Average US long-term mortgage rate dips to where it was 3 week ago, just above 6%

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By ALEX VEIGA, AP Business Writer

The average long-term U.S. mortgage rate is holding at just above 6% after reversing a modest uptick in recent weeks just as the housing market closes in on the spring homebuying season.

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The benchmark 30-year fixed rate mortgage rate slipped to 6.09% from 6.11% last week, mortgage buyer Freddie Mac said Thursday. One year ago, the rate averaged 6.87%.

The modest pullback brings the average rate back to where it was three weeks ago.

Borrowing costs on 15-year fixed-rate mortgages, popular with homeowners refinancing their home loans, also edged lower this week. That average rate fell to 5.44% from 5.5% last week. A year ago, it was at 6.09%, Freddie Mac said.

Mortgage rates are influenced by several factors, from the Federal Reserve’s interest rate policy decisions to bond market investors’ expectations for the economy and inflation. They generally follow the trajectory of the 10-year Treasury yield, which lenders use as a guide to pricing home loans.

The 10-year Treasury yield was at 4.13% at midday Thursday, down from 4.21% a week ago.

Mortgage rates have been trending lower for months, helping drive a pickup in home sales the last four months of 2025, but not enough to lift the housing market out of a deep sales rut dating back to 2022, when mortgage rates began to climb from pandemic-era lows.

The combination of higher mortgage rates, years of skyrocketing home prices and a chronic shortage of homes nationally following more than a decade of below-average home construction have left many aspiring homeowners priced out of the market. Sales of previously occupied U.S. homes remained stuck last year at 30-year lows.

Lower mortgage rates failed to revive home sales last month. They posted the biggest monthly drop in nearly four years and the slowest annualized sales pace in more than two years.

This week’s drop in mortgage rates comes two weeks after the Federal Reserve decided to pause cuts to its main interest rate after lowering rates three times in a row to close out 2025 in an attempt to shore up the job market.

The central bank doesn’t set mortgage rates, but its decisions to raise or lower its short-term rate are watched closely by bond investors and can ultimately affect the yield on 10-year Treasurys that influence mortgage rates.

Economists generally expect mortgage rates to stay relatively stable in the coming months, with forecasts calling for the average rate on a 30-year mortgage to continue to hover around 6%.

However, that may not be enough to unlock affordability for many prospective home shoppers, nor encourage homeowners who bought their home or refinanced when rates were sharply lower to sell now and buy at current rates.

Nearly 79% of homeowners with a mortgage have a rate below 6%, according to Realtor.com. That’s leading to fewer homes on the market, which helps keep propping up prices.

“In short, while the market remains stable, a larger drop in rates will be needed to attract new buyers and sellers and truly reignite the housing market,” said Jiayi Xu, an economist at Realtor.com.

Deaths in Iran’s crackdown on protests reach at least 7,000, activists say

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By JON GAMBRELL

DUBAI, United Arab Emirates (AP) — The death toll from a crackdown over Iran’s nationwide protests last month has reached at least 7,002 people killed with many more still feared dead, activists said Thursday.

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The rise in the number of dead from the demonstrations adds to the overall tensions facing Iran both inside the country and abroad as it tries to negotiate with the United States over its nuclear program. A second round of talks remains up in the air as Israeli Prime Minister Benjamin Netanyahu pressed his case directly with U.S. President Donald Trump to intensify his demands on Tehran in the negotiations.

“There was nothing definitive reached other than I insisted that negotiations with Iran continue to see whether or not a Deal can be consummated. If it can, I let the Prime Minister know that will be a preference,” Trump wrote afterward on his Truth Social website.

“Last time Iran decided that they were better off not making a Deal, and they were hit. … That did not work well for them. Hopefully this time they will be more reasonable and responsible.” Meanwhile, Netanyahu told reporters before boarding a plane to return to Israel that Trump believes that his terms and Iran’s “understanding that they made a mistake the last time when they did not reach an agreement, may lead them to agree to conditions that will enable a good agreement to be reached.”

Netanyahu said he “did not hide” his own “general skepticism” about any deal, and stressed that any agreement must include concessions about Iran’s ballistic missiles program and support for militant proxies, not just the Islamic Republic’s nuclear program. He described talks with the U.S. president as “excellent.”

Meanwhile, Iran at home faces still-simmering anger over its wide-ranging suppression of all dissent in the Islamic Republic. That rage may intensify in the coming days as families of the dead begin marking the traditional 40-day mourning for the loved ones.

