The information provided on this website does not, and is not intended to, act as legal, financial or credit advice. See Lexington Law’s editorial disclosure for more information.
A hard credit inquiry occurs when lenders look at your credit score after you apply for new credit. This process can temporarily reduce your score by a small amount. Inquiries can stay on your credit report for up to two years, but they typically only impact your score for the first six to 12 months.
If you’re wondering “what is a hard inquiry on my credit?” here’s a quick breakdown: a hard inquiry, also known as a “hard pull,” occurs when a potential lender reviews your credit report after you apply for new credit.
There are two types of credit inquiries: hard inquiries and soft inquiries. Hard inquiries stay on your credit report for up to two years and temporarily hurt your score, while soft inquiries have no impact.
Below, we’ll explore the nuances of hard credit inquiries and explain how credit repair services can help you improve your credit after it takes a hit.
Key takeaways:
Hard credit inquiries will cause your score to briefly dip.
Inquiries will stay on your credit report for 2 years, though they only affect your score for about 12 months.
FICO® will usually lump multiple inquiries of the same type together if they occur within a window of 14 to 45 days.
Table of contents:
What is a hard credit inquiry?
A hard credit inquiry is a formal request by another party to review your credit report. These requests usually come from potential lenders who want to vet your credit history before agreeing to offer you a loan. The process of looking into your credit report generates a hard inquiry.
Creditors do this to check that your credit profile meets their requirements and to look for negative items on your report, like late payments or charge-offs. The more negative items that appear on your credit report, the less likely you are to get approved for new loans or credit cards.
Hard inquiries typically occur when applying for:
Credit cards
Auto loans
Student loans
Personal loans
Mortgages
Apartment rentals
New phone or utility applications
What is a soft credit inquiry?
A soft credit inquiry is a check into your credit report that will not affect your credit score. While hard inquiries are thorough reviews of your credit history, soft inquiries are partial reviews that aren’t as extensive. For example, soft pull credit cards are typically sent in the mail by lenders who’ve already reviewed your report and preapproved you.
Soft inquiries typically occur when:
You access your credit report
You are preapproved for a credit card without request
A potential employer performs a background check
You apply for certain utilities and services
How much does a hard inquiry affect your credit score?
Typically, a single hard inquiry will not majorly impact your credit score. For example, one hard inquiry will usually decrease your credit score by a small amount, such as five to 10 points or less. When thinking about what affects your credit score, keep this in mind: new credit makes up 10 percent of your FICO credit score.
A hard credit inquiry impacts your credit score based on your credit history. FICO will usually lump multiple inquiries of the same type together if they occur within two weeks to 45 days, depending on the exact model being used. But be careful about applying for different kinds of credit in a short time span.
Hard inquiries may have a greater effect on your credit score if:
You have few or no credit accounts
You have a short credit history
You authorize many different inquiries within a short time
When do hard inquiries fall off your credit report?
A hard inquiry will stay on your credit report for two years, though it only usually impacts your credit score for about 12 months. Inquiries within the past six months affect your credit the most.
If your credit history is substantial, a few hard inquiries on your credit report will not likely have a significant impact over the two years they are on your account.
How to remove a hard inquiry from your credit report
Credit bureaus cannot remove accurate, authorized inquiries. However, you can dispute inaccurate information and unauthorized inquiries with the credit bureaus. Federal law will support credit disputes against inaccurate or suspicious information on your credit report.
Here is how you can initiate this process:
Frequently review your credit reports and challenge inaccurate or unfair items. In some cases, unauthorized hard inquiries could signal that you’ve experienced identity theft.
Write letters to credit bureaus. This is one of the first steps in the credit inquiry removal process. List all relevant information about the hard inquiry, including the date it occurred.
Wait for credit bureaus to investigate your dispute. Hard inquiries will be removed from your report if the credit bureau determines that an error has been made, which could help improve your credit.
You can contact the Consumer Financial Protection Bureau for issues concerning your credit reports, including the dispute of a hard inquiry.
Can you avoid hard credit inquiries?
It is difficult to avoid hard credit inquiries if you apply for a loan or credit card. However, hard inquiries generally don’t significantly impact your credit, so don’t let them worry you too much.
If you want to improve your credit after it has been affected by a hard inquiry, consider focusing on the other factors that play a role in determining your credit health. These factors include your payment history, your credit usage, the length of your credit history and your credit mix.
It may be easier to improve your credit by paying your bills on time, monitoring your credit card balances and clearing any collection accounts that may appear on your credit report rather than trying to avoid credit inquiries.
