🏠 Mortgage Rates Week of August 10, 2026: What Every Buyer and Investor Should Know

Rates held relatively steady this week across most programs, with a few notable shifts worth paying attention to depending on your loan type and goals. FHA purchase rates remain competitive for first-time buyers putting 3.5% down, and we are now showing ARM options on FHA including the 5/1 and 3/1, which are worth a serious look if you plan to sell or refinance within a few years. On the conventional side, the 30-year fixed is still the most popular choice, but the new 5/6 and 7/6 ARM programs at 20% down are drawing attention from buyers who want a lower starting rate and have a clear timeline. Cash-out refinance rates on the 30-year fixed, 5/1 ARM, and 7/1 ARM are all available up to 75% LTV with no points and no lender fees, which makes this a real option if you have equity and a specific use for the funds. DSCR investors will find two programs this week covering both purchase and cash-out refinance on investment properties, with a 1:1 ratio requirement and no lender fees or points attached.

👉 Key takeaway: Every rate chart published this week comes with no lender fee and no processing fee, and several programs also carry no points. That means the rate you see is the rate you are actually getting, with no cost layered on top to make the numbers look better than they are. For buyers, that translates to lower closing costs and more cash staying in your pocket at the table. For refinancers and investors, it means the break-even on your new loan comes faster. Eighteen rate charts are live this week covering FHA, Conventional, Cash-Out, DSCR, Jumbo, and Bank Statement programs, so whether you are a W-2 buyer, a self-employed borrower, or a real estate investor, there is likely a program on this sheet that fits your situation.

If any of these programs line up with what you are working toward, the best next step is a quick conversation with one of our loan officers. Rates can move fast and locking in at the right time matters more than most people realize. Reach out to the team at American RE Group and we will walk you through the numbers, compare your options across programs, and help you move forward with confidence.

30 Yr Fixed FHA, Purchase, 3.5% DOWN, Primary Residence, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Lender Fee. No Processing Fee.

NEW 5/1 ARM FHA, Purchase, 3.5% DOWN, Primary Residence, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Lender Fee. No Processing Fee.

NEW 3/1 ARM FHA, Purchase, 3.5% DOWN, Primary Residence, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Lender Fee. No Processing Fee.

30 Yr Fixed FULL DOC, Conventional PURCHASE, 20% DOWN, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No lender Fee, No Processing Fee.

Curious about rate exceptions?

Your deal could be even stronger than what you see online.

30 Yr Fixed FULL DOC, Conventional PURCHASE, 10% DOWN, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Underwriting Fee, No Points, No Processing Fee

NEW 5/6 ARM Conventional FULL DOC, PURCHASE, 20% DOWN, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No lender Fee, No Processing Fee

NEW 7/6 ARM Conventional FULL DOC, PURCHASE, 20% DOWN, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No lender Fee, No Processing Fee

FULL DOC, 30 YR Fixed, CASH OUT, 75%LTV, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Points, No lender Fee, No Processing Fee

FULL DOC, 5/1 ARM CASH OUT, 75%LTV, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Points, No lender Fee, No Processing Fee

We Cover It, One Way or Another

Appraisal waived? Perfect. If not, the fee comes back to you at close.

FULL DOC, 7/1 ARM CASH OUT, 75%LTV, Primary Residence, Purchase, 760+ FICO, Single Family or Condo, First Time Home Buyer, No Points, No lender Fee, No Processing Fee

DSCR, Purchase, 1:1 Ratio, Investment Properties Only, 25% DOWN, 5 Year Prepay (No Prepay also available ), SFR, 760+ FICO, No Lender Fee, No Points

CASH OUT DSCR, Refinance, 1:1 Ratio, Investment Properties Only, 70% CLTV, 5 Year Prepay, SFR, 760+ FICO, No Lender Fee, No Points

12 Mo. Bank Statement, PURCHASE, 20% DOWN, Investment, 760+ FICO, Single Family or Condo, No Lender Fee, No Points

12 Mo. Bank Statement, CASH OUT, 70% LTV, Investment, 760+ FICO, Single Family or Condo, No Lender Fee, No Points

Your mortgage is not one-size-fits-all. Contact us about rate exceptions or tailored solutions to help lower your monthly payment.

JUMBO, Conventional 30 Year Fixed, SFR, Purchase, Primary Residence, Full Doc, 80% LTV, 760+ FICO, No Lender Fee. No Points, No Processing Fee

JUMBO, DSCR, SFR, Purchase, Investment, 5 Year Pre Pay, 75% LTV, 760+ FICO, No Lender Fee, No Points

JUMBO, SFR, Purchase, 12 Months Bank Statements, Primary, 75% LTV, 760+ FICO, No Lender Fee

JUMBO, Conventional 30 Year Fixed, SFR, Purchase, Primary Residence, Full Doc, 75% LTV, 760+ FICO, No Lender Fee. No Points. No Processing Fee

Our team at AmericanReGroup monitors rates every day to ensure you get the best deal. Plus, ask us about rate exceptions or personalized options that could reduce your monthly payment.

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