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1Scan for outdated or missing drivers - takes under a minute2Clear out junk files and repair common Windows errors3Fix the driver behind crashes, sound loss and screen glitchesICE’s August 2026 snapshot shows a higher headline mortgage delinquency rate, but not a broad month-over-month deterioration: the rate rose to 3.53%, and ICE says calendar effects explain most of the increase. Other measures were mixed. Serious delinquencies and foreclosure inventory were higher than a year earlier, while foreclosure starts and sales fell from July and mortgage prepayments slowed.
What ICE’s August figures measure
Intercontinental Exchange (ICE) released its August First Look on September 28, 2026, using loan-level data as of August 30. The high-level release covers delinquency, foreclosure and prepayment trends in ICE’s mortgage database; it is not a causal analysis of why performance changed. ICE defines its headline delinquency rate as the share of loans at least 30 days past due but not in foreclosure. Foreclosure inventory and loans 90 or more days past due are separate measures.
ICE President of Mortgage Technology Bob Hart described the picture this way: “While overall performance remains sound, the market isn’t moving uniformly.” That characterization fits the different directions of the measures below. ICE’s August 2026 First Look
Why the headline delinquency rate rose
The national delinquency rate was 3.53% in August, up 14 basis points from July and 10 basis points from a year earlier. It remained 35 basis points below August 2019. ICE says the month-over-month increase was effectively flat after accounting for calendar effects, so the raw 14-basis-point rise should not be read as a like-for-like deterioration.
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The comparison matters because July’s rate was 3.39%, down 16 basis points for that month. ICE attributed that decline to calendar effects; the August release says those effects account for most of the apparent reversal. The July report also said improvement occurred across delinquency stages, but that earlier finding is not an August result. ICE’s July 2026 First Look
Early and serious delinquencies moved differently
Loans 30 or 60 days past due
Early-stage past-due loans rose during August, but the number was 21,000 lower than a year earlier. This differs from the headline rate’s month-over-month increase and underscores why one figure alone does not describe the full performance picture.
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Loans 90 or more days past due
Serious delinquencies increased by 11,000 in August to 574,000 loans, 19% above the year-earlier level. The serious delinquency rate was 1.04%, close to the 1.03% August average for 2017–2019 cited by ICE. The rising count is a year-over-year warning signal, but it is distinct from both the 30-day-plus headline rate and foreclosure inventory. ICE’s August 2026 First Look
Foreclosure starts fell, but inventory remained elevated
Foreclosure starts are new entries into the foreclosure process; inventory is the stock of properties already in that process. In August, starts and sales declined from July even as inventory edged higher.
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| Measure | August 2026 | Change |
|---|---|---|
| Foreclosure starts | 37,000 | Down 6% month over month; up 29% year over year |
| Foreclosure sales | 7,800 | Down 2% month over month; up 12% year over year; 57% of August 2019’s pace |
| Pre-sale foreclosure inventory rate | 0.54% | Unchanged month over month; highest reading since February 2020 |
| Properties in pre-sale foreclosure inventory | 298,000 | Up 2,000 month over month and 89,000 (41%) year over year |
So, are foreclosure rates rising? The answer depends on which measure is meant. The inventory rate was unchanged from July but at its highest level since February 2020, and the inventory count was substantially higher year over year. New starts and completed sales, however, both declined month over month. ICE’s August 2026 First Look
Mortgage prepayments slowed
ICE’s single-month mortality (SMM) rate—a monthly measure of mortgage prepayment—fell 11 basis points to 0.64%, its lowest level in 17 months. ICE links the recent slowdown to higher mortgage rates. For loans originated in 2023–2025, SMM was 0.91%, compared with a March peak of 2.32%. These figures describe prepayment behavior, not delinquency or foreclosure. ICE’s August 2026 First Look
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- FIGURE OUT THE RIGHT LOAN: For your client at the press of a button for jumbo, conventional, FHA/VA, or even 80:10:10 or 80:15:5 combo loans; check to see if ARMs or bi-weekly loans, quarterly payments or if interest-only payments are the answer; giving your client more choices; easily perform what if loan or TVM calculations find loan amount, term, interest or PITI or PI payments
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State delinquency levels varied
ICE’s state-level non-current percentages ranged from 8.41% in Louisiana to 2.00% in Idaho. These are descriptive readings in the August snapshot; the release does not establish why state rates differ.
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| Highest non-current percentages | Rate | Lowest non-current percentages | Rate |
|---|---|---|---|
| Louisiana | 8.41% | Idaho | 2.00% |
| Mississippi | 8.33% | Montana | 2.22% |
| Alabama | 6.30% | Washington | 2.24% |
| Indiana | 6.24% | California | 2.35% |
| Arkansas | 5.90% | Oregon | 2.46% |
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