Work to recover from hard inquiries with Lexington Law Firm
Our credit scores can fluctuate vastly over time, but recovering from a hit is possible. Consider using our services to help you challenge inaccurate, unfair or invalid items with Experian®, Equifax® and TransUnion®. We can also help you learn more about responsible credit management to maintain your credit health moving forward.
Note: Articles have only been reviewed by the indicated attorney, not written by them. The information provided on this website does not, and is not intended to, act as legal, financial or credit advice; instead, it is for general informational purposes only. Use of, and access to, this website or any of the links or resources contained within the site do not create an attorney-client or fiduciary relationship between the reader, user, or browser and website owner, authors, reviewers, contributors, contributing firms, or their respective agents or employers.
Reviewed By
Brittany Sifontes
Attorney
Prior to joining Lexington, Brittany practiced a mix of criminal law and family law.
Brittany began her legal career at the Maricopa County Public Defender’s Office, and then moved into private practice. Brittany represented clients with charges ranging from drug sales, to sexual related offenses, to homicides. Brittany appeared in several hundred criminal court hearings, including felony and misdemeanor trials, evidentiary hearings, and pretrial hearings. In addition to criminal cases, Brittany also represented persons and families in a variety of family court matters including dissolution of marriage, legal separation, child support, paternity, parenting time, legal decision-making (formerly “custody”), spousal maintenance, modifications and enforcement of existing orders, relocation, and orders of protection. As a result, Brittany has extensive courtroom experience. Brittany attended the University of Colorado at Boulder for her undergraduate degree and attended Arizona Summit Law School for her law degree. At Arizona Summit Law school, Brittany graduated Summa Cum Laude and ranked 11th in her graduating class.
Average mortgage rates edged higher yesterday. It was a modest increase by any standards but tiny by comparison with Wednesday’s big jump.
First thing, it was looking as if mortgage rates today could fall. But that could change later in the day.
Current mortgage and refinance rates
Find your lowest rate. Start here
Our table is having technical problems. But we’re working hard to fix them.
Program
Mortgage Rate
APR*
Change
30-year fixed VA
7.222%
7.262%
+0.05
Conventional 20-year fixed
7.007%
7.058%
+0.07
Conventional 10-year fixed
6.51%
6.584%
+0.09
Conventional 30-year fixed
7.127%
7.173%
+0.07
30-year fixed FHA
7.056%
7.1%
+0.09
Conventional 15-year fixed
6.64%
6.713%
+0.1
5/1 ARM Conventional
6.785%
7.888%
+0.08
Rates are provided by our partner network, and may not reflect the market. Your rate might be different. Click here for a personalized rate quote. See our rate assumptions See our rate assumptions here.
Should you lock your mortgage rate today?
Markets have turned gloomy over the prospects of the Federal Reserve cutting general interest rates over the next few months. And that’s been pushing mortgage rates higher.
So, for now, my personal rate lock recommendations remain:
LOCK if closing in 7 days
LOCK if closing in 15 days
LOCK if closing in 30 days
LOCK if closing in 45 days
LOCKif closing in 60days
However, with so much uncertainty at the moment, your instincts could easily turn out to be as good as mine — or better. So, let your gut and your own tolerance for risk help guide you.
>Related: 7 Tips to get the best refinance rate
Market data affecting today’s mortgage rates
Here’s a snapshot of the state of play this morning at about 9:50 a.m. (ET). The data are mostly compared with roughly the same time the business day before, so much of the movement will often have happened in the previous session. The numbers are:
The yield on 10-year Treasury notes fell to 4.50% from 4.55%. (Good for mortgage rates.) More than any other market, mortgage rates typically tend to follow these particular Treasury bond yields
Major stock indexes were falling this morning. (Good for mortgage rates.) When investors buy shares, they’re often selling bonds, which pushes those prices down and increases yields and mortgage rates. The opposite may happen when indexes are lower. But this is an imperfect relationship
Oil prices increased to $87.42 from $85.57 a barrel. (Bad for mortgage rates*.) Energy prices play a prominent role in creating inflation and also point to future economic activity
Goldprices climbed to $2,414 from $2,361 an ounce. (Good for mortgage rates*.) It is generally better for rates when gold prices rise and worse when they fall. Because gold tends to rise when investors worry about the economy.
CNN Business Fear & Greed index — fell to 51 from 54 out of 100. (Good for mortgage rates.) “Greedy” investors push bond prices down (and interest rates up) as they leave the bond market and move into stocks, while “fearful” investors do the opposite. So, lower readings are often better than higher ones
*A movement of less than $20 on gold prices or 40 cents on oil ones is a change of 1% or less. So we only count meaningful differences as good or bad for mortgage rates.
