What’s driving current mortgage rates?
Mortgage rates today are up slightly. The Institute of Supply Management released its ISM Non-manufacturing Index for May (expected: increase from 56.4 to 58). This indicator of non-manufacturing activity hit 58.6, higher than expected, better for the economy than expected, and therefore not good for mortgage rates.Rates Below Are Averages. Get Your Personalized Rates Here. (Jun 16th, 2019)
|Conventional 30 yr Fixed||4.75||4.761||Unchanged|
|Conventional 15 yr Fixed||4.292||4.311||Unchanged|
|Conventional 5 yr ARM||4.313||4.721||+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||4.188||5.17||+0.03%|
|30 year fixed VA||4.542||4.736||Unchanged|
|15 year fixed VA||3.75||4.063||Unchanged|
|5 year ARM VA||4.25||4.378||Unchanged|
Financial data affecting today’s mortgage rates
Today’s data are trending toward higher mortgage rates.
- Major stock indexes opened higher (bad for mortgage rates)
- Gold prices retreated by $3 to $1,297 an ounce. (That is slightly bad news 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 prices remained at $65 a barrel (that’s good for rates because energy prices play a large role in creating inflation. This drop continues a trend started late last week and is very good news for mortgage rates)
- The yield on ten-year Treasuries has not moved since yesterday — stuck at 2.92 percent. That is neutral; for mortgage rates because mortgage rates tend to follow Treasuries.
- CNNMoney’s Fear & Greed Index increased 6 points to 59 (out of a possible 100). That means we’re moving into the “greedy” range. Moving into a less fearful state is usually bad 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.
This week doesn’t bring a lot of significant data. Borrowers and lenders will have to look for interest rate clues in global political news and White House tweets. Only reports that vary significantly from expectations will likely affect rates.
- Monday: April Factory Orders (forecast: -.6 percent)
- Tuesday: ISM Non-manufacturing Index for May (expected: increase from 56.4 to 58)
- Wednesday: 1st Quarter Productivity (expected: .6 percent increase) and 1st Quarter Labor Cost (predicted: 2.9 percent increase)
- Thursday: Weekly Jobless Claims (predicted: 225,000)
- Friday: Nothing
Rate lock recommendation
Rates are trending higher despite some occasional dips. Overall, it’s better to take a defensive position when locking rather than floating and hoping — unless you are trying to refinance and have a target rate you need to hit to make it worthwhile. If rates are increasing and you are closing soon, nail down something good while you can get it.
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. If you can get a better rate (say, a .125 percent lower rate) by waiting a couple of days to get a 15-day lock instead of a 30, it’s probably safe to consider.
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
- LOCK if closing in 45 days
- LOCK 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.
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 (Jun 16th, 2019)