Mortgages without the runaround.
Fintiex tracks live rates from 14 lenders every day. No paid placements, no teaser rates. See the real APR for your credit score and down payment, then compare side by side.
Rate snapshot
Updated todayLowest 30-year fixed rates today
Pulled directly from each lender. No partner placements. Rates assume 20% down and 760+ FICO unless noted.
How mortgage rates are actually set.
Rates are not pulled from thin air. Understanding the mechanics helps you shop smarter and time your lock.
The benchmark: 10-year Treasury yield
Mortgage rates track the 10-year US Treasury yield closely because most 30-year mortgages are paid off or refinanced within 10 years. When Treasury yields rise, fixed mortgage rates follow. The spread between the two (usually 1.5 to 2.5 percentage points) reflects lender risk and secondary market conditions.
What the Fed actually controls
The Federal Reserve sets the federal funds rate, which is an overnight borrowing rate between banks. This directly drives HELOCs and adjustable-rate mortgages (ARMs), which are tied to prime rate. It affects fixed rates indirectly through inflation expectations and Treasury demand, but the link is looser than most people assume.
What affects YOUR specific rate
Your quoted rate depends on five main factors. Credit score: a 760 FICO typically earns a rate 0.5 to 0.75 percentage points lower than a 680. Loan-to-value (LTV): lower down payments mean higher rates and PMI. Loan type: conforming conventional loans are usually cheaper than FHA or jumbo. Term: 15-year loans carry lower rates than 30-year. Points: paying discount points up front permanently reduces the rate.
Recent trends (Q1 2026)
After peaking above 8% in late 2023, the 30-year fixed rate pulled back through 2024 as inflation cooled. Heading into 2026, rates are settling in the 6.75 to 7.00 range as the Fed has paused its hiking cycle. The Mortgage Bankers Association forecasts a gradual drift toward 6.5% by late 2026 if inflation continues easing, though global uncertainty keeps the outlook fluid.
Fintiex's freshness commitment
Every rate in our tables is pulled directly from lender rate APIs or publicly published rate sheets, refreshed daily. We never accept placement fees. The lender at the top of the table is the lender with the lowest APR that day, full stop.
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Common questions.
What is the difference between APR and interest rate?
The interest rate is the cost to borrow the principal. APR (Annual Percentage Rate) includes the interest rate plus lender fees, points, and mortgage insurance spread over the loan term. APR is the better apples-to-apples comparison when shopping lenders.
How much down payment do I need?
Conventional loans accept as little as 3% down, though you will pay PMI until you reach 20% equity. FHA loans require 3.5% with a 580+ FICO. VA and USDA loans offer 0% down for qualified borrowers. A larger down payment usually earns a lower rate.
Should I lock my rate?
If you are within 30-60 days of closing and the rate meets your budget, locking is usually the right call. Floating makes sense only if you expect rates to drop meaningfully and you can absorb a potential rise. Most lenders offer 30- to 90-day locks.
What credit score do I need?
Conventional loans typically require a 620 minimum. For the best rates, 740 or above is the target. FHA loans accept 580 with 3.5% down or even 500 with 10% down. VA loans have no published minimum but lenders usually want 620.
What is a points buydown?
Paying points (each point equals 1% of the loan amount) up front permanently lowers your rate. One point typically drops the rate by 0.25%. Use our Refi Break-Even calculator to see how long it takes for the savings to cover the upfront cost.
Conventional vs FHA: which is better?
Conventional is usually better if your credit is 740+ and you can put 10% or more down. FHA is more accessible at lower credit scores and smaller down payments, but you pay a mortgage insurance premium for the life of the loan unless you refinance. Run the numbers for your situation.
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