Today's Mortgage Rates & Trends - May 25, 2022: Rates settle down

Mortgage rates inch down and take the edge off their recent volatility

For a third day, the 30-year mortgage average has registered only micro movements, pausing the pattern of dramatic daily volatility the flagship average has shown for more than a month. The 30-year average is currently sitting well below the 13-year peak reached in early May.

National Averages of Lenders' Best Rates
Loan Type Purchase Refinance
30-Year Fixed 5.39% 5.61%
FHA 30-Year Fixed 5.34% 5.87%
Jumbo 30-Year Fixed 4.69% 4.78%
15-Year Fixed 4.55% 4.88%
5/1 ARM 4.24% 4.53%
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

The 30-year mortgage average shed four basis points Tuesday, taking it to 5.39%. That's the lowest it's been since mid April, and leaves it more than a third of a percentage point below its recent 13-year peak of 5.76%.

The 15-year average also dropped, by a larger nine basis points. Like 30-year loans, 15-year rates registered their highest level since 2009 in early May. But Tuesday's average of 4.55% now sits far below that 5.16% high.

Meanwhile, Jumbo 30-year rates marched in place Tuesday, holding at 4.69%. Unlike conventional 30-year and 15-year rates, the Jumbo 30-year average has not surpassed the April 2020 spike it experienced early in the pandemic.

Before the recent fallback, all three averages had rocketed higher over the last nine months. Compared to the rate valley enjoyed last summer when a major dip dramatically sank rates, the 30-year average is currently an eye-popping 2.50 percentage points more expensive than the August low point, while the 15-year and Jumbo 30-year averages are up 2.34 and 1.63, respectively.

Refinance rates declined a bit more boldly for 30-year loans, dropping nine basis points. But the 15-year and Jumbo 30-year refi averages moved in sync with their new purchase counterparts, declining 10 points for 15-year refinances and remaining flat for Jumbo 30-year loans. The cost to refinance with a fixed-rate loan is currently eight to 53 points more expensive than new purchase loans.

Important:

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 5.39% -0.04
FHA 30-Year Fixed 5.34% -0.02
VA 30-Year Fixed 5.27% -0.04
Jumbo 30-Year Fixed 4.69% No Change
20-Year Fixed 5.14% -0.05
15-Year Fixed 4.55% -0.09
Jumbo 15-Year Fixed 4.69% No Change
10-Year Fixed 4.54% -0.08
10/1 ARM 4.72% -0.02
10/6 ARM 5.72% -0.16
7/1 ARM 4.58% -0.01
Jumbo 7/1 ARM 4.11% -0.02
7/6 ARM 5.31% -0.16
Jumbo 7/6 ARM 4.24% -0.12
5/1 ARM 4.24% -0.02
Jumbo 5/1 ARM 4.04% -0.01
5/6 ARM 5.55% -0.10
Jumbo 5/6 ARM 4.23% No Change
National Averages of Lenders' Best Rates - Refinance
Loan Type Refinance Daily Change
30-Year Fixed 5.61% -0.09
FHA 30-Year Fixed 5.87% -0.06
VA 30-Year Fixed 5.95% -0.07
Jumbo 30-Year Fixed 4.78% No Change
20-Year Fixed 5.43% -0.13
15-Year Fixed 4.88% -0.10
Jumbo 15-Year Fixed 4.77% No Change
10-Year Fixed 4.94% -0.09
10/1 ARM 5.08% -0.04
10/6 ARM 5.90% -0.03
7/1 ARM 4.88% -0.03
Jumbo 7/1 ARM 4.41% -0.01
7/6 ARM 5.71% -0.25
Jumbo 7/6 ARM 4.42% -0.13
5/1 ARM 4.53% -0.02
Jumbo 5/1 ARM 4.33% -0.02
5/6 ARM 5.92% -0.11
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.

Methodology

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.