Mortgage Rates Today, December 3, 2025: 30‑Year Fixed Hovers Around 6.2% Ahead of Key Fed Meeting

Mortgage rates are kicking off December in a narrow band around the low‑6% range, as markets wait for next week’s Federal Reserve decision and fresh inflation data. Different national trackers disagree by a few basis points, but they all paint the same picture: borrowing is cheaper than it was at the start of 2025, yet still well above the sub‑3% pandemic era.

Key takeaways for December 3, 2025

Major national surveys put today’s average 30‑year fixed mortgage rate roughly between 6.1% and 6.3% for well‑qualified borrowers. ^[1]
Refinance rates are slightly higher than purchase rates, with typical 30‑year refis in the mid‑6% range. ^[2]
According to Freddie Mac, the weekly average 30‑year fixed rate is 6.23% as of November 26, down from 6.81% a year earlier, the lowest in over a year. ^[3]
Most forecasts for December 2025 and early 2026 cluster in the low‑ to mid‑6% range, with only gradual declines expected and plenty of short‑term volatility. ^[4]
Whether you should lock a rate today depends more on your timeline, credit profile, and tolerance for risk than on trying to guess a few basis points of movement.

Today’s national average mortgage rates (December 3, 2025)

Different outlets track mortgage rates using different data sets—lender quotes, live rate sheets, or actual loan applications—which explains why their numbers don’t match exactly. Here’s how the main trackers line up this morning:

30‑year fixed and other popular terms

NerdWallet reports national average APRs (including some fees) as of 5:34 a.m. ET today:
- 30‑year fixed: 6.10% APR
- 15‑year fixed: 5.52% APR
- 5‑year ARM: 6.69% APR ^[5]
Bankrate’s daily survey of large lenders, updated at 6:30 a.m. ET, shows interest rates and APRs for purchases: ^[6]
- 30‑year fixed purchase: 6.23% rate, 6.29% APR
- 20‑year fixed: 5.98% rate, 6.08% APR
- 15‑year fixed: 5.60% rate, 5.69% APR
- 10‑year fixed: 5.58% rate, 5.65% APR
Fortune pegs the average 30‑year conforming fixed rate today at about 6.21%, based on data from a national mortgage analytics firm. ^[7]
Mortgage News Daily (MND), which updates its index in real time from actual lender rate sheets, most recently had the top‑tier 30‑year fixed at 6.30% on December 2, a hair lower than the day before. ^[8]

While those numbers differ slightly, they’re tightly clustered. For a borrower with strong credit and 20% down, a “normal” quote today around 6.1%–6.4% on a 30‑year fixed is broadly in line with the national averages.

Refinance and ARM rates today

Refinance borrowers typically pay a small premium over purchase rates, and that pattern is holding today.

Bankrate puts the average 30‑year fixed refinance rate at 6.54% (6.61% APR), with shorter‑term refis (15‑ and 20‑year) running about 0.3–0.4 percentage points lower. ^[9]
Forbes Advisor’s refinancing tracker also shows 30‑year refi rates up modestly versus yesterday, underscoring that the short down‑moves we saw in late November may be losing steam. ^[10]
An analysis from The Economic Times, drawing on U.S. data, notes 15‑year fixed refinance rates around 5.73% and 5‑year ARM refinance rates near 7.53%, with 30‑year refis in the mid‑6% range after ticking higher this week. ^[11]

On the adjustable‑rate side:

NerdWallet’s national 5‑year ARM APR of 6.69% suggests that popular ARMs are no longer dramatically cheaper than 30‑year fixed loans, especially once you factor in the risk of future resets. ^[12]
Fortune has a separate breakdown of ARM mortgage averages for December 3, giving more detail on hybrid 5/1 and 7/1 products for borrowers considering a shorter stay in their home. ^[13]

How today’s mortgage rates compare with earlier in 2025

The story of 2025 so far is “down from the peak, but still not cheap.”