Caveats about markets and rates
Before the pandemic, post-pandemic upheavals, and war in Ukraine, you could look at the above figures and make a pretty good guess about what would happen to mortgage rates that day. But that’s no longer the case. We still make daily calls. And are usually right. But our record for accuracy won’t achieve its former high levels until things settle down.
So, use markets only as a rough guide. Because they have to be exceptionally strong or weak to rely on them. But, with that caveat, mortgage rates today look likely to decrease. However, be aware that “intraday swings” (when rates change speed or direction during the day) are a common feature right now.
Find your lowest rate. Start here
What’s driving mortgage rates today?
Today
Two economic reports are scheduled for this morning.
The March import price index (IPI) landed at 8:30 a.m. Eastern. And that would normally be bad for mortgage rates. Markets had been expecting it to hold steady at 0.3% and it came in at 0.4%.
So, how come mortgage rates were falling first thing? Well, it’s too early to be sure. But those rates often move in the opposite direction after a sharp movement one way or the other. That’s simply markets reflecting on the change and deciding they over-reacted.
This morning’s other report isn’t due until 10 a.m. Eastern. And that means I won’t have time before my deadline to assess its likely impact on markets. They were expecting the preliminary consumer sentiment index for April to improve slightly to 79.9% from 79.4%.
A lower figure may help mortgage rates to fall while a higher one could push them upward. But this is one of those reports that rarely move those rates far unless they contain shockingly good or bad data.
Mortgage rates might also be affected by earnings reports later from three of the biggest U.S. banks, JPMorgan Chase, Wells Fargo and Citigroup. If they all tell a really positive story, stock market reactions could spill over into the bond market that largely determines mortgage rates.
Next week
We’ve had April’s two most important reports over the last six days. And, taken together, they were pretty bad for mortgage rates.
Next week’s reports aren’t typically as influential by a long way. But a couple of them (retail sales and industrial production) could move mortgage rates higher if they feed markets’ current pessimism over Fed rate cuts — or push them downward if they contradict it.
Don’t forget you can always learn more about what’s driving mortgage rates in the most recent weekend edition of this daily report. These provide a more detailed analysis of what’s happening. They are published each Saturday morning soon after 10 a.m. (ET) and include a preview of the following week.
Recent trends
According to Freddie Mac’s archives, the weekly all-time lowest rate for 30-year, fixed-rate mortgages was set on Jan. 7, 2021, when it stood at 2.65%. The weekly all-time high was 18.63% on Sep. 10, 1981.
Freddie’s Apr. 11 report put that same weekly average at 6.88%, up from the previous week’s 6.82%. But note that Freddie’s data are almost always out of date by the time it announces its weekly figures.
Expert forecasts for mortgage rates
Looking further ahead, Fannie Mae and the Mortgage Bankers Association (MBA) each has a team of economists dedicated to monitoring and forecasting what will happen to the economy, the housing sector and mortgage rates.
And here are their rate forecasts for the four quarters of 2024 (Q1/24, Q2/24 Q3/24 and Q4/24).
The numbers in the table below are for 30-year, fixed-rate mortgages. Fannie’s were updated on Mar. 19 and the MBA’s on Mar. 22.
Forecaster
Q1/24
Q2/24
Q3/24
Q4/24
Fannie Mae
6.7%
6.7%
6.6%
6.4%
MBA
6.8%
6.6%
6.3%
6.1%
Of course, given so many unknowables, both these forecasts might be even more speculative than usual. And their past record for accuracy hasn’t been wildly impressive.
Important notes on today’s mortgage rates
Here are some things you need to know:
Typically, mortgage rates go up when the economy’s doing well and down when it’s in trouble. But there are exceptions. Read ‘How mortgage rates are determined and why you should care’
Only “top-tier” borrowers (with stellar credit scores, big down payments, and very healthy finances) get the ultralow mortgage rates you’ll see advertised
Lenders vary. Yours may or may not follow the crowd when it comes to daily rate movements — though they all usually follow the broader trend over time
When daily rate changes are small, some lenders will adjust closing costs and leave their rate cards the same
Refinance rates are typically close to those for purchases.
A lot is going on at the moment. And nobody can claim to know with certainty what will happen to mortgage rates in the coming hours, days, weeks or months.
Find your lowest mortgage rate today
You should comparison shop widely, no matter what sort of mortgage you want. Federal regulator the Consumer Financial Protection Bureau found in May 2023:
“Mortgage borrowers are paying around $100 a month more depending on which lender they choose, for the same type of loan and the same consumer characteristics (such as credit score and down payment).”
In other words, over the lifetime of a 30-year loan, homebuyers who don’t bother to get quotes from multiple lenders risk losing an average of $36,000. What could you do with that sort of money?
