Today’s mortgage rate of 7.05%, considering the yield revision of 4.537. MBS Gap and Mortgage Rate range predictions were on point yesterday.
💥Revised due to the 10-year bond yield declined all moning💥

Check back between 11:30 and noon today for a correction revision between 1:00 and 2:00 for Metro Detroit’s actual rates and 4:30 for late revisions. ⤵️ Always follow the WHY!
Step #1 ~ Afternoon @ 1:30 Actual Mortgage Rates in Metro Detroit for 2-13-2025~
💥”What If”🚀 Investors start investing in Securities & the MBS Gap Rate Goes Down? 💥
💥 Goal #1 Metro Detroit ~ there needs to be a steady decline in the MBS Prices to the 50-year average of 1.72%. 💥As you can see from the left side of the graph, mortgage rates are considerably lower even if the yield rates are higher as long as the MBS Price Gap is much lower than it is today. We watch the MBS prices to determine when and how fast mortgage rates will drop.
💥The graph on the right shows today’s mortgage rate calculation. You can scroll through this week’s mortgage rate trends to understand the importance of the MBS Pricing Gap. Mortgage Rates are a hot mess right now.
Mortgage-backed Securities & Rates for the Past 5 Days ~
Mortgage Rate Trends the Last 5 Months
When Will Mortgage Rates Drop?
Once the Market becomes stable and the yield and gap both decline, so will Mortgage Rates

Step #2 ~ Mortgage Daily News 2-13-2025 ~ Get Quotes from Lenders
Mortgage Daily News Lender Quotes is excellent for getting you started. I recommend changing the search options and entering your financial data. Under more options, you can select specific mortgages, such as FHA, VA, or USDA loans. The numbers to watch for are your Rate, Fees, points ~, and monthly principal and interest payments.
Compare Lender Quotes⬇️
Let’s Decode the Mortgage Market Together
Wow 🤯, that’s a lot to take in. This is the most essential step to master before you even start searching for your new home. Understanding how mortgage rates are determined and how to best strategize your negotiation with lenders regarding rates and fees. If you need to sell first, visit Top 3 Home Selling Questions Answered. I’ll walk you through Step #1. Find what your home is worth in today’s market and your equity gains.
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What My Crystal Ball 🔮 is Telling Me Regarding Today’s Mortgage Rates for Metro Detroit
Wow! In January, the bond market went from volatility to chaos to improvement, and now it is back to chaos in February. It is a new month with new issues. Everyone wants to know when mortgage rates will drop. The economists weighed in, and I think they were a little optimistic about the market.
I do not feel warm and fuzzy about their predictions, and here’s why: Investors are still spooked by inflation. Several unknown government policies, like tariffs, could affect inflation numbers. Let’s hope government policies don’t start rocking the boat.
Let’s Answer Today’s WHY
What happened in the last 24 hours? The job market data has been mixed. However, with unemployment decreasing to 4%, the Federal Reserve is labeling the job market strong. I’m watching 👀 this trend closely.
The CPI inflation report was released yesterday. It showed a .1% year-over-year increase and Core. That set the bond market soaring, knowing there would be no interest rate cuts in March or April. Based on the trends below, interest rate cuts could take several months or not at all in 2025. Unless unemployment increases to 4.2% or higher or inflation starts to decline to 2.5% to 2.4% range, there will be no interest rate cuts.
So What Does All This Mean for Mortgage Rates
Just like inflation, mortgage rates will remain high. I don’t see them falling below 7% this month, and they could go as high as 7.2% if we have more lousy PCE inflation reports out at the end of the month.
Crack the Code and Save
To answer this week’s why and the future predictions about where mortgage rates could be heading into next week, 🔮 visit: “Cracking the Mortgage Rate Code: Future Predictions and Save.” updated by Sunday at 6:00 pm. Keep up to date and request our newsletter.
Dates to Watch: They will affect Mortgage Rates immediately. ⤵️
- Jobs Report: March 7th (usually the first Friday of the month)
- The Fed Meeting on March 18th -19th (possible interest rate cut)
- CPI Inflation Report: February 12th (It is important to watch if tariffs are in place.)
- PCE Report February 28th
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