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Mortgage Rates Hit 2026 Highs, Look Headed Back to 6.50%


Mortgage rates took another leg up today, rising ever closer to 6.50%.

The culprit once again has been the conflict in the Middle East, which has sent oil prices surging higher.

That leads to inflation, whether it’s higher gas prices or higher input costs on goods and transporting said goods.

Bonds don’t like inflation, so mortgage-backed securities (MBS) prices fall and their yield (aka interest rate) rises.

That’s what we’ve been seeing since the beginning of March and it might get worse before it gets better.

The 30-Year Fixed Is Back on the Cusp of 6.50%

The latest daily reading from Mortgage News Daily puts the popular 30-year fixed at 6.43%, up from 6.36% yesterday.

That’s the highest point of 2026, with the previous high being 6.41% on Friday March 13th.

It also tells you (or at least me!), that a 6.50% 30-year fixed is simply a matter of time.

Not a matter of if, but when. We are banging on the door and the trend certainly feels higher before lower.

As I said a week or so ago, mortgage rates stop trending lower and began trending higher, something that hasn’t happened for a very long time.

Had there not been this conflict in Iran, mortgage rates would likely be well below 6% today.

Instead, we’re facing the worst rates since nearly August, which is terrible news for prospective home buyers and those looking for a rate and term refinance.

Given there’s no sign of a resolution anytime soon, I would bet on mortgage rates moving higher before they move lower.

How high is another question, but ideally they don’t go much higher as this is perhaps a “transitory” issue.

Both oil prices and mortgage rates jumped up unexpectedly on the Iranian news, but could settle down for the same reasons since it’s one specific issue as opposed to a widespread economic narrative shift.

Could Mortgage Rates Reach the 7% Range Again?

Is a return to 7% mortgage rates possible?

What once felt unthinkable is now back on the table thanks to geopolitics.

I don’t think we go quite that high, though I do think mortgage rates keep moving higher in the short- and medium-term.

In other words, I definitely think we blow past 6.50% any day or week now, at least by MND’s measure.

And chances are we go even higher than that as the months go on.

That could mean a 30-year fixed at 6.625%, 6.75%, or even 6.875%, but I don’t foresee a 7% 30-year fixed again.

Sure, anything is possible, but I think a lot of what has transpired is already mostly baked into 10-year bond yields.

They were sub-4% in late February and closer to 4.30% today. That’s a big jump in a short amount of time that reflects what’s currently happening.

Bond yields could re-test 4.50% levels as this drags on and if mortgage spreads are around 200 basis points (2.00%) or slightly higher, you can foresee a 6.75% rate.

But getting to 7% seems like a stretch.

If we did get back to a 7% mortgage rate and it made the headlines, I think it would be too much for the housing market to bear.

Best-case scenario right now is rates settle down soon and don’t move much higher.

It won’t be great for the spring home buying season, but staying below year-ago levels can still be viewed as a win.

Colin Robertson
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Stripe Backed Tempo Introduces Machine Payments Protocol


Tempo — a specialized payments network developed with backing from the major payment services provider Stripe — has now gone operational on its primary blockchain. Concurrently, the project has rolled out an innovative, openly available standard aimed at streamlining payments conducted by automated machines and intelligent systems.

Originally incubated through a partnership involving Stripe and the investment firm Paradigm, Tempo was conceived as a dedicated Layer 1 blockchain tailored explicitly for large-scale financial transactions.

The platform prioritizes stable digital currencies to deliver fast, affordable, and highly customizable payment capabilities suitable for global use cases ranging from cross-border remittances and micro-payments to embedded financial services and tokenized financial instruments.

The activation of the mainnet marks the transition from testing phases to full public availability.

Developers can now connect via open access points to construct applications on this infrastructure.

Key technical advantages include quick transaction confirmations approaching half a second, predictable and minimal transaction costs settled directly in stable assets rather than fluctuating tokens, and specialized pathways ensuring consistent performance even under heavy load.

These elements position Tempo as an ideal foundation for high-frequency and precision financial operations.

Accompanying the network launch is the introduction of the Machine Payments Protocol, a collaborative open specification created alongside Stripe.

This standard provides a consistent approach for autonomous entities, such as AI agents, to initiate, authorize, and finalize monetary exchanges programmatically.

A standout feature is its session capability, which permits an initial approval of spending limits followed by seamless streaming of numerous tiny payments that are batched for efficient processing.

Operating independently of specific underlying rails, the protocol accommodates both blockchain-based stablecoins and conventional fiat methods, enhancing compatibility with established payment gateways like cards, digital wallets, and lightning-fast networks.