Freddie Mac’s weekly survey shows the 30‑year fixed averaging 6.23% and the 15‑year fixed at 5.51% for the week ending November 26, both slightly down from the prior week and about 0.6 percentage points lower than a year earlier. ^[14]
In a recent press release, Freddie Mac noted that at the start of 2025, the 30‑year fixed rate was above 7%, and is now nearly a full percentage point lower, the lowest level in over a year. ^[15]
Money.com’s daily survey recorded the average 30‑year fixed at about 6.41% on December 2, up slightly from the day before but still more than half a percentage point below late‑2024 levels. ^[16]
Mortgage News Daily reported that 30‑year fixed rates eased to 6.30% on December 2 after a sharper jump on Monday, but flagged higher volatility in the days ahead as fresh economic data hits. ^[17]

Broadly, rates have drifted down from the 7%+ territory seen at the beginning of the year, but they’ve also failed to break decisively below 6%, leaving borrowers in a sort of “high‑normal” environment by historical standards.

Why mortgage rates are stuck around 6% right now

Several forces are tugging on rates at once:

The Federal Reserve and the December 9–10 meeting
- Markets are pricing in a possible additional rate cut from the Fed next week, following prior cuts meant to cool borrowing costs and support growth. ^[18]
- However, as both Money.com and NerdWallet point out, mortgage rates don’t move one‑for‑one with the Fed’s policy rate. They respond more directly to expectations for inflation, growth, and bond yields over the next decade, not just the next few weeks. ^[19]
The 10‑year Treasury yield and bond‑market jitters
- Mortgage lenders ultimately sell loans into the bond market. When investors demand higher yields on the 10‑year Treasury, lenders usually respond by raising mortgage rates.
- The Economic Times notes that a recent rebound in Treasury yields has pushed U.S. refinance and purchase rates higher over the last several sessions, and warns that even small moves in yields can translate into meaningful differences in monthly payments. ^[20]
- Mortgage News Daily’s live data shows that as yields eased Tuesday, mortgage rates edged lower too—but the relationship remains jumpy day‑to‑day. ^[21]
Mixed economic data and delayed reports
- NerdWallet’s December Mortgage Outlook highlights delays in key economic releases (like Q3 GDP revisions and the Fed’s preferred inflation gauge, the PCE index), which are leaving policymakers and markets “flying partly blind.” That uncertainty tends to widen mortgage spreads and keep rates from falling as much as bond yields alone might suggest. ^[22]
Fed officials sending mixed messages
- The same NerdWallet analysis points to an emerging split inside the Fed: some officials emphasise stubborn inflation, while others focus more on a weakening labour market and argue for faster cuts. In November, comments from different Fed members whipsawed the average 30‑year APR by nearly a quarter of a percentage point from one day to the next. ^[23]

Taken together, these factors help explain why rates can move 0.10–0.20 percentage points in a day, yet still end up orbiting roughly the 6%–6.5% zone.

What the latest forecasts say about mortgage rates

There is no single, agreed‑upon outlook, but recent forecasts released this week and last cluster around a few themes.

December 2025: Slight upward pressure, lots of noise

NerdWallet expects that, if November’s choppy pattern continues, mortgage rates are more likely to drift up in December than to keep falling, especially if Fed officials sound divided after next week’s meeting. ^[24]
The Economic Times’ U.S. rate forecast calls for continued volatility through December, with 30‑year refinance rates oscillating between the low‑ and upper‑6% range depending on incoming inflation data and Treasury moves. ^[25]
A Yahoo Finance overview notes that while rates finally ticked down this week after three straight weekly increases, the declines are still “relatively small,” leaving borrowing costs elevated compared with pre‑pandemic norms. ^[26]

2026: Low‑ to mid‑6s, with disagreement about sub‑6%

Forecasts diverge more when you look out to late 2026:

Fannie Mae’s economists project that 30‑year fixed mortgage rates will slip below 6% by the end of next year, reflecting expectations for cooling inflation and additional Fed cuts. ^[27]
The Mortgage Bankers Association (MBA) is more cautious, expecting average 30‑year rates of around 6.4% in 2026, consistent with a “higher for longer” interest‑rate regime. ^[28]
The Economic Times summarises consensus forecasts as “low‑ to mid‑6%” for most of 2026, with more meaningful drops only if inflation retreats faster than expected and the Fed signals a clearer, more aggressive cutting path. ^[29]
MarketWatch, in a new piece published today, canvasses seven financial professionals and finds no clear majority view—some see rates grinding slowly lower into 2026, while others think they remain stuck near current levels, underscoring just how uncertain the outlook is. ^[30]

In other words, the base case across most mainstream forecasts is:

modest declines over the next year, not a dramatic plunge back to 3%–4%.

