U.S. Mortgage Rates Today – July 11, 2025: Cooling Optimism

Q: Are rate cuts likely this year?

Cuts may begin in fall, though the Fed remains cautious. Consensus leans toward late‑2025 timing.

Q: How will this affect rental investments?

Higher rates push more renters into the market. Focus on rental properties with strong cash‑on‑cash returns.

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Published On: July 11th, 2025

Mortgage Rates Today — July 11, 2025: High Rates Hold, with Foreign & Refinance Insights

On July 11, the national average 30‑year fixed mortgage rate hovered near 6.72%, up slightly this week. Meanwhile, refinance demand surged, and foreign national loans continue at a premium. Here’s the full breakdown…

Key Takeaways

30‑year fixed: ~6.72%
15‑year fixed: ~5.86%
5/1 ARM: ~6.25%
FHA loans: ~6.95%
Foreign national rates: 7.14%–7.64%

Investment Properties: Browse Turnkey Rental Properties For Sale in Our Online Portal

📊 Purchase Mortgage Rates

**Primary Purchase Rates — July 11 2025**
Loan Type	Rate	Source
30‑Year Fixed	6.72%	AP News
15‑Year Fixed	5.86%	AP News
5/1 ARM	6.25%	Bankrate ARM Rates
FHA 30‑Year	6.95%	MND FHA Rates

📉 Refinance Mortgage Rates

**Refinance Rates — July 11 2025**
Refi Type	Rate	Source
30‑Year Fixed Refi	6.68%	Bankrate Refi Rates
15‑Year Fixed Refi	5.80%	Bankrate Refi Rates
5/1 ARM Refi	6.10%	Bankrate Refi Rates
Cash‑Out 30‑Year	7.05%	MND Cash‑Out

📝 Why Rates Moved

Stronger jobs data boosted treasury yields, pushing mortgage rates up after a five-week dip. Refinance demand surged—MBA reports show a 56% YoY increase in apps. MBA data reveals a 9% weekly rise in purchase loans too.

🔭 Fed Commentary & Forecast

Fed officials remain split. Mary Daly said two cuts could come this fall, while Governor Waller backed a July cut due to soft inflation. Most economists still expect rates to stay in the 6–7% band through the remainder of 2025.

🌍 Foreign National Mortgages

Foreign investors typically pay a premium—about 0.5–1% above U.S. rates. That means:

30‑Year Fixed: 7.14%–7.64%
Down payments: often 20–40%
Stricter documentation: asset verifications, no U.S. credit history

DSCR loans are popular for foreign buyers—they focus on rental income, not personal income. These loans are growing as foreign buyers seek U.S. rental property investments despite higher borrowing costs.

🏦 What This Means for Investors

Affordability squeeze continues, sustaining rental demand.
Cash flow focus is essential—financing decisions must account for today’s rate reality.
Refinance wisely—if mid-2025 dips appear, consider ARMs or cash-out refis.
Foreign investors pay more, but specialty loans level the playing field.

📅 What to Watch

Monthly CPI and Jobs reports
10-Year Treasury yield moves
Refi & purchase apps from MBA
Fed commentary ahead of FOMC meetings

Previous Update: U.S. Mortgage Rates Today June 10th: Stability Continues

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❓ Frequently Asked Questions

Should I lock my mortgage now?

If you plan to close by fall, a 30‑year fixed at ~6.7%–6.8% is a solid hedge against any upward moves.

Are rate cuts likely this year?

There’s a chance for cuts starting in fall, but Fed policy remains cautious. The consensus leans toward late‑2025 timing.

How will this affect rental investments?

Higher rates push more renters into the market. Investors should focus on rental properties with strong cash‑on‑cash returns.

David Garner General Manager

U.S. Real Estate Turnkey Rental Property Mortgages for Non-Residents and Foreign Nationals

David Garner has over 120+ personal property acquisitions in the U.S. real estate market as a Non-Resident Alien Foreign National, bringing extensive practical experience to his insights on the U.S. real estate market. He specializes in guiding international investors through the complexities of the U.S. real estate market, focusing on building wealth through profitable rental property investments. His deep understanding of the market, combined with his client-centric approach, makes him a trusted advisor for global investors seeking to establish and grow their U.S. real estate portfolio. Learn more about David