This timing aligns perfectly with the rapid evolution toward economies powered by independent AI agents that engage in commerce and consume services without constant oversight.

By resolving hurdles in automated financial flows, the new framework opens doors to fresh models of service delivery and monetization in digital environments, where software programs can handle everything from data acquisitions to computing resources on demand.

The development underscores broader efforts to integrate advanced blockchain solutions into mainstream finance, offering enterprises reliable tools for international operations and innovation.

With substantial prior funding and input from major collaborators in tech and traditional banking, Tempo and its protocol represent forward-thinking infrastructure designed for an increasingly automated financial future.

Experts anticipate that this rollout could accelerate adoption of programmable money across both legacy and emerging sectors, fostering more fluid and efficient global economic interactions.

As machine intelligence assumes larger roles in business processes, solutions like these will likely become essential components of the digital economy’s backbone, bridging human-led systems with the coming wave of agent-driven commerce.



What Investors Need to Know


This article is presented by Cost Segregation Guys.

Ask 10 real estate investors to explain depreciation, and you will get 10 different answers. Some will get it mostly right, while others will confuse it with something else entirely. A few will admit they just let their CPA handle it and have never really dug into how it works.

That is more common than you might think, and it’s also a real missed opportunity. Depreciation is one of the most significant tax advantages available to real estate investors, and understanding it at a basic level makes you a sharper investor, regardless of how many units you own.

What Depreciation Actually Means

In plain English, depreciation is the IRS’s acknowledgment that physical assets wear out over time. 

A building is not going to last forever. The roof will eventually need replacing. The plumbing ages. The structure itself has a finite useful life. Because of this, the tax code allows property owners to deduct a portion of their property’s value each year to account for gradual wear and tear.

Think of it like this. If you buy a piece of equipment for your business that has a 10-year lifespan, you can deduct one-tenth of its cost each year rather than writing off the whole thing up front. Real estate works the same way, just on a longer timeline. You paid a certain amount for the property, and the IRS lets you spread that cost out as a deduction over the course of several decades.

One important note: Land does not depreciate. You can only depreciate the structure itself, not the dirt under it. When calculating depreciation, the land value gets separated from the building value, and only the building portion counts.

Residential vs. Commercial Timelines

The IRS assigns different depreciation timelines depending on the type of property. For residential rental properties, that timeline is 27.5 years. For commercial properties, it is 39 years. 

These numbers are not arbitrary. They reflect the IRS’s general assumption about how long each type of structure has a useful life.

What this means practically is that each year, you can deduct 1/27.5 of your residential building’s value, or roughly 3.6%, as a depreciation expense on your taxes. For a commercial property, that works out to about 2.6% per year over 39 years.

These are the standard timelines. There are strategies, like cost segregation, that allow certain components of a property to be depreciated on much shorter schedules. But as a baseline, 27.5 and 39 years are the numbers most investors start with.

Why Depreciation Does Not Mean Your Property Is Losing Value

This is one of the most common points of confusion, and it is worth addressing directly. Depreciation for tax purposes has nothing to do with what your property is actually worth in the market. A building can be depreciating on paper while simultaneously appreciating in value. These are two separate things.

Tax depreciation is an accounting concept. It exists to reflect the theoretical wear and tear on a structure over time, not to track market conditions. Your property’s actual value is determined by what buyers are willing to pay for it, which is influenced by the market, location, condition, rental income, and dozens of other factors that have nothing to do with the IRS’s depreciation schedule.

Many investors have owned properties for 20 or 30 years that have tripled in value while being fully depreciated on paper. The two things simply live in different worlds.

How Depreciation Reduces Taxable Income

Here is where depreciation becomes genuinely powerful. When you own a rental property, the income you collect from tenants is taxable. But you are also allowed to deduct legitimate expenses against that income—like mortgage interest, property taxes, insurance, repairs, and property management fees.

Depreciation is another deduction you can stack on top of those. And unlike most deductions, it does not require you to spend any money in the year you claim it. It is what accountants call a noncash deduction. The wear and tear on your building is assumed to be happening whether or not you wrote a check for it.

The result is that many rental property owners show a loss on paper even when they are cash flow positive. Rent comes in, expenses and depreciation are deducted, and the taxable income left over is often significantly lower than the actual cash in their pocket. Depending on your situation, that paper loss can also potentially offset other income, though the rules around this involve income limits and passive activity rules that are worth discussing with a tax professional.

Where Most Investors Get This Wrong

The most common misunderstanding is not about the mechanics of depreciation itself. It is about what happens when you sell.

