Mortgage Rates Today, November 26, 2025: 30‑Year Fixed Near 6% as Fed Cut Bets Grow

Mortgage rates are edging closer to a psychological milestone this week, with most national surveys showing 30‑year fixed mortgage rates hovering just above 6% on Wednesday, November 26, 2025. That’s a meaningful improvement from the 7%+ levels seen earlier this year, and it’s beginning to show up in stronger housing activity.

At the same time, markets are increasingly betting on another Federal Reserve rate cut in December, even as officials send mixed signals. That combination—cooling inflation, softer economic data and lower bond yields—is helping to nudge mortgage rates lower heading into the holiday season. ^[1]

Below is a detailed look at where mortgage rates stand today, why they’re moving, and what this means if you’re buying or refinancing before year‑end.

Snapshot: Today’s Average Mortgage Rates (U.S.)

Because each survey uses different lenders and methodologies, you’ll see slightly different numbers. But taken together, today’s data paints a fairly tight range.

Purchase mortgage rates today

30‑year fixed (purchase)
- Zillow/CBS News: ~5.99% average rate ^[2]
- Zillow via Economic Times: ~6.04% ^[3]
- Mortgage News Daily national average: ~6.22% ^[4]
- Bankrate survey: ~6.28% ^[5]
- Freddie Mac weekly average: 6.23% for the week ending today, down from 6.26% last week and 6.81% a year ago ^[6]
Takeaway: Most major trackers now cluster between ~6.0% and 6.3% for a 30‑year fixed home purchase loan.
15‑year fixed (purchase)
- Zillow/CBS News: ~5.50% ^[7]
- Zillow averages via Economic Times: ~5.47% ^[8]
- Freddie Mac weekly survey: 5.51% ^[9]
- Bankrate survey: ~5.62% ^[10]
Range: Roughly 5.5%–5.6% for well‑qualified borrowers.
FHA & VA sample rates
Lender rate sheets today show government‑backed loans generally a bit cheaper than conventional loans:
- Example: Wells Fargo lists a 30‑year fixed FHA near 6.25% and a 30‑year fixed VA near 5.50% APR, depending on borrower profile. ^[11]
- Other lenders show similar levels, with some regional banks posting 30‑year FHA and VA rates in the mid‑5% to low‑6% range. ^[12]

Refinance mortgage rates today

Refinance rates remain slightly higher than purchase rates, but are still well below early‑2025 peaks:

30‑year fixed refi
- Zillow (via CBS News): ~6.73% ^[13]
- Zillow national averages reported by Economic Times: around 6.18% ^[14]
Range: Roughly mid‑6% (about 6.2%–6.7%) depending on the lender and borrower profile.
15‑year fixed refi
- CBS/Zillow: ~5.65% ^[15]
- Economic Times/Zillow: ~5.66% ^[16]

Adjustable‑rate mortgages (ARMs)

ARMs are still pricing below many fixed‑rate loans, but not by a huge margin:

Zillow national averages compiled in today’s Economic Times report:
- 5/1 ARM: ~6.16%
- 7/1 ARM: ~6.12% ^[17]
Bankrate’s national survey puts the average 5/1 ARM APR around 6.08% today. ^[18]
The Mortgage Reports notes this morning’s 5/1 ARM rate at roughly 5.48% in its daily update. ^[19]

Bottom line: Today, ARMs tend to run in the high‑5% to low‑6% range, appealing mostly to borrowers who expect to move or refinance within a few years.

What Changed Today? Rates Slip Again After Earlier Increases

Several national outlets now describe today’s move as part of a renewed downtrend:

A Forbes daily survey says the average 30‑year fixed rate is about 6.21%, noting this is the sixth straight day of declines. ^[20]
Fortune pegs today’s 30‑year fixed at roughly 6.19%, calling it a modest dip from prior days. ^[21]
Yahoo Finance highlights that 30‑year rates are easing as pending home sales pick up, linking today’s rate drop to improving housing demand. ^[22]

Meanwhile, Freddie Mac’s official weekly survey confirms that the average 30‑year fixed rate fell to 6.23% this week from 6.26% last week, marking the end of a three‑week climb and leaving rates well below the 6.81% level recorded a year ago. ^[23]

In other words, today’s move isn’t a one‑off blip. It’s part of a broader trend that has brought rates down roughly three‑quarters of a percentage point or more from their 2025 highs, depending on the survey used.

Why Mortgage Rates Are Drifting Lower

Today’s mortgage quotes are being shaped by a mix of bond market moves, economic data and Federal Reserve expectations.

1. Bond yields have eased

Mortgage rates closely follow the 10‑year U.S. Treasury yield, which investors treat as a benchmark for long‑term borrowing. After pushing higher earlier in the fall, that yield has retreated to around 4.0% in recent days. ^[24]

Lower yields make it cheaper for lenders to fund long‑term loans, allowing them to trim mortgage rates.

2. The Fed is signaling a softer stance

The Fed has already cut short‑term rates twice this fall, in September and October, as growth and inflation slowed. ^[25]
The latest Beige Book shows a cooling labor market and softer consumer spending across many regions. ^[26]
Market analysts say a December rate cut is back on the table, even as Fed officials debate whether to hold or trim rates again. ^[27]

While mortgage rates don’t move one‑for‑one with the Fed’s policy rate, investors’ expectations about future Fed moves have a powerful influence on longer‑term yields—and therefore on mortgage pricing.

