Today's Mortgage Rates & Trends - June 2, 2022: Rates edge up

30-year average inches higher, erasing four-day decline to early April levels

Rates across mortgage types were mixed Wednesday, but the 30-year average rose for a second day, adding almost two-tenths of a point since Monday.

National Averages of Lenders' Best Rates
Loan Type Purchase Refinance
30-Year Fixed 5.42% 5.65%
FHA 30-Year Fixed 5.43% 5.73%
Jumbo 30-Year Fixed 4.69% 4.78%
15-Year Fixed 4.66% 4.95%
5/1 ARM 4.39% 4.68%
National averages of the lowest rates offered by more than 200 of the country's top lenders, with a loan-to-value ratio (LTV) of 80%, an applicant with a FICO credit score of 700-760, and no mortgage points.
2022.05.17 mort ranges

Today's National Mortgage Rate Averages

Rates on 30-year mortgages ticked higher Wednesday, tacking on another five basis points to add to Tuesday's 14-point jump. But at 5.42%, the average still sits about a third of a percentage point below the 13-year high of 5.76% that it notched May 2.

The 15-year average climbed similarly Wednesday, gaining six basis points to 4.66%. Like 30-year loans, 15-year rates registered their highest level since 2009 in early May. But Wednesday's average is currently half a percentage point below that 5.16% high.

Meanwhile, Jumbo 30-year rates marked time Wednesday, holding at 4.69%. Unlike conventional 30-year and 15-year rates, this year's Jumbo 30-year peak never surpassed the April 2020 spike it experienced early in the pandemic.

Through early May, all three averages had skyrocketed since last summer, when a major dip dramatically sank rates. At its peak this year, the 30-year average had risen an eye-popping 2.87 percentage points above its August 2021 low point of 2.89%.

Even given the recent pullback, 30-year rates are still 2.53 percentage points higher than last summer's trough, while the 15-year and Jumbo 30-year averages are 2.45 and 1.63 percentage points higher, respectively.

Refinance rates were more mixed Wednesday, with the 30-year refi average adding eight basis points while the 15-year average sank seven points. Jumbo 30-year refi rates remained flat. The cost to refinance with a fixed-rate loan is currently nine to 30 points more expensive than new purchase loans.


The rates you see here generally won’t compare directly with teaser rates you see advertised online, since those rates are cherry-picked as the most attractive. They may involve paying points in advance, or may be selected based on a hypothetical borrower with an ultra-high credit score or taking a smaller-than-typical loan given the value of the home.

National Averages of Lenders' Best Rates - New Purchase
Loan Type New Purchase Daily Change
30-Year Fixed 5.42% +0.05
FHA 30-Year Fixed 5.43% +0.21
VA 30-Year Fixed 5.41% +0.18
Jumbo 30-Year Fixed 4.69% No Change
20-Year Fixed 5.25% +0.08
15-Year Fixed 4.66% +0.06
Jumbo 15-Year Fixed 4.69% No Change
10-Year Fixed 4.61% +0.06
10/1 ARM 4.85% +0.09
10/6 ARM 5.79% -0.05
7/1 ARM 4.71% +0.09
Jumbo 7/1 ARM 4.21% +0.08
7/6 ARM 5.42% +0.01
Jumbo 7/6 ARM 4.36% No Change
5/1 ARM 4.39% +0.08
Jumbo 5/1 ARM 4.19% +0.09
5/6 ARM 5.56% +0.02
Jumbo 5/6 ARM 4.23% No Change
National Averages of Lenders' Best Rates - Refinance
Loan Type Refinance Daily Change
30-Year Fixed 5.65% +0.08
FHA 30-Year Fixed 5.73% -0.01
VA 30-Year Fixed 5.80% -0.06
Jumbo 30-Year Fixed 4.78% No Change
20-Year Fixed 5.46% +0.07
15-Year Fixed 4.95% -0.07
Jumbo 15-Year Fixed 4.78% +0.01
10-Year Fixed 5.01% +0.13
10/1 ARM 5.43% +0.24
10/6 ARM 6.02% -0.01
7/1 ARM 5.07% +0.13
Jumbo 7/1 ARM 4.50% +0.08
7/6 ARM 5.84% +0.02
Jumbo 7/6 ARM 4.54% No Change
5/1 ARM 4.68% +0.08
Jumbo 5/1 ARM 4.48% +0.08
5/6 ARM 6.06% +0.08
Jumbo 5/6 ARM 4.31% No Change

Calculate monthly payments for different loan scenarios with our Mortgage Calculator.

Lowest Mortgage Rates by State

The lowest mortgage rates available vary depending on the state where originations occur. Mortgage rates can be influenced by state-level variations in credit score, average mortgage loan term, and size, as well as individual lenders' varying risk management strategies.

These rates are surveyed directly from over 200 top lenders.

What Causes Mortgage Rates to Rise or Fall?

Mortgage rates are determined by a complex interaction of macroeconomic and industry factors, such as the level and direction of the bond market, including 10-year Treasury yields; the Federal Reserve's current monetary policy, especially as it relates to funding government-backed mortgages; and competition between lenders and across loan types. Because fluctuations can be caused by any number of these at once, it's generally difficult to attribute the change to any one factor.

Macroeconomic factors have kept the mortgage market relatively low for much of this year. In particular, the Federal Reserve has been buying billions of dollars of bonds in response to the pandemic's economic pressures, and continues to do so. This bond-buying policy (and not the more publicized federal funds rate) is a major influencer on mortgage rates.

On May 4, the Fed announced that it will begin reducing its balance sheet on June 1. Identical sizable reductions will occur in June, July, and August, and then be doubled beginning in September. This will be on top of its existing move to reduce new bond purchases by an increment every month, the so-called taper, which began in November.

The Fed's rate and policy committee, called the Federal Open Market Committee (FOMC), meets every 6-8 weeks. Their next scheduled meeting will be held June 14-15.


The national averages cited above were calculated based on the lowest rate offered by more than 200 of the country's top lenders, assuming a loan-to-value ratio (LTV) of 80% and an applicant with a FICO credit score in the 700-760 range. The resulting rates are representative of what customers should expect to see when receiving actual quotes from lenders based on their qualifications, which may vary from advertised teaser rates.

For our map of the best state rates, the lowest rate currently offered by a surveyed lender in that state is listed, assuming the same parameters of an 80% LTV and a credit score between 700-760.