Mortgage Rates Hold Steady | Today, June 1, 2026

Today’s mortgage rates

Mortgage rates edged lower to start the week even as oil prices climbed past $90 a barrel, putting fresh pressure on inflation expectations. The 10-year Treasury yield ticked up slightly to 4.453%, and Freddie Mac’s latest weekly average sits at 6.53% for a 30-year fixed. Up next, the ISM Manufacturing Index drops this morning at 10:00 AM ET, which could set the tone for where rates head from here.

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 6.562%.

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 5.922%.

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 5.778%.

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 4.453% from 4.437% (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 $90.32 from $87.76 a barrel. (Bad for mortgage rates.*)
• Gold prices decreased to $4,530.7 from $4,569.90 an ounce. (Bad for mortgage rates.*)
• CNN Business Fear & Greed Index decreased to 59.2 from 60.2 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 inched up last week, with Freddie Mac’s latest survey putting the 30-year fixed at 6.53%, up from 6.51% the week prior. The 10-year Treasury yield ticked higher too, closing at 4.453% after sitting at 4.437%. Despite some headlines pointing to rates moving lower on individual days, the weekly trend nudged upward.

Six economic reports come out this week and one Fed official speaks.

Monday kicks things off with the ISM Manufacturing Index at 10:00 AM ET. Manufacturing data has been a reliable pulse check on how tariff pressures are flowing through the economy, so this one’s worth watching.

Tuesday, Cleveland Fed President Beth Hammack speaks at 8:30 AM ET. Commentary from voting FOMC members always gives investors something to trade on, especially with the next rate decision on the horizon.

Wednesday is the busiest day of the week. MBA Mortgage Applications drop at 7:00 AM ET, followed by Factory Orders and the ISM Services Index, both at 10:00 AM ET. The EIA Petroleum Status Report rounds things out at 10:30 AM ET. Oil prices have been climbing, with WTI crude sitting at $90.32 a barrel, which feeds into broader inflation concerns.

Thursday brings weekly jobless claims at 8:30 AM ET, the EIA Natural Gas Report at 10:30 AM ET, and the Fed Balance Sheet at 4:30 PM ET.

Friday is the main event. The Employment Situation report from the Bureau of Labor Statistics lands at 8:30 AM ET, and it’s the single most market-moving release of the week. Jobs numbers and the unemployment rate will set the tone for rate expectations heading into the Fed’s next meeting. Consumer Credit follows at 3:00 PM ET.

Gold pulled back to $4,530.70 while the Fear & Greed Index sat at 59.2, firmly in greed territory. Stocks were essentially flat to close out last week.

The jobs report Friday will be the one to watch. A weak number could push Treasury yields lower and give mortgage rates some breathing room. A strong one keeps the pressure on.

Recent trends

Freddie Mac’s June 1 report put the weekly 30-year fixed mortgage rate average at 6.53%. 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.