Last 30 Days
6.625%
to
7.125%
Trend: stable
Rates have remained relatively stable with minor fluctuations
Your trusted source for current mortgage rates and expert guidance
Rates Updated Daily
Live Rates Updated Every 60 Seconds
Current Mortgage Rates - Live Updates & Free Quotes Today
Access real-time mortgage rates from 100+ lenders. Compare 30-year fixed, 15-year fixed, ARM, FHA, VA, and jumbo loans instantly. Lock in your rate today before the next market move.
6.875%
30-Year Fixed
5.875%
15-Year Fixed
100+
Lenders Compared
Advertisement
Ad Space728×90
Today's Live Mortgage Rates
Real-time rates updated every 60 seconds from our network of 100+ lenders. Compare rates across all loan types and find the best option for your situation.
Last updated: January 25, 2026 at 2:45 PM ESTLive
Note: Rates shown are for borrowers with 740+ credit scores, 20% down payment, and primary residence. Your actual rate may vary based on individual factors.
Historical Rate Context & Trends
Understanding where current mortgage rates stand historically helps you make informed decisions about timing your home purchase or refinance.
Last 90 Days
6.375%
to
7.250%
Trend: volatile
Increased volatility due to Federal Reserve policy announcements
Last 12 Months
6.125%
to
7.875%
Trend: improving
Gradual decline from peak rates seen in late 2025
Why Current Mortgage Rates Matter
Current mortgage rates directly impact your monthly payment and total interest paid over the life of your loan. A 0.5% difference in mortgage rates on a $400,000 loan amounts to over $40,000 in additional interest costs over 30 years. This is why monitoring rates and timing your rate lock strategically is so important.
The mortgage rates we're seeing today, while elevated compared to the historic lows of 2020-2021, are within normal historical ranges. Understanding this context helps you avoid panic-locking at unfavorable rates while recognizing genuine opportunities when they appear.
Our platform tracks mortgage rates continuously, updating every 60 seconds to capture the latest changes. This real-time visibility, combined with historical trend analysis and expert forecasts, gives you the information needed to make confident decisions about the biggest investment of your life.
Advertisement
Ad Space728×90
Quick Quotes from Top Lenders
Compare current mortgage rates offers from leading lenders. These quotes reflect real rates available right now for qualified borrowers.
When Should You Lock Your Mortgage Rate?
Timing your rate lock is as important as choosing the right loan. Our experts share strategies for securing the best mortgage rates at the right moment.
Monitor Economic Indicators
Watch for CPI reports, employment data, and Federal Reserve announcements. These events often trigger mortgage rate movements. Our rate forecast page tracks these indicators closely.
Consider Your Timeline
If you're closing within 30-45 days, locking current mortgage rates provides protection against increases. Longer closings may require rate lock extensions, which can add costs.
Assess Your Risk Tolerance
Rate volatility favors decisive locking. If rate increases would impact your budget or debt-to-income ratio, lock immediately rather than gambling on market improvements.
Compare Lock Periods
30-day locks typically cost less than 60-day locks. Coordinate with your lender to match your lock period to your expected closing date and minimize costs.
Rate Lock Strategy for Current Mortgage Rates
With current mortgage rates showing moderate volatility, our experts recommend a strategic approach to rate locking. If you're within 45 days of closing and find a rate within 0.125% of your target, locking immediately provides valuable protection. For buyers with longer timelines, consider a 60-day lock with a float-down option, which allows you to capture lower rates if they drop while protecting against increases.
Remember, perfect timing the bottom of mortgage rates is impossible. Focus on finding a rate that fits your budget and locking before your closing date gets too close. Our rate forecast page provides detailed analysis to help inform your decision.
Advertisement
Ad Space300×250
What Factors Affect Current Mortgage Rates?
