Today's Mortgage Rates - 05/16/2022

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Mortgage rates were mixed this week, but at least where there were increases they were small ones.

Freddie Mac reported today that the average offered interest rate for a conforming 30-year fixed-rate mortgage increased by 3 basis points (0.03%), rising to 5.30% The average offered rate for conforming 15-year fixed rate mortgages actually managed a small decline, its first downward move since early March, declining by four basis points (0.04%) to 4.48%. Short-term rates were moved measurable higher by the Fed just a week ago, and the initial fixed rate for a 5/1 Hybrid ARM ticked higher by two one-hundredths of a percentage point (0.02%), still holding below 4% at an average rate of 3.98%.

Financial markets have been highly erratic for some time, and certainly of late, as investors try to digest the Fed's moves and messaging. Stocks have sold off very strongly of late, and at least some of that cash has been making its way into bonds, driving bond yields back down. The influential yield on the 10-year Treasury was nearly 3.2% on Monday and on Thursday morning was below 2.9%. If this dip in yields can hold, there's a chance that mortgage rates might actually decline a little bit in the coming days. However, as we've seen too many times already this year, yields can reverse course very quickly without warning or seemingly without reason.

With inflation still running very high and strong and a Fed that is steeling itself to lift rates both quickly and considerably, there's growing concern among investors that this could result in a "hard" landing for the economy or even a recession at some point. For the moment, getting the economy and labor market to cool is the Fed's first task, and this will continue to make financial markets volatile.

Mortgage rates may be slightly lower in the days ahead, but be on the alert for sharp swings.

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 5-year-ARM
05/12 5.300% 4.480% 3.980%
05/05 5.270% 4.520% 3.960%
04/28 5.100% 4.400% 3.780%
04/21 5.110% 4.380% 3.750%
04/14 5.000% 4.170% 3.690%
04/07 4.720% 3.910% 3.560%
03/31 4.670% 3.830% 3.500%
03/24 4.420% 3.630% 3.360%
03/17 4.160% 3.390% 3.190%
03/10 3.850% 3.090% 2.970%
03/03 3.760% 3.010% 2.910%
02/24 3.890% 3.140% 2.980%

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
  • 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
  • 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.

Mortgage Calculators

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