Mortgage Rate Watch
Mortgage Rates Move Higher After Trade Deal Thu, 08 May 2025 20:04:00 GMT

Mortgage rates moved back up to the higher levels seen earlier this week after the official announcement of a trade deal between the U.S. and the U.K. Most lenders actually began the day fairly close to yesterday's latest levels, but were ultimately forced to raise rates in response to weakness in the bond market.   The rationale for this market reaction can be debated. Some market watchers conclude that a trade deal is simply "good for stocks and bad for bonds" because it's economically bullish. While that sentiment CAN account for some of the movement, it's not the whole story. Bonds (which dictate rates) have specific concerns regarding inflation, foreign demand, and issuance needs. These are high level topics that are beyond the scope of a daily mortgage rate recap, but suffice it to say "rates have a lot on their minds" when it comes to how trade policy shakes out.  Unfortunately, it's sort of a no win situation in the short term.  The only exception would have been a full exemption from tariffs. In the bigger picture, today's mortgage rate increase is unremarkable--sort of average--and it leaves the rate index well below the early April highs, despite being well above the range seen during the month of March.
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Mortgage Rates Lower After Fed Announcement, But Not Because of It Wed, 07 May 2025 19:35:00 GMT

There's nothing like a Fed announcement day to get almost every media outlet to run headlines that attempt to tie the day's market movement to the Fed's rate decision. The problem in today's case is that there wasn't even anything remotely resembling a decision, nor did anyone expect there to be. Markets were effectively betting on a zero percent chance of a rate cut at this meeting, and that's been the case for several weeks. Fed speakers had also been very clear in their shoulder shrugs during that time, saying that there are two big policy considerations in play right now, each arguing in the opposite direction. Specifically, the Fed has a mandate to "promote maximum employment," which could also be viewed as "promote a strong economy," and a mandate for "price stability," which is fancy talk for the Fed's inflation fighting role.  When Fed speakers have recently referred to those two mandates being in tension, they mean the potential drag on the economy from tariffs and tighter fiscal policy argues in favor of lower rates if it translates to higher unemployment and weaker economic data.  Contrast that to the potential increase in inflation due to tariffs, which argues in favor of higher rates. Simply put, there was nothing the Fed could do today but sit on its hands and wait to see which side of the mandate ended up having more compelling evidence, and nothing for Fed Chair Powell to do but reiterate that fact multiple times when almost every reporter asked a different version of the same question. 
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Mortgage Rates Improve Slightly After Starting Out Flat Tue, 06 May 2025 19:24:00 GMT

Mortgage rates were unchanged for the average lender this morning, thanks to a modest improvement in the bond market overnight.  Rates were on course to remain mostly flat until the afternoon's scheduled 10yr Treasury auction.  The market's reaction to the auction allowed many lenders to revise mortgage rates slightly lower. Mortgage rates are based on securities that are similar to US Treasuries in many ways. As such, when something happens that impacts Treasuries, the mortgage securities market tends to feel it. This doesn't always prompt an immediate change in mortgage rates because lenders only tend to make mid day changes when the underlying market makes a big enough move. Today's market movement wasn't exactly massive, but it was enough for most lenders to make an adjustment. In the bigger picture, a strong reception for a 10yr Treasury auction is reassuring for rates in general. That said, it will continue to be economic data and key fiscal developments that dictate momentum going forward.
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Mortgage Rates Roughly Unchanged to Start New Week Mon, 05 May 2025 19:51:00 GMT

Mortgage rates faced a slight headwind on Monday as economic data caused weakness in the bond market. This would typically result in higher mortgage rates, but in today's case, the damage was minimal. One thing to keep in mind is that mortgage rates don't change in real time with the market. Lenders set rates once in the morning and only change them when the bond market experiences a certain threshold of volatility. A small handful of lenders met that threshold and ended up raising rates this afternoon, but the average lender remained right in line with Friday. The implication is that if the bond market were to start tomorrow exactly where it's ending today, most lenders would be in a position to set tomorrow's rates slightly higher. This is purely hypothetical, however as there's no way to know which direction bonds will move overnight.
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Mortgage Rates Are Actually Higher This Week Fri, 02 May 2025 19:22:00 GMT

Mortgage rates had a nice little run, moving down from last Monday's highs of 6.98% (average, top tier 30yr fixed) to a mid-week low just over 6.80%.  Even after yesterday's modest bounce, we were still in stronger territory for the week.  But now today, the average lender is back up to 6.90%. While that's not as high as the beginning of last week, it's noticeably above the end-of-week mark of 6.84%.  In other words, rates are higher this week.  Note: you may see other headlines suggesting the opposite, but those will almost certainly be citing Freddie Mac's weekly rate survey which has methodology that gives too much weight to stale data and doesn't even capture the past 2 days of movement. As for the culprit, look no further than today's big jobs report. The data showed job creation rising faster than expected. Even after accounting for negative revisions to previous months, investors were braced for worse news. In general, good economic news is bad for rates--a fact that played out throughout today's trading session, ultimately resulting in many mortgage lenders issuing mid-day rate hikes.
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Rates Pull Back Slightly After Stronger Economic Data Thu, 01 May 2025 19:32:00 GMT

