Carlos Kopszywa - Edge Home Finance

Home
United States
San Antonio, TX
Carlos Kopszywa - Edge Home Finance

Call Directions Website Contact the practice

Edge Home Finance| Equal Housing Lender I’m a mortgage Loan Officer who keeps it real and fights for buyers like it’s my own loan. No jargon. No mystery math.

I help Texans turn confusion into clarity and keys into hands. What I focus on:
• VA loans for Veterans & active duty
• First-time buyers who feel overwhelmed
• Buyers told “no” somewhere else
• Strategies to lower payments and increase buying power

No pressure. Just honest numbers, smart options, and clear next steps. If you’re asking:
“Can I really buy right now?”
“Why does this payment feel high?”
“Is there a better way to do this?”

That’s exactly who I help. Click the link. Check your options. Worst case—you get clarity. Best case—you get the keys.

👉 applywithck.com NMLS 214519 | NMLS #2681439

10/07/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗡𝗲𝗮𝗿 𝟭-𝗪𝗲𝗲𝗸 𝗟𝗼𝘄𝘀
Mortgage rates actually fell today--something they've done only 7 times since August 25th. While the outright levels remain near the highest since 2003, they're near the lowest in just over a week with top-tier 30yr fixed rates down to 7.56% for the average lender. What gives? Is this a sign that recent upward momentum is starting to wane? It's too soon to conclude such things, but it is somewhat encouraging that yesterday's long-term high was basically right in line with the high seen on September 30th (7.61 vs 7.60). This is the sort of "double top" behavior that some analysts look for when trying to identify momentum shifts. Bottom line: it's too soon to start celebrating. But it's better than the average day of late. [thirtyyearmortgagerates]
https://www.mortgagenewsdaily.com/markets/mortgage-rates-10062026
-

10/06/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗜𝗻𝗰𝗵 𝗨𝗽 𝘁𝗼 𝗔𝗻𝗼𝘁𝗵𝗲𝗿 𝗥𝗲𝗰𝗲𝗻𝘁 𝗛𝗶𝗴𝗵
The good news is that today's average top-tier 30yr fixed rate ended only 0.01% higher than last week's high (7.61 vs 7.60). If you are only interested in good news, have a great rest of your Monday and you're free to go. The rest of the news isn't terrible, but we we can't classify it as "good." Bonds lost ground today and, as has been the case on many recent occasions, there weren't any new, obvious scapegoats. On a vast majority of days when rates make a move, there's a decent enough case to be made for some underlying cause. These days however, it's increasingly common to have to fall back on generalities like the following (warning: the list can be esoteric in parts, for those who aren't bond nerds): Iran War's implied impact on inflation and Treasury issuance Elevated Treasury issuance (fiscal imbalances) Elevated corporate bond issuance (competes for investor demand) Resilient stocks (competes for investor demand) Generally/gradually lower foreign demand (partly driven by tariffs and weaker trade relationships) Genuine strength/resilience in economic data A Federal Reserve that is willing to use the Fed Funds Rate to fight inflation (not the perfect tool, but it's the tool they have) None of these bullet points received a big new dose of information today, though that doesn't mean investors can't react to them over time. In addition, the bond market may be somewhat anxious ahead of this week's scheduled Treasury auctions, but we'll cross that bridge if we come to it (it's been a while since a Treasury auction cycle had a legitimately big impact on rate momentum).
https://www.mortgagenewsdaily.com/markets/mortgage-rates-10052026
-

