Any idea how they've reacted to the increases? What can I expect for rate?

What I'm seeing is the 5/1 and 7/1 have moved more than the 10/1. We're at 5.125% with 0 points on the 5/1 and 7/1. 5% with 0 points on the 10/1 assuming a primary residence and in Texas. A bit higher or second home, cash out or investment. Same rate for refinance or purchase. I can't remember the last time I've seen the 10/1 lower.

Doesn't really make sense but i wouldn't be complaining...

If the 10 year Treasury goes through and sticks above 4% watch out.