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Today’s 10-Year Treasury and What It Costs You
Latest business-day close: August 3, 2026. Every tile below carries its own as-of date and its own source cadence, because these readings genuinely do not all update on the same schedule.
The 10-year Treasury closed at 4.70% on August 3, 2026, down 5 basis points from the previous business day. The 2-year to 10-year curve is positively sloped at 0.45%. Against the 4.40% average rate on all outstanding US mortgages as of Q1 2026, the lock-in gap facing an existing owner who moves sits between 1.80% and 3.30%. Curb Report does not publish a mortgage rate, so the gap is shown as a band rather than a point estimate.
10-Year Treasury
4.70%
-5 bp today
The benchmark a 30-year fixed mortgage is priced off. US Treasury daily par yield curve, public domain.
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET
Source: U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
Change vs prior close
-5 bp
Versus the previous business-day close, so a Monday reading is the move since Friday and a post-holiday reading skips the closed session.
As of Aug 3, 2026 | Every business day, recomputed from the Treasury curve
Source: Curb Report (derived)
Mortgage lock-in gap
1.80% to 3.30%
A band, not a point estimate
Measured against the FHFA National Mortgage Database average rate on all outstanding US mortgages, 4.40%, a QUARTERLY series as of Q1 2026. The band comes from adding the historical 1.5 to 3.0 point mortgage spread to the 10-year Treasury. Curb Report does not publish a single modeled mortgage rate.
As of Aug 3, 2026 | Every business day, recomputed from the Treasury curve
Source: Curb Report (derived)
Avg rate on outstanding mortgages
4.40%
The denominator under the lock-in gap. This is what existing owners are actually paying across every outstanding US mortgage, and it only steps four times a year, which is why the gap's level moves slowly while its daily change tracks the 10-year exactly.
As of Q1 2026 | Quarterly
Source: U.S. FHFA, National Mortgage Database (via bulk download)
Payment calculator: your rate, your math
These fields start empty on purpose. Curb Report does not publish a mortgage rate, so it will not pre-fill one here either. Put in the rate you were actually quoted and the price you are actually looking at, and the numbers below are yours rather than a national average standing in for you.
Enter a price and the rate you were quoted to see the payment, the 10 basis point sensitivity, and the income needed.
Looking for a specific market? Browse markets and open its daily page to start from the local median price.
Your market, today
The rate is national and daily. Your price is local and monthly. Every market page multiplies the two at a rate you choose, so you can see what a move in the 10-year actually does to a payment where you are buying.
The Treasury curve
Chart these series →Constant-maturity par yields across every tenor Curb Report tracks, straight from the Treasury's own daily file. Public domain, no attribution required, no key, published by 6:00 PM ET each business day.
1-Month Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
3.79%
3-Month Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
3.91%
2-Year Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
4.25%
5-Year Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
4.40%
10-Year Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
4.70%
20-Year Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
5.23%
30-Year Treasury Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates
5.23%
10-Year Minus 2-Year Treasury Spread
As of Aug 3, 2026 | Every business day, mirrored to FRED the following business day | Federal Reserve Board H.15 Selected Interest Rates (via FRED)
+0.45%
10-Year Minus 3-Month Treasury Spread
As of Aug 3, 2026 | Every business day, mirrored to FRED the following business day | Federal Reserve Board H.15 Selected Interest Rates (via FRED)
+0.79%
A negative spread means the curve is inverted. These two come from the Federal Reserve Board’s H.15 release by way of FRED rather than from the Treasury file, so they can carry a date one business day behind the tenors above. That is a real difference, not a bug, which is why each row shows its own date.
Overnight funding
SOFR is the reference rate for most floating-rate commercial real-estate debt. EFFR is where the Fed funds target is actually trading.
SOFR (Secured Overnight Financing Rate)
As of Jul 31, 2026 | Every business day, published around 8:00 AM ET for the prior session | Federal Reserve Bank of New York, Reference Rates
3.66%
Effective Federal Funds Rate
As of Jul 31, 2026 | Every business day, published around 8:00 AM ET for the prior session | Federal Reserve Bank of New York, Reference Rates
3.63%
Overnight Bank Funding Rate
As of Jul 31, 2026 | Every business day, published around 8:00 AM ET for the prior session | Federal Reserve Bank of New York, Reference Rates
3.63%
Source: Federal Reserve Bank of New York. The New York Fed does not sanction, endorse, or recommend any products or services offered by Curb Report, and is not responsible for any analysis derived from this data.
These three series only began accumulating history when Curb Report started snapshotting them, because the public New York Fed endpoint returns the latest observation only. They grow by one observation per business day.
After inflation
The real (TIPS) yield is the return after inflation, and the breakeven is the market's own price on what inflation will average. Real estate is usually pitched as an inflation hedge; this is the number that hedge has to beat.
10-Year Real (TIPS) Yield
As of Aug 3, 2026 | Every business day, published by 6:00 PM ET | U.S. Department of the Treasury, Daily Treasury Par Real Yield Curve Rates
2.43%
10-Year Breakeven Inflation Rate
As of Aug 3, 2026 | Every business day, mirrored to FRED the following business day | Federal Reserve Board H.15 Selected Interest Rates (via FRED)
2.27%
Foreclosure fallout
Homes HUD took back after an FHA foreclosure and currently lists publicly. A direct read on distress at the entry-level, FHA-financed end of the market.
FHA REO properties (HUD)
5,513
HUD publishes no update cadence for this feed, so this is stamped with the date Curb Report took the snapshot, never a claimed source publication date. The real cadence can only be inferred from the differences between our own snapshots over time.