10/03/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗘𝗻𝗱 𝗛𝗶𝗴𝗵𝗲𝗿 𝗗𝗲𝘀𝗽𝗶𝘁𝗲 𝗣𝗿𝗼𝗺𝗶𝘀𝗶𝗻𝗴 𝗦𝘁𝗮𝗿𝘁
Mortgage rates rose 0.04% today to an index value of 7.57% for a top-tier 30yr fixed scenario for the average lender today. That uptick in and of itself isn't especially large, but it's a bit counterintuitive on a day where the hotly anticipated jobs report came in much weaker than expected. The jobs report has 2 key components: Nonfarm Payrolls (NFP) and the unemployment rate. For most of the time any rate watcher can remember, NFP matters way more. The market still reacts to it (which is why bonds initially improved this morning), but unemployment has arguably taken the lead in terms of accurately capturing labor market trends. Even then, today's unemployment rate of 4.2% (up from 4.1% last month) shouldn't have been a problem. The catch was that the unrounded numbers made the gap even smaller (4.175% vs 4.141%). Additionally, more people entered the labor force. If the labor force had held steady with last month, today's unemployment rate would have been 3.951%. None of those numbers is particularly troubling for the employment outlook, but 3.951% especially so. That helped explain why bonds eventually gave back their early gains, along with a rebound in oil prices and easing concerns about European bond markets that had helped U.S. rates move lower yesterday. When bond gains evaporate, mortgage lenders may be forced to raise rates during the day. This happened on multiple occasions. The average lender was actually slightly lower at first, but ultimately ended higher compared to Thursday's latest levels.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-10022026
-

10/02/2026

𝗦𝗼𝗹𝗶𝗱 𝗠𝗶𝗱-𝗗𝗮𝘆 𝗥𝗲𝗰𝗼𝘃𝗲𝗿𝘆 𝗙𝗼𝗿 𝗥𝗮𝘁𝗲𝘀
It's a rarity these days, but mortgage rates actually moved lower today by more than a token amount. The average top-tier 30yr fixed rate fell to 7.54% from 7.60% yesterday. There are multiple potential factors in play when it comes to explaining the underlying bond market rally, but none of them stand out as an obvious singular motivation. For those curious, the list (which has several esoteric factors that we won't be fully explaining here) includes, but is not limited to: traders covering bets on higher rates ahead of tomorrow's jobs report concerns over European bond market contagion focused on France and Italy reassuring comments from Fed speakers helping Fed rate expectations move lower technical buying opportunity when Treasury yields hit 5.34% (10yr) A day like today invites consideration about bigger picture ceilings, but it will need to bring friends in order for that conversation to continue. We are bound to see periodic sighs of relief any time rates move higher as relentlessly as they have in the past month. Tomorrow's jobs report is as likely as anything to set the tone for the rest of that conversation. If job growth is much stronger than expected, the conversation is over until further notice. If it's much weaker than expected, we'll talk.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-10012026
-

10/01/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗘𝗻𝗱 𝗗𝗮𝘆 𝗛𝗶𝗴𝗵𝗲𝗿 𝗗𝗲𝘀𝗽𝗶𝘁𝗲 𝗣𝗿𝗼𝗺𝗶𝘀𝗶𝗻𝗴 𝗦𝘁𝗮𝗿𝘁
For a few moments this morning, it looked as if rates might buck the recent trend and recover a bit of ground today. The underlying bond market was fairly flat overnight and then managed to improve after this morning's PCE inflation data. But that improvement was short-lived. Top tier 30yr fixed rates jumped to 7.60%. That's only 0.02% higher than yesterday, but yet another long-term high. As frustrating as it continues to be, there are no convenient scapegoats for the reversal in terms of intraday news/data. Some small case could be made that the day's economic data wasn't exactly rate-friendly, but the timing of the market movement and indicators elsewhere in the market suggest that's a waste of time. The only irrefutable way to connect cause and effect is to use broad strokes. The bond market is in the midst of a fairly rapid reassessment of the outlooks for Fed policy, inflation, and the supply/demand equation for government debt. Today may have seen some additional volatility due to the mechanics of the month/quarter-end trading environment, but not to the extent that anyone should expect rates to magically fall just because tomorrow is a new month. A meaningful drop in rates will require one or more of these things: Iran war ending and fuel prices dropping economic data weakening inflation falling significantly and sustainably There are other things that can help/hurt, but these are the big three at the moment. [thirtyyearmortgagerates]
https://www.mortgagenewsdaily.com/markets/mortgage-rates-09302026
-