What this means if you’re buying a home right now

With rates clustered in the low‑6% range, today’s market creates both challenges and opportunities for buyers.

Pros of buying (and locking) now

Rates are meaningfully lower than early 2025. A drop from, say, 7.1% to 6.2% on a $400,000 loan cuts the monthly principal and interest payment by roughly $230–$250, or nearly $3,000 a year. (Exact savings depend on your loan terms and credit.)
Less competition than in ultra‑low‑rate years. Higher borrowing costs have sidelined some buyers, which in many markets has reduced bidding wars and given active buyers a bit more negotiating room on price or concessions.
You can always refinance later. If Fannie Mae’s sub‑6% forecast pans out, you may have a chance to refinance down the road—though that’s never guaranteed.

Reasons some buyers are waiting

Affordability is still stretched. Even at 6.2%, monthly payments are much higher than they would be with a 4% mortgage, and in many metros home prices haven’t adjusted down enough to fully offset that.
Rate direction is uncertain. If the Fed surprises markets with more cuts or if inflation cools faster than expected, today’s rates could look high in hindsight. On the flip side, sticky inflation or disappointing data could push them higher again.

Practical tips if you plan to lock soon

Shop multiple lenders. Different lenders price risk differently; spreads of 0.25% or more between quotes are common even on the same day.
Check both points and credits. A slightly lower rate that requires several points up front may not be worth it unless you’ll stay in the home long enough to break even.
Improve your “profile” where you can. Better credit scores, a lower debt‑to‑income ratio, and a larger down payment can all nudge your quoted rate lower and open up more lender options. ^[31]

What this means if you’re thinking about refinancing

Refinancing is very rate‑sensitive, and most experts agree it only makes sense if you can:

(a) cut your rate enough, and (b) stay in the loan long enough to recoup closing costs.

Recent coverage highlights a few key points:

The Economic Times estimates that closing costs on a refi typically run 2%–5% of the loan balance, which means you need substantial monthly savings or a long time horizon to come out ahead. ^[32]
For homeowners with rates above 7%, today’s mid‑6% refi quotes can already pencil out, especially on larger balances. Those already in the low‑6s may benefit more from waiting unless spreads compress or the Fed cuts faster than markets expect. ^[33]
Forbes’ refinancing tracker shows incremental increases today, which may nudge some borrowers to lock sooner rather than hoping for an immediate post‑Fed drop. ^[34]

A simple way to think about it: calculate how many months of lower payments it would take to “earn back” your closing costs. If it’s under about 24–36 months and you’re confident you’ll stay in the home, a refi can be worth exploring.

Should you lock a mortgage rate today or wait?

There is no one‑size‑fits‑all answer, but you can frame the decision around risk:

Reasons to lock today (December 3, 2025)

We’re one week away from a major Fed meeting and a cluster of economic reports—events that can easily add 0.15–0.30 percentage points to mortgage rates in a matter of days if markets don’t like what they hear. ^[35]
Forecasters like NerdWallet and the Economic Times see more upside than downside risk for December, at least in the short term. ^[36]
If today’s payment comfortably fits your budget, locking removes uncertainty and lets you focus on closing and moving, rather than refreshing rate pages.

Reasons to float (with caution)

If you’re weeks, not days, away from closing, you may decide to watch how markets react to the Fed and inflation data before committing—especially if you’re near a threshold where a small drop would materially boost affordability.
Some longer‑term forecasts (Fannie Mae, for example) anticipate sub‑6% rates by late 2026, so if your home purchase or refi isn’t urgent, waiting might align better with your financial plan. ^[37]

In practice, many borrowers split the difference: lock if rates dip to a level you’re genuinely happy with, but avoid freezing your expectations at numbers that may never return (like 2021’s 3% mortgages).

Bottom line

On December 3, 2025, U.S. mortgage rates are:

Well below the 7%+ peaks seen earlier this year,
Well above the pandemic lows, and
Likely to stay in the 6% neighborhood in the near term, with modest day‑to‑day swings tied to Fed chatter, inflation data, and Treasury yields.

If you’re financially ready to buy or refinance and today’s numbers work for your budget, there’s a solid case for moving ahead and planning to refinance later if rates do break meaningfully lower. If you’re stretching to qualify or banking on a quick return to 3%–4% rates, the latest forecasts suggest you may be waiting a long time.