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PERSONAL FINANCE MORTGAGE

Compare Current Mortgage Rates Today - April

25, 2025
By GREG DAUGHERTY Updated April 25, 2025

Part of the Series

When to Buy a Home Based on Mortgage Rates

The average 30-year fixed mortgage rate was 6.99% on Thursday, April 24. The
20-year fixed mortgage rate was 6.81%, 15-year fixed mortgage rate was 6.09%,
and 10-year fixed mortgage rate was 6.05%. Average rates for other loan types
include 7.37% for an FHA 30-year fixed mortgage and 7.04% for a jumbo 30-year
fixed mortgage.

These fixed-rate loan averages are not the teaser rates you may see advertised
online. To find the average mortgage rates today, we use data from
approximately 40 lenders, assuming a down payment of at least 20% and an
applicant credit score in the 680–739 range. We believe this is more
representative of what customers could expect to be quoted, depending on
their qualifications.

Today's Mortgage Rates

LOAN TYPE PURCHASE REFINANCE

30-Year Fixed 6.99% 7.14%

FHA 30-Year Fixed 7.37% 6.62%

VA 30-Year Fixed 6.64% 6.58%

20-Year Fixed 6.81% 6.98%

 LOAN TYPE PURCHASE REFINANCE

15-Year Fixed 6.09% 6.02%

FHA 15-Year Fixed 6.82% 6.07%

10-Year Fixed 6.05% 6.60%

7/6 ARM 7.44% 7.60%

5/6 ARM 7.45% 7.59%

Jumbo 30-Year Fixed 7.04% 7.21%

Jumbo 15-Year Fixed 6.99% 7.16%

Jumbo 7/6 ARM 7.04% 7.30%

Jumbo 5/6 ARM 7.43% 7.37%

National averages of rates offered by more than 40 lenders, with a down payment of at least 20% and an applicant
credit score of 680 to 739.
Our Expert Picks for the Best Mortgage Lenders

Best Mortgage Lenders

LENDER BEST FOR

Rocket Mortgage Best Overall, Best for Customer Experience, Best for
First-Time Homebuyers

Bank of America Best Big Bank Lender

American Pacific Best for Bad Credit

Mortgage
Best Mortgage Lenders

LENDER BEST FOR

PenFed Credit Union Best Credit Union Mortgage Lender

Veterans United Home Best for Veterans

Loans

Rate Best for Fast Closing, Range of Loans

How to Use Our Mortgage Rate Tables

Our mortgage rate tables can help you see at a glance whether the rate that a
particular lender is prepared to offer you on a new mortgage or refinancing is
higher, lower, or in the same ballpark as other lenders. If it's higher, you might
want to do some additional shopping around.

Note that these rates are for borrowers with what lenders consider good credit.
If your credit isn't up to par, you may have to pay more or you may have trouble
getting a mortgage at all. An alternative, if you aren't in a big hurry, would be to
delay applying for a few months and see if you can raise your credit score in the
meantime.

30-Year Mortgage Rates

Loan Type Purchase Refinance

30-Year Fixed 6.99% 7.14%

FHA 30-Year Fixed 7.37% 6.62%

VA 30-Year Fixed 6.64% 6.58%

Jumbo 30-Year Fixed 7.04% 7.21%

What Is a 30-Year Mortgage?
While home buyers have many alternatives today, 30-year fixed-rate mortgages
remain the most popular choice by far. [1] Because they are fixed, your monthly
payment never changes.

Many borrowers opt for 30-year mortgages because their monthly payments are
lower than for loan products with shorter terms, such as 15-year or 20-year
mortgages. The downside is that you'll end up paying more interest in total over
the life of the loan.

Who Should Consider a 30-Year Mortgage?

Because the monthly payments are more affordable than on loans with shorter-
terms, 30-year mortgages are a good choice for first-time home buyers or
anyone else whose budget is stretched to the limit. Bear in mind that you might
not keep the mortgage for the full 30 years. For example, you may sell the home
in the intervening years. Or, if interest rates fall, you might decide to refinance,
either into a new 30-year mortgage or one with a shorter term.

