Compare the Best Mortgage Rates Today - Sept. 4, 2024

As of Sept. 4, 2024, the average 30-year fixed mortgage rate is 6.29%, 20-year fixed mortgage rate is 6.06%, 15-year fixed mortgage rate is 5.37%, and 10-year fixed mortgage rate is 5.30%. Average rates for other loan types include 5.81% for an FHA 30-year fixed mortgage and 6.51% 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.

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Today's Mortgage Rates

How to Use Our Mortgage Rate Table

Our mortgage rate table is designed to help you compare mortgage rates for the type of home loan you’re being offered by lenders to know if they are better or worse than the best rates available. These rates are benchmark rates for those with good credit, not the teaser rates that make everyone think they will get the lowest rate available. Of course, your personal credit profile will be a significant factor in what rate you get quoted, but you will be able to begin comparison shopping for either new purchase or refinance rates with confidence before you choose a mortgage lender.

30-Year Mortgage Rates

What Is a 30-Year Mortgage?

A 30-year mortgage is a conventional home loan that offers a fixed rate for a 30-year term. This means that your monthly payments, consisting of the principal and interest, remain the same throughout the lifetime of the loan. Some 30-year mortgages are government-backed loans, such as the ones from the Department of Veterans Affairs (VA), the United States Department of Agriculture (USDA), and the Federal Housing Authority (FHA).

Most borrowers choose a 30-year mortgage because it has lower monthly loan balance payments compared to other terms, freeing up room for other financial goals. According to Freddie Mac, this is the most popular type of mortgage, with almost 90% of homeowners opting for a 30-year term.

Who Should Consider a 30-Year Mortgage?

People looking to buy a home who want the lowest possible mortgage payments given record-high home prices should consider a 30-year mortgage. Although it may come with a higher interest rate compared to other home loan terms, monthly mortgage payments are lower because they are extended over a long term.

20-Year Mortgage Rates

What is a 20-Year Mortgage?

Like a conventional 30-year mortgage a 20-year mortgage is a home loan with a fixed rate but with a shorter 20-year term. Monthly payments, consisting of the principal and interest, remain the same throughout the term of the loan.

The main benefit of a 20-year mortgage is the savings homeowners receive from lower interest rates and paying it off sooner than 30 years.

Who Should Consider a 20-Year Mortgage?

Any homeowner who borrows money to benefit from lower interest rates and pay off their mortgage sooner than later should consider a 20-year mortgage. In general, 20-year mortgage rates are lower than 30-year ones, helping to reduce the payments of interest over the course of the loan.

However, a 20-year mortgage pays the loan off faster and thus has a higher monthly obligation. Homeowners should factor in higher costs to their monthly budget when it comes to choosing a 20-year mortgage, although it is still less than what a 15-year mortgage would require.

15-Year Mortgage Rates

What Is a 15-Year Mortgage?

A 15-year mortgage is a fixed-rate loan to pay for a home purchase. The monthly payment, which includes principal and interest, remains the same throughout the lifetime of the mortgage. It is paid off in half the time of a traditional 30-year mortgage. The shorter repayment period and the higher monthly payments result in a savings of thousands of dollars in interest over the life of the loan although monthly payments are higher compared to longer-term mortgage loans.

Who Should Consider a 15-year Mortgage?

A 15-year mortgage is a smart option for borrowers who want to save money on interest and can afford larger monthly payments without compromising their other financial goals and responsibilities.

For instance, a borrower who can't take out a 15-year mortgage without sacrificing regular contributions to a savings account and a retirement fund should probably stick to a longer-term mortgage. A 20-year term can offer a happy medium.

For borrowers who have variable or sporadic incomes, a 15-year mortgage makes sense only if there is a realistic plan to make the mortgage payment through the lean periods.

10-Year Mortgage Rates

What is a 10-Year Mortgage

A 10-year mortgage is the shortest fixed-rate loan available for a home purchase. As with longer-term mortgage loans, the monthly payment remains the same throughout the lifetime of the mortgage. It is paid off in one-third of the time of a traditional 30-year mortgage. The abbreviated period results in much lower interest being paid over the life of the loan but involves higher monthly payments vs. longer-term mortgage loans.

The major benefit of taking out a 10-year fixed-rate mortgage is that homeowners can pay off their loans much faster than other loan terms. Since rates may be lower than a 20- or 30-year term and because homeowners are making fewer payments, borrowers will save the most money on interest with a 10-year term. Plus, homeowners will be able to build equity much faster. 

Who Should Consider a 10-Year Mortgage?

Homeowners who want to pay off their mortgage quickly and have the means to pay the large monthly payment should consider a 10-year mortgage. Also, since lenders may view these types of borrowers as more high-risk (since you’ll need to pay more each month), you’ll most likely need to have an excellent credit profile to qualify.

