Mortgage Rates Today: Daily 30-Year Rate 6.67% Jul 31 2026

Mortgage Rates Today: What’s Trending

Rates jumped 5 basis points overnight, pushing yesterday’s 6.62% to 6.67% today. On a $400,000 loan, principal and interest now runs $2,573 a month. Homebuyers are weighing whether to lock now or wait out the summer for a dip.

Mortgage rates today in context

A year ago, the 30-year sat at 6.72%. That gap changes the math on offers written this week. Mortgage rates today reflect sticky inflation data, with no clear path lower yet.

What to do right now

If you close within 30 days, lock this week. Floating past that window bets on a pullback nobody can promise you.

Where Mortgage Rates Today Are Headed

The 30-year fixed rate climbed to 6.67% today, up from 6.62% yesterday. Over the past 30 days, mortgage rates today sit near the top of their 6.41% to 6.68% range. That pattern points to a steady climb over the past month.

Catalysts for mortgage rates today

Treasury yields set the floor under mortgage pricing. When the 10-year yield rises, lenders demand a wider spread over that benchmark to price mortgage-backed securities, and your rate follows. Inflation expectations feed that spread directly: if investors expect prices to keep rising, they demand more yield to hold long-term debt.

What is most likely from here

An increase looks more likely this week than a drop. Rates ease only if incoming data shows inflation cooling faster than expected. Absent that, the climb from 6.41% toward 6.68% likely continues, so lock now rather than float.

News Moving Mortgage Rates Today

The Fed holds its benchmark rate at 3.50%–3.75%, and that stance still drives the 10-year Treasury yield, the real engine behind your 6.67% quote. Inflation is the holdup. Core PCE sits at 3.3%, above the Fed’s comfort zone, so cuts stay on hold. Until that number drops, mortgage rates have little room to fall.

What’s moving mortgage rates today

Watch two dates. The Consumer Price Index report for June lands August 12, and a hot reading pushes yields higher fast. The jobs report follows on August 7, with unemployment currently at 4.2%. A weak payrolls number would revive rate-cut bets and pull your rate down; a strong one locks in the current climb.

What Mortgage Rates Today Mean for Homebuyers

A $400,000 loan at 6.67% runs $2,573 a month in principal and interest. A year ago the 30-year sat at 6.72%, pricing that same loan at $2,586 — a swing of $13 more per month, or $159 a year. That gap changes what you can afford today.

Lock or float at mortgage rates today

If your closing falls within 45 days, locking deserves serious consideration. You avoid the risk of a jobs report or inflation print pushing rates higher before you sign. Ask about a float-down option, which lets you capture a lower rate if pricing improves before closing, often for a small fee. With 60 or more days until closing, floating may make sense if you expect softer inflation data to pull rates down before you need to lock.

Smart shopping moves

Recalibrate your price target at 6.67%, then stress-test it at $2,640 to see how a 0.25% jump would hit your budget. Mortgage rates today vary by half a point or more between lenders, so get quotes from at least three. Ask sellers for concessions toward closing costs, and consider a temporary buydown, which can shave your rate by a full point in year one and ease the initial payment shock.

Mortgage Rates Today for First-Time Homebuyers

A $300,000 purchase with 5% down leaves you a $285,000 loan. At 6.67%, principal and interest run $1,833 a month. Add taxes, insurance, and PMI, and your total housing payment likely lands closer to $2,700. That stretches a typical budget, so run your own numbers before you shop.

First-time buyers and mortgage rates today

FHA loans need just 3.5% down and accept credit scores as low as 580. Veterans can often buy with zero down through a VA loan. USDA loans offer zero down in eligible rural areas, and state housing finance agencies frequently beat market rates by 0.25% to 0.75% while tossing in down-payment grants.

How to compete and win

Pre-qualification relies on your word about income and debt. Pre-approval means a lender verifies your pay stubs, tax returns, and credit before issuing a conditional commitment. In a multiple-offer situation, sellers trust full underwriting over a quick estimate. The right home at the right price often matters more than waiting for a perfect rate.

What Mortgage Rates Today Mean for Refinancers

Anyone who purchased between 2022 and early 2024 at rates above 7% has a real opportunity. A $350,000 loan at 7.25% costs $2,388 a month, but refinancing to 6.67% cuts that to $2,252. That gap adds up to $136 back every month, $48,998 over the loan’s full term.