IN THE NEWS
Every Thursday, Freddie Mac, a government-sponsored buyer of mortgage
loans, publishes a weekly average of 30-year mortgage rates. The most
recent reading was 6.41%. Last September, the average sank as far as
6.08%. But in October 2023, Freddie Mac's average saw a historic rise,
surging to a 23-year peak of 7.79%. [2]

Freddie Mac’s average differs from what we report for 30-year rates
because Freddie Mac calculates a weekly average that blends five previous
days of rates. In contrast, our Investopedia 30-year average is a daily
reading, offering a more precise and timely indicator of rate movement. In
addition, the criteria for included loans (e.g., amount of down payment,
credit score, inclusion of discount points) varies between Freddie Mac's
average and our own.
20-Year Mortgage Rates

Loan Type Purchase Refinance

20-Year 6.81% 6.98%

Fixed

What Is a 20-Year Mortgage?

A 20-year fixed-rate mortgages works much like a 30-year mortgage. The
difference is that it will be paid off 10 years earlier.

The downside of 20-year mortgages is that they have higher monthly payments.
On the upside, you'll own your home sooner and you will have paid less in
interest over the life of the loan.

Who Should Consider a 20-Year Mortgage?

If you can afford the larger monthly payments, a 20-year mortgage would be
worth looking into. While your payments will be higher, your lender may offer
you a lower interest rate than it would on a 30-year mortgage.

As mentioned, you'll also pay less interest over the 20-year life of the loan
although you'll pay more interest with each monthly payment. At the same
time, you'll be building equity more quickly, which might be useful if you later
decide to apply for a home equity loan or home equity line of credit.

In addition, many people find it comforting to have their mortgages totally paid
off, especially if they are heading into retirement. A 20-year mortgage can be
one way of reaching that goal more quickly.

15-Year Mortgage Rates

Loan Type Purchase Refinance

15-Year Fixed 6.09% 6.02%

Jumbo 15-Year 6.99% 7.16%

Fixed

What Is a 15-Year Mortgage?

Like 30- and 20-year mortgages, the 15-year mortgages covered here have fixed
monthly payments. Those payments will be higher, but the loan will be paid off
faster and you'll save on interest in total.

Who Should Consider a 15-Year Mortgage?

If you can afford the payments on a 15-year mortgage, it could be a good
choice. It would also make sense if you want to pay off your home loan on a
shorter time frame than 20 or 30 years and get a rate lock for that abbreviated
period.

10-Year Mortgage Rates

Loan Type Purchase Refinance

10-Year Fixed 6.05% 6.60%

What Is a 10-Year Mortgage

Finally, some lenders also offer 10-year mortgages, typically the shortest fixed-
rate loan available to home buyers. The same principle applies as with the other
shorter-duration mortgages described above: the terms of the loan mean larger
monthly payments but less interest overall by the time the loan is paid off.
Who Should Consider a 10-Year Mortgage?
Again, this is largely a question of how large a monthly payment you can
comfortably afford. If you have the cash to spare, a 10-year loan will be a money
saver in the long term. It could also make sense if you're in a hurry to own your
home free and clear.

If you're in the fortunate position of being able to afford a 10-year mortgage,

you might also consider simply paying cash for the home and avoiding interest
and other mortgage-related costs altogether.

Compare Mortgage Payments for 30-Year, 20-Year, 15-Year,

and 10-Year Mortgages

Mortgage Term 30-Year 20-Year 15-Year 10-Year

Avg Interest Rate* 7% 6.75% 6% 6%

Mortgage Amount $500,000 $500,000 $500,000 $500,000

Monthly Payment $3,327 $3,802 $4,219 $5,551

* Average interest rates differ by loan term and generally get lower the shorter the term.

Trends in Mortgage Rates: Will They Continue Falling?

Trends in mortgage rates are influenced by complex factors, such as the Federal
Reserve's interest rate policy, employment rate, the Consumer Price Index, and
the yields of 10-year treasury bonds. Mortgage rates are not directly tied to any
of these factors but are indirectly influenced by their current levels and
consensus predictions on how they will trend in the near future.

Mortgage rates are determined by a complex interaction of macroeconomic and

industry factors, such as:

The level and direction of the bond market, especially 10-year Treasury
yields
The Federal Reserve's current monetary policy, especially as it relates to
 bond buying and funding government-backed mortgages
Competition between mortgage lenders and across loan types

Because any number of these can cause fluctuations simultaneously, it's

generally difficult to attribute the change to any one factor.

