Mortgage rates today: April 29, 2026

Quick answer: Mortgage rates today, April 29, 2026. Our daily snapshot below pulls the headline 30-year and 15-year fixed rates from the same FRED-backed feed that powers our mortgage rates page, then derives the related products (20y, 10y, jumbo, FHA, VA, 5/6 ARM, refi) from those headlines. Refinance rates across each term are pricing a small step above the equivalent purchase rate. The full table is below. Numbers on this page are an educational daily snapshot, not a quote or an offer of credit.

(Rates and ranges in this snapshot are illustrative, daily-snapshot estimates and are not a quote, offer, or representation of terms available to any individual borrower. Your rate depends on credit, property, program, loan size, down payment, and underwriting.)

Today's headline rate

The number most readers came here for is the 30-year fixed purchase rate as of April 29, 2026, shown in the table below. The 15-year fixed sits meaningfully below it, which keeps the gap between the two terms wide enough to matter. That gap is the practical lever borrowers should pay attention to right now: shortening the term still buys a real rate discount today.

Today's purchase rates by loan type

The bands below reflect typical lender pricing on April 29, 2026 for well-qualified borrowers on conforming loan sizes, before discount points. Your actual quote will move from these numbers based on credit, LTV, property type, and program.

A few quick reads on this table:

• The 15-year fixed typically prices well below the 30-year. That makes shorter-term loans noticeably more attractive for borrowers whose budget can absorb the higher monthly payment.
• Jumbo has been sitting only marginally above conforming for most of 2026. The historical "jumbo premium" hasn't returned in a meaningful way.
• FHA and VA both tend to price below the conventional 30-year today, which is typical when bond market spreads are calm.
• The 5/6 ARM is only a small discount to the 30-year fixed. ARMs are most worth a serious look when the gap is wider; right now the math is closer to neutral.

Today's refinance rates by loan type

Refinance pricing on the same products today, again before discount points and before lender-specific overlays:

Two practical notes on the refi side:

• The purchase-vs-refi gap is small but real on every term — typically a tenth of a point or so. That gap is wider on cash-out refinances, where lenders also adjust pricing for higher loan-to-value tiers.
• Whether a refinance is worth doing today is almost never about the headline rate. It is about the breakeven on your closing costs and the payment change on your specific loan. Run that math before you make the call. If you're not sure where to start, our refinance calculator and the deeper walkthrough in what actually moves mortgage rates are the cleanest places.

What's moving rates today

A few specific forces are doing the work right now:

1. Inflation expectations are sitting roughly inside their recent range. The bond market reads the most recent monthly inflation prints as broadly consistent with the trend off the 2022 peak, which has kept long-end yields contained.
2. Long-term Treasury yields are the cleanest single-number proxy for where the 30-year mortgage tends to follow. Where the 10-year Treasury closed yesterday is most of the explanation for today's small move in mortgage rates.
3. The MBS spread — the gap between mortgage-backed securities and Treasuries — is one of the quieter levers. A wider spread keeps mortgage rates high even when Treasuries fall; a calm spread lets Treasury moves pass through to borrowers.
4. Oil and broader commodity prices feed into inflation expectations and, by extension, the long end of the curve.
5. Fed expectations for the rest of 2026 shape how investors price duration risk. A stable Fed path is itself a stabilizing force on rates day to day.

None of that means rates are about to break out lower. It means the inputs that have driven the slow, choppy improvement off late-2024 highs are still pointing in the same direction.

How to shop for the best rate today

A few practical habits matter more than which day you call:

• Get quotes from more than one lender on the same day. Rates move every day, and even moves within a single day are common. Pricing two lenders a week apart is not a fair comparison. Same day, same loan profile, same lock period — that is the comparison that actually tells you something.
• Compare APR, not just the rate. APR rolls in lender fees and points, so it is a better single number for total cost. Two 6.49 percent rates can have very different APRs depending on what is baked into closing costs.
• Decide on points before you shop. A buy-down can make sense if you'll keep the loan long enough to recoup it, and the math is straightforward. Use our points & buydown calculator to make the call.
• Lock when the math works for you, not when you think you have called the bottom. Rates can be refinanced. The right house at the right time often cannot.
• Match your lock window to your closing timeline with a buffer. A 30-day lock that expires three days before closing is a problem you do not want to negotiate at the wire.

If you'd like a starting point on what today's rate means for a real payment, the mortgage payment calculator handles purchase, and the refinance calculator handles refis. The affordability calculator is the right first stop if you are still sizing the price range that fits your budget.

What this means for you

If you are buying:

• Today's snapshot is roughly in line with the recent range. Trying to shave a quarter point by waiting another month is the same game as trying to time the bottom in stocks.
• The number that decides whether the deal is right is the all-in monthly payment on the specific home, including taxes and insurance for that zip code. Anchor on that, not the headline rate.

If you are refinancing:

• Run the breakeven on closing costs and the payment change on your specific loan before you do anything. The headline 30-year rate is not the right input — your loan, your balance, and your closing costs are.

If you are still shopping the budget:

• Use today's headline rate as the input for your affordability math. If the rest of the budget works at this rate, you are in better shape than waiting on a rate that may or may not arrive.

For the latest daily snapshot and a deeper breakdown by loan program, our mortgage rates page is updated alongside this post.

From my experience

The borrowers who feel calmest in a market like this are the ones who anchor every conversation to a real payment and a real budget. The ones who get rattled are the ones reading every headline as a signal to do something. Today's number is one input. Your situation is the rest of the story. Run the payment, decide what works for you, and let the day's bond market do its thing.