Mortgage rates today, February 12, plus lock recommendations
What's driving current mortgage rates?
Mortgage rates today opened higher than Friday morning's figures, mostly due to strong showings in early morning stock trading (when stocks go up, the often pull interest rates with them).
We won't get any pertinent economic reports today. This means financial data (below) and global political events will be the primary drivers of mortgage interest rates.Verify your new rate (Apr 26th, 2018)
Mortgage rates today
|Conventional 30 yr Fixed||4.58||4.591||+0.04%|
|Conventional 15 yr Fixed||4.083||4.102||Unchanged|
|Conventional 5 yr ARM||3.938||4.303||Unchanged|
|30 year fixed FHA||4.417||5.423||+0.04%|
|15 year fixed FHA||3.688||4.638||+0.06%|
|5 year ARM FHA||3.813||4.843||Unchanged|
|30 year fixed VA||4.455||4.648||Unchanged|
|15 year fixed VA||3.75||4.063||Unchanged|
|5 year ARM VA||4.125||4.145||Unchanged|
Financial data that affect today's mortgage rates
Today's early data do not yet indicate a definite direction for mortgage rates. The good news is that rates are moving within a fairly narrow range, so borrowers can probably afford to wait a couple of days and look to snag a better deal if things drop temporarily.
- Major stock indexes opened higher across the board (bad for rates, because rising stocks typically take interest rates with them -- making it more expensive to borrow )
- Gold prices rose $6 an ounce to $1,321, reversing last week's downward trend. (That is good for mortgage rates. In general, it's better for rates when gold rises, and worse when gold falls. Gold tends to rise when investors worry about the economy. And worried investors tend to push rates lower)
- Oil remains at $60 barrel (neutral for mortgage rates, because higher energy prices play a large role in creating inflation)
- The yield on ten-year Treasuries increased by 1 basis point (1/100th of one percent) to 2.86 percent. That's not good for mortgage rates, because mortgage rates tend to follow Treasuries
- CNNMoney’s Fear & Greed Index rose 6 points 14 (out of a possible 100). That's considered the "extreme fear" range. That's bad for future rates because it moved in a less-fearful direction, but investors are still anxious, which could put the brakes on more increases. "Fearful" investors push rates down as they leave the stock market and move into bonds, while "greedy" investors do the opposite. That causes rates to rise.
It appears that market participants are very nervous right now, which would normally be good for interest rates. However, that fear extends beyond stocks, possibly to inflation. And so we continue to wait for clues, which may come on Wednesday.
Mortgage rates today are at their highest in about 4 years. However, they are still highly favorable for home buyers.
Next week will bring a few reports of interest to anyone floating a mortgage rate. Here are the most pertinent:
- Wednesday: The Consumer Price Index (CPI), a highly-important indicator of inflation, and January's Retail Sales report, which tracks spending activity at the consumer level. If they exceed predicted levels (which we will have next week), mortgage rates could rise. If actual figures are lower than predicted, rates could fall.
- Thursday: Weekly Unemployment Claims, National Association of Home Builders (NAHB) Index
- Friday: Consumer Sentiment (very important) and Housing Starts
Rate lock recommendation
In general, 30-day is the standard price most lenders will (should) quote you. The 15-day option should get you a discount, and locks over 30 days usually cost more.
In a rising rate environment, the decision to lock or float becomes complicated. Obviously, if you know rates are rising, you want to lock in as soon as possible. This week is so volatile, however, you might snag a better deal if you jump in when stocks are down and lenders improve pricing. Just understand that these things move very quickly when participants are nervous -- and they are.
If you're still floating, stay in close contact with your lender, and keep an eye on markets.
- LOCK if closing in 7 days
- LOCK if closing in 15 days
- FLOAT if closing in 30 days
- FLOAT if closing in 45 days
- FLOAT if closing in 60 days
Video: More about mortgage rates
What causes rates to rise and fall?
Mortgage interest rates depend on a great deal on the expectations of investors. Good economic news tends to be bad for interest rates because an active economy raises concerns about inflation. Inflation causes fixed-income investments like bonds to lose value, and that causes their yields (another way of saying interest rates) to increase. This illustration from Mortgage News Daily shows how rising stocks tend to pull interest rates with them.
For example, suppose that two years ago, you bought a $1,000 bond paying five percent interest ($50) each year. (This is called its “coupon rate.") That’s a pretty good rate today, so lots of investors want to buy it from you. You sell your $1,000 bond for $1,200.
When rates fall
The buyer gets the same $50 a year in interest that you were getting. However, because he paid more for the bond, his interest rate is now five percent.
- Your interest rate: $50 annual interest / $1,000 = 5.0%
- Your buyer’s interest rate: $50 annual interest / $1,200 = 4.2%
The buyer gets an interest rate, or yield, of only 4.2 percent. And that’s why, when demand for bonds increases and bond prices go up, interest rates go down.
When rates rise
However, when the economy heats up, the potential for inflation makes bonds less appealing. With fewer people wanting to buy bonds, their prices decrease, and then interest rates go up.
Imagine that you have your $1,000 bond, but you can't sell it for $1,000 because unemployment has dropped and stock prices are soaring. You end up getting $700. The buyer gets the same $50 a year in interest, but the yield looks like this:
- $50 annual interest / $700 = 7.1%
The buyer’s interest rate is now slightly more than seven percent. Interest rates and yields are not mysterious. You calculate them with simple math.Verify your new rate (Apr 26th, 2018)
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