When you sell a property, the IRS requires you to pay back a portion of the depreciation you claimed over the years. This is called depreciation recapture, and it is taxed at a rate of up to 25%. 

A lot of investors are surprised by this at the time of sale because they either forgot they were taking depreciation deductions or did not fully understand that those deductions were not free. They were more like a deferral.

The second most common misunderstanding is simply not claiming depreciation at all. Some investors, particularly those who are newer or working with generalist CPAs, end up not taking the deduction they are entitled to. The IRS still counts it as if you did, which means you could end up paying recapture taxes on depreciation you never actually benefited from.

Final Thoughts

Depreciation is not complicated once you understand the basics, but it does reward investors who pay attention to it. Knowing how it works, what it affects, and what it eventually costs you gives you a clearer picture of the real financial performance of your properties.

If you’re ready to go beyond the standard 27.5- and 39-year schedules and uncover faster write-offs hiding inside your property, Cost Segregation Guys can help you do it the right way. Their team makes the process simple, identifies the components that qualify for accelerated depreciation, and helps you maximize deductions while staying aligned with IRS rules. You can reach out to Cost Segregation Guys to see how much you could potentially accelerate, and start keeping more of what your properties earn.

The $500 Million Heist: Your Best Remote Hire Might Not Exist—and Could Be Funding North Korea



A sophisticated, state-sponsored operation is embedding fake workers inside unsuspecting companies across North America and Europe.

Baked by Melissa’s founder is ‘so freaking thrilled’ to step down as CEO



In a world of protein-maxxing and fiber-counting, it’s hard to remember a time when a baked good itself could be a fad.

But a decade ago, people underwent a frenzy for cupcakes. Adults would line up around the block for cupcakes that came out of vending machines; a company selling jumbo cupcakes with custard filling IPO’d at $13 a share, and people raced to buy a sheet of miniature tie-dye cupcakes for $45. The frenzy was so massive, the cupcake boom moved 669 million units in a single year, but like an overdone cupcake in the oven, it deflated just as quickly as it went up. Crumbs went from a Nasdaq darling to bankrupt in three years. Sprinkles, the brand that invented the cupcake ATM, shut its doors for good just weeks ago. Nearly every gourmet cupcake company from that era has dramatically flared out and died—except one.

Melissa Ben-Ishay founded Baked by Melissa in 2008 after getting fired from her job as an assistant media planner at 24. Eighteen years and more than 500 million bite-sized cupcakes later, she’s stepping down as CEO—and for the first time, she says the company is open to a sale.

Ben-Ishay will transition to president—a title she held before the board installed her as CEO in late 2019—while Sanjay Khetan, the company’s current CFO, takes over as chief executive. In an exclusive Fortune interview with both Khetan and Ben-Ishay, Ben-Ishay said she’d planned to bring Khetan on with the intention of finding someone who could replace her. On her first day of being the President and not the CEO of her company, Ben-Ishay described the move candidly: “I am so freaking thrilled that I am no longer needed in that seat,” she said, “so I can focus on the areas of the business that I can uniquely drive.”

The openness to a sale marks a reversal for Ben-Ishay. In a 2025 interview with the Food Institute, Ben-Ishay said that maintaining quality standards was one of the reasons she’d “avoided acquisitions.” When Fortune read the quote back to her, she said she didn’t remember making it, then acknowledged the shift in her perspective. “It’s something we’re definitely interested in exploring and working towards,” she said. She noted that the company fields acquisition offers regularly. “Every day we get offers in my inbox,” she said.

Asked what Baked by Melissa figured out while other brands from that era burned out, Ben-Ishay credited its bite-sized format—mess-free, with no knife or fork required—and a “best in class” shipping experience. That, and a refusal to scale recklessly. “We didn’t try and grow too quickly,” she said. The company now has nine retail locations, nationwide shipping, and claims continued year-over-year top-line growth. Where Crumbs chased a Nasdaq listing and Sprinkles sold to private equity, Baked by Melissa stayed private, taking in just $6 million in outside funding in their 18 year tenure and keeping a light footprint. 

Going viral for the opposite of cupcakes 

Ben-Ishay had been CEO for barely three months when COVID shuttered stores across New York. “I was scared out of my mind,” she said, unsure of how to scale the business. Ben-Ishay has been open about the imposter syndrome that defined her early years—she has previously told Fortune she didn’t think she deserved the CEO title. Asked whether she ever felt the company had outgrown her, she was unequivocal. “Never,” she said.

