Little change with no catalyst to decrease

Mortgage rates are little changed today. According to Zillow, the 30-year fixed mortgage rate clicked up one basis point to 6.16%, while the 15-year fixed rate rose four basis points to 5.61%. Mortgage rates, like the 10-year Treasury yield, are wobbling without a firm direction.

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Here are the current mortgage rates, according to our latest Zillow data:

30-year fixed: 6.16%

20-year fixed: 6.04%

15-year fixed: 5.61%

5/1 ARM: 6.54%

7/1 ARM: 6.51%

30-year VA: 5.61%

15-year VA: 5.35%

5/1 VA: 5.57%

Remember that these are the national averages and rounded to the nearest hundredth.

These are the current mortgage refinance rates, according to the latest Zillow data:

30-year fixed: 6.33%

20-year fixed: 6.30%

15-year fixed: 5.82%

5/1 ARM: 6.63%

7/1 ARM: 6.95%

30-year VA: 5.97%

15-year VA: 5.77%

5/1 VA: 5.42%

Again, the numbers provided are national averages rounded to the nearest hundredth. Refinance rates are usually higher than purchase rates.

A mortgage calculator can help you see how various mortgage term lengths and interest rates will affect your monthly payments. Use this mortgage calculator to play around with different outcomes.

The Yahoo Finance mortgage calculator also considers factors like property taxes and homeowners insurance when calculating your estimated monthly mortgage payment. This gives you a better idea of your total monthly payment than if you just looked at mortgage principal and interest.

As a general rule, 15-year mortgage rates are lower than 30-year mortgage rates. When comparing 15- versus 30-year mortgage rates, know that the shorter term will save you money on interest in the long run. However, your monthly payments will be higher because you’re paying off the same loan amount in half the time.

For example, with a $400,000 mortgage with a 30-year term and a 6.16% rate, you’ll make a monthly payment of about $2,440 toward your mortgage principal and interest. As interest accumulates over decades, you’ll end up paying $478,221 in interest.

If you get a $400,000 15-year mortgage with a 5.61% rate, you’ll pay about $3,292 monthly toward your principal and interest. However, you’ll only pay $192,511 in interest over the years.

If that 15-year mortgage monthly payment is too high, remember you can always make extra mortgage payments on your 30-year loan to pay off your mortgage faster and ultimately pay less interest.

With a fixed-rate mortgage, your rate is locked in from day one. However, you will get a new rate if you refinance your mortgage.

An adjustable-rate mortgage keeps your rate the same for a set period of time. Then the rate will go up or down depending on several factors, such as the economy and the maximum amount your rate can change according to your contract. For example, with a 7/1 ARM, your rate would be locked in for the first seven years, then change every year for the remainder of your term.

Adjustable rates sometimes start lower than fixed rates, but once the initial rate-lock period ends, you risk your interest rate going up. ARM rates have also been starting higher than fixed rates recently, so sometimes you don’t get a rate break.

Determine how to choose between an adjustable-rate vs. fixed-rate mortgage.

Economists don’t expect drastic mortgage rate drops before the end of 2025.

In 2024, mortgage rates trended downward from early August to the Sept. 18 Federal Reserve meeting, when the central bank announced a 50-basis-point slash to the federal funds rate.

The Fed decreased its rate again at its November and December meetings (by 25 bps each time). However, it paused for months to consider the next move.

Finally, the Federal Reserve announced two rate cuts in 2025, including at its last meeting on Oct. 29. The Fed is considering another rate cut before the end of the year, but it’s not a sure thing. Currently, the CME FedWatch tool predicts a 64% chance of another quarter-point cut at the next Fed meeting in December.

Learn how the Federal Reserve rate decision impacts mortgage rates.

According to Zillow data, today’s 30-year fixed rate is 6.16% for home purchases and 6.33% for refinances. These are the national averages, so keep in mind the average in your state or city could be different. Your rate will also vary depending on your personal finances.

Mortgage rates aren’t expected to move much by the end of 2025. As the Federal Reserve considers all relevant financial factors before its next meeting in December, even another short-term interest rate cut is in doubt.

Mortgage rates might ease a bit lower in 2026. Depending on the economy, inflation, and the Fed, any decreases may be relatively small.