Mortgage Rates Today: Daily 30-Year Rate 6.67% Aug 6 2026

Mortgage Rates Today: What’s Trending

Rates dropped 4 basis points overnight, with the 30-year now at 6.67%. On a $400,000 loan, that shift moves your principal and interest payment to $2,573 a month. Homebuyers are weighing whether to lock now or bet on further relief before their contract closes.

Mortgage rates today in context

Mortgage rates today sit well above the 6.63% level from a year ago. That gap changes the math on affordability for anyone who shelved a purchase last summer. It also puts pressure on inventory, since sellers holding older, cheaper loans still have little reason to list.

What to do right now

If your closing falls within the next 30 days, lock in this week rather than chase a further dip. Rate swings of a few basis points rarely outweigh the risk of a sudden reversal. Use the savings from this drop to buy down your rate further if your budget allows it.

Where Mortgage Rates Today Are Headed

Mortgage rates today sit at 6.67% on the 30-year fixed, a notch below yesterday’s 6.71%. Still, that dip is small next to the broader trend. Over the past 30 days, rates ranged from 6.41% to 6.72%, and the climb has been steady.

Catalysts for mortgage rates today

The 10-year Treasury yield sets the floor for mortgage pricing, and it has climbed alongside inflation expectations. As a result, mortgage-backed securities now trade at a wider spread over that yield, near 130 to 160 basis points. That widening spread is what lenders pass on to you.

What is most likely from here

Odds favor another small increase this week for the 30-year rate. Even so, a drop below 6.60% needs a cooler inflation reading or a weaker labor market. An increase toward 6.75% or higher follows if inflation data runs hot or the Treasury yield keeps climbing.

News Moving Mortgage Rates Today

The Fed holds its target range at 3.50%–3.75%, and that stance keeps pressure on the 10-year Treasury yield, the benchmark that drives your mortgage rate. Inflation sits at 3.7% annually, with core prices running at 2.8%. Unemployment reads 4.2%, still low enough to keep policymakers cautious about cutting. Until that mix shifts, 6.67% has little reason to fall.

What’s moving mortgage rates today

Watch the calendar over the next few weeks. The jobs report lands August 7, and a weak payroll number would pull yields lower fast. The Consumer Price Index report for July arrives August 12: a soft reading revives rate-cut bets, while a hot one pushes them out further. The Fed’s preferred inflation gauge, core PCE, last read 3.3% and gets updated August 25. Add the next Fed meeting on September 16, and you have three chances for rates to move before Labor Day.

What Mortgage Rates Today Mean for Homebuyers

A $400,000 loan at 6.67% costs $2,573 a month in principal and interest. Mortgage rates today still run hotter than they did twelve months back, when the 30-year averaged 6.63% and that same loan priced out to $2,563. The gap: $11 more per month, or $127 a year.

Lock or float at mortgage rates today

If your closing falls within 45 days, lock now. A rate spike of 0.125% raises your payment before you have time to recover. Floating fits if you have 60 or more days and expect softer inflation data ahead. Ask about a float-down option: it locks today’s rate but lets you grab a better one before closing, for a $500 to $1,000 fee.

Smart shopping moves

At 6.67%, recalibrate your purchase-price target before you tour homes. Stress-test your budget at 6.92%, a 0.25% rise, where that same loan costs $2,640 a month. Shop at least three lenders, since same-day quotes can vary by 0.25% or more, a gap worth thousands over the loan’s life. Ask sellers for closing-cost concessions, worth roughly $12,000, or 3% of a $400,000 purchase price, or try a temporary buydown that trims your rate a point in year one.

Mortgage Rates Today for First-Time Homebuyers

A $300,000 home with 5% down leaves you borrowing $285,000. 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’s a stretch for many first-time buyers, so run your own numbers before you shop.

First-time buyers and mortgage rates today

You don’t need 20% down to buy this summer. FHA loans require 3.5% down with a credit score of 580 or higher. VA loans offer zero down for eligible veterans, and USDA loans do the same in qualifying rural areas. State housing finance agencies often beat market rates by 0.25% to 0.75% and layer on down-payment grants worth checking before you apply anywhere else.

How to compete and win

A pre-qualification is a guess based on what you tell a loan officer. A full underwriting pre-approval verifies your income, assets and credit, and sellers know the difference. In a multiple-offer situation, that verified letter can beat a higher bid with weaker paper. Finding a home you can afford now often beats waiting for a lower rate.