Verify your new rate
Mortgage rate methodology
The Mortgage Reports receives rates based on selected criteria from multiple lending partners each day. We arrive at an average rate and APR for each loan type to display in our chart. Because we average an array of rates, it gives you a better idea of what you might find in the marketplace. Furthermore, we average rates for the same loan types. For example, FHA fixed with FHA fixed. The end result is a good snapshot of daily rates and how they change over time.
How your mortgage interest rate is determined
Mortgage and refinance rates vary a lot depending on each borrower’s unique situation.
Factors that determine your mortgage interest rate include:
Overall strength of the economy — A strong economy usually means higher rates, while a weaker one can push current mortgage rates down to promote borrowing
Lender capacity — When a lender is very busy, it will increase rates to deter new business and give its loan officers some breathing room
Property type (condo, single-family, town house, etc.) — A primary residence, meaning a home you plan to live in full time, will have a lower interest rate. Investment properties, second homes, and vacation homes have higher mortgage rates
Loan-to-value ratio (determined by your down payment) — Your loan-to-value ratio (LTV) compares your loan amount to the value of the home. A lower LTV, meaning a bigger down payment, gets you a lower mortgage rate
Debt-To-Income ratio — This number compares your total monthly debts to your pretax income. The more debt you currently have, the less room you’ll have in your budget for a mortgage payment
Loan term — Loans with a shorter term (like a 15-year mortgage) typically have lower rates than a 30-year loan term
Borrower’s credit score — Typically the higher your credit score is, the lower your mortgage rate, and vice versa
Mortgage discount points — Borrowers have the option to buy discount points or ‘mortgage points’ at closing. These let you pay money upfront to lower your interest rate
Remember, every mortgage lender weighs these factors a little differently.
To find the best rate for your situation, you’ll want to get personalized estimates from a few different lenders.
Verify your new rate. Start here
Are refinance rates the same as mortgage rates?
Rates for a home purchase and mortgage refinance are often similar.
However, some lenders will charge more for a refinance under certain circumstances.
Typically when rates fall, homeowners rush to refinance. They see an opportunity to lock in a lower rate and payment for the rest of their loan.
This creates a tidal wave of new work for mortgage lenders.
Unfortunately, some lenders don’t have the capacity or crew to process a large number of refinance loan applications.
In this case, a lender might raise its rates to deter new business and give loan officers time to process loans currently in the pipeline.
Also, cashing out equity can result in a higher rate when refinancing.
Cash-out refinances pose a greater risk for mortgage lenders, so they’re often priced higher than new home purchases and rate-term refinances.
Check your refinance rates today. Start here
How to get the lowest mortgage or refinance rate
Since rates can vary, always shop around when buying a house or refinancing a mortgage.
Comparison shopping can potentially save thousands, even tens of thousands of dollars over the life of your loan.
Here are a few tips to keep in mind:
1. Get multiple quotes
Many borrowers make the mistake of accepting the first mortgage or refinance offer they receive.
Some simply go with the bank they use for checking and savings since that can seem easiest.
However, your bank might not offer the best mortgage deal for you. And if you’re refinancing, your financial situation may have changed enough that your current lender is no longer your best bet.
So get multiple quotes from at least three different lenders to find the right one for you.
2. Compare Loan Estimates
When shopping for a mortgage or refinance, lenders will provide a Loan Estimate that breaks down important costs associated with the loan.
You’ll want to read these Loan Estimates carefully and compare costs and fees line-by-line, including:
Interest rate
Annual percentage rate (APR)
Monthly mortgage payment
Loan origination fees
Rate lock fees
Closing costs
Remember, the lowest interest rate isn’t always the best deal.
Annual percentage rate (APR) can help you compare the ‘real’ cost of two loans. It estimates your total yearly cost including interest and fees.
Also, pay close attention to your closing costs.
Some lenders may bring their rates down by charging more upfront via discount points. These can add thousands to your out-of-pocket costs.
3. Negotiate your mortgage rate
You can also negotiate your mortgage rate to get a better deal.
Let’s say you get loan estimates from two lenders. Lender A offers the better rate, but you prefer your loan terms from Lender B. Talk to Lender B and see if they can beat the former’s pricing.
You might be surprised to find that a lender is willing to give you a lower interest rate in order to keep your business.
And if they’re not, keep shopping — there’s a good chance someone will.
Fixed-rate mortgage vs. adjustable-rate mortgage: Which is right for you?
Mortgage borrowers can choose between a fixed-rate mortgage and an adjustable-rate mortgage (ARM).
Fixed-rate mortgages (FRMs) have interest rates that never change unless you decide to refinance. This results in predictable monthly payments and stability over the life of your loan.
