Today’s mortgage and refinance rates
Average mortgage rates fell moderately yesterday. It was one of very few falls so far this month. And it made little difference amid a sea of rises. But it was welcome nonetheless.
This morning, it was looking as if mortgage rates today might rise. But, of course, that could change as the day progresses.
Current mortgage and refinance rates
|Conventional 30 year fixed|
|Conventional 30 year fixed||4.661%||4.685%||-0.09%|
|Conventional 15 year fixed|
|Conventional 15 year fixed||3.946%||3.982%||-0.09%|
|Conventional 20 year fixed|
|Conventional 20 year fixed||4.628%||4.665%||-0.1%|
|Conventional 10 year fixed|
|Conventional 10 year fixed||3.952%||4.025%||-0.07%|
|30 year fixed FHA|
|30 year fixed FHA||4.743%||5.543%||-0.07%|
|15 year fixed FHA|
|15 year fixed FHA||4.123%||4.639%||-0.12%|
|30 year fixed VA|
|30 year fixed VA||4.682%||4.893%||-0.04%|
|15 year fixed VA|
|15 year fixed VA||3.997%||4.334%||-0.22%|
|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.|
Should you lock a mortgage rate today?
Don't lock on a day when mortgage rates look set to fall. My recommendations (below) are intended to give longer-term suggestions about the overall direction of those rates. So, they don’t change daily to reflect fleeting sentiments in volatile markets.
Don’t get too excited about yesterday’s fall in mortgage rates. We had a similarly sized one last week, which was followed by a huge rise. Of course, this decrease just might be the start of something new. But I reckon it’s much more likely that it’s just one of those occasional days or periods when markets pause to draw breath.
With little prospect of significant falls anytime soon, my personal rate lock recommendations for the longer term 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
>Related: 7 Tips to get the best refinance rate
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 yesterday, were:
- The yield on 10-year Treasury notes edged higher to 2.37% from 2.35%. (Bad for mortgage rates.) More than any other market, mortgage rates normally tend to follow these particular Treasury bond yields
- Major stock indexes were higher soon after opening. (Bad 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. But this is an imperfect relationship
- Oil prices edged lower to $113.81 from $114.06 a barrel. (Neutral for mortgage rates*.) Energy prices play a large role in creating inflation and also point to future economic activity
- Gold prices rose to $1,955 from $1,931 an ounce. (Good for mortgage rates*.) In general, it is 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 index — inched up to 45 from 44 out of 100. (Bad 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 movement of less than $20 on gold prices or 40 cents on oil ones 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 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, mortgage rates today might rise. However, 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:
- 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’
- Only “top-tier” borrowers (with stellar credit scores, big down payments and very healthy finances) get the ultralow mortgage rates you’ll see advertised
- 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
- When daily rate changes are small, some lenders will adjust closing costs and leave their rate cards the same
- Refinance rates are typically close to those for purchases.
A lot is going on at the moment. And nobody can claim to know with certainty what will happen to mortgage rates in coming hours, days, weeks or months.
Are mortgage and refinance rates rising or falling?
Mortgage rate increases have been outweighing decreases by a wide margin for many months. And I see little sign of that changing anytime soon.
Most of the movements we’ve seen this year have been driven by markets anticipating actions by the Federal Reserve. The Fed seems increasingly determined to tackle inflation aggressively, regardless of the economic costs.
But both the two main levers it can pull to lower inflation have a byproduct: higher mortgage rates. And the harder it pulls on those levers, the higher those rates are likely to rise.
Markets are scrambling to get ahead of the Fed’s plans, which explains why mortgage rates have been moving so sharply. Indeed, on Tuesday, Mortgage News Daily noted:
The carnage has now earned early 2022 the dubious distinction of being the biggest 3-month rate spike since 1994.
At some point, markets will catch up with the Fed’s plans, pricing into bond yields and mortgage rates the likely full impact of the central bank’s counter-inflationary measures. And we might then be in for a calmer period for mortgage rates. But I doubt we’ll see significant and sustained falls for a very long time.
Read the weekend edition of this daily article for more background.
Recent trends — Updated today
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 that year, according to Freddie Mac.
The most recent weekly record low occurred on Jan. 7, 2021, when it stood at 2.65% for 30-year fixed-rate mortgages.
Since then, the picture has been mixed with extended periods of rises and falls. Unfortunately, the rises have grown more pronounced since last September, though not consistently so.
Freddie’s Mar. 24 report puts that weekly average for 30-year, fixed-rate mortgages at 4.42% (with 0.8 fees and points), up from the previous week’s 4.16%.
Note that Freddie expects you to buy discount points (“with 0.8 fees and points”) on closing that earn you a lower rate. If you don’t do that, your rate would be closer to the ones we and others quote.
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 rate forecasts for the four quarters of 2022 (Q1/22, Q2/22, Q3/22, Q4/22).
The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie’s were published on Mar. 17 and the MBA’s on Mar. 22. But Freddie now publishes these forecasts every quarter, most recently on Jan. 21. So its figures are already looking very stale.
Of course, given so many unknowables, the whole current crop of forecasts might be even more speculative than usual. I’m afraid I’m less optimistic than any of them.
Find your lowest rate today
You should comparison shop 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.