Mortgage Rates Face Upward Pressure | Today, April 28, 2026

Today’s mortgage rates

Mortgage borrowers face some upward pressure today: the 10-year Treasury yield came in at 4.372%, up 5.2 basis points from 4.32%, and WTI crude came in at $100.62 a barrel, up $5.69 from $94.93. Those moves point to a tougher backdrop for mortgage rates even if lenders don’t all react the same way right away.

The consumer-facing picture is less one-way. Freddie Mac’s 30-year benchmark came in at 6.23%, while published rate coverage described fixed mortgage rates as “moving in different directions” and “hold steady.” Consumer Confidence is due at 10:00 a.m. ET today, with Durable Goods Orders and Housing Starts and Permits set for 8:30 a.m. ET Wednesday, so borrowers may want to watch for fresh rate movement over the next 24 hours.

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 6.396%.

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 5.732%.

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 5.557%.

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 4.372% from 4.32% (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 $100.62 from $94.93 a barrel. (Bad for mortgage rates.*)
• Gold prices decreased to $4,592.4 from $4,726.80 an ounce. (Bad for mortgage rates.*)
• CNN Business Fear & Greed Index increased to 67.9 from 66.0 out of 100. (Bad 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

This week starts with a split signal for mortgage shoppers. Rate coverage Tuesday morning is mixed to steady — one headline says fixed mortgage rates are “moving in different directions,” while another says “rates hold steady” — but the bond market is leaning the other way. The 10-year Treasury yield climbed to 4.372%, up 0.052 from 4.32%, a meaningful move for mortgage pricing. Oil is another pressure point: WTI crude jumped to $100.62 a barrel, up $5.69 from $94.93. Gold fell to $4592.4 an ounce from $4726.8, stocks were flat, and CNN’s Fear & Greed Index rose to 67.9 from 66.0, still in greed territory. Freddie Mac’s 30-year average stands at 6.23%.

Tuesday’s main scheduled release is Consumer Confidence at 10:00 a.m. ET. That report matters because mortgage rates tend to react when consumer sentiment points to stronger or weaker spending ahead. A hotter-than-expected reading could reinforce the rise in Treasury yields if traders see less need for rate relief from the Fed. A softer number could help bonds recover some ground.

Wednesday brings the heavier calendar. MBA Mortgage Applications are out at 7:00 a.m. ET, giving an early read on purchase and refinance demand as borrowers respond to current rate levels. At 8:30 a.m. ET, markets get Durable Goods Orders, Housing Starts and Permits, and Advance Wholesale Inventories. Durable goods is the big macro report in that batch because it offers a look at business demand and factory activity, both of which can move Treasury yields. Housing Starts and Permits matter more directly for the mortgage business, showing whether builders are stepping up or pulling back. Wholesale inventories can shape growth expectations at the margin.

The broader backdrop is still Fed-focused. Google News results Tuesday include “Running the Fed isn’t easy. We tried it” and “5 charts show what the economy looked like under Powell’s Federal Reserve,” a sign that policy expectations remain part of the rate story even on a relatively light week. For borrowers today, the practical takeaway is simple: the news headlines on mortgage rates are calm, but the jump in the 10-year yield and the surge in oil prices are the kind of moves that can push lenders to reprice higher if they hold.

Recent trends

Freddie Mac’s April 28 report put the weekly 30-year fixed mortgage rate average at 6.23%. 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.