Adjustable-rate loans have a low interest rate that’s fixed for a set number of years (typically five or seven). After the initial fixed-rate period, the interest rate adjusts every year based on market conditions.
With each rate adjustment, a borrower’s mortgage rate can either increase, decrease, or stay the same. These loans are unpredictable since monthly payments can change each year.
Adjustable-rate mortgages are fitting for borrowers who expect to move before their first rate adjustment, or who can afford a higher future payment.
In most other cases, a fixed-rate mortgage is typically the safer and better choice.
Remember, if rates drop sharply, you are free to refinance and lock in a lower rate and payment later on.
How your credit score affects your mortgage rate
You don’t need a high credit score to qualify for a home purchase or refinance, but your credit score will affect your rate.
This is because credit history determines risk level.
Historically speaking, borrowers with higher credit scores are less likely to default on their mortgages, so they qualify for lower rates.
So, for the best rate, aim for a credit score of 720 or higher.
Mortgage programs that don’t require a high score include:
Conventional home loans — minimum 620 credit score
FHA loans — minimum 500 credit score (with a 10% down payment) or 580 (with a 3.5% down payment)
VA loans — no minimum credit score, but 620 is common
USDA loans — minimum 640 credit score
Ideally, you want to check your credit report and score at least 6 months before applying for a mortgage. This gives you time to sort out any errors and make sure your score is as high as possible.
If you’re ready to apply now, it’s still worth checking so you have a good idea of what loan programs you might qualify for and how your score will affect your rate.
You can get your credit report from AnnualCreditReport.com and your score from MyFico.com.
How big of a down payment do I need?
Nowadays, mortgage programs don’t require the conventional 20 percent down.
Indeed, first-time home buyers put only 6 percent down on average.
Down payment minimums vary depending on the loan program. For example:
Conventional home loans require a down payment between 3% and 5%
FHA loans require 3.5% down
VA and USDA loans allow zero down payment
Jumbo loans typically require at least 5% to 10% down
Keep in mind, a higher down payment reduces your risk as a borrower and helps you negotiate a better mortgage rate.
If you are able to make a 20 percent down payment, you can avoid paying for mortgage insurance.
This is an added cost paid by the borrower, which protects their lender in case of default or foreclosure.
But a big down payment is not required.
For many people, it makes sense to make a smaller down payment in order to buy a house sooner and start building home equity.
Verify your new rate. Start here
Choosing the right type of home loan
No two mortgage loans are alike, so it’s important to know your options and choose the right type of mortgage.
The five main types of mortgages include:
Fixed-rate mortgage (FRM)
Your interest rate remains the same over the life of the loan. This is a good option for borrowers who expect to live in their homes long-term.
The most popular loan option is the 30-year mortgage, but 15- and 20-year terms are also commonly available.
Adjustable-rate mortgage (ARM)
Adjustable-rate loans have a fixed interest rate for the first few years. Then, your mortgage rate resets every year.
Your rate and payment can rise or fall annually depending on how the broader interest rate trends.
ARMs are ideal for borrowers who expect to move prior to their first rate adjustment (usually in 5 or 7 years).
For those who plan to stay in their home long-term, a fixed-rate mortgage is typically recommended.
Jumbo mortgage
A jumbo loan is a mortgage that exceeds the conforming loan limit set by Fannie Mae and Freddie Mac.
In 2023, the conforming loan limit is $726,200 in most areas.
Jumbo loans are perfect for borrowers who need a larger loan to purchase a high-priced property, especially in big cities with high real estate values.
FHA mortgage
A government loan backed by the Federal Housing Administration for low- to moderate-income borrowers. FHA loans feature low credit score and down payment requirements.
VA mortgage
A government loan backed by the Department of Veterans Affairs. To be eligible, you must be active-duty military, a veteran, a Reservist or National Guard service member, or an eligible spouse.
VA loans allow no down payment and have exceptionally low mortgage rates.
USDA mortgage
USDA loans are a government program backed by the U.S. Department of Agriculture. They offer a no-down-payment solution for borrowers who purchase real estate in an eligible rural area. To qualify, your income must be at or below the local median.
Bank statement loan
Borrowers can qualify for a mortgage without tax returns, using their personal or business bank account as evidence of their financial circumstances. This is an option for self-employed or seasonally-employed borrowers.
Portfolio/Non-QM loan
These are mortgages that lenders don’t sell on the secondary mortgage market. And this gives lenders the flexibility to set their own guidelines.
Non-QM loans may have lower credit score requirements or offer low-down-payment options without mortgage insurance.
Choosing the right mortgage lender
The lender or loan program that’s right for one person might not be right for another.
Explore your options and then pick a loan based on your credit score, down payment, and financial goals, as well as local home prices.
