Today's Mortgage Rates Rise Slightly | April 12, 2021

Mortgage rates inched up today across almost all loan types, breaking a three-day streak of declines. The rate for a 30-year fixed-rate loan is up 0.015 percentage points to 3.529%. The rate for a 30-year refinance loan, however, decreased to 3.503%, a drop of 0.332 percentage points.

While rates today are slightly higher, they are lower than they were a week ago and may still be very favorable for those interested in buying a house or refinancing a mortgage.

The latest rate on a 30-year fixed-rate mortgage is 3.529%.
The latest rate on a 15-year fixed-rate mortgage is 2.583%.
The latest rate on a 5/1 jumbo ARM is 2.936%.
The latest rate on a 7/1 conforming ARM is 4.335%.
The latest rate on a 10/1 conforming ARM is 4.372%.

30-year fixed mortgage rates today

The 30-year rate is 3.529%.
That's a one-day increase of 0.015 percentage points.
That's a one-month increase of 0.054 percentage points.

Both the interest rate and monthly payment on a 30-year fixed-rate loan will stay the same throughout the life of the mortgage. If you only pay the required monthly amount and don't refinance, the loan will be paid off in 360 months. If you want to pay the loan off faster, you can pay extra on you monthly payments or make one or more lump-sum payment.

Compared to a shorter-term loan like a 15-year mortgage, a 30-year loan will come with a higher interest rate. However, because the loan is paid off over a longer-term, the monthly payments will be lower. On the downside, by paying a higher interest rate over a longer period of time, you'll end up paying more in total interest.

A 30-year loan is the most common type of mortgage and makes up 75% of all home loan originations. The lower monthly payments are a primary reason for its popularity.

15-year fixed mortgage rates today

The 15-year rate is 2.583%.
That's a one-day increase of 0.010 percentage points.
That's a one-month increase of 0.017 percentage points.

A 15-year fixed-rate loan will also have a consistent interest rate and monthly payment for the life of the loan. If you make just the required monthly payment, the loan will be paid off in 180 months. The loan can be paid faster by paying extra, refinancing or selling the home.

The interest rate on a 15-year loan will be lower than the rate on a 30-year loan, but because you're paying the loan over half the time, the monthly payments will be higher. On the bright side, by paying a lower rate over a shorter period of time you'll pay less in total interest compared to a 30-year mortgage.

A 15-year loan can be an attractive option for borrowers who can afford the higher monthly payments in exchange for a shorter term or saving on interest.

5/1 jumbo adjustable-rate mortgage rates today

The 5/1 ARM rate is 2.936%.
That's a one-day increase of 0.004 percentage points.
That's a one-month decrease of 0.06 percentage points.

The interest rate on an adjustable-rate mortgage will be fixed for a pre-determined number of years, then reset on a yearly basis and according to market conditions. Consequently, the monthly payment will be fixed at first, then change according to any changes in the rate.

A 5/1 adjustable-rate loan, for example, will have a fixed interest rate during the first five years of the loan, then reset every year after until the end of the term or until the loan is refinanced. ARMs will be paid off in 360 months. Other common ARM terms include a 7/1 and a 10/1.

For borrowers who don't plan on staying in the home beyond five years, a 5/1 ARM could be a good option. The interest rate is among the lowest on the market. However if you plan on staying beyond the fixed-rate period, keep in mind that the interest rate could increase at some point.

Today's VA, FHA and jumbo loan rates

The average rates for FHA, VA and jumbo loans are:

The rate on a 30-year FHA mortgage is 3.248%.
The rate on a 30-year VA mortgage is 3.323%.
The rate on a 30-year jumbo mortgage is 3.68%.

Today's mortgage refinance rates

The average rates for 30-year loans, 15- year loans and 5/1 jumbo ARMs are:

The refinance rate on a 30-year fixed-rate refinance is 3.503%.
The refinance rate on a 15-year fixed-rate refinance is 2.881%.
The refinance rate on a 5/1 jumbo ARM is 3.229%.
The refinance rate on a 7/1 conforming ARM is 4.603%.
The refinance rate on a 10/1 conforming ARM is 4.947%.

