Mortgage Rates Inch Higher | Today, May 28, 2026

Today’s mortgage rates

Mortgage rates are falling for a fifth straight day, even as the 10-year Treasury yield ticked up to 4.502%. That disconnect suggests lenders are catching up to last week’s bond market improvements rather than pricing off today’s moves. A heavy data dump hits this morning with GDP, durable goods orders, jobless claims, and personal income all dropping at 8:30 AM ET, followed by remarks from New York Fed President John Williams. Those numbers could either extend the streak or snap it.

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 6.62%.

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 6.007%.

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 5.961%.

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 increased to 4.502% from 4.459% (Bad for mortgage rates). Mortgage rates often follow these Treasury bond yields.
• Major stock indexes were mixed this morning. (Mixed 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 increased to $91.17 from $89.58 a barrel. (Bad for mortgage rates.*)
• Gold prices decreased to $4,416.9 from $4,443.50 an ounce. (Bad for mortgage rates.*)
• CNN Business Fear & Greed Index decreased to 61.2 from 61.4 out of 100. (Good 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 have been falling for several days straight, offering some relief after last week’s Freddie Mac average jumped to 6.51% for a 30-year fixed, up 0.15% from the week prior. The 10-year Treasury sits at 4.502%, up from 4.459%, so the bond market isn’t fully on board with the optimism yet. Oil prices climbed to $91.17 a barrel, which doesn’t help the inflation picture.

It’s a back-loaded week. Tuesday brought consumer confidence data. Wednesday featured three Fed speakers: Dallas President Lorie Logan at 4am ET, Governor Lisa Cook at 3:55pm ET, and Vice Chair Philip Jefferson at 8pm ET. MBA mortgage application numbers also came out Wednesday morning.

Thursday is the heavy hitter. At 8:30am ET, four reports land at once: durable goods orders, GDP, initial jobless claims, and personal income and outlays, plus corporate profits. New York Fed President John Williams speaks at 8:55am ET, followed by new home sales at 10am ET and St. Louis President Alberto Musalem at 10:15am ET. Richmond President Thomas Barkin closes out the day at 3pm ET. That’s a lot of data for investors to chew through, and the results will go a long way toward shaping where rates head into June.

Friday wraps up with advance wholesale inventories at 8:30am ET and a parade of Fed voices: Kansas City President Jeffrey Schmid at 6:30am ET, Governor Michelle Bowman at 9:10am ET, Chicago Fed’s Anna Paulson at 9:15am ET, and San Francisco President Mary Daly at 12:40pm ET.

With this many Fed officials on the calendar in a single week, borrowers should pay attention to whether the tone shifts on rate cuts. The data dump Thursday morning could move markets in a hurry. House hunters who’ve been waiting on the sidelines got a few good days of falling rates, but whether that trend holds depends on what the numbers say.

Recent trends

Freddie Mac’s May 28 report put the weekly 30-year fixed mortgage rate average at 6.51%. 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.