After enjoying a calm, steady winning streak so far this week, mortgage rates finally experienced a bump back toward slightly higher levels on Thursday. The move followed the release of a closely watched report on the manufacturing sector. The economic data wasn't strong in outright terms.  In fact, it suggested contraction in the sector. But what matters is that it was stronger than the market expected. In general, stronger data causes weakness in the bond market which, in turn, results in mortgage lenders offering higher rates. Today's change was just as small as any other day this week. Specifically, The average borrower would barely see a change from yesterday. Volatility remains a risk, however, with the release of even more important economic data tomorrow morning.  At 8:30am ET, the Labor Department releases the Employment Situation (the official name for what everyone simply refers to as "the jobs report"). No other economic data has a more consistent track record of inspiring change in the rate landscape.  That said, keep in mind that the potency of any given report is all about  potential.   That potential is only realized if the results are much higher or lower than forecast.
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Another Small Victory For Mortgage Rates Wed, 30 Apr 2025 20:19:00 GMT

Mortgage rates continue enjoying a completely different volatility regime compared to just a few weeks ago.  Back then, it wasn't a surprise to see the top tier average rate move by more than 0.10% on any given day, nor was it uncommon to see multiple changes during the same day. Fast forward to the present week and the average lender hasn't strayed from Friday's levels by more than a few hundredths of a percent. Moreover, the "straying" has been exclusively in a friendly direction.   Today's installment was the least eventful of the 3 days so far this week.  The bond market worked through its volatility before mortgage lenders set rates for the day and there hasn't been much movement after that.  As such, the average lender was able to set rates right in line with yesterday and leave them there for the duration. In outright terms, the average top tier 30yr fixed rate is at 6.81%, which can mean most individual rate quotes are going out between 6.625% and 6.875% (for a best case scenario). 6.75% is a less common rate due to the structure of the underlying mortgage bond market (for reasons that are beyond the scope of this article, this basically means that by the time you're moving down from 6.875, the next lower rate that makes sense to quote is 6.75%, with some limited exceptions). As always, no one should read much into the outright level of a mortgage rate index.  An individual scenario can vary significantly based on several factors.  Instead, focus on the day over day change.
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Friendly, Stable Trend Continues For Mortgage Rates Tue, 29 Apr 2025 19:25:00 GMT

It's now been more than a week since mortgage rates ended the day higher than the previous day.  And we haven't recovered quite as much lost ground as 10yr Treasury yields, we're getting pretty close to fully re-entering the narrow range that persisted before the April 2nd tariff announcement.  [thirtyyearmortgagerates] Depending on one's worldview, tariffs could be a good or bad thing.  Let's just say they're a thing that can be good in the right applications and that the initial roll-out of the tariff plan was too much of a good thing.  The early April rate spike was due to fallout from that realization and the recovery has coincided with a more measured approach toward more sustainable trading relationships. Of course there's much left to be determined and solidified, but whereas the bond market (and thus, rates) was a bit panicked at first, the balance of official communications has afforded traders more confidence.  In addition, most traders assume there will be a near-term economic toll to pay as trade relationships are re-worked, and when markets expect weaker economic data, it puts downward pressure on rates, all other things being equal. Things aren't exactly equal in this case. Inflation pushes rates higher and there is definitely some fear that tariffs will cause a surge in inflation--temporary or otherwise.  As this push and pull between the economy and inflation is increasingly resolved in the objective data, rates will have a better sense of where they'll settle out.
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Mortgage Rates Start New Week Slightly Lower Mon, 28 Apr 2025 19:36:00 GMT

Mortgage rates ended last week at the lowest levels since April 7th.  The average lender remained at those same levels at the start of business today, but many lenders offered modest improvements as the day progressed. Mortgage lenders prefer to update rates only once per day, but they will make mid-day adjustments if the underlying bond market moves enough.  Fortunately, today's adjustments were toward slightly lower levels. That said, the changes were small enough that the average borrower may not notice any difference versus Friday's rate quotes. As the week continues, there will be more and more scheduled events with the power to cause intraday volatility and even to impact the longer-term trend. As for that trend, it is arguably flat at the moment after experiencing significant volatility for most of the month of April. 
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Lowest Mortgage Rates in Nearly 3 Weeks Fri, 25 Apr 2025 20:06:00 GMT

The news on mortgage rates has been frustratingly mixed recently, depending on the source. This is a factor of the various time frames and methodologies employed by different purveyors of rate data. If you're reading this, however, none of that matters because the following is as timely as it gets: the average mortgage lender is now at the lowest level since April 7th. Improvements versus yesterday vary depending on the lender.  Some of them made friendly adjustments yesterday afternoon in response to stronger trading in the bond market. Others waited to make those adjustments until this morning.   In the bigger picture, rates are still slightly elevated compared to their recent stint calmly holding the lowest levels since December. But they're not looking nearly as panicked as they did in the week following the big tariff announcements earlier this month.  The coming week brings an active slate of economic data and events with the power to whip up some additional volatility. As always, we can only know about the potential for volatility. The actual direction and magnitude of rate movement will depend on the outcome of the economic reports as well as any other relevant headlines that emerge throughout the week.
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