After easing a bit mid-week, 30-year mortgage rates jumped back up to 7.48% Thursday, their highest level since the start of December. Other new purchase loans saw rates either climb or hold roughly steady Thursday, while the 30-year refi average meanwhile spiked more than a quarter point.

Since rates vary widely across lenders, it's always smart to shop around for your best mortgage option and compare rates regularly, no matter the type of home loan you're seeking.

National Averages of Lenders' Best Rates
Loan Type	New Purchase	Refinance
30-Year Fixed	7.48%	7.96%
FHA 30-Year Fixed	7.44%	7.90%
Jumbo 30-Year Fixed	6.82%	6.83%
15-Year Fixed	6.79%	6.99%
5/6 ARM	7.70%	7.80%

Today's Mortgage Rate Averages: New Purchase

Rates on 30-year new purchase loans shot up a bold 11 basis points Thursday, returning the average to the mid-7% range after dipping a tenth of a percentage point mid-week. The flagship average is now 7.48%, the highest 30-year average since Dec. 1. Given rates dipped into 6% territory at the start of February, the current average is elevated. But it still sits almost a full point below October's historic 23-year peak of 8.45%. Rates on 15-year new purchase loans also rose 11 basis points Thursday, climbing to 6.79%. That's the highest reading since Dec. 11, and is more than two-thirds of a percentage point above the seven-month low of 6.10% seen just before the new year. But back in October, 15-year rates soared to a 7.59% peak—the most expensive level since 2000. Jumbo 30-year rates marked time for a sixth day at 6.82%. That's the jumbo 30-year average's highest mark since late November. Though daily historical jumbo rates are not available before 2009, it's estimated the 7.52% peak reached in October was the most expensive jumbo 30-year average in more than 20 years. Among other new purchase averages, several showed little or no movement Thursday, while the rest climbed. The biggest rate gainers were 20-year loans, whose average jumped 17 basis points, and 7/6 adjustable-rate loans, which saw a rise of 14 basis points.

National Averages of Lenders' Best Rates - New Purchase
Loan Type	New Purchase Rates	Daily Change
30-Year Fixed	7.48%	+0.11
FHA 30-Year Fixed	7.44%	+0.06
VA 30-Year Fixed	7.32%	-0.01
Jumbo 30-Year Fixed	6.82%	No Change
20-Year Fixed	7.36%	+0.17
15-Year Fixed	6.79%	+0.11
FHA 15-Year Fixed	6.89%	+0.08
Jumbo 15-Year Fixed	6.78%	No Change
10-Year Fixed	6.73%	+0.10
10/6 ARM	7.53%	-0.02
7/6 ARM	7.65%	+0.14
Jumbo 7/6 ARM	6.45%	No Change
5/6 ARM	7.70%	-0.03
Jumbo 5/6 ARM	6.55%	+0.12

The Weekly Freddie Mac Average

Every Thursday afternoon, Freddie Mac publishes a weekly average of 30-year mortgage rates, and this week's reading added 13 basis points to reach 6.90%. Back in late October, Freddie Mac's average reached a historic peak of 7.79%—its most expensive level in 23 years. But since then, it has come down significantly, registering a recent low of 6.60% in mid-January.

Freddie Mac’s average differs from our own 30-year average for two notable reasons. First, Freddie Mac calculates a weekly average that blends five previous days of rates, while our Investopedia averages are daily, offering a more precise and timely indicator of rate movement. Second, the rates included in Freddie Mac's survey can include loans priced with discount points, while Investopedia’s averages only include zero-point loans.

Today's Mortgage Rate Averages: Refinancing

Refinancing rates were also mostly up Thursday, including a spike in 30-year refi loans. After sinking 21 basis points Wednesday, the 30-year refi average surged 28 basis points yesterday. That stretches the spread between 30-year new purchase and refi rates to a somewhat-wide 48 basis points. The 15-year refi average meanwhile added the same 11 basis points seen for new purchase loans, while the jumbo 30-year refi average continued its holding pattern for a sixth day. Besides the 30-year refi average, the biggest refi rate gainers Thursday were 20-year loans and FHA 30-year loans, which climbed 18 and 14 basis points, respectively. The only refi average to dip more than a couple of points was 7/6 ARM loans, whose average subtracted 5 basis points.

National Averages of Lenders' Best Rates - Refinance
Loan Type	Refinance Rates	Daily Change
30-Year Fixed	7.96%	+0.28
FHA 30-Year Fixed	7.90%	+0.14
VA 30-Year Fixed	7.56%	-0.02
Jumbo 30-Year Fixed	6.83%	No Change
20-Year Fixed	7.65%	+0.18
15-Year Fixed	6.99%	+0.11
FHA 15-Year Fixed	6.97%	+0.08
Jumbo 15-Year Fixed	6.78%	No Change
10-Year Fixed	6.92%	+0.11
10/6 ARM	7.77%	+0.05
7/6 ARM	7.83%	-0.05
Jumbo 7/6 ARM	6.55%	No Change
5/6 ARM	7.80%	+0.05
Jumbo 5/6 ARM	6.55%	+0.12

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 type, and size, in addition to individual lenders' varying risk management strategies. The states with the cheapest 30-year new purchase rates were Mississippi, Louisiana, Vermont, Hawaii, Iowa, and Rhode Island, while the states with the most expensive rates were Tennessee, Oregon, Idaho, Washington, Alabama, and Arizona.

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, 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 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 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 reductions each month until reaching net zero in March 2022.

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 does not 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 has opted to hold rates steady at its last four meetings, the last of which concluded Jan. 31. Though the central bank's statement signaled that we have almost certainly reached the end of Fed rate hikes in this campaign, Fed Chair Jerome Powell stated that inflation is still too high, and they will therefore proceed cautiously on deciding when to make the first rate cut. Specifically, he indicated it's unlikely they will be ready for any rate reduction by the time of their next meeting, which is scheduled for March 19–20.

After its December meeting, the Fed released quarterly data that showed almost 80% of Fed members expect there to be two to four rate cuts in 2024, with the median expectation being three rate decreases totaling 0.75%. But when in 2024 these will begin—and ultimately how many are implemented this year—is an open question at this time.

How We Track Mortgage Rates

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.