Mortgage rates today: 30-year holds at 6.16%, near year’s lows — will steady borrowing costs spark a late-year rush to refinance?

Mortgage rates today, Nov 12, 2025, are steady near 2025 lows. The 30-year fixed rate averages 6.16%, and the 15-year sits at 5.61%. With the Fed eyeing more cuts in 2026, experts say now may be a key moment for homeowners to compare rates and consider refinancing opportunities.