A 10-year home loan is also best for those who want to refinance their mortgage and have been paying down their existing loan for a while. For instance, those who have close to 10 years until they’re mortgage-free may not want to refinance to a loan with a longer term. That is, unless you’re looking to refinance to a longer term to lower payments—keep in mind you’ll end up paying more in interest in the long run if you go with the longer loan term. 

Trends in Mortgage Rates: Are They Rising or 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 have risen significantly since the Federal Reserve began raising the federal funds rate in March of 2022. Since then, the Fed funds rate has risen by 525 basis points but has remained steady over the Fed's last three rate-setting meetings. However, mortgage rates are not directly tied to the movement of the Fed funds rate. They are determined by complex factors like interactions in the government bond market, specifically involving the yield on 10-year treasury bonds, Fed monetary policy in funding government-backed mortgages, and competitive factors among mortgage lenders.

So, it is impossible to say if mortgage rates will continue to rise, remain steady, or even begin to fall at any given point. Mortgage rates reached highs in October 2023, though, and the Fed's monetary policy to address stubborn but declining inflation into 2024 will likely influence rates, if only indirectly.

The Fed has maintained the federal funds rate at its current level since July 2023, with a seventh consecutive rate hold announced on June 12. Although inflation has moderated considerably, it is still above the Fed's target level of 2%. Until the central bank feels confident inflation is falling sufficiently and sustainably, it has said it's hesitant to start cutting rates.

The Fed will hold five more meetings in 2024, the next of which is scheduled to conclude on July 31.

What Is a Mortgage and How Does It Work?

A mortgage is a type of loan used to purchase or maintain a home, land, or other types of real estate. The borrower agrees to pay the lender over time, typically in a series of regular payments divided into principal and interest. The property then serves as collateral to secure the loan.

Individuals and businesses use mortgages to buy real estate without paying the entire purchase price upfront. The borrower repays the loan plus interest over a specified number of years until they own the property free and clear. Most traditional mortgages are fully amortizing. This means that the regular payment required will stay the same, but different proportions of principal vs. interest will be paid over the life of the loan with each payment. Typical mortgage terms are for 30 or 15 years.

Types of Mortgages

There are numerous types of mortgages in the mortgage market, including those from private mortgage lenders as well as government-backed loan programs that purchase, guarantee, and securitize mortgages in the secondary mortgage market like those by the Federal Housing Administration (FHA), known as FHA loans, or the Federal National Mortgage Association (Fannie Mae).

A conventional mortgage can be fixed-rate with terms varying from 10 to 30 years or an adjustable-rate mortgage (ARM) with terms up to 10 years. Jumbo mortgage loans that exceed the Federal Housing Finance Agency's conforming loan limit of $766,550 for 2024 cannot be purchased, guaranteed, or securitized by Fannie Mae or the Federal Home Loan Mortgage Corporation (Freddie Mac). Jumbo loans offer the same fixed and variable rate terms as conventional mortgage loans, though their interest rates are typically lower.

Mortgage Options for First-Time Homebuyers

While most mortgage originations occur in the private market, government-backed mortgages occupy an important niche and provide access to first-time homebuyers and borrowers who could not otherwise qualify or afford the terms of traditional mortgages.

Government-backed loans like FHA loans, state FHA loans, USDA loans (USDA guaranteed loans), and VA loans (backed by the Department of Veteran Affairs) can offer significant advantages to qualifying borrowers, including lower interest, longer terms, and a lower percentage of down payment (or no down payment) compared to conventional loans. For these types of loans with lower down payment options, the borrower can be required to acquire private mortgage insurance (PMI).

The Difference Between Interest Rate and APR

The advertised rate or nominal interest rate for a loan, whether for a mortgage, personal loan, or credit card, is the basic cost of borrowing the principal stated as a percentage. The annual percentage rate (APR), reflected as a percentage, is the total cost of the loan, including the fees and all other costs associated with the loan, in this case, a mortgage loan, such as the origination fee and discount points.

The APR, therefore, almost always calculates to a higher interest rate than the nominal interest rate since fees and other costs are factored into the rate, including the interest rate.

How Are Mortgage Rates Set?

Mortgage rates are set based on a few factors, economic forces being one of them. For instance, lenders look at the prime rate—the lowest rate banks offer for loans—which typically follows trends set by the Federal Reserve’s federal funds rate, currently set at a range of 5.25% - 5.50%. Fed Funds rates are typically stated in this type of range, which varies that rate by 0.25 percent.

The 10-year Treasury bond yield can also reveal market trends. If the bond yield increases, mortgage rates tend to go up, and vice versa. The 10-year Treasury yield is usually the best standard to judge mortgage rates. That’s because many mortgages are refinanced or paid off after 10 years, even if the norm is a 30-year fixed-rate mortgage loan. 