Understanding the economic forces behind mortgage rate movements helps you anticipate changes and make informed timing decisions.
| Factor | Impact | Current Status | Explanation |
|---|---|---|---|
Federal Reserve Policy | High | Holding steady | Fed funds rate decisions directly influence mortgage rates. Current Fed stance suggests potential rate cuts in 2026, which could lower mortgage rates gradually. |
Inflation Data (CPI) | Very High | Moderating | Mortgage rates rise when inflation increases. Recent cooling inflation trends have helped stabilize rates, but persistent inflation would push rates higher. |
Bond Market Yields | High | Above 4% | Mortgage rates closely track 10-year Treasury yields. Current yields suggest rates may remain elevated in the near term before potential declines. |
Economic Growth | Medium | Steady growth | Strong economic growth typically pushes rates higher. Current GDP growth indicates steady but not overheating economy. |
Housing Market Demand | Medium | Balanced | High homebuying demand can sustain elevated rates. Current market shows balanced supply-demand dynamics. |
Global Economic Events | Low to Medium | Monitoring | International economic uncertainty often drives investors to US bonds, potentially lowering mortgage rates. |
How to Use This Information
Current mortgage rates reflect the interplay of these economic factors. When inflation cools, the Federal Reserve typically cuts rates, which lowers mortgage rates. Strong economic growth pushes rates higher. Global uncertainty often drives investors to safe US bonds, lowering rates.
For homebuyers, this means paying attention to economic news releases. CPI reports (usually mid-month), employment data (first Friday), and Fed meetings (8 times yearly) are the biggest movers of mortgage rates. Our rate trends page tracks these events and their historical impact on rates.
The key insight: mortgage rates move based on expectations about the future, not just current conditions. Smart rate lock timing considers upcoming economic events and their likely impact, not just today's rates.
Advertisement
Ad Space728×90
Your Complete Guide to Current Mortgage Rates
Everything you need to know about today's mortgage rates, how they work, and how to secure the best rate for your situation.
Understanding Mortgage Rate Variations
The mortgage rates you see advertised aren't always the rates you'll qualify for. Your individual rate depends on multiple factors, with credit score being the most significant. Borrowers with 740+ scores typically get the best rates, while those below 680 face significantly higher mortgage rates or may not qualify at all.
Loan-to-value ratio (LTV) also impacts mortgage rates. Putting 20% down avoids PMI and often secures better rates. Loans above 80% LTV carry higher rates due to increased risk. Similarly, cash-out refinances typically have higher rates than rate-and-term refinances.
Property type matters too. Single-family homes get the best mortgage rates. Condominiums, multi-unit properties, and investment properties all carry rate adjustments. Second homes and vacation properties also face higher rates than primary residences.
Loan amount affects rates through different mechanisms. Jumbo loans (above $766,550 in most areas) once had higher rates, but now often compete favorably with conventional loans. Small loan balances under $150,000 may carry higher rates due to fixed servicing costs.
How Mortgage Rates Are Determined
Mortgage rates don't come from thin air—they're determined by the secondary mortgage market where loans are bundled into mortgage-backed securities (MBS) and sold to investors. The yield on 10-year Treasury bonds is the primary benchmark for 30-year fixed mortgage rates, typically about 1.7-2.0% higher.
Lenders add their margin to this base rate, which covers their costs, risk, and profit. This margin varies by lender—some compete on volume with thin margins, others on service with higher margins. Shopping multiple lenders is essential because these margins differ significantly.
The Federal Reserve doesn't directly set mortgage rates, but Fed policy strongly influences them. When the Fed raises the federal funds rate, mortgage rates typically rise. When the Fed cuts rates or engages in quantitative easing (buying bonds), mortgage rates usually fall.
Supply and demand in the mortgage market also affect rates. High loan origination volumes can strain lender capacity, pushing rates up. Slow periods may see lenders compete more aggressively on rate. This is why mortgage rates can vary between lenders even on the same day.
Action Steps for Today's Mortgage Rates
1
Check Your Credit Score
Before applying for a mortgage, review your credit report. Scores above 740 get the best rates. If you're below this threshold, consider improving your credit before applying—it could save you thousands.
2
Compare Multiple Lenders
Don't settle for the first mortgage rate quote. Apply to at least 3-5 lenders including banks, credit unions, and online lenders. Rate differences of 0.25% or more are common between lenders.
3
Consider Discount Points
Paying points (1% of loan amount) can lower your mortgage rate by about 0.25%. Calculate your break-even point—if you'll keep the loan longer than that, points make financial sense.
4
Lock Strategically
Monitor economic indicators and time your rate lock when rates are favorable. Don't wait too long—rates can rise quickly. A 30-60 day lock provides protection without excessive cost.