09/30/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗥𝗶𝘀𝗲 𝘁𝗼 𝟳.𝟱𝟴%
Mortgage rates moved higher again on Tuesday as the bond market continues recalibrating expectations for Fed policy, economic growth, and inflation. The weakness is especially frustrating considering a fairly large drop in oil prices today, but as we discussed yesterday, rates have a lot more on their mind than oil these days. Our top-tier 30yr fixed rate index rose from 7.50 to 7.58% today--the highest since November 1st, 2023. In this sense, mortgage rates are doing much better than their often-cited benchmark, the 10yr Treasury yield, which is the highest level since 2007. That's because mortgage rates are directly based on mortgage-backed securities (MBS) and not U.S. Treasuries, and MBS have been outperforming Treasuries relative to 2023's levels. Today's economic data didn't offer meaningful relief although it wasn't a driver of today's upward pressure. We're seeing more and more evidence that at least some of that pressure has to do with factors such as the quarter-end trading environment which transcends news headlines and economic reports. This doesn't necessarily mean that rate momentum will reverse on October 1st, but the month could at least restore a more logical relationship between typical causes and effects.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-09292026
-

09/29/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗢𝗳𝗳𝗶𝗰𝗶𝗮𝗹𝗹𝘆 𝗛𝗶𝘁 𝟳.𝟱%
Despite Friday afternoon's promising bond market rally and mortgage rate improvement, today's top tier 30yr fixed rate bounced back up. The average lender is now at 7.50% for the first time since April 30, 2024. While there's been a lot of short-term correlation between oil prices and interest rates over the last 6 months, oil does a poor job of explaining much of the recent upward momentum in rates. At times today, it seemed that the higher rates coincided with higher oil prices, but oil fell all the way back to Friday afternoon's levels at one point while rates remained elevated. The other factors are a laundry list of usual suspects: strong economic data, anxiety regarding incoming data being stronger as well, supply/demand issues in the Treasury market, elevated bond market supply in general, etc. That said, there weren't any major new developments for that laundry list today. [thirtyyearmortgagerates]
https://www.mortgagenewsdaily.com/markets/mortgage-rates-09282026
-

09/26/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗛𝗮𝗱 𝗮 𝗕𝗲𝘁𝘁𝗲𝗿 𝗗𝗮𝘆, 𝗨𝗹𝘁𝗶𝗺𝗮𝘁𝗲𝗹𝘆 𝗗𝗿𝗼𝗽𝗽𝗶𝗻𝗴 𝗝𝘂𝘀𝘁 𝗦𝗹𝗶𝗴𝗵𝘁𝗹𝘆
(NOTE: This article was updated at 5:30pm from the version originally published at 2:36pm ET to reflect late day rate improvements). Mortgage rates have risen more than half a point in 2 weeks. While that's certainly not the fastest jump we've seen, it is an extraordinarily uncommon pace--happening less than once per year on average (i.e. it only happened 3 times between 2010 and 2019). Today's initial increase was modest in the bigger picture, adding only 0.04% to yesterday's levels and leaving the average top-tier 30yr fixed rate still just a hair below 7.50%. This is roughly in line with the highs from early 2024 and still well below the highs of 8% seen in October 2023. Much of that initial 0.04% increase can be thought of as a hangover from yesterday's volatility. In fact, the underlying bond market had already improved day-over-day at the time we marked the 0.04% increase. Thankfully, additional gains in the afternoon led lenders to drop rates back below yesterday's latest levels. The final mark was 7.43% for the average lender. [thirtyyearmortgagerates] Whether this friendly bounce means anything about the road ahead is a different matter. If traders knew what the road ahead looked like with any certainty, they wouldn't sit on their hands and lose money between now and then. In other words, anything that you or I can conclude about the near-term future is already priced-in to current levels. The next leg higher or lower for rates will likely be determined by a combination of economic data that hasn't come out yet and war-related headlines that could either help or hurt the fuel price outlook. Next week is a big week for econ data and every week brings new potential for oil price fluctuations these days. In addition, the month/quarter end trading environment increases the risk of volatility regardless of directional cues from data/events.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-09252026
-

