Mortgage Rates Edge Lower | Today, May 9, 2026

Today’s mortgage rates

Mortgage rates ticked back up this week, with Freddie Mac’s latest survey putting the 30-year fixed at 6.37%, up 7 basis points from the week before. The move higher comes even as the 10-year Treasury yield edged down slightly Friday, suggesting lender pricing hasn’t fully caught up to the bond market’s modest retreat. Tech stocks led a rally on Wall Street, with the NASDAQ climbing 1.71%, but that optimism hasn’t translated into relief for borrowers yet.

Although rates have elevated from recent lows, see if refinancing makes sense or tapping home equity is prudent. For home buyers, explore expert advice for 2026 and check if you qualify for financial assistance programs or more flexible loan options.

Current mortgage and refinance rates

>Related: 7 Tips to get the best refinance rate

30-year fixed rate mortgage

At the time this was published, the average 30-year fixed mortgage rate reached 6.466%.

The average 30-year fixed rate mortgage (FRM) hit a record weekly low of 2.65% on Jan. 7, 2021, and a record weekly high of 8.89% on Dec. 16, 1994, according to Freddie Mac.

A 30-year FRM gives borrowers an affordable option but you pay more interest over the life of the loan compared to shorter mortgages.

15-year fixed rate mortgage

Today, the average 15-year fixed mortgage rate went to 5.798%.

The average 15-year FRM hit a record weekly low of 2.1% on July 29, 2021, and a record weekly high of 18.63% on Sep. 10, 1981, according to Freddie Mac.

The 15-year FRM offers borrowers a briefer term with less accrued interest, but the monthly payments will be much higher.

5/1 adjustable-rate mortgage

This morning’s 5/1 adjustable rate mortgage averaged 5.675%.

Adjustable-rate mortgages (ARMs) typically have lower initial interest rates compared to fixed loans. Once that initial period ends, the interest rate adjusts to the current market conditions. In this case, the initial period is five years and the adjustments are up to once every year. Homeowners with shorter term lending plans tend to see these as advantageous.

What experts are expecting

Ralph DiBugnara, president at Home Qualified

“I expect rates to stay in a relatively similar range as where they ended in March, likely hovering in the low-to-mid 6% range. Current global uncertainty and inflation data will keep volatility in play. Also any rate cuts at all by the Fed may be in jeopardy now so that will keep markets frozen some. Unless we get a clear cooling signal from the Fed, don’t expect a drop. The 30-year fixed should average around 6.25% with the 15 year fixed at 5.875%“

Market data affecting today’s mortgage rates

Here’s a snapshot of the state of play as this article was published. The data mostly compares to roughly the same time the business day before, so much of the movement will often have happened in the previous session.

• The yield on 10-year Treasury notes decreased to 4.36% from 4.386% (Good for mortgage rates). Mortgage rates often follow these Treasury bond yields.
• Major stock indexes rose this morning. (Bad for mortgage rates.) When investors sell shares and move into bonds, bond purchases can push prices up and yields down, potentially easing mortgage rates.
• Oil prices decreased to $94.68 from $95.11 a barrel. (Good for mortgage rates.*)
• Gold prices increased to $4,723.7 from $4,719.40 an ounce. (Good for mortgage rates.*)
• CNN Business Fear & Greed Index increased to 66.9 from 66.8 out of 100. (Bad for mortgage rates.) “Greed” suggests investors are seeking safety, supporting bond prices.

*A movement of less than $20 on gold prices or 40 cents on oil prices is a change of 1% or less. So we only count meaningful differences as good or bad for mortgage rates.

Caveats about markets and rates

Before the pandemic, post-pandemic upheavals, and war in Ukraine, you could look at the above figures and make a pretty good guess about what would happen to mortgage rates that day. But that’s no longer the case. We still make daily calls. And are usually right. But our record for accuracy won’t achieve its former high levels until things settle down.

So, use markets only as a rough guide. Because they have to be exceptionally strong or weak for us to rely on them. But, with that caveat, mortgage rates today might nudge upward or barely budge. However, be aware that “intraday swings” (when rates change speed or direction during the day) are a common feature right now.

What’s driving mortgage rates today?

This week

Mortgage rates ticked back up this week, with Freddie Mac’s latest Primary Mortgage Market Survey putting the 30-year fixed at 6.37%, up 7 basis points from the prior week. The 10-year Treasury yield, which mortgage rates tend to follow, settled at 4.36%, down slightly from 4.386%.

Seven economic reports are due this week alongside seven Federal Reserve speeches. It’s a packed one.

Monday kicks things off with factory orders at 10:00 AM ET, followed by New York Fed President John Williams speaking at 12:50 PM ET. Tuesday is busier, with new home sales and the ISM services index both dropping at 10:00 AM ET. Fed Governor Michelle Bowman also speaks at 10:00 AM ET, with Michael Barr following at 12:30 PM ET.

Wednesday brings MBA mortgage applications at 7:00 AM ET, St. Louis Fed President Alberto Musalem at 9:30 AM ET, and Chicago Fed President Austan Goolsbee at 1:00 PM ET.

Thursday is loaded. Initial jobless claims hit at 8:30 AM ET, followed by Minneapolis Fed President Neel Kashkari at 1:00 PM ET, Cleveland Fed President Beth Hammack at 2:05 PM ET, consumer credit at 3:00 PM ET, and Williams again at 3:30 PM ET.

Friday is the big one. Fed Governor Lisa Cook speaks early at 5:45 AM ET, but all eyes will be on the employment situation report at 8:30 AM ET, with consumer sentiment rounding things out at 10:00 AM ET. The jobs report will be the week’s main event for rate watchers. A weak number could reignite talk of Fed rate cuts, while a strong one could keep rates where they are or push them higher.

On Wall Street, stocks finished the week in the green. The Dow barely budged, gaining 0.02%, while the S&P 500 rose 0.84% and the NASDAQ led with a 1.71% gain. Oil dipped to $94.68 per barrel. Gold climbed to $4,723.70. The CNN Fear & Greed Index sits at 66.9, firmly in greed territory.

With that many Fed officials on the calendar, house hunters should expect plenty of commentary to read the tea leaves from. But Friday’s jobs data is the one that could actually move the needle on rates.

Recent trends

Freddie Mac’s May 9 report put the weekly 30-year fixed mortgage rate average at 6.37%. Freddie’s data serves as a market barometer and trend tracker, but individual rates vary by lender and depend on personal financial profiles.

Expert forecasts for mortgage rates

Looking further ahead, Fannie Mae and the Mortgage Bankers Association (MBA) each has a team of economists dedicated to monitoring and forecasting what will happen to the economy, the housing sector and mortgage rates.

Here are their quarterly rate forecasts for the next year.

The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie updated its forecast on March 10 and the MBA updated theirs on March 23.

Of course, given so many unknowables, these forecasts might be even more speculative than usual. And their past record for accuracy — due to the volatile nature of interest rates — hasn’t been wildly impressive.

Mortgage rate methodology

The Mortgage Reports receives rates based on selected criteria from multiple lending partners each day. We arrive at an average rate and APR for each loan type to display in our chart. Because we average an array of rates, it gives you a better idea of what you might find in the marketplace. Furthermore, we average rates for the same loan types. For example, FHA fixed with FHA fixed. The end result is a good snapshot of daily rates and how they change over time.

Current mortgage rates methodology

We receive current mortgage rates each day from a network of mortgage lenders that offer home purchase and refinance loans. Those mortgage rates shown here are based on sample borrower profiles that vary by loan type. See our full loan assumptions here.