As of Aug 3, 2026 | No update cadence is published at the source. Curb Report snapshots it daily
Source: U.S. HUD, FHA Single-Family REO Properties (eGIS)
Why a housing site leads with a Treasury yield
Almost every housing number worth knowing is monthly at best. Home values, rents, inventory, days on market, permits, migration: all of them arrive weeks after the period they describe, because that is how long it takes to collect and clean them. That lag is not a flaw, it is the price of the data being any good. But it does mean that on most days there is genuinely nothing new to say about a local housing market, and a site that pretends otherwise is either recycling last month’s figure with a fresh timestamp or making something up.
The financing side is different. The 10-year Treasury settles every business day, and the Treasury publishes the whole par yield curve by 6:00 PM Eastern in the public domain. A 30-year fixed mortgage is priced off that 10-year plus a lender spread, so when people say rates moved today, the 10-year is what actually moved. That makes it the one input to a housing decision that is honestly, verifiably daily, and it is why this page leads with it rather than with a price.
What we will not do, and why it matters
The obvious product here would be a daily mortgage rate. We are not going to publish one. The daily mortgage-rate series that exist are licence-restricted for redistribution, and building our own model and printing its output as a number would put an estimate on the page in the exact visual position where readers expect a measurement. People would quote it. It would end up in screenshots. And the caption explaining that it was modeled would not travel with it.
So the mortgage story here is told two ways, both of them honest. The lock-in gap is published as a band, built by adding the documented historical spread range of 1.5 to 3.0 percentage points to the 10-year and subtracting the FHFA National Mortgage Database average rate across all outstanding US mortgages. The level is a range because the spread is a range. The daily change, though, is exact: both spread bounds are fixed constants and the FHFA denominator is a quarterly step function, so day to day the gap moves precisely as much as the 10-year does. And the payment math is told at a rate you type in, because the rate you were actually quoted beats any national average we could compute for you.
Reading the per-tile dates
Every tile on this page shows its own as-of date and its own publication cadence, and they will frequently disagree with each other. That is deliberate. The Treasury tenors are same-day. The curve spreads come through the Federal Reserve’s H.15 release via FRED and run about a business day behind. The New York Fed reference rates post the next morning covering the previous session. The FHFA outstanding-rate average is quarterly. The HUD REO count has no published schedule at all, so it is stamped with the date we took the snapshot rather than a source date we would be inventing. A single page-level “updated today” badge over that mix would be the easiest thing to build and the least true thing on the site.
From here you can chart any of these series back through decades of history, open your own market to see the local price this rate gets multiplied against, or check the full data sources behind every figure.
Frequently asked questions
Why does Curb Report show the 10-year Treasury instead of a mortgage rate?
Because the 10-year Treasury is the number that actually moves, it is published every business day by 6:00 PM ET, and it is in the public domain, so we can show it to you in full with no licence restrictions. A 30-year fixed mortgage is priced off the 10-year plus a lender spread that has historically run somewhere between 1.5 and 3.0 percentage points. Every daily mortgage-rate feed we could republish instead is licence-prohibited for redistribution, and we are not willing to publish a modeled estimate and let it read like an observation. So we show you the benchmark, we show you the documented spread range, and we let you supply the rate you were actually quoted.
What is the mortgage lock-in gap?
It is the difference between what a buyer would pay on a new mortgage today and what existing owners are already paying. The denominator comes from the FHFA National Mortgage Database, which publishes the average rate across every outstanding US mortgage, quarterly. The numerator is the 10-year Treasury plus the historical spread range, which is why the gap is shown as a band rather than a single figure. The wider the gap, the stronger the financial reason for an existing owner to stay put rather than list, and that is the single biggest constraint on resale inventory in the current market. Note that while the LEVEL of the gap is a range, its DAILY MOVE is exact: both spread bounds are fixed and the quarterly denominator only steps four times a year, so day to day the gap moves exactly as much as the 10-year Treasury does.
How often does this page update, and when?
Every business day. The Treasury publishes the daily par yield curve by 6:00 PM ET, and Curb Report refreshes at 23:30 UTC, which is after that deadline in both daylight time and standard time. The other readings on this page do not all share that schedule, which is why every single tile carries its own as-of date and its own cadence label rather than one page-level timestamp. The FRED-sourced spreads run a business day behind. The New York Fed reference rates post the next morning for the previous session. The FHFA quarterly average only moves four times a year. The HUD REO count has no published cadence at all, so we label it as our own daily snapshot rather than claiming a source cadence we cannot verify.
What does the 2-year to 10-year spread tell me about housing?
It is the classic yield-curve gauge. When the 10-year yields less than the 2-year the curve is inverted, which has preceded most postwar recessions, though with long and highly variable lead times that make it useless for timing anything. For housing specifically the more useful read is the level of the 10-year rather than the shape of the curve, because the level is what sets financing cost. Treat the spread as context on where markets think policy is heading, not as a signal to buy or sell a house.
Is any of this behind a paywall?
No. Every number on this page and on every market page under it is free, with no account, no email, and no trial. That is deliberate rather than generous: a rate ticker behind a signup wall gets no return visits and no citations, which defeats the entire purpose of publishing one.
Can I use these figures to decide whether to buy?
Use them as context, not as advice. Curb Report publishes market data and calculators for informational purposes only, and nothing here is financial, investment, legal, or tax advice. The payment figures on the market pages are sensitivity math on a price and a rate you supply, with national placeholder assumptions for property tax and insurance rather than your actual bills. Talk to a lender for a real quote and a qualified professional before making a decision.