Today’s mortgage and refinance rates
Average mortgage rates jumped significantly yesterday. They’re just one day’s moderate rise away from breaching the 6% level for 30-year, fixed-rate mortgages. And some borrowers will already be on the hook for 6%+ rates.
Earlier this morning it was looking as if mortgage rates today might barely move. But that could easily change as the day progresses.
Current mortgage and refinance rates
|Conventional 30 year fixed|
|Conventional 30 year fixed||5.953%||5.983%||+0.09%|
|Conventional 15 year fixed|
|Conventional 15 year fixed||5.379%||5.439%||+0.1%|
|Conventional 20 year fixed|
|Conventional 20 year fixed||6.001%||6.059%||+0.09%|
|Conventional 10 year fixed|
|Conventional 10 year fixed||5.231%||5.32%||+0.11%|
|30 year fixed FHA|
|30 year fixed FHA||5.687%||6.45%||+0.15%|
|15 year fixed FHA|
|15 year fixed FHA||5.585%||6.086%||+0.1%|
|30 year fixed VA|
|30 year fixed VA||5.342%||5.561%||+0.06%|
|15 year fixed VA|
|15 year fixed VA||5.449%||5.812%||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.
Yesterday’s rise in mortgage rates was sobering. Periods of rises are often followed by falls, but those are by no means guaranteed.
So, my personal rate lock recommendations 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 fell to 3.07% from 3.10%. (Good for mortgage rates.) More than any other market, mortgage rates normally tend to follow these particular Treasury bond yields
- Major stock indexes were modestly 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 decreased to $93.39 from $95.10 a barrel. (Good for mortgage rates*.) Energy prices play a prominent role in creating inflation and also point to future economic activity
- Gold prices fell to $1,742 from $1,751 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 — climbed to 55 from 45 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 look likely to hold steady or move modestly. 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?
August has been another terrible month for mortgage rates. According to Mortgage News Daily’s archives, the average for a 30-year, fixed-rate mortgage started the month at 5.05% and closed yesterday evening at 5.95%.
So, it would take a miracle today and tomorrow for this month to be less than a disaster. And, even then, it would still have been bad.
Yesterday, I suggested that September may be less awful than August. That’s because it’s usually a poor month for stocks, and investors might put some of the money from their sales into mortgage bonds. That should exert downward pressure on mortgage rates. Unfortunately, there should be other forces — notably inflation — likely pushing them higher.
Personally, I see little prospect of sustained falls in mortgage rates this side of 2023. But the expert economists at Fannie Mae and the Mortgage Bankers Association disagree. You pays yer money and you takes yer choice.
Financial media seem close to unanimity that yesterday’s mortgage rate rises were a result of last Friday’s crucial speech by Federal Reserve Chair Jerome Powell. In some ways, he said what everyone expected. Namely, that the Fed would continue to hike general interest rates for the foreseeable future.
But he failed to give any indication of when the Fed would pivot away from rate rises and return to the easy-money environment that benefits Wall Street so much.
Mr. Powell started his speech at 10 a.m. (ET) on Friday. So you may think it strange that markets had most of a business day to respond — and did so in ways that reduced mortgage rates. But markets can take a while to digest new information. All those uber-smart minds, backed up by the highest of high-tech computer systems, simply aren’t as instantly responsive as they’d like you to think.
So, I was right when I predicted that, if hawkish, Mr. Powell’s speech would probably push mortgage rates higher. But I was wrong about the timing.
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 they’ve been kinder since May.
Freddie’s Aug. 25 report puts that same weekly average for conventional, 30-year, fixed-rate mortgages at 5.55% (with 0.8 fees and points), up from the previous week’s 5.13%.
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 two quarters of 2022 (Q3/22, Q4/22) and the first two quarters of next year (Q1/23, Q2/23).
The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie’s forecast appeared on Aug. 22 and the MBA’s on Aug. 23. Freddie’s came out around Jul. 21. But it now releases forecasts only quarterly. So, expect its figures to look stale soon.
Of course, given so many unknowables, the whole current crop of forecasts might be even more speculative than usual. And their past record for accuracy hasn’t been wildly impressive. Personally, I think they’re wildly optimistic.
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.