Mortgage and refinance rates today, Nov. 28, 2022

November 28, 2022 - 6 min read

Today’s mortgage and refinance rates

Average mortgage rates barely moved last Friday. That wasn’t a surprise. They’ve been close to stagnant since Nov. 10.

Once again, it’s looking as if mortgage rates today might hold steady or close to steady. But that could change later in the day.

Current mortgage and refinance rates

Program Mortgage Rate APR* Change
Conventional 30 year fixed
Conventional 30 year fixed 6.464% 6.491% -0.01%
Conventional 15 year fixed
Conventional 15 year fixed 5.81% 5.847% -0.03%
Conventional 20 year fixed
Conventional 20 year fixed 6.436% 6.481% -0.02%
Conventional 10 year fixed
Conventional 10 year fixed 6.219% 6.318% Unchanged
30 year fixed FHA
30 year fixed FHA 6.267% 7.043% Unchanged
15 year fixed FHA
15 year fixed FHA 6.041% 6.568% -0.03%
30 year fixed VA
30 year fixed VA 6.038% 6.267% Unchanged
15 year fixed VA
15 year fixed VA 6.25% 6.61% 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.

Of course, it’s impossible to predict future mortgage rates with complete certainty. But I suspect they’ll return to something close to 7% next month, up from their current mid-6% range.

So, 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 decreased to 3.68% from 3.72%. (Good for mortgage rates.) More than any other market, mortgage rates typically tend to follow these particular Treasury bond yields
  • Major stock indexes were lower soon after opening. (Good for mortgage rates.) When investors buy shares, they’re often selling bonds, which pushes those prices 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 $74.78 from $78.19 a barrel. (Good for mortgage rates*.) Energy prices play a prominent role in creating inflation and also point to future economic activity
  • Gold prices were lower at $1,748 from $1,750 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.
  • CNN Business Fear & Greed index — held steady at 63 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 look likely to be unchanged or barely changed. However, be aware that “intraday swings” (when rates change speed or 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 broader 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 the coming hours, days, weeks or months.

Are mortgage and refinance rates rising or falling?

Last week,® published an article, Are Lower Mortgage Rates a Holiday Gift for Homebuyers — or a Temporary Reprieve? And it reflected my analysis of what we should expect.

To sum up, it said many experts believed these rates would rise again over the next few weeks, and settle at around the 7% mark. In other words, they’d do a slow-motion bounce, back up to where they were before Nov. 10’s dramatic fall.’s manager of economic research, George Ratiu, commented: “The sharp drop in mortgage rates this week opened a window of opportunity for buyers who are looking to lock in their rate. At the lower rate, they not only save money on their monthly payment, but a significant amount in interest over the life of the loan.” But he continued:

I still expect rates to potentially move back toward 7% in the next few weeks.

—, Nov. 21, 2022, Are Lower Mortgage Rates a Holiday Gift for Homebuyers — or a Temporary Reprieve?

Good news

Still, there’s some good news. The article went on to say: “Most experts believe the big increases in mortgage rates, which have more than doubled in the past year, are in the rearview. While they expect rates will fluctuate a bit, they predict mortgage rates will stay in the 7% range, but won’t go as far as 8%.”

That’s pretty much exactly my own view. For my reasons for believing that — and the circumstances in which mortgage rates might yet remain roughly where they are — read the weekend edition of this report.

According to Freddie Mac’s archives, the weekly all-time low for mortgage rates was set on Jan. 7, 2021, when it stood at 2.65% for conventional, 30-year, fixed-rate mortgages.

Freddie’s Nov. 23 (early for Thanksgiving) report put that same weekly average at 6.58%, almost imperceptibly down from the previous week’s 6.61%.

Recently, Freddie stopped including discount points in its forecasts. It has also moved later the time of day at which it publishes its Thursday reports. And, from now on, we'll be updating this section on Fridays.

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 rate forecasts for the current quarter (Q4/22) and the first three quarters of next year (Q1/23, Q2/23 and Q3/24).

The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie’s forecast appeared on Nov. 22, the MBA’s on Nov. 23 and Freddie’s on Oct. 21. Freddie now publishes its forecasts quarterly and its figures can quickly become stale.

Fannie Mae7.0%7.0% 6.9%6.7%
Freddie Mac6.8%6.6% 6.5%6.4%
MBA6.7%6.2% 5.6%5.4%

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.

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.

Peter Warden
Authored By: Peter Warden

The Mortgage Reports Editor

Peter Warden has been writing for a decade about mortgages, personal finance, credit cards, and insurance. His work has appeared across a wide range of media. He lives in a small town with his partner of 25 years.