The most common question we hear: "What's the rate right now?" The honest answer — it depends on you. Your credit score, loan type, down payment, and the lender we shop your loan to all affect your actual rate. But we update this page every Thursday with the latest Freddie Mac national averages so you always have a current benchmark.
📊 Current Mortgage Rate Averages
Updated May 28, 2026What Affects YOUR Mortgage Rate?
Understanding what drives your rate helps you make smarter decisions before you apply. Here are the biggest factors — and what you can do about each one.
1Credit Score
Your credit score is one of the most powerful drivers of your rate. A score of 760 or above typically qualifies for the best available rates. Even a 20-point difference in your score can meaningfully change your rate — and your monthly payment. Pull your credit early and let us tell you where you stand.
2Loan Type
Conventional, FHA, VA, and USDA loans all have different rate structures. VA loans often offer some of the lowest rates available for eligible veterans. FHA can work well for first-time buyers with lower down payments. We find the right program for your situation — not just the easiest loan for us.
3Down Payment
The more you put down, the less risk the lender takes — and the better your rate. A 20% down payment also eliminates PMI, which reduces your monthly payment further. But you do not always need 20% — VA and USDA offer zero down, FHA requires just 3.5%.
4Loan Term
A 15-year mortgage typically carries a lower rate than a 30-year — but a higher monthly payment. The right choice depends on your budget, timeline, and financial goals. Use our amortization calculator to see the real difference in total interest paid.
5Market Conditions
Rates change daily based on economic data, Federal Reserve policy, inflation, and global events. Locking your rate at the right time can save you thousands. Our Rate Watch System monitors rates on your behalf and contacts you the moment the timing is right.
6The Lender You Choose
This one is completely in your control. A bank gives you their rate — one rate sheet, take it or leave it. We shop dozens of wholesale lenders simultaneously to find the best rate for your specific scenario. That competition works in your favor every time.
Why a Broker Gets You a Better Rate Than a Bank
When you go directly to a bank for a mortgage, you get that bank's rate — and only that bank's rate. Banks offer retail rates that include their overhead, profit margin, and operational costs built in.
As an independent mortgage broker, First Commerce Financial has access to wholesale rates that are not available to the general public. We work with dozens of wholesale lenders and shop your loan across all of them to find the best rate and terms for your situation.
💰 What a 0.25% Rate Difference Actually Costs You
On a $300,000 mortgage, even a 0.25% rate difference saves you approximately $15,000 over the life of the loan. On a $500,000 loan that difference is $25,000+. Add our zero junk fee commitment on top of a wholesale rate advantage — and the total difference vs. a retail bank is often $30,000–$50,000 or more over 30 years.
See the Full Broker vs. Bank Comparison →Zero Junk Fees — What We Quote Is What You Pay
Most lenders add processing fees, underwriting fees, administrative fees, and application fees on top of their rates — often $2,000–$4,000 in charges that exist purely to increase their profit margin. At First Commerce Financial we charge none of these. What we quote on day one is what you pay at closing. Complete transparency — the way we have operated since 2007.
Where Are Rates Headed in 2026?
The expert consensus for 2026 is that rates will continue a gradual downward trend — most forecasts place the 30-year fixed in the 6.0%–6.5% range through mid-year, with potential for further movement depending on Federal Reserve policy and inflation data.
The Federal Reserve has signaled a cautious approach to rate cuts in 2026 — inflation progress has been encouraging but not yet at the level that would justify aggressive cuts. The mortgage market is watching each Fed meeting and each CPI report closely. Rates have already dropped approximately 1.5% from their October 2023 peak of roughly 8% — meaningful progress that has already made refinancing compelling for some homeowners and purchasing more accessible for buyers.
Should You Buy Now or Wait for Rates to Drop?
This is the question we hear most often — and the honest answer depends on your specific situation. If you are buying a home you plan to stay in for 5+ years, waiting for rates to drop carries real risk: home prices may rise as rates fall (they often do), and you lose months of equity building and tax benefits. The strategy of "marry the home, date the rate" — buy now and refinance when rates drop — is legitimate for buyers who are financially ready.
If you are a current homeowner with a rate above 7%, declining rates represent a genuine refinance opportunity worth monitoring. Join our Rate Watch System and we will contact you the moment refinancing makes financial sense for your specific loan.
Find Out What Rate You Actually Qualify For
National averages are just a starting point. Your actual rate depends on your credit, your loan type, and which wholesale lender we find for your specific scenario. Kirk or Ken will give you a real rate quote — same day, zero junk fees, zero obligation.
Get My Free Rate Quote