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Mortgage rates today, November 26, 2018, plus lock recommendations

Gina Pogol
The Mortgage Reports editor

mortgage rates today, today's mortgage rates, current mortgage rates

What’s driving current mortgage rates?

Average mortgage rates today are mostly lower and may provide a great opportunity to lock. However, these are averages. Your lender may price differently.

With no scheduled financial reports, current mortgage rates will most likely depend on the economic data below.

These rates are averages. Click here to get your personalized rate now. (Dec 11th, 2018)
Program Rate APR* Change
Conventional 30 yr Fixed 4.917 4.928 -0.13%
Conventional 15 yr Fixed 4.5 4.519 -0.08%
Conventional 5 yr ARM 4.438 5.01 Unchanged
30 year fixed FHA 4.58 5.588 -0.26%
15 year fixed FHA 4.063 5.016 Unchanged
5 year ARM FHA 4.125 5.446 +0.02%
30 year fixed VA 4.792 4.989 -0.08%
15 year fixed VA 4.125 4.441 Unchanged
5 year ARM VA 4.125 4.651 Unchanged
Your rate might be different. Click here for a personalized rate quote. See our rate assumptions here.

Financial data affecting today’s mortgage rates

Financial data point mostly to lower mortgage rates — the three most important — stocks (good for rates), oil (good for rates) and Treasuries (good for rates) all agree.

  • Major stock indexes opened lower (bad for rates)
  • Gold prices remain unchanged at $1,225. (This is neutral 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 rose $1 to $52 a barrel (bad for rates because energy prices play a large role in creating inflation)
  • The yield on ten-year Treasuries is up 3 basis points (3/100th of 1 percent) to 3.07 percent. That’s bad news for borrowers because mortgage rates tend to follow Treasuries
  • CNNMoney’s Fear & Greed Index fell 5 points to a reading of 8 (out of a possible 100). That score is solidly in the “extreme fear” range. And the direction (downward) is good for rates. “Greedy” investors push bond prices down (and interest rates up) as they leave the bond market and move into stocks, while “fearful” investors do the opposite
Verify your new rate (Dec 11th, 2018)

Rate lock recommendation

Mortgage rates have been coming down lately, and if you’re closing soon, it’s a great time to lock in. If your closing is still a few weeks out, you may want to float and get into a better tier (for instance, drop from a 45-day lock to a 30-day, or a 30-day into a 15-day lock).

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 your 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. I recommend:

  • 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
Lock in your rate. Start here. (Dec 11th, 2018)

This week

This week offers fewer reports, but Tuesday and Thursday’s consumer-related data are important. Stay in contact with your lender if you’re still floating a rate.

  • Monday: nothing
  • Tuesday: Case-Shiller Home Prices for September (not that important because it’s from September). Consumer Confidence Index for November (highly-important, previous was 137.9)
  • Wednesday: New Home Sales for October (moderately important, previous was 553,000)
  • Thursday: Core inflation, Personal Income, Consumer Spending (highly-important, previous was .1 percent, .2 percent, and 4 percent respectively)
  • Friday: Nothing

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 (Dec 11th, 2018)

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.