Mortgage rates today, February 23, plus lock recommendations
What's driving current mortgage rates?
Mortgage rates today get no guidance from published economic reports. Investors and borrowers will have to look at financial data (below), and follow the news to see where things are headed. They opened lower this morning after some large hikes yesterday, mostly in response to comments by the Fed about more future interest rate increases.
Many experts believe the crop this morning is a correction from yesterday's spike. Markets are fear-driven, and bad news tends to create more extreme and sudden movements than good news does. Market participants react, then cooler heads prevail. This makes today, and probably Monday, a good time to lock if you're closing in the next 30 days.Verify your new rate (Mar 24th, 2018)
Mortgage rates today
|Conventional 30 yr Fixed||4.622||4.633||-0.04%|
|Conventional 15 yr Fixed||4.125||4.144||-0.08%|
|Conventional 5 yr ARM||4.0||4.325||-0.02%|
|30 year fixed FHA||4.458||5.465||-0.04%|
|15 year fixed FHA||3.75||4.701||Unchanged|
|5 year ARM FHA||3.875||4.867||Unchanged|
|30 year fixed VA||4.542||4.736||Unchanged|
|15 year fixed VA||3.75||4.063||-0.06%|
|5 year ARM VA||4.25||4.191||-0.05%|
Financial data that affect today's mortgage rates
Today's early data, on the whole, are unfavorable for mortgage rates.
- Major stock indexes opened higher this morning (bad for rates, because rising stocks typically take interest rates with them -- making it more expensive to borrow )
- Gold prices fell for the fourth straight day, this time by $1 an ounce to $1,330. (That is bad 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 rose another $1 to $63 a barrel (bad for mortgage rates, because higher energy prices play a large role in creating inflation)
- The yield on ten-year Treasuries fell 1 basis point (1 1/100th of 1 percent) 2.89 percent. This is good for mortgage rates because they tend to follow Treasuries
- CNNMoney’s Fear & Greed Index fell 3 points to a reading of 15 (out of a possible 100). That's considered the "extreme fear" range. Moving into a more fearful state is usually good for rates. "Fearful" investors generally push bond prices up (and interest rates down) as they leave the stock market and move into bonds, while "greedy" investors do the opposite. However, that won't be the case if the reason for the fear is potential inflation.
Next week brings more economic reporting and guidance than we had this week, with Thursday being the biggest day for news. Here's a quick rundown:
- Monday: New home sales for January (minor importance)
- Tuesday: Durable goods orders for January (moderate importance), Case-Shiller home prices for December (moderate importance), and Consumer Confidence for February (major importance)
- Wednesday: Pending home sales for January (moderate importance)
- Thursday: Weekly unemployment claims (moderate importance), personal income (major importance), consumer spending (major importance), the core inflation rate (major importance), ISM manufacturing index (moderate importance)
- Friday: Consumer sentiment for February (major importance)
Rate lock recommendation
In general, pricing for a 30-day lock is the standard 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. However, the longer you lock, the higher your upfront costs. If you are weeks away from closing on your mortgage, that's something to consider. On the flip side, if a higher rate would wipe out your mortgage approval, you'll probably want to lock in even if it costs more.
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
- LOCK 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 (Mar 24th, 2018)
The information contained on The Mortgage Reports website is for informational purposes only and is not an advertisement for products offered by Full Beaker. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates.