Today’s mortgage rates
The lower weekly mortgage average offers a benchmark for borrowers, while the morning Treasury reading suggests upward pressure on new quotes. Freddie Mac’s November 12, 2026, survey put the 30-year average at 7.11%, compared with 7.18% previously; CNBC’s 10-year Treasury yield was 5.135% Friday morning, compared with 5.048% in our last report.
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These readings cover different windows: Freddie Mac’s November 12 survey reports a weekly mortgage average, while the Treasury figure measures a bond yield. Neither establishes the rate on an individual loan offer. Use the survey as context and compare current offers with matching loan terms and costs.
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
Find your lowest rate. Start here| Program | Mortgage Rate | APR* | Change |
|---|---|---|---|
| Conventional 30-year fixed | |||
| Conventional 30-year fixed | 7.202% | 7.271% | +0.03 |
| Conventional 20-year fixed | |||
| Conventional 20-year fixed | 7.035% | 7.139% | +0.03 |
| Conventional 15-year fixed | |||
| Conventional 15-year fixed | 6.601% | 6.701% | +0.02 |
| Conventional 10-year fixed | |||
| Conventional 10-year fixed | 6.444% | 6.54% | -0.09 |
| 30-year fixed FHA | |||
| 30-year fixed FHA | 6.936% | 6.974% | +0.05 |
| 30-year fixed VA | |||
| 30-year fixed VA | 6.893% | 6.943% | -0.02 |
| 5/1 ARM Conventional | |||
| 5/1 ARM Conventional | 6.723% | 6.457% | -0.33 |
| Rates are provided by our partner network, and may not reflect the market. Your rate might be different. Click here for a personalized rate quote. See our rate assumptions See our rate assumptions here. | |||
>Related: 7 Tips to get the best refinance rate
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30-year fixed rate mortgage
At the time this was published, the average 30-year fixed mortgage rate reached 7.202%.
The average 30-year fixed rate mortgage (FRM) hit a record weekly low of 2.65% on January 7, 2021, and a record weekly high of 18.63% on October 9, 1981, according to Freddie Mac (survey data since 1971).
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 6.601%.
The average 15-year fixed rate mortgage (FRM) hit a record weekly low of 2.10% on July 29, 2021, and a record weekly high of 8.89% on December 16, 1994, according to Freddie Mac (survey data since 1991).
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 6.723%.
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
Mike Fratantoni, SVP and Chief Economist at Mortgage Bankers Association
“Inflation is too high. MBA continues to anticipate that the Fed’s next move will be a rate hike, and that means mortgage rates are unlikely to drop anytime soon.”
This reflects the expert’s personal opinion and outlook. It is not an offer or commitment to lend. Your actual rate and APR depend on your credit, loan amount, down payment, property and other factors, and will vary by lender.
Market data affecting today’s mortgage rates
Here’s a snapshot of the state of play as this article was published, with figures as of 8:31 a.m. Eastern on Friday, November 13, 2026. Each figure compares to the level in our previous report, published November 12, 2026, so much of the movement will often have happened in the previous session.
- The yield on 10-year Treasury notes increased to 5.135% from 5.048% (Bad for mortgage rates). Mortgage rates often follow these Treasury bond yields.
- Major stock indexes fell in the last session: Dow fell 0.36%, S&P 500 fell 0.35%, Nasdaq fell 0.39%. (Good 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 $88.47 from $87.42 a barrel. (Bad for mortgage rates.*)
- Gold prices decreased to $3,884.90 from $3,931.10 an ounce. (Bad for mortgage rates.*)
- CNN Business Fear & Greed Index increased to 38.8 from 36.4 out of 100, in “fear” territory. (Bad for mortgage rates.) “Fear” suggests investors are seeking safety, supporting bond prices and easing yields; “greed” suggests the opposite.
*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. That relationship is looser now.
So, use markets only as a rough guide. They have to be exceptionally strong or weak before they say much about the day’s lender pricing. We still make a daily call, and it is a judgment about the morning’s markets, not a forecast to bank on.
Our call for today: CNBC's 10-year Treasury yield is higher than in our last report. Our read is that mortgage quotes could move higher today, with the bond reading suggesting upward pressure.
Be aware that “intraday swings” (when rates change speed or direction during the day) are a common feature right now.
Find your lowest rate. Start hereWhat’s driving mortgage rates today?
This week
Friday’s release calendar matters first for interpreting the morning snapshot. Econoday lists PPI-Final Demand for Friday at 8:30 AM ET, ahead of the 8:31 AM ET data pull. Its high-importance designation makes it a focus, but the calendar gives no outcome from which to infer a mortgage-pricing response.
The earlier calendar provides context without explaining the rise in bond yields. Econoday’s Tuesday CPI entry was at 8:30 AM ET; Thursday’s Jobless Claims entry was also at 8:30 AM ET. Thursday’s Existing Home Sales was listed for 10:00 AM ET. The calendar identifies these releases, but offers no results to support a claim that they caused the Treasury move.
The remaining Friday schedule is still ahead of this snapshot. Econoday lists Boston Fed President Susan Collins for 9:10 AM ET and Dallas Fed President Lorie Logan for 9:40 AM ET. Friday’s EIA Natural Gas Report is scheduled for 10:30 AM ET. Treat those scheduled events as items to watch, and assess any loan offer on its quoted terms rather than assuming the weekly average applies.
Recent trends
Freddie Mac’s November 12, 2026 Primary Mortgage Market Survey put the weekly 30-year fixed mortgage rate average at 7.11%, falling 7 basis points (0.07 percentage points) from 7.18% the previous week. The 15-year average was 6.45%. 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 Mae updated its forecast on October 12 and MBA updated its forecast on October 11.
| Forecaster | Q4/26 | Q1/27 | Q2/27 | Q3/27 |
|---|---|---|---|---|
| Fannie Mae | 7.4% | 7.5% | 7.5% | 7.5% |
| MBA | 7.3% | 7.2% | 7.2% | 7.2% |
Of course, given so many unknowables, these forecasts might be even more speculative than usual, and both groups revise them often.
Time to make a move? Let us find the right mortgage for youMortgage 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.
🏠 Equal Housing Lender. The Mortgage Reports, NMLS #1019791. Verify our licensing at NMLS Consumer Access. We do business in accordance with the Equal Credit Opportunity Act and federal Fair Housing laws. This article is for editorial and informational purposes only and is not an offer or commitment to lend; rates and terms are illustrative and subject to change without notice.
