Mortgage and refinance rates today, March 28, 2022

Peter Warden
Peter Warden
The Mortgage Reports Editor
March 28, 2022 - 7 min read

Today’s mortgage and refinance rates

Average mortgage rates climbed very sharply last Friday, ending a spectacularly terrible week for those rates. Often, I’d ease the pain by repeating that they’re still well below postwar normal. But that’s not much consolation if you started last week with a 4.5% rate and ended it with a 5% one.

First thing this morning, markets were suggesting that mortgage rates today may be unchanged or barely changed. But current volatility means that could change as the hours pass.

Current mortgage and refinance rates

Program Mortgage Rate APR* Change
Conventional 30 year fixed
Conventional 30 year fixed 4.963% 4.989% Unchanged
Conventional 15 year fixed
Conventional 15 year fixed 4.001% 4.036% Unchanged
Conventional 20 year fixed
Conventional 20 year fixed 4.928% 4.965% Unchanged
Conventional 10 year fixed
Conventional 10 year fixed 4.08% 4.153% Unchanged
30 year fixed FHA
30 year fixed FHA 4.855% 5.666% Unchanged
15 year fixed FHA
15 year fixed FHA 4.418% 4.98% Unchanged
30 year fixed VA
30 year fixed VA 4.71% 4.92% 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.

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.

But, if I were you, I’d lock my rate very soon. There may be some rate falls ahead, though their timing is uncertain — as is their turning up at all. But I’d be astonished if they were to make much of a dent in recent rises.

So, with little prospect of significant and sustained 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 last Friday, were:

  • The yield on 10-year Treasury notes inched up to 2.45% from 2.44%. (Bad for mortgage rates.) More than any other market, mortgage rates normally tend to follow these particular Treasury bond yields
  • Major stock indexes were mostly lower soon after opening. (Good 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 fell to $105.61 from $110.66 a barrel. (Good for mortgage rates*.) Energy prices play a large role in creating inflation and also point to future economic activity
  • Gold prices fell to $1,933 from $1,944 an ounce. (Neutral 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 — held steady at 47 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 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 hold steady or barely move. 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:

  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.

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?

I’ve quoted Mortgage News Daily a couple of times recently. Because it calculated that this quarter has seen “the biggest 3-month rate spike since 1994.” That’s the scale of things.

You know the old saying about “two steps forward and one step back?” Well, for mortgage rates over much of 2022, it’s been more like 50 steps forward and one or two back. In this case, “forward” means rising, and “back” means falling.

Surely, we must be due a period of falls soon. Yes, I hope so. But it’s not certain. And I suspect that it will be just a couple of steps back if it turns up at all. I’d be surprised if it were more than five steps in the short term.

Indeed, we may be seeing higher rates for at least the next 12 months, though I doubt they’ll continue to rise at their recent pace. I’m hoping they’ll settle down over the next month or two and will then just gently drift higher.


But, of course, I don’t know the future any more than you do. And there are plenty of possible scenarios in which those rates might tumble and then stay low.

The Federal Reserve could mess up its counter-inflationary measures and plunge the economy into a recession, triggering a stock market crash. Or a new strain of COVID-19 might emerge that is deadlier than the Delta variant and more infectious than the Alpha one. Or America could be dragged into a wider shooting war in Eastern Europe.

But, absent one of those or something similarly catastrophic, things continue to look bleak for mortgage rates.

Read the weekend edition of this daily article for more background.

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.

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.

Fannie Mae3.7%3.8% 3.8%3.9%
Freddie Mac3.5%3.6% 3.7%3.7%
MBA3.8%4.2% 4.4%4.5%

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.