In her first year of being a CEO and during a pandemic, she said the company grew e-commerce revenue roughly 99% year over year. It was also during the pandemic that Ben-Ishay accidentally built what she now calls “a business within my business”—going viral on TikTok not for cupcakes but for her Green Goddess salad recipe, which racked up over 27 million views. Her social following has spawned a brand partnerships division, two cookbooks (including a New York Times bestseller), and collaborations with Oatly, Squishmallows, and Ferrero.

Ben-Ishay’s TikToks are chaotic—food bits flying, kids yelling, smoke detector beeping—with the overachieving-burnt-out-mom energy that millennials have made aspirational. It clearly speaks to a strong contingent: Baked by Melissa has nearly 3 million followers on TikTok alone. On the call with Fortune, the vibe wasn’t all that different; Ben-Ishay took part of the interview from the passenger seat of a car, at one point pausing to hug and chat with someone while Khetan answered questions.  

For Ben-Ishay, that comes with territory of being a high-powered, ambitious person. “I am a mom with young kids. I am a creator. I am a cookbook author—New York Times bestselling cookbook author—and an executive co-founder of Baked by Melissa,” she said. “Today, president and co-founder. Yesterday, CEO and co-founder,” which, she said, means she wears “many, many hats. And I have my priorities straight: I think this transition is not only best for Baked by Melissa, but best for me so I can breathe, like, a tiny bit.”

The question of what happens to the brand’s social media presence—arguably its most valuable marketing asset, built almost entirely on Ben-Ishay’s personal content—seems central to the transition. But she said she expects the shift to give her more time to create, not less. She has resisted the label “influencer” even as her following has grown. “I’m not an influencer by trade,” she said. “I have this greater responsibility, not only to Baked by Melissa, but also to my customer.”

The company’s founding story has always been a family affair. Ben-Ishay’s brother Brian Bushell co-founded the business and served as its first CEO until 2016. He remains a shareholder and is involved in high-level strategic conversations, according to Ben-Ishay. She declined to comment on a books-and-records inspection lawsuit that Bushell appears to have filed against the company. (Bushell has not responded to a request for comment). Her husband, Adi Ben-Ishay, also works at Baked by Melissa and will continue to report to Khetan.

Khetan said the partnership works because the division of labor is clean: Ben-Ishay leads brand and creative, he handles operations and finance. “The potential to create more value over the next couple of years is extraordinary,” he said. 

Ben-Ishay offered a final thought. “Baked by Melissa—we make bite-sized stuffed cupcakes in a variety of flavors that make you feel like a kid again, and we ship nationwide,” she said. “And hop to it, because Easter is on its way.” Eighteen years in, and she’s still closing.

Chase Offer: Checkout with Paze and Get $55 Credit When You Spend $100


Paze Chase Offer

Chase is targeting some cardholders with a new offer that can save you $55 at select merchants when you checkout with Paze. The offer is showing up on some most cards, so check your accounts now if you are interested and save the offer. Let’s go over the details below.

Offer Details

  • Get $5 when you activate Paze and get $50 when you spend $100 or more at your favorite participating merchants. 
  • Offer expires 3/20/2026.
  • Find Chase Offers here.

Newegg is one of the eligible merchants and they sell lots of third party gift cards.

Important Terms

  • You’ll earn a $5 statement credit when you activate your Paze wallet after your eligible card has been linked, and a $50 statement credit when you make a purchase of $100 or more with your eligible card using Paze during the offer period of 11/01/25 to 03/20/26.
  • Please allow up to 8 weeks after qualifying purchases post to your account for statement credit to appear on your monthly credit card billing statement.
  • To be eligible for this offer, your account must be open and not in default at the time of fulfillment.
  • Purchases must post to your account with a transaction date during the offer period to qualify and delays by a merchant could extend the transaction date beyond the offer period.
  • This bonus offer is non-transferable and applies only to cardmembers who receive marketing communications for this offer. 

About Chase Offers

Chase Offers are available on Chase credit cards and debit cards. With these offers, you usually get cashback when you use your eligible Chase card to shop at a participating store. You can see your offers in the Chase app or in your account online. Here are a few things worth noting about these offers:

  • You can add the same offer to multiple cards, and you will receive multiple credits. The Savewise app helps you add and manage these offers.
  • Chase Offers could be targeted to certain accounts, so not every offer will be available for everyone.
  • Credits will appear in your account in 7-14 business days.
  • Usually the same offers will also show up for US Bank, Bank of America, Wells Fargo, Regions Bank, Suntrust Bank, BBVA, BB&T, PNC, Columbia Bank and Beneficial Bank customers.

