JUNE 18, 2026
How mortgage rates are actually set
Your rate isn't just a reflection of the Fed. Here's the chain of factors that actually determine the number a lender quotes you.
Read more → (6 min read)Purchase and refinance rates from real lenders, lined up by rate, APR, and estimated fees.
Lowest combined rate and fee estimate among lenders in our set.
You want a streamlined online process with competitive pricing.
Jumbo loans may carry a rate premium not reflected here.
Established lender with strong first-time buyer programs.
You want in-person guidance through the process.
Doesn't currently offer refinance products.
Competitive on shorter terms for buyers wanting to pay off faster.
You want flexibility between 15 and 30-year terms.
Slightly higher APR than the top-ranked lender.
Lowest headline rate, focused on refinance transactions.
You're refinancing an existing mortgage and want speed.
Higher fee estimate offsets the lower headline rate.
Lowest estimated fees in our set, useful for tighter closing budgets.
You want to minimize cash needed at closing.
Headline rate is higher than other lenders listed.
Rate is the interest rate charged on the loan principal, before fees are factored in.
APR includes the interest rate plus most lender fees — the more complete number for comparing total cost.
Est. fees is an estimate of lender and closing costs; actual fees vary by loan amount, state, and credit profile.
Mortgage rates change daily based on market conditions. Get a personalized quote before locking a rate.
The interest rate is what you're charged on the loan balance. APR includes the rate plus most lender fees, expressed as a yearly percentage — it's a better number for comparing the total cost across lenders.
It varies by loan type. Conventional loans often start around 3–5% down, FHA loans around 3.5%, while some VA and USDA loans allow 0% down for eligible borrowers.
Lenders typically do a soft credit check for initial rate quotes, which doesn't affect your score. A hard inquiry usually only happens once you formally apply.
We may receive compensation from lenders when you submit an inquiry or close a loan through our link. This doesn't affect the rate or terms you're offered.
3 guides on mortgage loans — how it works, how to choose, and how to avoid common mistakes.
Your rate isn't just a reflection of the Fed. Here's the chain of factors that actually determine the number a lender quotes you.
Read more → (6 min read)An ARM's lower starting rate is real — the question is whether you'll still have the loan once that initial period ends.
Read more → (6 min read)A lower rate alone doesn't automatically mean refinancing pays off — the closing costs and your break-even timeline do most of the deciding.
Read more → (6 min read)