Factors that the borrower can control are their credit score and the home equity that will be created by the down payment amount. Since a lender sets rates based on the risk they may take, borrowers who are less creditworthy or have a lower down payment amount may be quoted higher rates. In other words, the lower the risk, the lower the rate for the borrower.

How to Get the Best Mortgage Rates

There are several things to keep in mind when shopping for mortgage rates to ensure you get the best deal:

1. Know your credit score.
2. Estimate how much down payment you can make using our mortgage calculator.
3. Estimate how long you plan to stay in your home.
4. Determine the best type and term of mortgage, whether fixed-rate or variable-rate, that is most affordable based on the factors above.
5. Use our rate table to help you identify whether lenders are offering you a competitive rate based on your credit profile.
6. Avoid opening new types of credit accounts like credit cards or personal loans before applying for a mortgage, as these can temporarily lower your credit score.

How Do I Qualify for Better Mortgage Rates?

Qualifying for better mortgage rates can help you save money, potentially tens of thousands of dollars over the life of the loan. Here are a few ways you can ensure you find the most competitive rate possible:

• Raise your credit score: A borrower's credit score is a major factor in determining mortgage rates. The higher the credit score, the more likely a borrower can get a lower rate. It's a good idea to check your credit score to see how you can improve it, whether that's by making on-time payments or disputing errors on your credit report. 
• Increase your down payment: Most lenders offer lower mortgage rates for those who make a larger down payment. This will depend on the type of mortgage you apply for, but sometimes, putting down at least 20% could get you more attractive rates. 
• Lower your debt-to-income ratio: Also called DTI, your debt-to-income ratio looks at the total of your monthly debt obligations and divides it by your gross income. Usually, lenders don't want a DTI of 43% or higher, as that may indicate that you may have challenges meeting your monthly obligations as a borrower, as adding a mortgage payment could potentially put you underwater. The lower your DTI, the less risky you will appear to the lender, which will be reflected in a lower interest rate. 

How to Apply for a Mortgage

A mortgage application is made through a lender such as a bank, credit union, or mortgage company and involves providing extensive information including:

• Borrower details
• Borrower’s address, marital status, and dependents
• The type of credit being applied for, meaning whether it’s a joint or individual application
• Social Security number and date of birth
• Current employer and address, as well as employment income
• Financial data
• Assets include bank accounts, retirement accounts, certificates of deposit, savings accounts, and brokerage accounts for stocks or bonds
• Liabilities include revolving credit, such as credit cards or store charge cards, and installment loans, such as student, car, and personal loans
• Any other real estate owned and its estimated value or rental income, if applicable
• Property and loan request details
• Address of the property
• The loan amount, and the type of loan, such as a purchase or refinance
• Any rental income from the property or if you are buying the home as an investment to generate rental income
• Declarations
• Whether the home be your primary residence or your second home
• Determine if there are any judgments, lawsuits, or liens against you or the home being purchased
• If the borrower has had any past foreclosures or is currently the guarantor for another loan
  

How to Refinance Your Mortgage

The process for refinancing a mortgage is similar to getting a purchase mortgage in that it entails shopping for rates and loan terms based on your credit score and completing an application. Instead of obtaining an appraisal on the property being initially purchased a new appraisal is required on the home you are refinancing. Also, unlike a new purchase mortgage, refinancing does not require a down payment. Mortgage refinancing does involve closing costs, so it's important to project a breakeven point with these costs measured against your potential savings when rates drop enough to consider refinancing your mortgage to determine if it makes financial sense.

Below are the steps involved in refinancing a mortgage:

• Check your credit
• Review your credit reports to verify financial information
• You can obtain a free copy of your credit reports from the three major credit bureaus each year from AnnualCreditReport.com
• Many credit card issuers provide your current credit score on your monthly statement or upon request
• Decide the type of loan you want
• Refi mortgage loans come in the same types and terms as purchase mortgages
• Longer refinancing terms provide lower interest rates but can ultimately entail more interest costs
• If you have built up equity in your current mortgage a cash-out refi can be an option
• In a decreasing mortgage rate environment adjustable-rate mortgage refinance options can become more attractive
• Compare lender's rates and terms
• Interest rates can vary by lender based on your credit score and property location
• Shopping around is a proven way to find the most favorable rates
• Apply for the loan
• The mortgage refinance application process is very similar to a purchase mortgage application
• Online loan applications and approval is widely available
• Survey and inspection may be required
• Finalize terms and lock in the rate
• Once a competitive rate that fits your parameters is found you can lock the rate just as with a purchase mortgage
• Pay off your old mortgage with your new loan
• Once your mortgage refinance loan is approved and funded you can have the funds transferred to the mortgage lender who originated your purchase mortgage to pay off that loan
  

Frequently Asked Questions (FAQs)

Why You Should Trust Us

Investopedia collects the best rates on actual closed mortgages through a third-party data provider 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