Daily U.S. Mortgage Rate Update: July 12, 2025

National mortgage rates show a slight upward trend today, July 12, 2025, with the benchmark 30-year fixed rate seeing a modest increase. This movement keeps prospective homebuyers, refinancers, and real estate investors keenly focused on market developments as they navigate their financial decisions.

This daily update provides a comprehensive look at current U.S. mortgage rates for various loan types, offering valuable insights to help you make informed financial decisions.

Key Takeaways

• 30-year fixed rates have edged up slightly today, following recent stability.
• 15-year fixed rates also experienced a minor increase.
• Adjustable-Rate Mortgages (ARMs) present varied rate movements across different terms.
• Industry experts continue to forecast overall moderation in rates, with potential for minor daily fluctuations.
• Homebuyers are advised to secure pre-approvals and act decisively to lock in rates.
• Refinancers may find opportunities if their current mortgage rates are significantly higher than today’s averages.
• Real estate investors should evaluate long-term market outlooks and leverage appropriate loan-to-value options.

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Current Mortgage Rates for Purchase Loans

Here are the average mortgage rates for various purchase loan types as of July 12, 2025:

Rates are subject to change and are averages based on data from various sources as of July 12, 2025. Sources: Bankrate, NerdWallet, The Mortgage Reports.

Current Mortgage Rates for Refinance Loans

For homeowners considering refinancing, here are today’s average rates:

Rates are subject to change and are averages based on data from various sources as of July 12, 2025. Sources: Bankrate, NerdWallet.

Commentary and Analysis

Mortgage rates on July 12, 2025, show a slight upward movement, with the 30-year fixed rate ticking up after a period of relative stability. Freddie Mac reported on July 10th that the average 30-year U.S. mortgage rate rose to 6.72% from 6.67% the prior week, ending a five-week decline in borrowing costs. This trend continues to be influenced by broader economic factors. AP News.

The economic landscape, including inflation trends, global geopolitical tensions, and potential trade tariffs, continues to shape mortgage rate movements. The Federal Reserve’s policy decisions, particularly its benchmark interest rate, remain a significant influence. After three rate cuts in 2024, the Fed has maintained steady rates in 2025.

Analysts generally anticipate mortgage rates to remain within the 6% to 7% range for the remainder of the year. Data from Mortgage News Daily indicated a 30-year fixed rate of 6.83% as of July 11, 2025, reflecting these slight increases.

Recent insights from ICE Mortgage Technology’s July 2025 Mortgage Monitor report highlight emerging financial stress among certain homeowners. This includes rising negative equity and an increased reliance on mortgage products designed for short-term affordability, such as Adjustable-Rate Mortgages (ARMs) and temporary buydowns. These observations underscore the importance of understanding the long-term implications associated with different loan types. ICE Mortgage Technology.

Quotes from Leading Industry Players

“Mortgage rates may come down modestly over the coming months but other economic headwinds — including the impact of tariffs on the prices of consumer goods, weaker labor market conditions and rising consumer debt — could be what continue to hold the housing market in the second half of 2025,” stated Lisa Sturtevant, an economist quoted by AP News. This sentiment is echoed by others in the industry.

“While the slowdown in home price growth may be easing affordability pressures, and negative equity volumes remain low, we’re beginning to see localized pockets of recent homebuyers becoming financially exposed,” noted Andy Walden, Head of Mortgage and Housing Market Research at ICE Mortgage Technology. “Borrowers with minimal equity — particularly those who purchased recently — are often the first to be exposed when home prices soften.” (ICE Mortgage Technology).

Jeb Smith, a licensed real estate agent and member of CNET Money’s expert review board, suggests, “If rates fall below 6%, we could see a big jump in refinance activity.” (CNET).

Related: U.S. Mortgage Rate Forecast and Expert Predictions 2025, 2026, 2027, 2028, 2029

What This Means for You

For Homebuyers:

The current rate environment, while elevated compared to historic lows, remains below the long-term average. This means that borrowing costs are still manageable for many. However, the slight upward movement underscores the importance of staying informed and acting strategically.

• Get Pre-Approved: A pre-approval strengthens your offer in a competitive market and locks in a rate, protecting you from potential increases.
• Shop Around: Rates can vary significantly between lenders. Compare multiple offers to ensure you get the best possible terms.
• Consider Different Loan Types: While fixed-rate mortgages offer stability, explore ARM options if you anticipate selling or refinancing within the initial fixed period, as they often come with lower initial rates.
• Explore First-Time Buyer Programs: FHA, VA, and USDA loans can offer lower down payments and more flexible qualification criteria, making homeownership more accessible.

For Homeowners Looking to Refinance:

For the majority of homeowners, refinancing may not offer significant savings unless their current mortgage rate is considerably higher than today’s averages. Many homeowners secured historically low rates during the pandemic.

• Calculate Your Break-Even Point: Determine how long it will take for the savings from a lower interest rate to offset the closing costs of refinancing.
• Consider Your Goals: Are you looking to lower your monthly payment, shorten your loan term, or tap into home equity? Your goal will influence the best refinance product for you.
• Cash-Out Refinance: If you have substantial equity, a cash-out refinance could provide funds for home improvements, debt consolidation, or other financial needs. Weigh the benefits against the cost of a new, potentially higher, interest rate on your entire loan.

For Real Estate Investors:

The current mortgage rate environment presents both challenges and opportunities for property investors. While higher rates impact financing costs, the broader market dynamics and potential for localized stress points are worth noting.

• Focus on Cash Flow: With elevated rates, scrutinize potential rental income and expenses to ensure positive cash flow and attractive returns on investment.
• Leverage Local Market Knowledge: Understanding specific market conditions can uncover distressed properties or undervalued assets.
• Explore Non-QM Loans: Non-Qualified Mortgage (Non-QM) loans can offer flexibility for investors who may not fit conventional lending criteria, though they often come with higher interest rates.
• Long-Term Strategy: Despite short-term rate fluctuations, a long-term investment horizon can help weather market shifts and capitalize on appreciation.

Related: The 7 Best U.S. Real Estate Markets to Buy Rental Properties in 2025

U.S. Mortgages for Foreigners and Non-Residents

For international investors and non-residents looking to purchase property in the U.S., specific mortgage programs are available. These loans typically cater to individuals without a traditional U.S. credit history or permanent residency.

Rates and LTVs for foreign national loans can vary significantly based on lender, borrower profile, and property type. It is crucial to consult with specialized lenders.

Foreign National Lenders: A Complete List of U.S. Mortgage Lenders With Foreign National, ITIN, and DSCR Loan Programs for Non-Residents

These specialized loan programs offer pathways for international investors and non-residents to access the U.S. real estate market, often with distinct requirements compared to conventional mortgages. It’s important to work with lenders experienced in these unique financing options to understand all terms and conditions.