Activists’ death toll slowly rises

The U.S.-based Human Rights Activists News Agency, which offered the latest figures, has been accurate in counting deaths during previous rounds of unrest in Iran and relies on a network of activists in Iran to verify deaths. The continuing rise in the death toll has come as the agency slowly is able to crosscheck information as communication remains difficult with those inside of the Islamic Republic.

Iran’s government offered its only death toll on Jan. 21, saying 3,117 people were killed. Iran’s theocracy in the past has undercounted or not reported fatalities from past unrest.

The Associated Press has been unable to independently assess the death toll, given authorities have disrupted internet access and international calls in Iran.

The rise in the death toll comes as Iran tries to negotiate with the United States over its nuclear program.

Diplomacy over Iran continues

Senior Iranian security official Ali Larijani met Wednesday in Qatar with Foreign Minister Sheikh Mohammed bin Abdulrahman Al Thani. Qatar hosts a major U.S. military installation that Iran attacked in June, after the U.S. bombed Iranian nuclear sites during the 12-day Iran-Israel war in June. Larijani also met with officials of the Palestinian Hamas militant group, and in Oman with Tehran-backed Houthi rebels from Yemen on Tuesday.

Larijani told Qatar’s Al Jazeera satellite news network that Iran did not receive any specific proposal from the U.S. in Oman, but acknowledged that there was an “exchange of messages.”

Qatar has been a key negotiator in the past with Iran, with which it shares a massive offshore natural gas field in the Persian Gulf. Its state-run Qatar News Agency reported that ruling emir Sheikh Tamim bin Hamad Al Thani spoke with Trump about “the current situation in the region and international efforts aimed at de-escalation and strengthening regional security and peace,” without elaborating.

The U.S. has moved the aircraft carrier USS Abraham Lincoln, ships and warplanes to the Middle East to pressure Iran into an agreement and have the firepower necessary to strike the Islamic Republic should Trump choose to do so.

This is a locator map for Iran with its capital, Tehran. (AP Photo)

Already, U.S. forces have shot down a drone they said got too close to the Lincoln and came to the aid of a U.S.-flagged ship that Iranian forces tried to stop in the Strait of Hormuz, the narrow mouth of the Persian Gulf.

Trump told the news website Axios that he was considering sending a second carrier to the region. “We have an armada that is heading there and another one might be going,” he said.

Concern over Nobel Peace Prize laureate

Meanwhile, the Norwegian Nobel Committee said it was “deeply appalled by credible reports detailing the brutal arrest, physical abuse and ongoing life‑threatening mistreatment” of 2023 Peace Prize laureate Narges Mohammadi.

The committee that awards the prize said it had information Mohammadi had been beaten during her arrest in December and continued to be mistreated. It called for her immediate and unconditional release.

“She continues to be denied adequate, sustained medical follow‑up while being subjected to heavy interrogation and intimidation,” the committee said. “She has fainted several times, suffers from dangerously high blood pressure and has been prevented from accessing necessary follow‑up for suspected breast tumors.”

Iran just sentenced Mohammadi, 53, to over seven more years in prison. Supporters had warned for months before her arrest that she was at risk of being put back into prison after she received a furlough in December 2024 over medical concerns.

Associated Press writer Melanie Lidman in Washington contributed to this report.

RFK Jr. pledged more transparency. Here’s what the public doesn’t know anymore

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By MIKE STOBBE, AP Medical Writer

NEW YORK (AP) — A year ago, U.S. Health Secretary Robert F. Kennedy Jr. said he wanted to rebuild trust in federal health agencies, and vowed to employ “radical transparency” to do it.

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But many types of health information that steadily flowed from the government for years or decades has been delayed, deleted and in some cases stopped all together.

The collection and sharing of information was hurt by sweeping layoffs at federal agencies and the longest government shutdown in U.S. history. Officials took down health agency websites to comply with an executive order from President Donald Trump, causing outside researchers to archive federal health datasets and leading to a lawsuit that ended with a judge ordering the websites’ restoration.

Ariel Beccia, a researcher at the Harvard T.H. Chan School of Public Health, said changes in the flow of federal health information have made her angry.

“We pay taxes to hopefully have good, inclusive public health practice and data,” said Beccia, who focuses on the health of LGBTQ youth. “The past year it felt like every single day, something that I and my colleagues use daily in our work has just been taken away” by federal officials.

