How RateWatch monitors

What is live today

RateWatch collects the Freddie Mac PMMS (Primary Mortgage Market Survey) published benchmark for conventional 30-year and 15-year fixed mortgages. The monitoring job checks for new source data four times a day and stores a new observation only when the upstream record is new and passes validation.

PMMS is a national market benchmark. It is not a loan quote, lender offer, APR comparison, lock recommendation, or statement that a homeowner qualifies to refinance.

How an alert qualifies

1. The saved mortgage product must match a healthy benchmark observation.
2. The observation must be newer than the rule's last valid evaluation.
3. The observed rate must be at or below the homeowner's saved target rate.
4. Launch alerts are limited to conventional 30-year and 15-year fixed PMMS target-rate crossings.
5. A deduplication fingerprint prevents the same rule and observation from producing another alert.

A rule edit changes its fingerprint. RateWatch suppresses an unsent notification if the account, recipient, email preference, rule, or fingerprint no longer matches immediately before delivery.

Minimum-savings and break-even alert rules are not available at launch. RateWatch may keep a homeowner's payment and closing-cost assumptions for private reference, but it does not use them to qualify a PMMS alert because this benchmark omits quote-grade APR, points, and fee evidence.

Data that remains unavailable

Regional lender comparisons and automated property values are shown only after a licensed production provider is connected and passes provenance and freshness checks. Until then the dashboard says they are unavailable; RateWatch never substitutes sample data.

When a source omits APR, points, or fees, RateWatch says so. A lower benchmark alone cannot establish the total cost or benefit of a real refinance transaction.

Questions and corrections

Email hello@northglass.io with a source or methodology question.