Where are mortgage rates heading this year?

Mortgage rates sunk through 2020. Millions of homeowners responded to low mortgage rates by refinancing existing loans and taking out new ones. Many people bought homes they may not have been able to afford if rates were higher.

In January 2021, rates briefly dropped to the lowest levels on record, but trended higher through the month and into February.

Looking ahead, experts believe interest rates will rise more in 2021, but modestly. Factors that could influence rates include how quickly the COVID-19 vaccines are distributed and when lawmakers can agree on another economic relief package. More vaccinations and stimulus from the government could lead to improved economic conditions, which would boost rates.

While mortgage rates are likely to rise this year, experts say the increase won’t happen overnight and it won’t be a dramatic jump. Rates should stay near historically low levels through the first half of the year, rising slightly later in the year. Even with rising rates, it will still be a favorable time to finance a new home or refinance.

Factors that influence mortgage rates include:

The Federal Reserve. The Fed took swift action when the pandemic hit the United States in March of 2020. The Fed announced plans to keep money moving through the economy by dropping the short-term Federal Fund interest rate to between 0% and 0.25%, which is as low as they go. The central bank also pledged to buy mortgage-backed securities and treasuries, propping up the housing finance market. The Fed has reaffirmed its commitment to these policies for the foreseeable future multiple times, most recently at a late January policy meeting.
The 10-year Treasury note. Mortgage rates move in lockstep with the yields on the government’s 10-year Treasury note. Yields dropped below 1% for the first time in March 2020 and have been slowly rising since then. Currently, yields have been hovering above 1% since the beginning of the year, pushing interest rates slightly higher. On average, there is typically a 1.8 point “spread” between Treasury yields and benchmark mortgage rates.
The broader economy. Unemployment rates and change in gross domestic product are important indicators of the overall health of the economy. When employment and GDP growth are low, it means the economy is weak, which can push interest rates down. Thanks to the pandemic, unemployment levels reached all-time highs early last year and have not yet recovered. GDP also took a hit, and while it has bounced back somewhat, there is still a lot of room for improvement.

Tips for getting the lowest mortgage rate possible

There is no universal mortgage rate that all borrowers receive. Qualifying for the lowest mortgage rates takes a little bit of work and will depend on both personal financial factors and market conditions.

Check your credit score and credit report. Errors or other red flags that may be dragging your credit score down. Borrowers with the highest credit scores are the ones who will get the best rates, so checking your credit report before you start the house-hunting process is key. Taking steps to fix errors will help you raise your score. If you have high credit card balances, paying them down can also provide a quick boost.

Save up money for a sizeable down payment. This will lower your loan-to-value ratio, which means how much of the home’s price the lender has to finance. A lower LTV usually translates to a lower mortgage rate. Lenders also like to see money that has been saved in an account for at least 60 days. It tells the lender you have the money to finance the home purchase.

Shop around for the best rate. Don’t settle for the first interest rate that a lender offers you. Check with at least three different lenders to see who offers the lowest interest. Also consider different types of lenders, such as credit unions and online lenders in addition to traditional banks.

Also take time to find out about different loan types. While the 30-year fixed-rate mortgage is the most common type of mortgage, consider a shorter-term loan like a 15-year loan or an adjustable-rate mortgage. These types of loans often come with a lower rate than a conventional 30-year mortgage. Compare the costs of all to see which one best fits your needs and financial situation. Government loans — such as those backed by the Federal Housing Authority, the Department of Veterans Affairs and the Department of Agriculture — can be more affordable options for those who qualify.

Finally, lock in your rate. Locking your rate once you’ve found the right rate, loan product and lender will help guarantee your mortgage rate won’t increase before you close on the loan.

Our mortgage rate methodology

Money’s daily mortgage rates show the average rate offered by over 8,000 lenders across the United States the most recent business day rates are available for. Today, we are showing rates for Friday, April 9. Our rates reflect what a typical borrower with a 700 credit score might expect to pay for a home loan right now. These rates were offered to people putting 20% down and include discount points.