Asked about now-unavailable data and information, a spokesman for Kennedy said the premise of The Associated Press’ inquiry was flawed and relied on selective and inaccurate characterizations.

“Secretary Kennedy is leading the most transparent HHS in history, with unprecedented disclosure and openness aimed at restoring public trust in federal health agencies,” said the spokesman, Andrew Nixon.

He pointed to an HHS webpage on the agency’s transparency efforts, which includes a list of canceled government contracts and the repackaging of previously available information — including a U.S. Food and Drug Administration “chemical contaminants transparency tool.”

Here are some examples of how less information is coming out of federal public health agencies than in past administrations.

Abortion

The Project 2025 blueprint that’s been influential to the Trump administration called for the Centers for Disease Control and Prevention to enhance its data collection of U.S. abortions, but the agency failed to post its annual abortion surveillance report in November. (Nixon said it will come out this spring.)

HHS officials blamed the delay on the CDC’s former chief medical officer, Dr. Debra Houry, saying she directed staff to return state-submitted abortion data rather than analyze it. But Houry — who resigned months before the report was slated to come out — said that claim was false. She says the report was derailed because of HHS cutbacks to the funding and staff needed to get it done.

Overdoses

Fighting the nation’s overdose epidemic has long been a priority for both Republicans and Democrats. And the federal government has continued to collect and report on death certificate-based information on drug deaths.

But the Trump administration curtailed other kinds of overdose work, including shutting down the Drug Abuse Warning Network (DAWN), which tracked emergency department visits — an early alert about drug-use trends. It was discontinued “as part of a broader effort to align agency activities with agency and administration priorities,” officials posted.

Nixon said past DAWN data will remain available. But some experts say that’s not enough, and recently likened the termination of DAWN and other recent changes to spreading cracks in a windshield that makes it harder to see what’s ahead in the epidemic.

Smoking

Smoking has long been known as the nation’s leading preventable cause of death. The federal government for decades has not only monitored what percentage of people use cigarettes and other tobacco products, but also run successful public education campaigns like the FDA’s “Real Cost” and the CDC’s “Tips from Former Smokers.”

Those campaigns were ended last year, although Nixon said the FDA campaign will return.

Meanwhile, layoffs to CDC staff who worked on smoking meant an important survey on youth smoking and vaping — normally out in the fall — was never released. Those layoffs also put a stop to work on a report on smoking for the Office of the U.S. Surgeon General.

Food safety

For three decades, federal health officials tracked food poisoning infections caused by eight germs. In July, the Trump administration scaled back required reporting to just two pathogens monitored by the Foodborne Diseases Active Surveillance Network, known as FoodNet.

Under the change, health departments in 10 states that participate in the joint state and federal program only monitor infections caused by salmonella and Shiga toxin-producing E. coli. Tracking is optional for infections caused by campylobacter, cyclospora, listeria, shigella, vibrio and Yersinia.

CDC officials said the change would allow the agency to “steward resources effectively.” Food safety experts said the move undercuts the nation’s ability to accurately monitor risks in the U.S. food supply.

LGBTQ issues

Even before Kennedy was confirmed, President Donald Trump signed executive orders to roll back protections for transgender people and terminate diversity, equity and inclusion programs.

That caused the CDC to remove from its website a range of information about HIV and transgender people. The government also stopped collecting and reporting crucial survey findings on transgender students — data that has shown higher rates of depression, drug use, bullying and other problems.

That data is used to help fund and focus suicide-prevention programs and other efforts. And this is all happening as the federal and some state governments try to discourage gender-affirming care, ban transgender youth from sports and dictate which bathrooms they can use, Beccia said.

“Without the data, we can’t systematically show the harm that’s being done” by these policies, Beccia said.

Nixon said the data collection and reporting now aligns with agency priorities.

Conflicts of interest

Before he was health secretary, Kennedy was a leading voice in the anti-vaccine movement and repeatedly accused federal health advisers of conflicts of interest that aligned them with vaccine-makers. In June, he dismissed the entire Advisory Committee on Immunization Practices and named his own replacements.

A federal official said the government would release ethics forms for the new members. But it didn’t.

Meanwhile, a CDC website that compiles disclosures by past and current ACIP members has more than 200 entries of former panel members, but information on only one Kennedy appointee. Among those missing from that list are Martin Kulldorff, the initial chair of Kennedy’s reconstituted committee, who had been paid to be an expert witness in legal cases against the vaccine-maker Merck. Another is current member Dr. Robert Malone, who also was paid as an expert witness in vaccine litigation.