Guru’s Wrap-up

This is a nice discount if you see any of your favorite merchants listed. Newegg could be a good option, as they sell third party gift cards, including Uber Eats, DoorDash and many restaurants. Doctor of Credit reports that the offer has tracked for Newegg purchases, more so for Visa cards than Mastercards.

Gen Z’s straight‑A boom is quietly shrinking their paychecks



Straight‑A report cards have never been more common for America’s teens—but the payoff is not what parents think. A new National Bureau of Economic Research study finds that when teachers hand out “easy A” grades, their students are more likely to skip class, score worse on future tests, and earn less money years later. For a typical high school class, the researchers estimate grade inflation can shave about $213,000 off the group’s future earnings, or roughly $150 a year for each letter grade quietly nudged up.

The findings arrive as President Donald Trump pushes a crackdown on grade inflation on college campuses, tying federal funding to whether universities hold the line on grading. Gen Z is already the first generation to score lower than their parents on some measures of cognitive performance, as reading habits erode and schools lean harder on grades instead of learning.

The study, entitled “Easy A’s, Less Pay: The Long-Term Effects of Grade Inflation,” found that for each individual student, this dynamic chalks up to a decrease in yearly earnings of about $150 for every grade bumped up to a B+ from a B, for example.

“Average grade inflation hurts,” Nolan Pope, one of the study’s researchers and a labor economist at University of Maryland, told Fortune. “They are less likely to learn if it’s very easy to get an A. They spend less time and effort.”

The debate around grade inflation has stretched from the classroom to the Oval Office. President Donald Trump weighed in on the issue last November, establishing a higher-ed compact linking federal funding for universities to strict parameters his administration set, barring grade inflation (or deflation). The practice could be harming young people. Gen Z is the first generation less cognitively capable than their parents. Many young people are ditching books at record levels and some are even failing to complete reading assignments on par with previous expectations. From high school to college, grade inflation has offered educational institutions increasingly dubious value propositions.

The researchers analyzed administrative high school records from Los Angeles and Maryland and linked them to long-term postsecondary and earnings data. They measured grade inflation by comparing student grades to their actual performance on standardized tests.

The hidden costs: absences, suspensions, and dropping out

Whether it be with grades or money, inflation degrades value. Wealth managers are grappling with a strange problem in 21st century America: the rise of many “everyday millionaires” who are illiquid, with much of their wealth tied up in housing, often struggling to afford the things they feel entitled to by their paper worth. The straight-A students, in other words, likely have parents with straight-A portfolios, but both end up with B- or even C-level experiences in this inflated economy.

“The economy wasn’t built to handle this many people with this much money,” Nick Maggiulli, New York Times bestselling author of The Wealth Ladder, told Fortune in an interview last year. “On a relative basis in the United States, the competition for these higher-end goods is very high, so now it feels like we’re all canceling each other out with all this extra wealth,” he added. So too, in the classroom, when high scores are liberally handed out, the A loses its sought-after value.

The NBER study found that it’s not just future earnings being degraded. Grade inflation could actually have the inverse effect of their implied outcome. Students that are assigned a teacher that inflates grades are more likely to score poorly on future tests. They’re less likely to graduate high school, and even less likely to enroll in college. Most of these impacts, of course, usually happen well after the student has handed in their final exam, and that makes it harder to catch.

Teachers generously tossing out easy As also made it easier for students to skate by. The research found that higher grade inflation is linked to increased absences and suspensions, suggesting that when the academic bar is lowered, student engagement and school discipline may fall with it.

“It ends up actually being somewhat harmful for the student,” Pope said. “Nobody really is on the side of that harm because nobody sees it until much later.”

However, the study found grade inflation benefitted some students, specifically those at threat of flunking out. When teachers raised scores for students at threat of failing—from an F to a D, for example—that actually paid off, preventing those students from repeating a grade and improving their high school graduation rate.

Whatever the outcome, grade inflation has gained steam over the past decade. And despite the president’s efforts, the trend doesn’t seem to be stopping anytime soon. Pope said grade inflation remains so pervasive because all parties benefit from it, offering a perverse incentive that perpetuates the seemingly benign practice semester after semester. 

“As a teacher it’s usually easier,” he said. “You get less complaints. Parents are happy. Students are happier if you give slightly higher grades. A school typically looks better if their grades are higher. It benefits everyone.”

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BMO accelerates U.S. growth, seeing path to reach target quicker




The new head of Bank of Montreal’s U.S. operations is ramping up growth plans for the Canadian banking giant south of the border, hiring bankers, opening and revamping branches, and building out its wealth-advisement business.