Whether you’re getting a mortgage for a home purchase or a refinance, always shop around and compare rates and terms.
Typically, it only takes a few hours to get quotes from multiple lenders. And it could save you thousands in the long run.
Time to make a move? Let us find the right mortgage for you
Current mortgage rates methodology
We receive current mortgage rates each day from a network of mortgage lenders that offer home purchase and refinance loans. Those mortgage rates shown here are based on sample borrower profiles that vary by loan type. See our full loan assumptions here.
The information provided on this website does not, and is not intended to, act as legal, financial or credit advice. See Lexington Law’s editorial disclosure for more information.
American spending habits fluctuate by generation. In 2023, Gen Z spent most of their money on food and clothes while baby boomers prioritized healthcare.
American spending habits fluctuate based on factors like the economy, average cost of living and global events. Interestingly, spending trends don’t always move in predictable patterns—NPR reported elevated spending in 2023 despite rising inflation costs.
Here, we’ll review American spending habits to paint a clearer picture of our potential expenses in the near future. We’ll also share personal finance resources that can help you refine your budget and reach your savings goals.
Table of contents:
Overview of American spending habits
According to the Bureau of Labor Statistics (BLS), Americans spent an average of $72,967 in 2022. This number suggests a 9 percent increase in American spending habits from 2021 (wherein the average annual expenditure was $66,400) to 2022. How much we spend makes a lot more sense when we break down what exactly our money is going toward.
What do Americans spend the most money on?
Expenditure
Cost
Housing
$24,298
Transportation
$12,295
Food
$9,343
Personal Insurance and Pensions
$8,742
Healthcare
$5,850
Entertainment
$3,458
All Other Expenditures
$2,080
Cash Contributions
$2,755
Apparel and Services
$1,945
Education
$1,335
Personal Care Products and Services
$866
Source: Bureau of Labor Statistics
In 2022, the BLS noted a 7.5 percent increase in income to coincide with a 9 percent increase in expenditures. Among the different categories, spending on food increased by 12.7 percent from 2021 to 2022. Vehicle purchases and entertainment expenses dropped by 6.9 percent and 3.1 percent, respectively.
These numbers fluctuate depending on the circumstances of a particular household. For example, the BLS found that 39.4 percent of a one-person household’s expenses go toward housing costs, while 32.1 percent of a two-person household’s funds are spent on housing.
To better understand American spending habits, we can examine the average expenditures of various groups based on factors such as age and education.
Teen spending habits
According to the United States Census Bureau, more than 43 million teenagers live in America. Gaining a better understanding of teen spending habits is important, as teens spend about $63 billion each year.
More than 50 percent of young adults (16 to 24) were employed in 2023. Some of the top brands that teens spend their new income on include Chick-fil-A, Netflix and Snapchat. In 2024, the BLS anticipates that more teenagers will prioritize school attendance over traditional means of employment—which could affect where and how often they’re spending money.
College student spending habits
College student spending habits fluctuate as changes to the American education system become more widespread. Four years in college is no longer the norm—many students take anywhere between an extra semester to a few extra years to graduate. This extra time incurs additional costs (like tuition and rent) that impact spending habits.
In addition to money spent on tuition, college students are purchasing new tech, tickets to festivals and events and lots of food. Older students with more life experience also have to balance school expenses with other mandatory purchases like groceries for the household.
Gen Z spending habits
Generation Z includes anyone born between 1997 and 2012. Gen Z spending habits reportedly differ even more than their older millennial counterparts. This generation grew up completely immersed in the digital era and is very likely to shop online.
A 2021 study by Elmira Djafarova and Tamar Bowes found that 41 percent of Gen Zers are impulse buyers. Quality and value are of the utmost importance to this generation. They may be quick to switch brands if they believe they’re getting better overall value from a different company.
Millennial spending habits
Millennials are generally defined as the generation born between 1981 and 1996. This group is known for making financial decisions that are strikingly different from those that came before them.
Millennial spending habits include increased online shopping, a preference for experiences over material things and an openness to generic brands if the choice saves money.
Baby boomer spending habits
Baby boomers are those born between 1946 and 1964. This group is filled with people who are close to or already in their retirement years. In contrast to their parents, who were born in the Great Depression, boomers expect to have a fun retirement.
They’re looking forward to experiencing new places and trying new things. However, many baby boomers are facing retirement issues due to a lack of savings and mounting debt. Despite it all, baby boomer spending habits indicate that this generation holds more than 50 percent of the wealth in the United States.
Enhance your credit with Lexington Law Firm
American spending habits can fluctuate based on a person’s background, but credit scores impact all of us in many ways. At Lexington Law Firm, we can help you understand the nuances of credit. Get your free credit snapshot now to see your credit score and get a free credit assessment to help you get started.