AP Health Writer JoNel Aleccia contributed to this report.

The Associated Press Health and Science Department receives support from the Howard Hughes Medical Institute’s Department of Science Education and the Robert Wood Johnson Foundation. The AP is solely responsible for all content.

Camp Mystic parents seek stronger camp regulations in other states

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By KIM CHANDLER

MONTGOMERY, Ala. (AP) — When Patrick Marsh returned to the Bubble Inn cabin at Camp Mystic, he sat in the corner where his 8-year-old daughter Sarah’s bunk had been. The view out the window landed like a gut punch.

Safety from the rising floodwater that took her life would have been just a short walk away, he said. It cemented his belief that the tragedy was “100% preventable.”

“From where Sarah slept to high ground where she would have been safe — 50 yards. All they had to do was walk up a hill,” Patrick Marsh said in an interview.

This undated photo provided by Jill Marsh on Wednesday, Feb. 11, 2026, shows her daughter, Sarah Marsh, 8, who died in a 2025 flood at Camp Mystic in Texas. (Jill Marsh via AP)

Sarah Marsh of Birmingham, Ala. was one of 27 Camp Mystic campers and counselors swept to their deaths when floodwaters engulfed cabins at the Texas camp on July 4, 2025. Grieving parents pushed Texas lawmakers to approve new safety requirements for camps, including mandating detailed emergency plans and emergency warning systems. Sarah’s parents are urging lawmakers in Alabama and elsewhere to tighten regulations. Similar bills have also been filed in Missouri.

“As we learned more and more about what happened at Mystic, the more we realized there were a lot of things that went wrong,” Patrick Marsh said.

The Alabama bill, named the Sarah Marsh Heaven’s 27 Camp Safety Act, will require camps to meet safety standards, including obtaining an emergency preparedness license from the Alabama Emergency Management Agency and establishing emergency and evacuation plans. It would prohibit cabins from being located in floodplains. Camps would be required to have weather radios and a notification system that does not rely on cellular or internet service, which could fail in a natural disaster.

“The flood itself was an act of God, and there’s nothing you can do to stop the flood. But how you prepare for the possibility of flooding, how you handle it in the moment, those things were handled so poorly,” Patrick Marsh said.

Had they been done properly, he believes, “Sarah would be sitting in school right now.”

As they examined camp regulations, the Marshes said they were shocked by how little oversight exists compared with schools and other institutions responsible for children’s safety.

“It was a big surprise, both in Texas and here, to see how little is required and is just self-regulated,” Sarah’s mother, Dr. Jill Marsh, said.

Camp safety laws must reflect regional risks — from floods and tornadoes to wildfires and hurricanes — rather than adopting a one-size-fits-all approach, the couple said.

The younger of two siblings, Sarah was exuberant, with an infectious mix of sass and sweetness, her parents said.

“She was just excited about everything,” Jill Marsh said. “She was always wrangling kids to play, to do gymnastics, to try something new. She was good at seeing people that were maybe left out or sad and would try to encourage them.”

She loved sushi — particularly California rolls — candy and, most of all, people. She made everyone feel special.

Sarah was excited to go camp that summer, Patrick Marsh said.

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The photos from camp that summer show Sarah having the time of her life, often happily showing off her splits no matter the activity.

Jill Marsh spoke to the House State Government Committee on Wednesday. She said she wants Sarah to be remembered for her “incredible, beautiful life,” not just her death. But her legacy can be that children are kept safe as they experience one of the joys of childhood, she said.

The committee advanced the bill, which is backed by Gov. Kay Ivey, to the full House of Representatives.

Rep. David Faulkner, the bill’s sponsor, said the Camp Mystic tragedy exposed gaps in the safety system. “These gaps exist not only in Texas, but in Alabama and across the country,” Faulkner said.

The Marshes say the goal of the legislation is not to shut down camps or burden those already operating responsibly.

“We are not anti-camp,” Patrick Marsh said. “We want kids to go to camp and have these experiences. We just want them to be safe.”

They said many camps already meet the standards proposed in the bill, including comprehensive emergency plans and staff training. “It’s about making sure that last 10% gets on board.”

Nothing can bring their daughter back, they said. But they believe stronger oversight could save other families from the same loss.