Why did rates edge lower after the latest JOLTS report?

Fewer job openings signal softer labor demand, which can cool wage growth and inflation expectations. That tends to push Treasury yields down and support cheaper mortgage-backed securities funding. As a result, mortgage rates today can ease a bit, though lenders may reprice unevenly and intraday moves can reverse quickly.

How does the 10-year Treasury yield influence the 30-year mortgage rate?

Most 30-year mortgage rate quotes reflect pricing in mortgage-backed securities, which track the 10-year Treasury yield closely. When the 10-year falls, lenders often improve rate sheets, sometimes with a short lag. Spreads also matter, so headlines, liquidity, and risk appetite can cause mortgage pricing to diverge from Treasuries.

Should I lock now if I plan to buy this spring?

If the payment works, a lock with float-down protection balances certainty and opportunity. Match lock length to your closing date to avoid extension fees. If you’re flexible, watch the 10-year Treasury each morning and set a target rate; lock when quotes hit your budget threshold.

What helps lower refinance rates besides paying points?

Improve your credit score, reduce credit card balances, and target a lower loan-to-value with extra principal. Provide clean documentation to be eligible for automated underwriting approvals. Compare at least three lenders, request both no-cost and points quotes, and consider a shorter term if the payment fits, since shorter loans often price better.

Global Market Insights

Mortgage Rates Today, February 6: 6.11% Avg as JOLTS Softens

ByHuzaifa Zahoor February 7, 2026February 7, 2026

Mortgage rates today are holding near the low-6% range, with the Freddie Mac 30-year fixed at 6.11% as of February 6. Zillow’s averages are little changed, while a softer JOLTS job openings report pressured long-term yields. That mix could nudge rates lower in the short term. For buyers and refinancers heading into spring, a small dip can improve affordability or shorten break-even timelines. We outline what’s driving moves, how the 10-year Treasury matters, and smart lock strategies to consider now.