Today’s mortgage and refinance rates
Average mortgage rates rose again yesterday, as they have on four of the last five working days. Together, those increases have wiped out nearly all the falls we saw in May.
So far this morning, it’s looking as if mortgage rates today might edge lower or hold steady. But that could change as the day progresses.
Current mortgage and refinance rates
|Conventional 30 year fixed|
|Conventional 30 year fixed||5.581%||5.607%||+0.14%|
|Conventional 15 year fixed|
|Conventional 15 year fixed||4.638%||4.667%||+0.09%|
|Conventional 20 year fixed|
|Conventional 20 year fixed||5.513%||5.546%||+0.17%|
|Conventional 10 year fixed|
|Conventional 10 year fixed||4.628%||4.684%||-0.05%|
|30 year fixed FHA|
|30 year fixed FHA||5.347%||6.077%||-0.08%|
|15 year fixed FHA|
|15 year fixed FHA||4.845%||5.297%||+0.06%|
|30 year fixed VA|
|30 year fixed VA||5.025%||5.244%||+0.19%|
|15 year fixed VA|
|15 year fixed VA||5.584%||5.937%||+0.06%|
|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.
Volatility and unpredictability remain dominant characteristics of mortgage rates. And we can’t be sure whether we’re due some falls or whether the significant rise we’ve seen over the last week is just the start of a continuing increase.
Yes, I still believe rises are likely to outweigh falls in June. But the timing of those movements is anyone’s guess.
Anyway, 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 held steady at 2.99%. (Neutral for mortgage rates.) More than any other market, mortgage rates normally tend to follow these particular Treasury bond yields
- Major stock indexes were 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 $118.52 from $119.46 a barrel. (Good for mortgage rates*.) Energy prices play a prominent role in creating inflation and also point to future economic activity
- Gold prices decreased to $1,849 from $1,854 an ounce. (Neutral for mortgage rates*.) It is generally 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 down to 31 from 32 out of 100. (Good 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 fall modestly or remain unchanged. 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 broader 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 the coming hours, days, weeks or months.
Are mortgage and refinance rates rising or falling?
Mortgage rates were noticeably higher in early May than they are now. But we’re a lot closer to those recent highs than we have been over the last four weeks.
Of course, that doesn’t mean those rates will reach and exceed those highs right away. The chances of their rising are roughly the same as their falling in the short term.
But I suspect they’ll probably move modestly higher over the rest of this month. And I’m not alone. In his article Mortgage interest rate predictions: Will rates go down in June 2022?, my colleague Paul Centopani quoted Selma Hepp, deputy chief economist at CoreLogic:
With much uncertainty in the economic outlook, mortgage rates are likely to continue to creep up over the next month, particularly as Fed’s rhetoric around reestablishing price stability continues.
Naturally, neither Ms Hepp nor I claim supernatural powers that give us the ability to see into the future. We merely weighed the evidence and calculated that the chances of higher mortgage rates were greater than of lower ones.
Others disagree. And, in that same article, Redfin Deputy Chief Economist Taylor Marr said, “Rates are just as likely to stay flat or fall as they are to continue climbing like they have.”
It’s a tough time to be deciding when to lock your mortgage rate. Often the decision is easy because those rates are moving strongly and consistently up or down. But that’s not the case now. And you have to rely much more on your own gut and your personal tolerance for risk.
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.
Rates then bumbled along, moving little for the following eight or nine months. But they began rising noticeably that September. Unfortunately, they’ve been mostly shooting up since the start of 2022, although May was a kinder month.
Freddie’s June 2 report puts that same weekly average for 30-year, fixed-rate mortgages at 5.09% (with 0.8 fees and points), very slightly down from the previous week’s 5.1%.
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 remaining three quarters of 2022 (Q2/22, Q3/22, Q4/22) and the first quarter of next year (Q1/23).
The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie’s were published on May 19, and the MBA’s on May 16. Freddie’s were released on Apr. 18. But it now updates its figures only quarterly so they’re already looking stale.
Of course, given so many unknowables, the whole current crop of forecasts might be even more speculative than usual.
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.