Mortgage Rates February 2026: What Borrowers Need to Know

Current Rate Environment

As of February 2026, the national average for a 30-year fixed mortgage stands at 6.09%, while 15-year fixed rates hold at 5.44%, according to FRED data from the Federal Reserve Bank of St. Louis.

For a borrower purchasing a $450,000 home with 20% down ($360,000 loan), this translates to:

• 30-year fixed at 6.09%: ~$2,177/month (P&I)
• 15-year fixed at 5.44%: ~$2,918/month (P&I)

The ~$741/month difference buys you 15 fewer years of payments and roughly $135,000 less in total interest.

Regional Impact

Rates affect markets differently based on local home prices:

• California (median $878,000 in LA County): Jumbo financing often required; rate sensitivity is high
• Texas (median $295,300 in Harris County): Conventional conforming loans dominate; first-time buyer programs shine
• Florida (median $410,000 in Miami-Dade): Insurance costs compound rate pressure; total housing expense matters more than rate alone

What's Driving Rates?

The Federal Reserve's monetary policy and Treasury yields remain the primary drivers. Inflation has moderated, but the Fed has signaled patience on further cuts, keeping mortgage rates in the 5.5-6.5% corridor through mid-2026.

Action Items for Borrowers

1. Lock early if buying: Pre-approval locks protect against rate volatility
2. Consider a rate buydown: A 2-1 buydown can save $200-400/month in year one
3. Don't wait for 'perfect' rates: Housing appreciation often outpaces interest savings from waiting

"The best time to buy is when you're financially ready. The rate is just one variable in a much larger equation." — Sam Tehranchi, Custom Mortgage Inc.

Data sourced from FRED (Federal Reserve Economic Data) and Census ACS 2023.