Macroeconomic factors kept the mortgage market relatively low for much of
2021. In particular, the Federal Reserve had been buying billions of dollars of
bonds in response to the pandemic's economic pressures. This bond-buying
policy is a major influencer of mortgage rates.

But starting in November 2021, the Fed began tapering its bond purchases
downward, making sizable monthly reductions until reaching net zero in March
2022. [3]

Between that time and July 2023, the Fed aggressively raised the federal funds
rate to fight decades-high inflation. While the fed funds rate can influence
mortgage rates, it doesn't directly do so. In fact, the fed funds rate and
mortgage rates can move in opposite directions.

But given the historic speed and magnitude of the Fed's 2022 and 2023 rate
increases—raising the benchmark rate 5.25 percentage points over 16 months—
even the indirect influence of the fed funds rate has resulted in a dramatic
upward impact on mortgage rates over the last two years.

The Fed maintained the federal funds rate at its peak level for almost 14
months, beginning in July 2023. But on Sept. 18, the central bank announced
the first rate cut in what was expected to be a series of decreases in 2024 and
into 2025. This first reduction was by 0.50 percentage points, and the second
and third cuts were 0.25% each in November and December. Up to three rate
cuts are expected in 2025, but the Fed held rates steady at its most recent
meeting on Dec. 18.

The Fed's next rate announcement will be made on Mar. 19. [4]
 The first thing I'd suggest is thinking about what type of mortgage you're
looking for—whether it’s for a new home or refinancing. Depending on your
financial situation, you might need to consider different loan options, and
if you're able to, offering a larger down payment can help secure a lower
interest rate.

Definitely take the time to shop around and compare lenders. Having a
good idea of your credit score will give you a better sense of what rates you
can expect. If you already have a relationship with a bank or credit union,
it's a great idea to start there since they may offer better rates or terms to
keep your business. Also, consider how long you plan to stay in the home
and whether you'd prefer a fixed or variable rate mortgage, as both can
affect your overall costs. Taking the time to explore all your options can
make a big difference in getting the best mortgage rate for your situation! -
Taylor Kovar, a member of Investopedia’s Financial Advisor Council

What Is a Mortgage and How Does It Work?

A mortgage is a legal contract between a borrower and a lender, such as a bank
or credit union, that's typically used for the purchase or refinancing of a home
or other form of real estate.

The lender makes a certain sum of money available, which the borrower agrees
to pay back, along with interest, in regular monthly payments over a specified
term, such as 30 years. In the meantime, the property serves as collateral for the
loan, and the lender has a legal right to seize and sell it of the borrower fails to
make the required payments.

In most instances, lenders will also require a borrower to make an upfront down
payment, such as 10% or 20% of the home's purchase price, and the lender will
provide the rest of the money. The larger the down payment the borrower can
afford to make, the less they will need to borrow.

Mortgage contracts come to an end when the loan is fully paid off. If the
borrower sells their home before the end of the loan term, the lender will
receive the remaining balance it is owed at the real estate closing.

Without mortgages most people, except for the very wealthy, wouldn't be able
to afford their own homes.

Types of Mortgages
Many types of mortgages are available to home buyers today. Two major
categories are fixed-rate mortgages, the kind covered here, and adjustable-rate
mortgages (ARMs). Adjustable mortgages often start with a fixed rate for a
certain number of years, after which the rate will vary based on prevailing rates
in the financial markets.

Among fixed-rate mortgages, the two major types are conforming loans and
non-conforming loans. Many lenders offer both types.

Conforming loans "conform" to the rules and terms and conditions set by
Freddie Mac and Fannie Mae, two government-sponsored entities that purchase
loans from lenders and package them into securities for sale to investors. This
frees up the lenders' capital, allowing them to make more loans. It also results
in loans being available to more would-be home buyers, which is the reason
that Freddie Mac and Fannie Mae were created.

Conforming loans tend to have the most competitive interest rates. They also
have dollar limits—$806,500 in most parts of the U.S. as of 2025. [5] Borrowers
who need more money can apply for non-conforming loans, often called jumbo
loans, which typically carry higher interest rates.

