Check out CNET Money’s weekly mortgage rate forecast for a more in-depth look at what’s next for Fed rate cuts, labor data and inflation.

For a 30-year fixed-rate mortgage, the average rate you’ll pay is 6.76% today, an increase of 0.08% compared to one week ago. The average rate for a 15-year fixed mortgage is 5.97%, which is an increase of 0.12% from the same time last week. You could get a lower mortgage interest rate by making a higher down payment, improving your credit score or buying mortgage points.

What’s keeping mortgage rates elevated this year? Concerns about persistent inflation, threats of a global trade war and policy turbulence have created an uncertain economic outlook. In response, the Federal Reserve has adopted a wait-and-see approach and left interest rates unchanged this year.

Most economists predict the Fed will start lowering rates in September. If President Trump eases some of his aggressive tariff measures or if the labor market continues to deteriorate, the central bank might make an earlier cut, potentially as soon as this month.

Prospective homebuyers shouldn’t bank on mortgage rates becoming affordable overnight. While cheaper borrowing costs gradually trickle down to the housing market, the Fed doesn’t directly set lenders’ mortgage rates.

In today’s unaffordable housing market, mortgage rates are just one piece of the puzzle. High home prices and skyrocketing homeownership expenses, like insurance and property taxes, are further compounding the pressure on prospective buyers. The possibility of a job-loss recession is also pushing many households to tighten their budgets and take on less financial risk.

When mortgage rates start to fall, be ready to take advantage. Experts recommend shopping around and comparing multiple offers to get the lowest rate. Enter your information here to get a custom quote from one of CNET’s partner lenders.

About these rates: Bankrate’s tool features rates from partner lenders that you can use when comparing multiple mortgage rates.

Where are mortgage rates trending?

Mortgage rates have remained elevated, volleying between 6.5% and 7% for the past several months.

Mortgage rates are closely tied to the bond market, specifically the 10-year Treasury yield, which responds to investors’ expectations for inflation, labor data, changes to monetary policy and global measures like tariffs.

“Rates could fall if inflation keeps cooling and the labor market softens,” said Jeb Smith, licensed real estate agent and member of CNET Money’s expert review board. “On the other hand, tariffs could create new inflation pressure. Add in government deficits and increased bond supply, and that puts upward pressure on rates.”

Even as the Fed eventually starts to lower interest rates, experts warn of a lot more volatility in the market. As a result, homebuyers are being more patient and strategic about financing, comparing different loan types and planning ahead.

“Some are waiting, others are getting pre-approved now so they’re ready to act if rates fall,” said Smith.

For a look at mortgage rate movement in recent years, see the chart below.

Will we see lower mortgage rates in 2025?

Despite optimism about the 2025 housing market, persistent economic challenges and political instability have prevented it from bouncing back. Median family income has not kept pace with the surge in housing costs, requiring many households to earn double or triple their salary to afford a modest home in some cities.

Mortgage rates would have to take a big step down, close to 6% or below, to drum up significant homebuying demand. According to Smith, though, the more likely scenario is that interest rates will take modest and gradual steps down over the coming months. A return to the record-low rates, around 2-3%, we saw during the pandemic would only happen if the economy tipped into a severe recession.

Fannie Mae now predicts rates around 6.5% by the end of 2025 and 6.1% by the end of 2026.

Experts say numerous risks could keep upward pressure on mortgage rates. For instance, if tariffs cause inflation to reignite, which most experts and Fed officials expect, it could result in higher bond yields and fewer interest rate cuts by the central bank. Neither would help bring mortgage rates down for prospective buyers.

Which mortgage term and type should I pick?

Each mortgage has a loan term, or payment schedule. The most common mortgage terms are 15 and 30 years, although 10-, 20- and 40-year mortgages also exist. With a fixed-rate mortgage, the interest rate is set for the duration of the loan, offering stability. With an adjustable-rate mortgage, the interest rate is only fixed for a certain amount of time (commonly five, seven or 10 years), after which the rate adjusts annually based on the market. Fixed-rate mortgages are a better option if you plan to live in a home in the long term, but adjustable-rate mortgages may offer lower interest rates upfront.

30-year fixed-rate mortgages

For a 30-year, fixed-rate mortgage, the average rate you’ll pay is 6.76% today. A 30-year fixed mortgage is the most common loan term. It will often have a higher interest rate than a 15-year mortgage, but you’ll have a lower monthly payment.

15-year fixed-rate mortgages

Today, the average rate for a 15-year, fixed mortgage is 5.97%. Though you’ll have a bigger monthly payment than a 30-year fixed mortgage, a 15-year loan usually comes with a lower interest rate, allowing you to pay less interest in the long run and pay off your mortgage sooner.

5/1 adjustable-rate mortgages

A 5/1 ARM has an average rate of 5.96% today. You’ll typically get a lower introductory interest rate with a 5/1 ARM in the first five years of the mortgage. But you could pay more after that period, depending on how the rate adjusts annually. If you plan to sell or refinance your house within five years, an ARM could be a good option.

Calculate your monthly mortgage payment

Getting a mortgage should always depend on your financial situation and long-term goals. The most important thing is to make a budget and try to stay within your means. CNET’s mortgage calculator below can help homebuyers prepare for monthly mortgage payments.

What are some tips for finding the best mortgage rates?

Though mortgage rates and home prices are high, the housing market won’t be unaffordable forever. It’s always a good time to save for a down payment and improve your credit score to help you secure a competitive mortgage rate when the time is right.

1. Save for a bigger down payment: Though a 20% down payment isn’t required, a larger upfront payment means taking out a smaller mortgage, which will help you save in interest.
2. Boost your credit score: You can qualify for a conventional mortgage with a 620 credit score, but a higher score of at least 740 will get you better rates.
3. Pay off debt: Experts recommend a debt-to-income ratio of 36% or less to help you qualify for the best rates. Not carrying other debt will put you in a better position to handle your monthly payments.
4. Research loans and assistance: Government-sponsored loans have more flexible borrowing requirements than conventional loans. Some government-sponsored or private programs can also help with your down payment and closing costs.
5. Shop around for lenders: Researching and comparing multiple loan offers from different lenders can help you secure the lowest mortgage rate for your situation.