Market Eyes LiveHome / Rates / MBS Prices Today
MBS Prices Today
The UMBS proxy, its momentum versus the moving averages, and what it means for rates. Updated 2026-08-21.
How MBS set mortgage rates
Lenders sell most mortgages into pools of mortgage-backed securities, and the price investors pay for those pools (the UMBS, at the current coupon) is what sets the rate a lender can offer. It is an inverse relationship: when MBS prices rise, mortgage rates fall; when MBS prices sell off, rates rise. Watching MBS intraday is how loan officers anticipate a reprice before the rate sheet changes.
Today's read
PCE Inflation (Personal Income & Outlays) in 51h is a coin-flip event. If your close is past it, wait; if within 7 days, lock now.
Lock Radar (members only)
Market Eyes tracks intraday MBS reprices and sends you a lock alert the moment the window opens, tuned to your scenario. The personalized signal, the reprice size, and the alerts unlock free when you create an account.
Frequently asked questions
What are MBS prices doing today?
As of 2026-08-21, the UMBS proxy is at 93.12 with neutral momentum, below its 50-day average of 93.71.
What is UMBS and the current coupon?
UMBS (Uniform Mortgage-Backed Security) is the standardized security most conventional loans are pooled into. The current coupon is the coupon trading nearest to par, and it is the price loan officers watch to gauge today's rate.
Why do rates rise when MBS fall?
Lenders are paid by selling loans into MBS. When investors pay less for MBS (prices fall), lenders must raise the rate to keep the loan sellable, so your rate goes up.
Lock Radar alerts and the personalized lock signal are free either way. The app is our flagship.