While the U.S. government doesn't make loans itself, it does guarantee certain
loans issued by private lenders. Those include Federal Housing Administration
(FHA) loans for low- and moderate-income borrowers and VA loans for veterans
and active service members.

Mortgage Options for First-Time Homebuyers

If you're a first-time home buyer without a lot of cash available for a down
payment, or if you have a lowish credit score, an FHA or VA loan might be your
best option if you qualify. FHA loans require down payments as low as 3.5%,
while VA loans are available with 0% down. [6] [7] Both also have comparatively
low interest rates.

One small downside of FHA loans is that they require borrowers to pay
mortgage insurance premiums (MIPs) both upfront and on an ongoing basis,
adding to their costs. VA loans don't have that requirement. [8]

If you have a relatively good credit score and can afford a down payment of, say,
10% or more, you'll find many options in the broader market for conforming
mortgages. If you can afford to put down 20% or more you won't have to pay for
private mortgage insurance (PMI).

Note that many banks and credit unions offer all of these different kinds of
mortgages, so a loan officer there should be able to acquaint you with your
various options and point you in the right direction.

The Difference Between Interest Rate and APR

When you're shopping for a mortgage or any other type of loan, you might see
two types of interest rates advertised: the nominal interest rate and the annual
percentage rate (APR). The former only accounts for the interest that the lender
plans to charge, The latter includes both that and any other fees associated
with the loan, expressed as an annual cost.

In other words, APR more accurately reflects how much you'd have to pay on a
particular mortgage. For that reason, it is the most useful number to look at
when comparing two or more loans.

Example of the Difference Between Interest Rate and APR

Loan Amount $500,000

Interest Rate 7.00%

Origination Fee 1% ($5,000)

Discount Points 1 ($5,000)

Example of the Difference Between Interest Rate and APR

Total Fees $10,000

APR 7.227%

Assumes $500,000 loan amount, 30-year term, 20% down payment, 7% interest rate, 1% origination fee, and 1
discount point

How Are Mortgage Rates Set?

Mortgage rates at any given time are based on the prevailing rates in the bond
markets, which can rise and fall based on inflation and other factors in the
wider economy.

Lenders start with a benchmark, such as the going rate on 10-year U.S. Treasury
notes. On top of that they will add a spread to account for their costs and risks
and to ensure themselves of a profit. For example, if 10-year Treasury notes are
yielding 5%, a lender might set its interest rate on a 30-year mortgage at 7%.

In addition, lenders may change different rates to different individuals.

Someone with a relatively low credit score (if they qualify at all) is likely to pay a
higher rate because the lender will increase the spread to account for their
higher perceived risk.

How to Get the Best Mortgage Rates

Because interest rates can vary from one lender to another, it's always worth
shopping around. Even a small difference in rates can add up to real money
over time. Here are the steps to take to avoid overpaying:

1. Compare multiple lenders' rates based on APRs, not nominal interest rates.
This will give you a truer picture of what you'd pay with each lender.
2. Check your credit reports and credit scores before you apply. You can obtain
both for free, the former at AnnualCreditReport.com and the latter from
many banks and credit card companies.
3. If you find any errors in your credit reports that put you in a bad light, ask
that they be corrected before you apply.
4. If your credit score is in need of improvement, consider delaying your
 application for a few months, while you work to raise it.
5. Check your debt-to-income ratio (DTI). A metric commonly used by lenders,
DTI compares your monthly credit obligations to your monthly income.
Mortgage lenders generally want to see a DTI of 43% or less to make sure
you aren't getting in too deep.
6. Consider a larger down payment of you can afford it. That reduces the
lender's risk, so they'll often offer you a lower interest rate in return.
7. Know that mortgage rates can be negotiable, especially in a competitive
market. It never hurts to ask for a lower rate or some other financial
concession from the lender.

TIP
According to research by Freddie Mac, mortgage borrowers who shopped
around for the best rate saved significant sums of money on interest and
fees compared to those who did not. Specifically, those who received two
quotes saved an average of $600, and those who received four or more
quotes saved an average of $1,200 on the mortgage cost. [9] Similar
research by the Federal Reserve Bank of Philadelphia showed that
borrowers who shopped around saved an average of 18 basis points on
their mortgage loan rate. [4]

How Do I Qualify for Better Mortgage Rates?

