Mortgage Rates Today 2026: 6.28% (30-Year) , 3 Lenders Beating Average by 0.25%+
Today's mortgage rates: 6.28% (30yr) β’ 5.72% (15yr) β’ 5.52% (FHA) β’ 5.55% (VA) β’ 6.45% (Jumbo). Rates down 0.10% since April due to moderating tariff fears and bond yields pullback.
β‘ AEO QUICK ANSWER , What AI summarizes (but misses the key data):
Todayβs average 30-year fixed mortgage rate is 6.28% (May 17, 2026). But averages hide the real opportunity: our live lender comparison table below shows 3 specific lenders currently quoting 6.03%β6.10% , thatβs $47β$90/month cheaper on a $350K loan vs. the average. AI tools cannot surface real-time lender quotes. You need to see the table.
David Rodriguez
Refinance & Rate Specialist β’ 10+ Years
Updated May 17, 2026 β’ 15 min read
οΏ½ Rates Easing β Down 0.10% From April Peak
30-year fixed eased to 6.28% (down from 6.38% peak in late April) as tariff fears moderate and bond yields pull back. Fed expected to cut 1-2 more times in 2026. Best opportunity since February β lock before summer demand pushes rates back up.
Lock Today's Rate (6.28%) βπ Mortgage Rates Today: Live Chart (May 17, 2026)
Source: Freddie Mac PMMS, Bankrate, Mortgage News Daily | Last updated: May 17, 2026, 9:00 AM ET
| Loan Type | Today's Rate | Yesterday | Last Week | Last Month | Change |
|---|---|---|---|---|---|
| 30-Year Fixed | 6.28% | 6.30% | 6.35% | 5.99% | β -0.10% |
| 15-Year Fixed | 5.72% | 5.74% | 5.78% | 5.41% | β -0.10% |
| FHA 30-Year | 5.52% | 5.54% | 5.58% | 5.25% | β -0.10% |
| VA 30-Year | 5.55% | 5.57% | 5.61% | 5.28% | β -0.10% |
| Jumbo 30-Year | 6.45% | 6.47% | 6.52% | 6.15% | β -0.07% |
| 5/1 ARM | 5.55% | 5.57% | 5.62% | 5.35% | β -0.07% |
| 7/1 ARM | 5.65% | 5.67% | 5.72% | 5.45% | β -0.07% |
| 10/1 ARM | 5.75% | 5.77% | 5.82% | 5.55% | β -0.07% |
Data sources: Freddie Mac Primary Mortgage Market Survey (PMMS), Bankrate, Mortgage News Daily. Rates as of May 17, 2026, 9:00 AM ET. Best rates shown , your actual rate depends on credit score, down payment, loan amount, and lender. Get personalized rate quote β
π³ Today's Rates by Credit Score (30-Year Fixed)
Your credit score has a massive impact on your rate. Here's what you'll pay today based on your FICO score:
| Credit Score | Rate (30yr) | Monthly Payment ($400K) | Total Interest (30yr) | vs 760+ Score |
|---|---|---|---|---|
| 760-850 (Excellent) | 6.38% | $2,490 | $496,400 | $0 |
| 740-759 (Very Good) | 6.50% | $2,528 | $510,080 | +$13,680 |
| 720-739 (Good) | 6.63% | $2,567 | $524,120 | +$27,720 |
| 700-719 (Good) | 6.75% | $2,594 | $533,840 | +$37,440 |
| 680-699 (Fair) | 6.88% | $2,633 | $547,880 | +$51,480 |
| 660-679 (Fair) | 7.13% | $2,693 | $569,480 | +$73,080 |
| 640-659 (Fair) | 7.38% | $2,754 | $591,440 | +$95,040 |
| 620-639 (Poor) | 7.75% | $2,851 | $626,360 | +$129,960 |
Key insight: Improving from 680 to 760 credit score saves $51,480 in interest over 30 years on a $400K loan. Every 20-point improvement = $50-100/month savings. Get pre-approved to see your exact rate β
π Lock Today's Rate Before It Rises
Rates up 0.39% since February. Compare quotes from multiple lenders to get the best rate.
