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The Fed cut made no change to rates, but is September still "in play"? See our review of The latest move by the Federal Reserve and what it means for mortgages and more.

The Fed cut made no change to rates, but is September still "in play"? See our review of The latest move by the Federal Reserve and what it means for mortgages and more.

Today's Mortgage Rates - 08/07/2025

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Labor Concerns, Lower Rates

Mortgage rates retreated after a soft jobs report last Friday.

As reported by Freddie Mac today, the average offered interest rate for a conforming 30-year fixed-rate mortgage (FRM) declined by nine basis points (0.09%) to 6.63%. This is its lowest level since early April.

Average offered rates for 15-year fixed-rate mortgages managed a slightly larger decline, posting a drop of ten basis points (0.10%). This put the average rate for the most common shorter-term mortgage at 5.75%. By a slight margin, this is as low as this rate has been since October 2024.

At present, a 5/1 ARM might offer a homebuyer a lower-cost alternative to a long-term fixed-rate mortgage, and the difference in rate between 30-year FRMs and 5-year hybrid ARMs expanded slightly this week. The Mortgage Bankers Association said that the initial fixed interest rate on a hybrid 5-year ARM decreased by sixteen basis points (0.16%) to 6.06%,

With this decrease, the gap in rate compared to a 30-year FRM is now fifty-seven basis points (0.57%). Comparing this average rate against that one for a 30-year FRM, a homebuyer with a $300,000 loan amount who selects the 5-year ARM would be able to save $8,500 in interest cost over the first five years of the loan while also reducing the loan's outstanding balance by a bit almost $1,900 compared to the 30-year FRM.

ARMs aren't for everybody, though. To help decide whether one might work for you, read HSH's Comprehensive Guide to Adjustable Rate Mortgages.

Although the Fed made no change to policy last week, it might have if updated information regarding labor conditions was available. While the 73,000 jobs created in July was pretty close to the expected trend, revisions for June and May estimates subtracted 258,000 jobs thought to have been created during those months. As such, the labor market is rather cooler that was thought to be the case.

While the Fed didn't move, investors did, and took the new information to suggest that the Fed is now considerably more likely to be cutting rates this fall and perhaps into the winter, too. Odds of a September cut in rates have risen appreciably in recent data, and long-term interest rates have declined a little on the signs that the economy may be turning more sluggish. Whether expectations for a cut in rates will come to fruition remains to be seen, as labor conditions may only be reflecting a rough stretch as businesses continue to deal with uncertainty regarding tariff and other policies.

After a drop last Friday, the underlying yields that most influence mortgage rates have flattened out at a lower level. As such, it doesn't seem as though a continued decline in mortgage rates is to be expected in the coming days.

Each week in HSH's MarketTrends newsletter, we track and discuss economic conditions that affect mortgage rates and their impact on housing markets and consumers. Read the most recent edition of MarketTrends or subscribe for email delivery.

Week 30-year-Fixed 15-year-Fixed
08/07 6.630% 5.750%
07/31 6.720% 5.850%
07/24 6.740% 5.870%
07/17 6.750% 5.920%
07/10 6.720% 5.860%
07/03 6.670% 5.800%
06/26 6.770% 5.890%
06/18 6.810% 5.960%
06/12 6.840% 5.970%
06/05 6.850% 5.990%
05/29 6.890% 6.030%
05/22 6.860% 6.010%

Mortgage Choices at a Glance

Loan type/terms Fixed 30 years Fixed 15 years/
20 Years
Hybrid ARM Traditional ARM Balloon Mortgage
Rate changes
  • Never; Fully fixed for entire term
  • Never; Fully fixed for entire term
  • Usually after fixed period of 3, 5, 7 or 10 years
  • After that, annual change typical
  • Fully variable
  • Typically changing at one-year intervals
  • Some have shorter change intervals
  • Never; Fully fixed for entire term
Benefits
  • Low, stable payment
  • Usually easiest qualification
  • Stable payments
  • Builds equity faster
  • Lower total interest costs than 30-year term
  • Lower rates than fully fixed-rate mortgage
  • Can sometimes borrow larger loan amount for same income
  • Can have lowest interest rates
  • Qualification may not depend upon today's interest rate
  • Often has lower interest rate/monthly payment over balloon period than fixed rate
  • Similar to hybrid ARM
Drawbacks/Risks
  • Can have highest total interest cost over time
  • User may "buy" more rate stability than actually needed, increasing cost
  • Requires higher income to qualify
  • Less affordable monthly payment
  • Funds commited to payment cannot be used elsewhere
  • Stable payment for a number of years, then unpredictable
  • Rates can jump by as much as 6 percentage points at first adjustment
  • Payments fluctuate at each rate change
  • Unpredictable, rates can change as much as 2 percentage points at each adjustment
  • Loan fully due and payable when balloon period ends
  • Must be paid off or refinanced in unknown market conditions
Alternative strategy
  • Consider Hybrid ARM with appropriate fixed period
  • Consider 30-year term and prepaying loan to preserve cash-flow flexibility
  • Consider Fixed rate mortgage or longest possible fixed period, if loan hold period not known
  • Consider Hybrid ARM to ameliorate rate and payment risks for a given period
  • Consider Hybrid ARM to ensure continued loan availability
These may be useful for...
  • Purchasing a home
  • First-time homebuyers
  • Refinancing to improve cash flow/lower payment
  • Refinancing to lower total interest cost
  • Retiring mortgage more quickly
  • Building or rebuilding equity more quickly
  • Purchasing or refinancing when time horizon is seven years or shorter, and where borrower can handle increase in monthly payments
  • Purchasing or refinancing when interest rates are near top of cycle, and are likely to fall, or sale or refinance is anticipated within three years
  • Purchasing or refinancing when time horizon is three years or longer and home will be sold prior to end of balloon period
Consider if
  • Buying or refinancing a home and planning on owning for longer than 10 years
  • Buying second home
  • Refinancing to build equity
  • Paying off mortgage before life event (retirement, etc)
  • Buying a home and expect to move before fixed period ends, or know income will rise to offset payment risk, even in worst-case scenario
  • Buying or refinancing when income can handle frequent payment changes and worst-case scenario for rates over a four-year period
  • Buying a home and expect to move before balloon period ends, or have resources to pay off mortgage if refinance not available
When shopping, ask about
  • "Full cost" vs. "No cost" refinances, prepaying loan to shorten term if desired
  • If 20-year term makes payment too high, whether 25-year term is available
  • Interest rate caps, for first and subsequent adjustments, worst-case scenario
  • A history of the Index the loan is keyed off, margin and caps
  • Whether or not there is any built-in refinancing option when the balloon period ends
Useful tools & resources

Latest Mortgage Rate Analysis

HSH's longer-range outlook for mortgage rates, where we review our last forecast,discuss current market influences and provide our expectations for mortgage rates over the next nine weeks.

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