To recap some of the tips in the previous section:

Shop around.
Consider as large a down payment as you can afford.
Know where you stand in terms of creditworthiness.
Correct any damaging errors in your credit report.
Take time to improve your credit score if necessary.
Same for your debt-to-income ratio.
Ask for a better rate—you might just get it.
 Calculate Your Monthly Payment
Your monthly mortgage payment will depend on your home price, down payment, loan term,
property taxes, homeowners insurance, and interest rate on the loan (which is highly dependent
on your credit score). Use the inputs below to get a sense of what your monthly mortgage
payment could end up being.

ENTER HOME PRICE

$ 440,000

ENTER DOWN PAYMENT

$ 88,000 20 %

SELECT LOAN TERM

EXPAND

How to Apply for a Mortgage

You can apply for a mortgage in person or online. Generally, a mortgage
application will ask for information about both you and the property you're
buying. That's likely to include:

Basic personal information

Your current address, marital status, and any dependents
Your Social Security number and date of birth
Whether you're applying as an individual or jointly, such as with a
spouse or other co-borrower
Where you currently work and how much you earn there
Details on your personal finances
Your financial assets, such as bank and investment accounts and any
other real estate you own
How much you currently owe on other loans, such as car, student, or
personal loans and any outstanding credit card balances
Description of the property you're planning to buy
Where it's located and what kind of property it is (single family house,
condo, etc.)
 The asking price or price you've already negotiated and how much
you wish to borrow
Whether you intend to live there or use it as an income-producing
rental property

How to Refinance Your Mortgage

Refinancing a home—taking out a new mortgage to pay off and replace your old
one—may be a bit easier, since you've been through the mortgage process
before. But again you'll want to shop around, compare costs, and not assume
that refinancing with your current lender is necessarily the best option. Here's
the basic process:

First, determine if refinancing makes sense. That will depend to a large extent
on whether you can get a significantly lower interest rate than you now have or
if you can get a shorter-term mortgage for the amount you're currently paying
each month. Bear in mind that refinancing has its own set of closing cost and
other fees.

Check your credit. Just like the first time you got a mortgage, it pays to check
your credit reports and credit score before you apply, correct any errors, and try
to improve your score if necessary. Unless you've run into financial difficulties
since you bought your home, you're likely to be a better risk now from the
lender's perspective, since you'll have a substantial record of timely monthly
payments on your record. Plus you've built up some equity in the home, which
lenders also like to see.

Consider all your options. As with first mortgages, refinancing can take a
variety of forms, from a regular mortgage to a cash-out refinancing, which
allows you to tap a portion of your home equity for other purposes.

TIP
If you're ready to pursue a mortgage, you can use our ranking of the best
mortgage lenders to assess your options.
Frequently Asked Questions (FAQs)
What Is a Mortgage Rate?
A mortgage rate is the amount of interest determined by a lender to be charged
on a mortgage. These rates can be fixed—meaning the rate is set based on a
benchmark rate—for the duration of the borrower’s mortgage term, as in the
case of a 15-year fixed rate mortgage, or variable based on the mortgage terms
and current rates. The rate is one of the key factors for borrowers when seeking
home financing options since it’ll affect their monthly payments and how much
they’ll pay throughout the lifetime of the loan.

How Big of a Mortgage Can I Afford?

In general, homeowners can afford a mortgage that’s two to two-and-a-half
times their annual gross income. For instance, if you earn $80,000 a year, you
can afford a mortgage from $160,000 to $200,000. Keep in mind that this is a
general guideline, and you need to look at additional factors when determining
how much you can afford, such as your lifestyle and your attitudes and habits
around personal finance. Your lender will determine what it thinks you can
afford based on your income, debts, assets, and liabilities. Using a mortgage
calculator can be helpful in this situation to help you figure out how you can
comfortably afford a mortgage payment.

What Are Mortgage Points?

