Mortgage and refinance interest rates today, February 2, 2026 Just Below 6% as February Begins

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Издатель Feb 4, 2026

Mortgage rates are opening February just below the 6% threshold, keeping borrowing costs near their most favorable levels in years and giving both buyers and homeowners a sense of stability.
According to data from the Zillow lender marketplace, the average 30-year fixed mortgage rate is now 5.91%, while the 15-year fixed rate stands at 5.44%. For borrowers with strong credit, consistent income, and manageable debt, even lower rates are still achievable.
After weeks of volatility earlier in the year, rates have settled into a narrow range. While they’ve edged slightly higher from their recent lows, they remain well below the levels seen throughout most of 2024 and early 2025—a meaningful shift for affordability.
Refinance rates are modestly higher than purchase rates, with the average 30-year refinance hovering just above 6%. Even so, refinancing can still make sense for homeowners who locked in rates significantly higher over the past two years, especially if the goal is to lower monthly payments or adjust loan terms.
At today’s rates, the difference between loan options remains significant. A $300,000 loan at 5.91% on a 30-year term results in a monthly payment of roughly $1,780. Choosing a 15-year loan raises the monthly payment but dramatically reduces total interest, a tradeoff that continues to appeal to financially flexible borrowers.
Adjustable-rate mortgages remain a mixed option. While they can offer short-term savings, the small gap between ARM and fixed rates has led many borrowers to prioritize the certainty of fixed payments.
Despite some pressure in bond markets, mortgage rates have held steady. Timing played a role, with much of the bond movement occurring after lenders had already set daily pricing. Looking ahead, most forecasts suggest rates will stay close to current levels through much of 2026, with modest fluctuations rather than sharp drops.
Bottom line: mortgage rates remain just under 6%, offering a stable and relatively attractive window for buyers and refinancers as the housing market continues its slow, careful rebalancing.
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