Refinancing at mortgage rates today

Closing costs run $3,000 to $6,000 for most refinances. At $136 a month, a $3,000 bill breaks even in about 22 months and a $6,000 bill in about 44. Shop aggressively: quotes on mortgage rates today can swing 0.25% to 0.50% between lenders for the same borrower.

Cash-out versus rate-and-term

Cash-out refinancing to pay off high-interest credit-card debt makes strong financial sense at 6.67%. By contrast, tapping equity for discretionary spending, like renovations or vacations, deserves more caution. Rate-and-term refinancers still paying above 7% shouldn’t wait: lock in the move now.

Mortgage Rates Today for Real Estate Investors

Investor loans carry a surcharge over primary rates, typically 0.50% to 0.75%. That puts your rate near 7.27% on a rental purchase today. On a $300,000 property with 25% down, your $225,000 loan runs $1,538 a month in principal and interest.

Investors and mortgage rates today

Fewer owner-occupants can stomach that payment, so bidding wars cool. As a result, you get more room to negotiate price and terms. Run your numbers on gross rent multiplier, cap rate, and cash-on-cash return before you write an offer.

Alternative financing options

DSCR loans, underwritten on the property’s rental income rather than your personal tax returns, price around 7.25% to 7.75% right now. Fix-and-flip buyers using hard money or bridge loans should expect 10% to 12% for short-term capital. Model every deal at these actual rates. Deals that don’t clear these rates on paper won’t improve once you own them.

15-Year vs 30-Year: Which Is Right for You?

On a $350,000 loan, the 30-year fixed at 6.67% runs $2,252 a month, versus $2,976 on the 15-year at 6.12%. That gap looks small until you add up interest: $460,544 over 30 years compared with $185,723 over 15 years. Choosing the shorter term saves you $274,822 in interest over the life of the loan.

Who the 15-year fits

The 15-year favors borrowers later in their careers with stable paychecks and little layoff risk. A full emergency fund and secure income make the higher payment manageable. At 6.12%, the 15-year fixed is a powerful wealth-building tool, retiring your mortgage years before you retire from work.

Why most pick the 30-year

For most homebuyers, the 30-year fixed is the smarter bet: the lower payment preserves cash flow for retirement savings, repairs, or emergencies. Add one extra principal payment a year and you capture much of the 15-year’s savings without the higher bill. For first-time buyers stretching to afford a home, the 30-year is almost always the more prudent choice.

Mortgage Programs & Assistance

FHA loans open the door with 3.5% down for credit scores of 580 or higher. Score between 500 and 579? You still qualify, but you need 10% down. FHA rates often run 0.2% to 0.3% below conventional loans, since government insurance cuts the lender’s risk on 6.67% conventional paper.

VA and USDA advantages

VA and USDA loans get skipped far too often. VA loans require zero down, carry no PMI, and price 0.25% to 0.50% below conventional rates. USDA loans offer zero-down financing in eligible rural and suburban areas, and that map covers more of the country than most buyers assume.

State and local programs

State housing finance agencies quietly beat the market too. Many offer rates 0.25% to 0.75% below the going rate, plus down-payment assistance, with income limits often reaching $120,000 or higher. Before you decide a home is out of reach at 6.67%, spend an hour on your state agency’s website.

Mortgage Rates Today: The Bottom Line

Mortgage rates today rose 5 basis points, from yesterday’s 6.62% to 6.67%. That’s just below the top of the 30-day range of 6.41% to 6.68%. Lock if you close in 30 to 45 days, or float with a float-down at 60-plus.

Mortgage rates today: your move

Homebuyers should get a formal quote and model their payment on a $400,000 loan, which runs $2,573 a month in principal and interest at today’s rate. Refinancers above 7% need to run their break-even math today. In addition, investors should stay disciplined on cap rates and cash flow, not headlines.

What to watch next

Watch August 12 for the next real move in rates. A cooler reading would ease pressure toward the middle of the range, but a hotter one could push you past 6.68%. Stay in contact with your lender and make sure you understand your lock window before any key data releases.