Note: Articles have only been reviewed by the indicated attorney, not written by them. The information provided on this website does not, and is not intended to, act as legal, financial or credit advice; instead, it is for general informational purposes only. Use of, and access to, this website or any of the links or resources contained within the site do not create an attorney-client or fiduciary relationship between the reader, user, or browser and website owner, authors, reviewers, contributors, contributing firms, or their respective agents or employers.
Reviewed By
Alexis Peacock
Supervising Attorney
Alexis Peacock was born in Santa Cruz, California and raised in Scottsdale, Arizona.
In 2013, she earned her Bachelor of Science in Criminal Justice and Criminology, graduating cum laude from Arizona State University. Ms. Peacock received her Juris Doctor from Arizona Summit Law School and graduated in 2016. Prior to joining Lexington Law Firm, Ms. Peacock worked in Criminal Defense as both a paralegal and practicing attorney. Ms. Peacock represented clients in criminal matters varying from minor traffic infractions to serious felony cases. Alexis is licensed to practice law in Arizona. She is located in the Phoenix office.
Homebuyers hopeful that interest rates would be cut and that mortgage interest rate cuts would soon follow will have to wait a bit longer for relief. Or so it seems. After months of encouraging inflation news, the most recent report showed it increasing again in February. And anticipated rate cuts may now not come until June (or later). Last week, one Fed official even said that there may not be any rate cuts at all in 2024, which would leave mortgage rates stuck at their highest point in decades.
While this can be discouraging news for buyers (and current owners looking to refinance), it doesn’t mean that you need to get stuck with today’s average rate, either (6.95% for 30-year mortgages as of April 8). There are multiple ways to get a rate lower than that right now. Below, we’ll break down five ways to get a lower mortgage rate this spring.
Start by shopping for rates and lenders online today.
How to get a lower mortgage rate this spring
Here are five effective ways to get a below-average mortgage rate this season.
Boost your credit score
The best mortgage rates and terms will always go to the borrowers with the highest credit scores, so if your credit profile needs improving, now is the time to do so. While a high credit score won’t result in the mortgage rates of 2021 returning, it can help you get the lowest rate available right now, and that can result in major savings when spread over the traditional 30-year mortgage term.
See what mortgage rate you could qualify for here now.
Shop for lenders
Just like you wouldn’t purchase the first car you test-drove, you shouldn’t necessarily lock in the first mortgage rate offer you get from a lender. Instead, shop around and compare rates and options from multiple banks — and be sure to look at any fees or closing costs that are tacked on. While a lower mortgage interest rate is ideal, excessive fees could quickly eat away at the savings received with the lower rate.
Consider a shorter mortgage term
Today’s 30-year mortgage loan rate is 6.95% — but a mortgage term at half that time frame comes with a rate of 6.34% now. While that may not be a dramatic difference, every percentage point (and a quarter of a percentage point) can help. That said, a shorter mortgage term will result in a compressed time frame, leading to bigger mortgage payments, thus negating the benefit of the lower rate for many borrowers.
Get an adjustable-rate mortgage
An adjustable-rate mortgage is exactly what its name implies: the rate will adjust over time. This can result in a lower mortgage rate to start (usually for a few years) before re-adjusting to a higher one after that period has ended. That later adjustment could come, however, at a time when the rate climate has stabilized, allowing buyers to get the benefit of that lower rate for a few years before refinancing into a fixed, lower rate in the future.
Purchase mortgage points
By purchasing mortgage points from your lender, you’ll be able to secure a lower rate than you otherwise would have gotten on your own. The cost of these points can then usually be rolled into your overall mortgage loan or paid during the closing process. And while purchasing mortgage points won’t allow you to buy yourself a 3% rate, it can make a major difference by knocking off half a percentage point or slightly more from the rate you would have been offered without it.
Learn more about your mortgage rate options here now.
The bottom line
While the historically low mortgage interest rates of recent years are unlikely to return anytime soon, that doesn’t mean that buyers have to get stuck with a 7% rate either. By boosting their credit score, shopping for lenders, considering a shorter mortgage term, pursuing an adjustable-rate mortgage and purchasing mortgage points — or by combining multiple strategies — buyers can secure a below-average rate right now. Just be sure to carefully weigh the pros and cons of each option before acting, as some may be more costly than others.
Matt Richardson
Matt Richardson is the managing editor for the Managing Your Money section for CBSNews.com. He writes and edits content about personal finance ranging from savings to investing to insurance.
Building equity is one of the biggest advantages of owning a home. With a home equity loan or home equity line of credit (HELOC), you can take advantage of that equity to finance home improvements, consolidate debt or pay for other big expenses.