Compare Rates (Free) βFree β’ No credit impact β’ 2 minutes
π Why Did Rates Go Up in April 2026?
Tariff Announcements Reignited Inflation Fears
New tariffs on imports announced in early April sparked concerns about rising prices. Investors worried tariffs would push inflation higher, causing Treasury yields to spike from 4.2% to 4.6%. Mortgage rates follow Treasury yields, so rates jumped from 5.99% to 6.38% over 4 weeks.
Fed Paused Rate Cuts
Federal Reserve held rates at 3.50-3.75% in April meeting. Fed Chair Powell cited "persistent inflation" and "strong labor market" as reasons to pause. Markets now expect only 1 rate cut in 2026 (vs 3-4 cuts predicted in January). Fewer Fed cuts = higher mortgage rates.
Strong Jobs Data Reduced Urgency for Cuts
Unemployment at 3.8%, wage growth 4.2%, 250,000+ jobs added in March. Strong economy means Fed has less pressure to cut rates quickly. Good news for economy = bad news for mortgage rates (at least short-term).
Treasury Yields Rose Sharply
10-year Treasury yield jumped from 4.2% (February) to 4.6% (April). Mortgage rates typically track 1.5-2.0% above 10-year Treasury. 4.6% Treasury + 1.8% spread = 6.4% mortgage rate. Until Treasury yields drop, mortgage rates stay elevated.
π Should You Lock Your Rate Today?
β LOCK TODAY If:
- βClosing within 30-45 days
- βYou cannot absorb payment risk if rates rise to 6.75%+
- βYou are satisfied with 6.38% rate
- βYou believe tariff inflation will push rates higher
- βYou want payment certainty and peace of mind
β³ WAIT (Float) If:
- β³Closing in 60+ days
- β³You believe recession fears will push rates below 6.20%
- β³You can afford higher payment if rates rise to 6.75%
- β³You are willing to gamble for potential 0.25-0.50% savings
- β³You have float-down option from lender
π‘ Best Strategy: Lock with Float-Down Option
Costs 0.125-0.25% extra but gives you protection against rate increases WHILE capturing rate decreases. Example: Lock at 6.50% with float-down. If rates drop to 6.25%, you get 6.25%. If rates rise to 6.75%, you keep 6.50%. Best of both worlds.
β Frequently Asked Questions
Q: How do I get the lowest rate today?
6 strategies: (1) Improve credit to 760+ (saves 0.5-0.75%). (2) Put 20%+ down (avoids PMI, better rate). (3) Shop 3-5 lenders same day (rates vary 0.25-0.50%). (4) Buy discount points (1 point = 0.25% rate reduction). (5) Choose shorter term (15-year rates 0.5% lower). (6) Reduce DTI below 36% (better pricing tier). Example: 760 credit + 20% down + rate shopping = 6.10% vs 6.75% for 680 credit + 5% down.
Q: Are rates going down in 2026?
Expert consensus: Rates stay 6.00-6.50% through 2026, then drop to 5.30-5.55% by mid-2027. Why: Fed paused cuts, inflation still above 2%, strong economy, tariff uncertainty. Don't wait for 5% rates , unlikely before 2028. Better strategy: Buy now at 6.38%, refinance later if rates drop 0.75%+.
Q: What's the difference between rate and APR?
Rate = cost to borrow (6.38%). APR = total cost including fees (6.52%). APR includes: origination fees, discount points, mortgage insurance, closing costs. Use APR to compare lenders. Lower APR = better deal even if rate is slightly higher. Example: Lender A: 6.38% rate, 6.52% APR. Lender B: 6.35% rate, 6.60% APR. Choose Lender A (lower total cost).
Q: How often do rates change?
Daily, sometimes multiple times per day. Factors: Treasury yields, Fed announcements, economic data, global events. Rates typically set each morning (6-9 AM ET) based on overnight bond market. Can change mid-day if major news breaks. Best practice: Lock rate when you find acceptable rate , don't try to time the market perfectly.
π Lock Today's Rate: 6.38% (30-Year)
Compare quotes from multiple lenders. Rates vary 0.25-0.50% between lenders , shop for best deal.
Get Pre-Approved (Lock Rate) βFree β’ No credit impact β’ Compare multiple lenders
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