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Mortgage and refinance rates today, Tuesday, August 11, 2026: Rates mostly higher as U.S. 'low-keying' Iran negotiations

According to the Zillow lender marketplace, mortgage rates are mostly higher on Tuesday, August 11, 2026, compared with the previous day, as President Trump says the U.S. is now "low-keying" negotiations with Iran.

Mortgage rates typically track the 10-year Treasury yield, which moves in response to shifts in investor sentiment around economic data, Federal Reserve policy expectations, and geopolitical developments. Day-to-day rate fluctuations reflect how lenders adjust pricing in response to those broader bond market signals.

The average 30-year fixed rate is 6.59%, up 8 basis points from yesterday. The 15-year fixed loan is currently 5.97%, down 4 basis points from yesterday. The 5/1 ARM is 6.52%, up 15 basis points from Monday.

Read more: Weekly survey of mortgage lenders with the lowest rates: Lower rates and stiff fees

Today's mortgage rates

Here are the current mortgage rates, according to the latest Zillow data for Tuesday, August 11, 2026:

• 30-year fixed: 6.59%
• 20-year fixed: 6.32%
• 15-year fixed: 5.97%
• 5/1 ARM: 6.52%
• 7/1 ARM: 6.29%
• 30-year VA: 6.01%
• 15-year VA: 5.58%
• 5/1 VA: 5.80%

Remember that these are national averages and are rounded to the nearest hundredth.

Today's mortgage refinance rates

These are the current mortgage refinance rates, according to the latest Zillow data for Tuesday, August 11, 2026:

• 30-year fixed: 6.63%
• 20-year fixed: 6.19%
• 15-year fixed: 6.04%
• 5/1 ARM: 6.33%
• 7/1 ARM: 6.30%
• 30-year VA: 6.07%
• 15-year VA: 5.72%
• 5/1 VA: 5.79%

Again, the figures are national averages rounded to the nearest hundredth. Refinance rates are usually higher than purchase rates.

Learn more: See our top picks for the best mortgage lenders right now

Yahoo Finance mortgage calculator

A mortgage calculator can help you see how different mortgage term lengths and interest rates affect your monthly payments. Use this mortgage calculator to explore different outcomes.

You can bookmark the Yahoo Finance mortgage payment calculator and keep it handy as you shop for homes and lenders. It also considers property taxes and homeowners insurance when estimating your monthly mortgage payment. That can provide a clearer picture of your total monthly housing cost than looking only at principal and interest.

30-year vs. 15-year fixed mortgage rates

In general, 15-year mortgage rates are lower than 30-year mortgage rates. When comparing 15-year and 30-year terms, the shorter loan can save money on interest over time, but monthly payments are higher because the same amount is repaid in half the time.

For example, on a $400,000 mortgage with a 30-year term and a 6.19% rate, the monthly principal-and-interest payment would be about $2,447.28. Over the life of the loan, total interest would come to $481,021.

By comparison, a $400,000 15-year mortgage with a 5.65% rate would require a monthly principal-and-interest payment of about $3,300.26. Total interest over the life of the loan would be $194,047.

If the 15-year payment is too high, borrowers can also make extra payments on a 30-year loan to pay it off faster and reduce interest costs.

Fixed-rate vs. adjustable-rate mortgages

With a fixed-rate mortgage, the rate is locked in from day one. A new rate applies only if the mortgage is refinanced.

An adjustable-rate mortgage keeps the rate unchanged for a set period and then adjusts up or down depending on factors such as the economy, as well as the maximum change allowed under the loan contract. For example, with a 7/1 ARM, the rate is fixed for the first seven years and then adjusts annually for the rest of the term.

Adjustable rates sometimes begin lower than fixed rates, but once the initial fixed period ends, the borrower faces the risk of a higher interest rate. ARM rates have also been starting higher than fixed rates recently, so borrowers may not always receive a rate advantage.

Learn more: Determine how to choose between an adjustable-rate vs. fixed-rate mortgage

Mortgage rates today: FAQs

What is today's 30-year fixed rate?

According to the Zillow lender marketplace, the average 30-year fixed rate is 6.59%, up 8 basis points from yesterday.

Will mortgage rates go down in 2026?

According to the latest forecasts, the MBA expects the 30-year mortgage rate to be 6.50% through 2026. Fannie Mae predicts a 30-year average rate of 6.4% for the rest of the year.

The Federal Reserve does not directly set mortgage rates, but its federal funds rate decisions influence the broader interest rate environment that lenders navigate. Following the Fed's recent rate pause, mortgage rates have continued to respond to incoming inflation and employment data, as well as signals about the Fed's future policy path.

How low could mortgage rates go by 2027?

Mortgage rates are likely to remain little changed in 2027. The MBA forecasts 30-year fixed rates of 6.5% for all of 2027. Fannie Mae is slightly more optimistic and expects average rates to hold near 6.3% for most of 2027.

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