Thirty-year fixed mortgage rates fell 28 basis points from last year. Adjustable-rate mortgage updates take effect on July 1. A new report finds seniors own the largest portion of U.S. housing wealth yet face systemic underwriting hurdles. UK house prices remain stagnant while slower increases offer slight relief. In consolidation news, a Pittsburgh lender merged into another institution. Purchase rates currently sit below refinance rates. Lenders continue to tighten standards for older borrowers despite their asset levels. These shifts reflect an unpredictable market where inventory and credit rules dictate availability more than rate movements alone.