What are mortgage rates today?

Mortgage rates today average near 6.11%, the lowest in more than three weeks after weak Retail Sales pushed yields lower. Lender quotes vary by credit, points, and lock term. Strong borrowers may see lower numbers on 15-year loans or ARMs, while others will price slightly higher.

How can I get a mortgage rate close to 5%?

The clearest paths are 15-year terms, ARMs with strong caps, or buying mortgage points. You will need excellent credit, low debt-to-income, and ample equity or down payment. Shop three to five lenders on the same day and compare APR and fees. Builder or seller credits can fund points.

Should I pay mortgage points right now?

Run a breakeven test. Divide the point cost by the monthly savings to see how many months it takes to recover the expense. If you will keep the loan past that point, paying points can make sense. If you might sell or refinance sooner, keep the cash.

Will mortgage rates go down later this year?

It depends on inflation, growth, and the Fed’s path. If data cools, rates could grind lower. If inflation sticks or growth runs hot, rates can rise again. Plan around the quote you can lock today, and treat future declines as a bonus you might refinance into.

Global Market Insights

Mortgage Rates Today, February 12: 30-year Average Dips to 6.11%

ByHuzaifa Zahoor February 12, 2026February 12, 2026

Mortgage rates today slipped again, with the average 30-year fixed rate near 6.11%, the lowest level in more than three weeks. Softer January Retail Sales pulled Treasury yields down, and lenders followed with small but broad price gains. For qualified borrowers, options like 15-year loans, adjustable-rate mortgages, or buying points can push quotes closer to 5%. With spring listings around the corner, rate moves from incoming data could shape buyer budgets, lock timing, and refinance math in the weeks ahead.