Mortgage Interest Rates Today, July 12, 2024 | Inflation is Slowing, Which is Good News for Rates

These are today's mortgage and refinance rates. Mortgage rates should trend down as inflation slows and the Fed starts lowering rates later this year.

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Mortgage rates dropped this week, and they could fall further in the coming weeks and months as inflation continues to slow. Average 30-year mortgage rates fell to 6.89%, down six basis points from the week before, according to Freddie Mac. 

On Thursday, the Bureau of Labor Statistics reported that the Consumer Price Index rose 3.0% year over year in June. This is a significant downtick from May's 3.3% reading, and lower than the 3.1% increase that was expected. 

As inflation slows and the Federal Reserve is able to start lowering the federal funds rate, mortgage rates are expected to trend down. This latest inflation report makes it more likely that we'll get a Fed cut soon. But incoming data will need to continue to show that inflation is decelerating and the economy is cooling off. 

Prior to the CPI data release, investors were pricing in just one or two Fed cuts for 2024, but now it's possible we could get as many as three cuts by the end of the year, according to the CME FedWatch Tool. This would remove a significant amount of upward pressure off of mortgage rates, allowing them to finally trend down.

Mortgage Rates Today

Mortgage Refinance Rates Today

Mortgage Calculator

Use our free mortgage calculator to see how today's mortgage rates will affect your monthly and long-term payments.

By plugging in different term lengths and interest rates, you'll see how your monthly payment could change.

30-Year Fixed Mortgage Rates

The average 30-year fixed mortgage rate was 6.89% this week, according to Freddie Mac. This is six basis points lower than it was the week before.

The 30-year fixed-rate mortgage is the most common type of home loan. With this type of mortgage, you'll pay back what you borrowed over 30 years, and your interest rate won't change for the life of the loan.

The lengthy 30-year term allows you to spread out your payments over a long period of time, meaning you can keep your monthly payments lower and more manageable. The trade-off is that you'll have a higher rate than you would with shorter terms or adjustable rates. 

15-Year Fixed Mortgage Rates

Average 15-year mortgage rates were 6.17% this week, according to Freddie Mac data, which is an eight-basis-point decrease from the previous week.

If you want the predictability that comes with a fixed rate but are looking to spend less on interest over the life of your loan, a 15-year fixed-rate mortgage might be a good fit for you. Because these terms are shorter and have lower rates than 30-year fixed-rate mortgages, you could potentially save tens of thousands of dollars in interest. However, you'll have a higher monthly payment than you would with a longer term.

Are Mortgage Rates Going Down?

Mortgage rates increased throughout most of 2023. But mortgage rates are expected to trend down in the coming months and years.

In the last 12 months, the Consumer Price Index rose by 3.0%. As inflation comes down and the Federal Reserve is able to start cutting the federal funds rate, mortgage rates should fall further as well.

For homeowners looking to leverage their home's value to cover a big purchase — such as a home renovation — a home equity line of credit (HELOC) may be a good option while we wait for mortgage rates to ease. Check out some of our best HELOC lenders to start your search for the right loan for you.

A HELOC is a line of credit that lets you borrow against the equity in your home. It works similarly to a credit card in that you borrow what you need rather than getting the full amount you're borrowing in a lump sum. It also lets you tap into the money you have in your home without replacing your entire mortgage, like you'd do with a cash-out refinance.

Current HELOC rates are relatively low compared to other loan options, including credit cards and personal loans. 

How Do Fed Rate Hikes Affect Mortgages?

The Fed aggressively raised the federal funds rate in 2022 and 2023 to slow economic growth and get inflation under control. As a result, mortgage rates spiked.

Mortgage rates aren't directly impacted by changes to the federal funds rate, but they often trend up or down ahead of Fed policy moves. This is because mortgage rates change based on investor demand for mortgage-backed securities, and this demand is often impacted by how investors expect Fed hikes to affect the broader economy. 

Now that the Fed has paused hiking rates, mortgage rates have come down a bit. Once the Fed starts cutting rates, which may happen this year, mortgage rates should fall even further.