Mortgage Rates Hold Steady Amid Subtle Market Signals | Today, August 18, 2026

Today’s mortgage rates

Mortgage rates look mostly steady to slightly higher Tuesday, with lender coverage split between small increases and small declines and Freddie Mac’s 30-year average last came in at 6.67%. The bigger market nudge was upward: the 10-year Treasury yield rose 2.6 basis points to 4.734% from 4.708%, and WTI crude climbed $3.01 to $85.26 a barrel, which can keep pressure on borrowing costs.

At the same time, risk sentiment softened rather than broke in one direction, with the Dow down 0.51%, the S&P 500 down 0.52%, the Nasdaq down 0.32% and CNN’s Fear & Greed Index easing to 59.5 from 65.0. That helps explain why mortgage rate signals look mixed instead of pointing to a sharper move.

The next potential catalysts come quickly, starting with Housing Starts and Permits at 8:30 a.m. ET and E-Commerce Retail Sales at 10 a.m. ET. After that, borrowers should watch Wednesday’s MBA mortgage applications, the EIA petroleum report and FOMC minutes, followed by Thursday’s jobless claims, because that calendar could do more to move rates than today’s quiet setup.

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 6.707%.

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 6.078%.

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 6.506%.

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%“

Any specific rate figures above reflect this expert’s personal opinion and forecast. They are illustrative only, are not an offer or commitment to lend, and are not an advertised rate. 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. 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 4.734% from 4.708% (Bad for mortgage rates). Mortgage rates often follow these Treasury bond yields.
• Major stock indexes dropped this morning. (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 $85.26 from $82.25 a barrel. (Bad for mortgage rates.*)
• Gold prices decreased to $4,451.8 from $4,454.60 an ounce. (Bad for mortgage rates.*)
• CNN Business Fear & Greed Index decreased to 59.5 from 65.0 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

This week starts quietly for mortgage shoppers. Early market signals leaned a bit rate-unfriendly Tuesday morning, but not in a way that pointed to a sharp move. The 10-year Treasury yield, a key guide for mortgage pricing, rose to 4.734% from 4.708%, according to yfinance. Oil also moved higher, with WTI crude up to $85.26 per barrel from $82.25, another sign the bond market may stay cautious on inflation. Stocks were lower across the board — the Dow fell 0.51%, the S&P 500 dropped 0.52% and the Nasdaq lost 0.32% — while CNN’s Fear & Greed Index slipped to 59.5 from 65.0, still in greed territory.

Tuesday’s calendar is light but not empty. At 8:30 a.m. ET, the Census Bureau releases Housing Starts and Building Permits, a high-impact report that can move rates if construction activity comes in far from forecasts. Stronger housing data can reinforce the idea that the economy is still holding up under current borrowing costs, which tends to pressure bond prices and push yields higher. At 10:00 a.m. ET, E-Commerce Retail Sales is due. That one is a medium-impact release, but any surprise tied to consumer demand could still get some attention in a week without many top-tier reports.

Wednesday brings a fuller slate. The Mortgage Bankers Association posts weekly mortgage applications at 7:00 a.m. ET, offering a fresh read on how borrowers are responding to current rate levels. At 10:30 a.m. ET, the Energy Information Administration releases its Petroleum Status Report, which matters because energy prices can feed inflation expectations. The bigger event comes at 2:00 p.m. ET, when the Federal Reserve publishes minutes from its last meeting. With recent coverage focused on the neutral rate and whether policy is truly restrictive, traders will be looking for any sign officials are leaning more hawkish or seeing less progress on inflation.

Thursday’s main report is weekly jobless claims at 8:30 a.m. ET. Claims data can move mortgage rates when it changes the picture on labor-market strength, especially if it hints at either slower hiring or continued resilience. For now, though, this looks like a week where markets may need a clear surprise to break out of their recent range. Freddie Mac’s latest 30-year average stands at 6.67%, and Tuesday’s setup suggested borrowers were more likely to see little change than a major swing.

Recent trends

Freddie Mac’s August 18 report put the weekly 30-year fixed mortgage rate average at 6.67%. 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.

🏠 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.