Mortgage and refinance rates today, June 28, 2021

Peter Warden
Peter Warden
The Mortgage Reports Editor
June 28, 2021 - 7 min read

Today’s mortgage and refinance rates

Average mortgage rates were unchanged last Friday. And they ended that week a little lower than they were when they started it.

Yet again, mortgage rates today may barely change. But, first thing, a small fall looked more likely than a rise.

Current mortgage and refinance rates

Program Mortgage Rate APR* Change
Conventional 30 year fixed
Conventional 30 year fixed 2.936% 2.936% Unchanged
Conventional 15 year fixed
Conventional 15 year fixed 2.25% 2.25% Unchanged
Conventional 20 year fixed
Conventional 20 year fixed 2.75% 2.75% Unchanged
Conventional 10 year fixed
Conventional 10 year fixed 1.954% 1.998% Unchanged
30 year fixed FHA
30 year fixed FHA 2.809% 3.466% Unchanged
15 year fixed FHA
15 year fixed FHA 2.605% 3.207% +0.23%
5 year ARM FHA
5 year ARM FHA 2.5% 3.22% Unchanged
30 year fixed VA
30 year fixed VA 2.375% 2.547% Unchanged
15 year fixed VA
15 year fixed VA 2.25% 2.571% Unchanged
5 year ARM VA
5 year ARM VA 2.5% 2.399% Unchanged
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 here.

COVID-19 mortgage updates: Mortgage lenders are changing rates and rules due to COVID–19. To see the latest on how coronavirus could impact your home loan, click here.

Should you lock a mortgage rate today?

Mortgage rates may be in for a few days of relative calm. At least, there’s nothing obvious due before Friday that’s likely to push them far. And you may choose to float your rate over that period and beyond.

But you’re unlikely to gain much. And, in the meantime, you’re exposing yourself to risk. Because most experts expect mortgage rates to head higher when they begin to move decisively.

So my personal rate lock recommendations must remain:

  • 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

However, I don’t claim perfect foresight. And your personal analysis could turn out to be as good as mine – or better. So you might choose to be guided by your instincts and your personal tolerance for risk.

Market data affecting today’s mortgage rates

Here’s a snapshot of the state of play this morning at about 9:50 a.m. (ET). The data, compared with roughly the same time last Friday, were:

  • The yield on 10-year Treasurys inched down to 1.49% from 1.50%. (Good for mortgage rates.) More than any other market, mortgage rates normally tend to follow these particular Treasury bond yields, though less so recently
  • Major stock indexes were mixed soon after opening. (Neutral for mortgage rates.) When investors are buying shares they’re often selling bonds, which pushes prices of those down and increases yields and mortgage rates. The opposite may happen when indexes are lower
  • Oil prices decreased to $73.19 from $73.52 a barrel. (Neutral for mortgage rates*.) Energy prices play a large role in creating inflation and also point to future economic activity.
  • Gold prices edged lower to $1,781 from $1,788 an ounce. (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
  • CNN Business Fear & Greed indexheld steady at 44 out of 100. (Neutral for mortgage 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. So lower readings are better than higher ones

*A change of less than $20 on gold prices or 40 cents on oil ones is a fraction of 1%. So we only count meaningful differences as good or bad for mortgage rates.

Caveats about markets and rates

Before the pandemic and the Federal Reserve’s interventions in the mortgage market, 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 to rely on them. But, with that caveat, so far mortgage rates today look likely to barely move. But be aware that “intraday swings“ (when rates change direction during the day) are a common feature right now.

Important notes on today’s mortgage rates

Here are some things you need to know:

  1. Typically, mortgage rates go up when the economy’s doing well and down when it’s in trouble. But there are exceptions. Read ’How mortgage rates are determined and why you should care
  2. Only “top–tier“ borrowers (with stellar credit scores, big down payments and very healthy finances) get the ultralow mortgage rates you’ll see advertised
  3. Lenders vary. Yours may or may not follow the crowd when it comes to daily rate movements – though they all usually follow the wider trend over time
  4. When daily rate changes are small, some lenders will adjust closing costs and leave their rate cards the same
  5. Refinance rates are typically close to those for purchases. But some types of refinances are higher following a regulatory change

So there’s a lot going on here. And nobody can claim to know with certainty what’s going to happen to mortgage rates in coming hours, days, weeks, or months.

Are mortgage and refinance rates rising or falling?

Today and soon

The only economic report this week with obvious potential to move mortgage rates far is Friday’s employment one. Of course, that doesn’t necessarily mean those rates will stay stable before then. Any news affecting the economy can send them higher or lower.

But, absent something big, these rates may be calm for a few days … or weeks, if the employment situation report is a damp squib. For some time, they’ve been moving within a tight range with borrowers gaining or losing little whether they floated or locked their personal rate. The exception was two weeks ago when they rose appreciably.

Further ahead

But it’s looking probable that mortgage rates will move out of their tight range sometime later this year. And, when they do, most experts expect them to go higher.

This morning’s Wall Street Journal reports, “Federal Reserve officials are debating scaling back mortgage–bond purchases at a faster clip. Soaring home prices are leading some officials to call for the central bank to stop buying mortgage bonds.“

If those officials – along with others who have concerns over inflation – win the argument, the Fed might move to stop keeping mortgage rates artificially low. And, if the debate’s settled soon in their favor, significantly higher mortgage rates could be upon us sooner rather than later.

Mortgage rates and inflation: Why are rates going up?

For more background, read Saturday’s weekend edition of this column, which has more space for in–depth analysis.

Recently

Over much of 2020, the overall trend for mortgage rates was clearly downward. And a new, weekly all–time low was set on 16 occasions last year, according to Freddie Mac.

The most recent weekly record low occurred on Jan. 7, when it stood at 2.65% for 30–year fixed–rate mortgages. But then the trend reversed and rates rose.

However, those rises were mostly replaced by falls in April, though those moderated during the second half of that month. Meanwhile, May saw falls very slightly outweighing rises. Freddie’s June 24 report puts that weekly average at 3.02% (with 0.7 fees and points), up from the previous week’s 2.93%.

Expert mortgage rate forecasts

Looking further ahead, Fannie Mae, Freddie Mac 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.

And here are their current rates forecasts for the remaining quarters of 2021 (Q2/21, Q3/21, Q4/21) and the first quarter of 2022 (Q1/22).

The numbers in the table below are for 30–year, fixed–rate mortgages. Fannie’s were updated on June 16 and the MBA’s on June 18. Freddie’s forecast is dated April 14. But it now updates only quarterly. So its numbers are looking stale.

Forecaster Q2/21 Q3/21 Q4/21 Q1/22
Fannie Mae 3.0% 3.0%  3.2% 3.2%
Freddie Mac 3.2% 3.3%  3.4% 3.5%
MBA 3.0% 3.2%  3.5% 3.7%

However, given so many unknowables, the current crop of forecasts might be even more speculative than usual.

Find your lowest rate today

Some lenders have been spooked by the pandemic. And they’re restricting their offerings to just the most vanilla–flavored mortgages and refinances.

But others remain brave. And you can still probably find the cash–out refinance, investment mortgage or jumbo loan you want. You just have to shop around more widely.

But, of course, you should be comparison shopping widely, no matter what sort of mortgage you want. As federal regulator the Consumer Financial Protection Bureau says:

Shopping around for your mortgage has the potential to lead to real savings. It may not sound like much, but saving even a quarter of a point in interest on your mortgage saves you thousands of dollars over the life of your loan.

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.

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The information contained on The Mortgage Reports website is for informational purposes only and is not an advertisement for products offered by Full Beaker. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates.