Today’s mortgage and refinance rates 

Average mortgage rates rose last Friday. That was disappointing after a series of falls. But these rates remain near historical lows.

Looking at how markets were moving first thing, mortgage rates today may hold steady or just inch either side of the neutral line. But things could change as the hours pass.

Find and lock a low rate (Mar 29th, 2021)

Current mortgage and refinance rates 

Find and lock a low rate (Mar 29th, 2021)

COVID-19 mortgage updates: Mortgage lenders are changing rates and rules due to COVID-19. To see the latest on how coronavirus could impact your home loan, click here.

Should you lock a mortgage rate today?

Nobody can yet be sure whether last week’s falls were a blip or the start of a continuing downward trend. But my money’s on a blip. Read on for more.

So my personal rate lock recommendations remain:

• LOCK if closing in 7 days
• LOCK if closing in 15 days
• LOCK if closing in 30 days
• LOCK if closing in 45 days
• LOCK if closing in 60 days

But I don’t claim perfect foresight. And your personal analysis could turn out to be as good as mine — or better. So you might choose to be guided by your instincts and your personal tolerance for risk.

Market data affecting today’s mortgage rates 

Here’s a snapshot of the state of play this morning at about 9:50 a.m. (ET). The data, compared with roughly the same time last Friday, were:

• The yield on 10-year Treasurys eased up to 1.68% from 1.67% (Bad for mortgage rates.) More than any other market, mortgage rates normally tend to follow these particular Treasury bond yields, though less so recently
• Major stock indexes were lower on opening. (Good for mortgage rates.) When investors are buying shares they’re often selling bonds, which pushes prices of those down and increases yields and mortgage rates. The opposite happens when indexes are lower
• Oil prices dropped to $60.37 from $60.79 a barrel. (Good for mortgage rates*.) Energy prices play a large role in creating inflation and also point to future economic activity.) 
• Gold prices fell to $1,712 from $1,726 an ounce. (Neutral for mortgage rates*.) In general, it’s better for rates when gold rises, and worse when gold falls. Gold tends to rise when investors worry about the economy. And worried investors tend to push rates lower
• CNN Business Fear & Greed index — Edged down to 43 from 45 out of 100. (Good for mortgage rates.) “Greedy” investors push bond prices down (and interest rates up) as they leave the bond market and move into stocks, while “fearful” investors do the opposite. So lower readings are better than higher ones

Caveats about markets and rates

Before the pandemic and the Federal Reserve’s interventions in the mortgage market, you could look at the above figures and make a pretty good guess about what would happen to mortgage rates that day. But that’s no longer the case. We still make calls. And are usually right. But our record for accuracy won’t achieve its former high levels until things settle down.

So use markets only as a rough guide. Because they have to be exceptionally strong or weak to rely on them. But, with that caveat, so far mortgage rates today look likely to hold steady or just inch either side of the neutral line. Just be aware that intraday swings (when rates change direction during the day) are a common feature right now.

Find and lock a low rate (Mar 29th, 2021)

Important notes on today’s mortgage rates

Here are some things you need to know:

1. Typically, mortgage rates go up when the economy’s doing well and down when it’s in trouble. But there are exceptions. Read ‘How mortgage rates are determined and why you should care‘
2. Only “top-tier” borrowers (with stellar credit scores, big down payments and very healthy finances) get the ultralow mortgage rates you’ll see advertised
3. Lenders vary. Yours may or may not follow the crowd when it comes to daily rate movements — though they all usually follow the wider trend over time
4. When daily rate changes are small, some lenders will adjust closing costs and leave their rate cards the same
5. Refinance rates are typically close to those for purchases. But some types of refinances are higher following a regulatory change

So there’s a lot going on here. And nobody can claim to know with certainty what’s going to happen to mortgage rates in coming hours, days, weeks, or months.

Are mortgage and refinance rates rising or falling?

Today and soon

Did last Friday’s rise signal an end to the recent run of falls? I suspect so, though it’s too soon to be certain. I’m not saying there won’t be more falls in coming days. But I’m expecting mortgage rates to end this week higher than they were first thing this morning.

My reasons remain unchanged. The prospect of an economic boom is getting closer by the day. And the relationship between thriving economies and higher rates is well established.

Meanwhile, fear of the inflation that such a boom might bring waxes and wanes. But it’s likely to grow as plans coalesce for a massive infrastructure spending bill. And fear of inflation is another force that tends to push up mortgage rates.

Yes, these rates will go down as well as up. That’s what they do. But I can see no reason to think the upward trend is likely to disappear anytime soon. Unless, of course, some game-changing event kills the nascent recovery dead.

For more background on my wider thinking, read our latest weekend edition, which is published every Saturday soon after 10 a.m. (ET).

Recently

Over much of 2020, the overall trend for mortgage rates was clearly downward. And a new, weekly all-time low was set on 16 occasions last year, according to Freddie Mac.

The most recent weekly record low occurred on Jan. 7, when it stood at 2.65% for 30-year fixed-rate mortgages. But rates then rose. And Freddie’s Mar. 25 report puts that weekly average at 3.17% (with 0.7 fees and points), up from the previous week’s 3.09%. However, Freddie’s survey’s methodology means it won’t have captured all last week’s falls.

Expert mortgage rate forecasts

Looking further ahead, Fannie Mae, Freddie Mac and the Mortgage Bankers Association (MBA) each has a team of economists dedicated to monitoring and forecasting what will happen to the economy, the housing sector and mortgage rates.

And here are their current rates forecasts for each quarter of 2021 (Q1/21, Q2/21, Q3/21, and Q4/21).

The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie’s were updated on March 17 and the MBA’s on March 22. But Freddie now publishes forecasts quarterly. Its figures are from mid-January and are looking stale:

Forecaster	Q1/21	Q2/21	Q3/21	Q4/21
Fannie Mae	2.9%	3.1%	3.1%	3.2%
Freddie Mac	2.9%	2.9%	3.0%	3.0%
MBA	2.9%	3.2%	3.4%	3.6%

However, given so many unknowables, the current crop of forecasts might be even more speculative than usual. And there’s certainly a widening spread as the year progresses.

Find your lowest rate today

Some lenders have been spooked by the pandemic. And they’re restricting their offerings to just the most vanilla-flavored mortgages and refinances.

But others remain brave. And you can still probably find the cash-out refinance, investment mortgage or jumbo loan you want. You just have to shop around more widely.

But, of course, you should be comparison shopping widely, no matter what sort of mortgage you want. As federal regulator the Consumer Financial Protection Bureau says:

Shopping around for your mortgage has the potential to lead to real savings. It may not sound like much, but saving even a quarter of a point in interest on your mortgage saves you thousands of dollars over the life of your loan.

Verify your new rate (Mar 29th, 2021)

Mortgage rate methodology