09/25/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗡𝗼𝘄 𝗖𝗹𝗼𝘀𝗲 𝘁𝗼 𝟳.𝟱%
More than a few media outlets will tell you that 30yr fixed mortgage rates are just now moving over 7% based on the fact that Freddie Mac's weekly rate survey hit 7.03%, up from 6.95% last week. Before continuing, let's be clear that Freddie's weekly rates are a valuable resource for long-term, big picture analysis. But the survey is not an ideal tool to keep track of where rates are on any given day. There are a few reasons for this, but the easiest to understand is that today's update from Freddie is calculated from an average of rates seen between last Wednesday and yesterday. In other words, it hasn't even measured what rates did today, not to mention the fact that the number is artificially dragged down by lower rates earlier on in the 5-day cycle. In daily terms, 7% was first broken back on September 10th following inflation reports that raised the risk of the Fed rate hike seen last week. A combination of Fed comments, higher oil prices, and stronger economic data have added to the pain since then. As of yesterday, our daily rate index was already up to 7.26%. Today, it's up to 7.45%. [thirtyyearmortgagerates] It is still definitely possible for a mortgage NOTE RATE to be quoted in the high 6% range today, but 7.45% is the rate that captures an apples to apples comparison to all of the past daily rate index entries we've published over the years. A rate that's near or under 7% would require additional upfront points/costs/buydown relative to the average rate quote methodology. Our index automatically takes points/buydown into account in order to capture the true change in rates over time.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-09242026
-

09/24/2026

𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗥𝗮𝘁𝗲𝘀 𝗠𝗮𝘁𝗰𝗵 𝗛𝗶𝗴𝗵𝗲𝘀𝘁 𝗟𝗲𝘃𝗲𝗹 𝗦𝗶𝗻𝗰𝗲 𝗠𝗮𝘆 𝟮𝟬𝟮𝟰
The day began like many others over the past several weeks. Bonds hadn't moved much overnight, but were paying some attention to slightly higher oil prices. 10yr Treasury yields were still in the familiar September range between 4.93% and 5.01%, and there was limited economic data on tap that threatened to upset the apple cart. Now let's talk about tail risk. It refers to a distribution of potential outcomes for something that can be reasonably forecasted with a margin of error. A vast majority of the outcomes fall in the main body of the parabolic distribution, but occasionally, an outcome will fall at one of the tails. While this week's economic calendar is indeed very light, today's lineup included a report that can have a big impact on rates on very rare occasions. The results of that report were so much stronger than expected as to constitute "tail risk" territory. This is a particularly bad time for such tail risk as far as the rate market is concerned. Only yesterday, we had Fed speakers reminding us that if the economy proved to be hotter than expected, the rate hike outlook shared at least week's Fed announcement would be "too low." Today's data immediately forced the market to consider the risk that next week's data (which is much more important) conveys a similarly strong message. The result was a rapid shift in Fed rate expectations for next year. While longer term rates don't react to a Fed rate hike after the fact, they're more than willing to react to changes in rate hike expectations. 10yr Treasury yields jumped over 5.1% and the average top-tier 30yr fixed rate jumped 0.09% to 7.26%. This matches the high seen in early 2025. At this point, we'd have to go back to May 1, 2024 to see anything higher.
https://www.mortgagenewsdaily.com/markets/mortgage-rates-09232026
-

Address

San Antonio, TX

Telephone

+12104007337

Website

http://applywithrev.com/

Alerts

Be the first to know and let us send you an email when Carlos Kopszywa - Edge Home Finance posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Practice

Send a message to Carlos Kopszywa - Edge Home Finance:

Law Offices of Jerry J. Trevino
4715 Fredericksburg Road Ste. 507

Want your practice to be the top-listed law practice in San Antonio?