What Mortgage Rates Today Mean for Refinancers

Anyone who purchased between 2022 and early 2024 at rates above 7% can cut their payment now. A $350,000 balance at 7.25% runs $2,388 a month, versus $2,252 at today’s 6.67%. As a result, that gap saves $136 a month and $48,998 in interest over the loan’s life.

Refinancing at mortgage rates today

Closing costs run $3,000 to $6,000 for most refinances. At $136 in monthly savings, $3,000 recovers in about 22 months and $6,000 in about 44 months. Even so, shop aggressively: lender quotes on the same day can vary by 0.25% to 0.50%.

Cash-out versus rate-and-term

Cash-out refinancing to erase high-interest credit-card debt still makes sound math sense today. By contrast, pulling equity for discretionary spending deserves more caution, as mortgage rates today sit well above pandemic-era lows. If you’re still paying above 7% on a rate-and-term basis, move now.

Mortgage Rates Today for Real Estate Investors

Investor loans carry a 0.50- to 0.75-percentage-point surcharge over primary residence pricing. That puts you closer to 7.27% on a rental purchase today. On a $300,000 property with 25% down, your $225,000 loan pencils out to $1,538 a month in principal and interest.

Investors and mortgage rates today

Higher rates also push rate-sensitive owner-occupants out of the bidding. That leaves less competition for you at the closing table. Focus your underwriting on gross rent multipliers, cap rates, and cash-on-cash returns instead of chasing appreciation bets.

Alternative financing options

Debt-service coverage ratio loans, underwritten on rental income rather than your personal tax returns, price around 7.25% to 7.75% right now. Fix-and-flip investors using hard money or bridge financing should expect 10% to 12% for short-term capital. Run your numbers at these actual rates before you offer. If the deal only cash-flows at a fantasy rate, walk away.

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

A $350,000 mortgage at 6.67% over 30 years runs $2,252 a month. Shrink that to 15 years at 5.98% and the payment jumps to $2,950. That gap stings upfront, but total interest tells the real story: $460,544 versus $180,949. The 15-year path saves you $279,595 over the life of the loan.

Who the 15-year fits

The 15-year fits borrowers with stable paychecks and thin emergency risk, often later in their careers. If you can absorb the higher payment without raiding savings, 5.98% turns your house into a powerful wealth-building tool. Every dollar of extra principal compounds against a shorter clock.

Why most pick the 30-year

For most homebuyers, though, the 30-year still wins on flexibility. That lower payment protects your cash flow for emergencies, retirement accounts, and life’s surprises. Add one extra principal payment a year and you capture much of the 15-year’s benefit anyway. For first-time buyers already stretching their budget, the 30-year is almost always the more prudent choice.

Mortgage Programs & Assistance

FHA loans open the door with 3.5% down if your credit score hits 580. Score between 500 and 579? You need 10% down instead. Government insurance lowers lender risk, so FHA rates often land 0.2% to 0.3% below conventional pricing, even against today’s 6.67% benchmark.

VA and USDA advantages

VA and USDA loans sit even further underused. Veterans and active-duty service members can buy with no down payment, no PMI, and rates typically 0.25% to 0.50% below conventional. USDA loans offer zero-down financing across eligible rural and suburban areas, a footprint wider than most buyers assume. Both programs remain significantly underutilized.

State and local programs

State housing finance agencies add another layer most buyers skip. Many offer rates 0.25% to 0.75% below market, paired with down-payment assistance grants or forgivable loans. Income limits often stretch past $120,000, covering more households than you’d expect. Spend an hour on your state agency’s website before you decide a home is out of reach at 6.67%.

Mortgage Rates Today: The Bottom Line

Today’s 30-year rate fell 4 basis points, from 6.71% to 6.67%, still parked near the top of the 30-day range of 6.41% to 6.72%. Mortgage rates today haven’t broken their upward trend, so lock now if you’re closing within 30 to 45 days. If your closing sits 60 days or further out, float with a float-down option attached.

Mortgage rates today: your move

Homebuyers should get a formal quote today and model payments at 6.67%, including the $2,573 monthly principal and interest on a $400,000 loan. Refinancers still holding a rate above 7% need to run a break-even calculation now, not next month. Investors, meanwhile, should stay disciplined on cap rates and cash flow rather than chasing a rate dip.

What to watch next

jobs report (Aug 7), CPI inflation report (Aug 12) brings the next data that could move rates. A hotter print lifts yields; a cooler one lets the Fed ease and rates fall. Stay in contact with your lender and make sure you understand your lock window before any key data releases.