Mortgage rates are either higher or lower today, depending on the lender in question. Some lenders raised rates on Friday afternoon in response to weakness in the bond market (lenders set rates based on the trading levels of MBS, the bonds that underlie the mortgage market). Those lenders are actually slightly lower today. Lenders who didn't raise rates on Friday afternoon are slightly higher today. In all cases, apart from Friday morning, today's rates remain well below anything seen for nearly 3 years. This is notable considering 10yr are near 4 month highs and more than 0.20% higher than the lower end of the range during that time. One reason for mortgage rates outperforming the 10yr Treasury is the fact that the 10yr isn't always the best indicator for mortgages. In recent years, a 5yr Treasury has behaved more like mortgage rates in terms of day to day movement.  An even bigger reason for mortgage outperformance is last week's announcement regarding Fannie/Freddie purchases of MBS.  This is the news that sent rates surging lower on Friday.  The market is continuing to hone in on a new trading range for MBS today, but the bulk of the initial volatility seems to have passed.

January 12, 2026 Download our Mobile App: Download our Mobile App: 30 Yr. Fixed 6.01% -0.05%   6.01% 7.26% 15 Yr. Fixed 5.55% -0.04%   5.55% 6.59% 30 Yr. Jumbo 6.34% -0.01%   6.1% 7.45% Compare Mortgage Rates from Local Lenders for Jan 12, 2026 Mortgage Rates Inch Higher From 3 Year Lows Mon, Jan 12, 2026 3:44PM Mortgage rates are either higher or lower today, depending on the lender in question. Some lenders raised rates on Friday afternoon in response to weakness in the bond market (lenders set rates based on the trading levels of MBS, the bonds that underlie the mortgage market). Those lenders are actually slightly lower today. Lenders who didn't raise rates on Friday afternoon are slightly higher today. In all cases, apart from Friday morning, today's rates remain well below anything seen for nearly 3 years. This is notable considering 10yr are near 4 month highs and more than 0.20% higher than ... (read more) Mortgage News Daily Rate Change Points 30 Yr. Fixed 6.01% -0.05 0.00 15 Yr. Fixed 5.55% -0.04 0.00 30 Yr. FHA 5.70% +0.01 0.00 30 Yr. Jumbo 6.34% -0.01 0.00 7/6 SOFR ARM 5.68% -0.04 0.00 30 Yr. VA 5.71% +0.01 0.00 Updates Daily - Last Update: 1/12 Freddie Mac Rate Change Points 30 Yr. Fixed 6.16% +0.01 0.00 15 Yr. Fixed 5.46% +0.02 0.00 Updates Weekly - Last Update: 1/8 Mortgage Bankers Assoc. 30 Yr. Fixed 6.33% +0.01 0.60 15 Yr. Fixed 5.71% -0.02 0.64 30 Yr. Jumbo 6.46% +0.06 0.35 Updates Weekly - Last Update: 12/10 UMBS 30YR 5.0 100.17 -0.32   95.05 100.50 UMBS 30YR 5.5 101.38 -0.27   97.47 101.64 10 YR Treasury 4.188 +0.017   3.932 4.780 Bond Market Only Marginally Interested in Powell Drama For Now Mon, Jan 12, 2026 10:29AM The most important-sounding news over the weekend was last night's subpoena of Fed Chair Powell over statements made to congress regarding the Fed's building renovations. Bond yields were slightly higher this morning and commentators erroneously connected those dots. There was actually no meaningful movement in either direction when the news hit, but trading... (read more) MBS Price Change UMBS 4.5 98.38 -0.16 UMBS 5.0 100.15 -0.35 UMBS 5.5 101.36 -0.28 GNMA 4.5 98.31 +0.12 GNMA 5.0 100.07 -0.13 GNMA 5.5 101.04 -0.21 Pricing as of: 1/12 5:28PM EST US Treasury Yield Change 2 YR Treasury 3.541 +0.013 5 YR Treasury 3.762 +0.011 7 YR Treasury 3.964 +0.011 10 YR Treasury 4.186 +0.015 30 YR Treasury 4.836 +0.021 Pricing as of: 1/12 5:28PM EST Other News ICE Experience, AI Webinar, LOS, Inside Sales, BBYS, DSCR Products; Is a Cap on Credit Cards Possible? Mon, Jan 12, 2026 11:46AM The National Association of Realtors (NAR) reports that the median age of first-time homebuyers has increased significantly, reaching 40 years old, compared to 29 years old in 1981. Not only that, but first-time home buyer share has fallen to a historic low of 21 percent. If you’re a lender, do you have the products in your arsenal to take advantage of these... (read more) Latest Video Consumer spending accelerated in December, CNBC/NRF Retail Monitor finds U.S. payrolls rose 50,000 in December, less than expected; unemployment rat... Job openings stand at 7.1 million in November Wholesale inventories climb 0.2% in October, as expected Around the Web Axios Scoop: Bessent told Trump that investigation of Fed chair creates a "mess" CNBC Greenspan, Bernanke, Yellen and other past officials say Trump using 'prosecutorial attacks' to undermine Fed Eye on Housing Household Real Estate Asset Values Fall in the Third Quarter Eye on Housing Growth for Custom Home Building CNBC Treasury yields mixed as DOJ opens criminal investigation into Fed Chair Powell CNBC Here's what's happening now with mortgage rates after Trump posts on housing Calculated Risk Blog The "Home ATM" Mostly Closed in Q3 Calculated Risk Blog Fed's Flow of Funds: Household Net Worth Increased $6.1 Trillion in Q3 Realtor.com New-Home Construction Falls to Post-Pandemic Low Eye on Housing Job Growth Slowed as 2025 Ended Reuters US single-family housing starts rebound in October, building permits dip Marketwatch Consumer sentiment improves on signs of 'modest improvement' in economy Calculated Risk Blog Housing Starts Decreased to 1.246 million Annual Rate in October

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