3. Housing data is finally turning a corner

Lower rates are beginning to show up in the housing numbers:

Pending home sales rose 1.9% in October from the prior month, according to the National Association of Realtors, beating forecasts and reflecting buyers returning as mortgage rates eased. ^[28]
Industry reports note that pending sales have reached multi‑year highs in recent weeks as rates held near the mid‑6% range. ^[29]

Stronger contract activity supports the idea that today’s rate levels, while not “cheap” by pre‑2022 standards, are finally becoming palatable enough to unlock some pent‑up demand.

Today’s Other Big Mortgage Headline: Higher Conforming Loan Limits for 2026

Even though the change doesn’t take effect until next year, today’s borrowers are already reacting to fresh news from the Federal Housing Finance Agency (FHFA):

The FHFA has announced that the baseline conforming loan limit for 2026 will rise to $832,750 for most of the country, a 3.3% increase reflecting higher home prices. ^[30]
In high‑cost markets such as parts of Los Angeles and New York, conforming limits will climb to $1,249,125. ^[31]

Because loans at or below these limits can be sold to Fannie Mae and Freddie Mac, they typically come with better rates and easier access than jumbo loans. Buyers shopping this winter in expensive markets are already gaming out whether it makes sense to wait for 2026 limits or move now if today’s rates fit their budget.

How Today’s Mortgage Rates Compare: Week‑Over‑Week and Year‑Over‑Year

Compared with last week

Freddie Mac’s weekly survey:
- 30‑year fixed down from 6.26% to 6.23%
- 15‑year fixed down from 5.54% to 5.51% ^[32]
Several daily trackers (Forbes, Mortgage News Daily, Norada and others) show multiple straight days of small declines, suggesting a gradual downward trend rather than one big drop. ^[33]

Compared with a year ago

A year ago, the 30‑year mortgage averaged about 6.8% in Freddie Mac’s survey—more than half a point higher than today. ^[34]
The 10‑year Treasury yield has also slipped from roughly 4.3% to around 4.0% over the past year, easing some of the rate pressure. ^[35]

Translation: Today’s rates are still far above the 2–3% deals of 2020–2021, but they are notably cheaper than they were in late 2023 and much of early 2025, which is why you’re seeing renewed talk of “windows of opportunity” for both purchases and refinances. ^[36]

What Today’s Rates Mean if You’re Buying a Home

1. Affordability is slightly better—but still tight

With 30‑year fixed purchase rates around 6.0–6.3% for top‑tier borrowers, monthly payments on a typical home are still high by historical standards but noticeably lower than they were when rates were closer to 7%. ^[37]

Even a 0.5 percentage‑point drop in rate can save hundreds of dollars per month on a median‑priced home in many markets, especially when combined with any seller concessions or price softening.

2. Lock vs. float: Should you commit today?

Analysts and news outlets are split:

Some argue that with markets increasingly expecting a December Fed cut, waiting could bring slightly lower rates—especially if incoming economic data continues to cool. ^[38]
Others caution that good news on growth or inflation could push yields higher again, nudging mortgage rates back up from here.

Given that:

If today’s quote fits comfortably in your budget, many experts suggest locking and using a “float‑down” optionif your lender offers one, which lets you capture a lower rate if the market drops before closing (often for a fee). ^[39]
If your approval is marginal and you’re stretching on price, the risk of higher rates later could outweigh the potential reward of a small additional decline.

3. How to aim for the low end of today’s range

With national averages near 6%, some borrowers are still landing rates in the high‑5s on 30‑year fixed loans. Typically, those borrowers share a few traits:

Excellent credit (often 740–760+)
Low debt‑to‑income ratios
Bigger down payments (20% or more)
Willingness to pay discount points upfront to buy the rate down

Lenders quoted in today’s coverage stress the importance of shopping at least three offers, as spreads between lenders can easily reach a quarter of a percentage point or more—even on the same day, for the same borrower profile. ^[40]

What Today’s Rates Mean if You’re Refinancing

Refinancing makes the most sense if:

Your current rate is in the high‑6s or 7s, and
You plan to stay in the home long enough to recoup closing costs.

With 30‑year refi rates in the mid‑6% range on average, today’s CBS/Zillow data suggests the biggest savings opportunities are:

Homeowners who bought or refinanced at 7%+ earlier in 2023–2024
Borrowers who can switch from a high‑rate ARM into a fixed loan at today’s levels ^[41]

If you’re already in the low‑6s, a refinance today may not pencil out unless:

You’re moving from an FHA loan with mortgage insurance into a conventional loan without it
You’re pulling out equity via cash‑out refi and comparing against the cost of other borrowing options
You need to shorten the term (for example, moving from a 30‑year to a 15‑year) to pay off the mortgage faster

Outlook: Will Mortgage Rates Fall Below 6%?

Forecasts for 2026 remain cautious but generally point toward rates hovering “around 6%,” with the path depending heavily on inflation, employment and Fed policy:

A CBS News outlook lays out three main scenarios:
- Rates fall if inflation cools further and job growth slows.
- Rates stagnate if the Fed stays cautious with only limited additional cuts.
- Rates rise again if growth and inflation re‑accelerate. ^[42]
Many housing economists expect gradual declines into 2026, potentially bringing 30‑year fixed rates closer to or slightly below 6%—but few foresee a return to the ultra‑low 2–3% era. ^[43]

For now, the consensus from today’s coverage is straightforward:

Rates are no longer punishingly high, but they’re still elevated — and any window of lower rates could be temporary.

If you’re on the fence, it may make sense to run the numbers at today’s rates, then decide whether the added cost of waiting (potentially higher home prices or rates) outweighs the possibility of a slightly better deal later.