Also known as discount points, this is a one-time fee, or prepaid interest
borrowers purchase to lower the interest rate for their mortgage. Discount
points equate to percentage points - so, one discount point costs 1% of your
mortgage amount, or $1,000 for every $100,000, and will lower the rate by a
quarter of a percent, or 0.25.

Another option for a reduced-rate mortgage is through a 2-1 buydown

mortgage, which entails a low rate in the first year, a somewhat higher rate in
the second year, and then the regular mortgage rate for the remaining term of
the mortgage.

How Much Will I Need for a Down Payment?

The minimum you’ll need to put down will depend on the type of mortgage.
Many lenders require a minimum of 5% to 20%, whereas others like
government-backed ones require at least 3.5%. The VA loan is the exception
with no down payment requirements.

Generally, the higher your down payment, the lower your rate may be.
Homeowners who put down at least 20% will be able to save the most.

Which Bank Has the Lowest Mortgage Rate?

Bank of America has some of the lowest mortgage rates among big banks right
now but many banks and credit unions have competitive rates in local markets
around the country so borrowers should do their homework before committing
to a mortgage. We rank Bank of America as the best big bank mortgage lender
because they offer multiple loan options for low- and middle-income
borrowers, have a massive branch network across all 50 states, and offer loans
with down payments as low as 0%-3%. When comparing rates on bank and
mortgage lender websites it's important to note that many quote rates that
involve the purchase of discount points. The rates that Investopedia tracks do
not involve discount points.

What Is a Good Mortgage Rate?

A good mortgage rate, which is usually represented as the lowest available rate
for a 30-year fixed mortgage, will depend on the borrower. Lenders will
advertise the lowest rate offered but yours will depend on factors like your
credit history, income, other debts, and your down payment. For instance, a
good mortgage rate for someone who has a low credit score tends to be higher
than for someone who has a higher credit score.

It's important to understand what will affect your individual rate and work
toward optimizing your finances so you can receive the most competitive rate
based on your financial situation.

Will We Ever See a 3% Mortgage Rate Again?

It's unlikely that 3% mortgage rates will be seen again in the foreseeable future
because the conditions that produced those rates several years ago were driven
by extremely rare economic conditions and resulting monetary policy. While
rates are currently more than double those record lows they could come down
over the course of 2025 if the Federal Reserve cuts rates and other conditions
are favorable, like ongoing employment rates and the 10-year bond yield.

Will Mortgage Rates Go Down in a Recession?

Mortgage rates could go down in response to a recession depending on how the
Fed reacts with rate cuts to combat slowing economic activity, rising
unemployment rates and rising consumer prices. In previous recessions the fed
usually lowers the federal discount rate to provide greater liquidity to the bond
markets, which in turn put downwards pressure on mortgage rates.

Why You Should Trust Us

Investopedia collects the best rates on actual closed mortgages from more than
200 companies every business day to identify the most competitive rates and
terms in the nation as well as in the states in which our readers reside.
Investopedia launched in 1999, and has been helping readers find the best
mortgage rates since 2021.

How We Track the Best Mortgage Rates

To assess mortgage rates, we first needed to create a credit profile. This profile
included a credit score ranging from 700 to 760 with a property loan-to-value
ratio (LTV) of 80%. With this profile, we averaged the lowest rates offered by
more than 200 of the nation’s top lenders. These rates represent what real
consumers will see when shopping for a mortgage.

The same credit profile was used for the best state rates map. We then found
the lowest rate currently offered by a surveyed lender in that state.

Remember that mortgage rates may change daily, and this average rate data is
intended for informational purposes only. A person’s personal credit and
income profile will be the deciding factors in what loan rates and terms they can
get. Loan rates do not include amounts for taxes or insurance premiums, and
individual lender terms will apply.

Your Guide to Mortgage Rates

What Is a Mortgage?
Mortgage Calculator
How to Apply for a Mortgage
 How to Find the Best Mortgage Rates
How to Choose a Mortgage
Best Jumbo Mortgage Rates
Best Mortgage Refinance Companies

Investopedia / Arif Qazi

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ARTICLE SOURCES

Part of the Series

When to Buy a Home Based on Mortgage Rates

When to Buy a Home Based on Mortgage Rates

How Mortgages Work

Rates for Different Loan Types

 Saving on Fees

Lender vs. Broker

Lender Options

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