Inflation is still holding on, and the Federal Reserve has yet to lower its benchmark rate any further, factors that mean mortgage rates aren’t likely to move much this month. However, a slowing economy and new post-election uncertainty could nudge mortgage rates down a bit in June, mortgage insiders say.

“June represents a fork in the road economically, and by extension, for mortgage rates. If deteriorating economic data start to show up, mortgage rates will pull back,” says Greg McBride, Bankrate’s chief financial analyst. “But if the economy hangs tough despite lower consumer and business sentiment, and inflation ticks higher, so too will mortgage rates.”

For months, mortgage rates have been held aloft by the combination of a still-strong economy, inflation fears and growing concerns about a rising federal deficit.

So much for hopes that mortgage rates were headed back into the 5 percent range. The average 30-year mortgage rate began declining from 7 percent last summer, fell to as low as 6.2 percent in September, then quickly reversed course, tracking back above 7 percent by the end of 2024, according to Bankrate’s weekly lender survey. As of May 28, rates stood at 6.94 percent.

The Federal Reserve doesn’t directly set mortgage prices, but it does influence them. The central bank cut its benchmark rate three times last year, but it held steady at its January meeting. The Fed next meets in mid-June.

Learn more: How the Fed affects mortgage rates

Will mortgage interest rates go down again?

The possibility of sub-6 percent mortgage rates has grown fainter. Fannie Mae predicts rates will edge down to 6.1 percent by the end of the year, while the Mortgage Bankers Association expects 30-year rates will barely decrease, to 6.6 percent by the end of 2025.

“Although I do not foresee any major movements in the short run, rates seem to be ticking downward slightly,” says Sean Salter, associate professor of finance at Middle Tennessee State University.

Learn more: Housing market trends to watch in 2025

Current mortgage rate trends

Higher mortgage rates have kept homeowners clinging to lower-cost loans, a trend known as the “lock-in effect.” Meanwhile, the median national home price clocked in at $414,000 in April, according to the National Association of Realtors, and sales fell to the slowest pace since April 2009.

Bankrate’s weekly mortgage rate averages differ slightly from the statistics reported by Freddie Mac, the government-sponsored enterprise that buys mortgages and packages them as securities. Bankrate’s rates tend to be higher because they include origination points and other costs, while Freddie Mac removes those figures and reports them separately. However, both Bankrate and Freddie Mac report similar overall trends in mortgage rates.

What to do if you’re getting a mortgage this year

  • Improve your credit score. A lower credit score won’t prevent you from getting a loan, but it can make all the difference between getting the lowest possible rate and more costly borrowing . The best mortgage rates go to borrowers with the highest credit scores, usually at least 780.
  • Save up for a down payment. Putting more money down upfront can help you obtain a lower mortgage rate, and if you have 20 percent, you’ll avoid mortgage insurance, which adds costs to your loan. If you’re a first-time homebuyer and can’t cover a 20 percent down payment, there are loans, grants and programs that can help. The eligibility requirements vary by program, but are often based on factors like your income.
  • Understand your debt-to-income ratio. Your debt-to-income (DTI) ratio compares how much money you owe to how much money you make, specifically your total monthly debt payments against your gross monthly income. Not sure how to figure out your DTI ratio? Bankrate has a calculator for that.

FAQ

  • How are mortgage rates determined?
    Mortgage rates are not directly set by any one entity. Instead, mortgage rates grow from a complicated mix of economic factors. Lenders typically set their rates based on the return they need to make a profit after ing for risks and costs. The Federal Reserve gets a lot of attention, but it doesn’t directly set mortgage rates. The closest proxy for mortgage rates is the 10-year Treasury yield. Historically, the typical 30-year mortgage rate was about 2 percentage points higher than the 10-year Treasury yield. That “spread” has been closer to 3 percentage points since the pandemic.
  • When should I refinance my mortgage?
    Deciding when to refinance is based on many factors. If rates have fallen since you took out your mortgage, refinancing might make sense. A refi can also be a good idea if you’ve improved your credit score and could lock in a lower rate. A cash-out refinance can accomplish that as well, plus give you the funds to pay for a home renovation or other expenses.

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