While getting home equity financing is a fairly simple process, it’s important to review the details before applying. Lenders have standard criteria that homeowners must follow to qualify for either loan, as well as their own specific requirements. Make sure to compare different lenders and take a look at the requirements before applying.
Below, we’ll cover the general criteria for home equity loans and HELOCs as well as more on how to choose the right financing option for you.
How do home equity loans and HELOCs work?
Home equity loans and HELOCs are secured loans that act as second mortgages. Both use your property as collateral for the debt.
With a home equity loan, you get access to a lump sum of cash upfront and pay it back over a period of five to 30 years at a fixed interest rate.
A HELOC is an ongoing line of credit from which you can withdraw funds as needed. With a HELOC, you have the draw period and the repayment period. During the draw period (typically 10 years), you can borrow money on a revolving basis, up to a limit, and you’ll typically pay interest only on what you’ve borrowed. During the repayment period (often 20 years), you’ll pay back both the principal and interest on the loan.
Both are good options for homeowners in need of access to cash, but there’s always a risk when you borrow against your home. If you default on your payments, you run the risk of losing your property.
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Requirements to borrow home equity
The requirements to qualify for either a home equity loan or HELOC are similar. Although each lender has its own qualifications, the following checklist provides general criteria to help you get started.
1. Have at least 15% to 20% equity in your home
Home equity refers to the ownership stake in your home. Your equity is calculated by the amount of your down payment together with all the mortgage payments you’ve already made. With each mortgage payment you make, the less you owe on your home and the more equity you have. If an appraisal increase the value of the home, that will also yield more equity.
Most lenders require you to have at least 15% to 20% equity in your home to take out a home equity loan or HELOC. If you made a 20% down payment when you purchased your property, you’ll have already met the requirement to borrow against your equity.
2. Your loan-to-value ratio shouldn’t exceed 80%
Your loan-to-value ratio, or LTV, is another factor lenders consider when deciding whether to approve you for a home equity loan or HELOC. Your LTV is determined by dividing your current mortgage balance by the home’s appraised value. Having a lower LTV means less risk for mortgage lenders.
If your home is worth $300,000 and your loan balance is $200,000, here’s how you’d calculate your LTV:
$200,000 / $300,000 = 0.67
Your LTV is expressed as a percentage. In this example, your LTV is 67%, meaning you have 33% equity in your home.
While requirements can vary across lenders, the rule of thumb is that your LTV shouldn’t exceed 80%. Making a higher down payment and paying down your mortgage are two ways to lower your LTV.
3. Have a credit score in the mid-600s or higher
Most lenders want to see a minimum credit score of 620 in order to qualify for a home equity loan or HELOC.
Lenders use your credit score to determine the likelihood that you’ll repay the loan on time, so a better score will improve your chances of getting approved for a loan with better terms. A higher credit score of 700 or more will make you eligible for a loan at a lower interest rate, which will save you a substantial amount of money over the life of the loan.
4. Your debt level shouldn’t exceed 43%
Your debt level is determined by your debt-to-income ratio, which is your monthly debt payments divided by your gross monthly income. Your DTI ratio helps lenders determine if you’re capable of paying back your loan on time and of making consistent monthly payments.
To calculate DTI, lenders tally the total monthly payment for the house — mortgage principal, interest, taxes, homeowners insurance, direct liens and homeowner association dues — and any other outstanding debt. That total debt is then divided by your monthly gross income to get your DTI ratio.
Some lenders prefer that your monthly debts don’t exceed 36% of your gross monthly income, but many others are willing to go as high as 43%. If your DTI ratio is higher than 43%, consider paying down your debts first to lower your DTI.
5. Have sufficient income
Lenders want to make sure that you can pay back the loan, so they’ll lend only to those who can prove sufficient income. If you don’t have traditional employment or a stable source of income, you may have trouble qualifying for a home equity loan or HELOC.
How much can you borrow with a home equity loan or HELOC?
The more equity you have in your home, the more you’re eligible to borrow. In general, you can borrow around 80% to 85% of the equity in your home, minus your current mortgage balance.
You can determine how much money you’ll be able to obtain from a home equity loan by starting with the current value of the home. If, for example, your home is worth $300,000 and a bank lender allows you to borrow up to 80% of the value of your home, you simply multiply the two values to get the maximum amount you can borrow, which is $240,000.
$300,000 x 0.8 = $240,000
But if you have a balance on your mortgage of $200,000, you need to subtract it from the $240,000 maximum the bank will let you borrow.
$240,000 – $200,000 = $40,000
That means you can borrow $40,000 for a home equity loan or HELOC.
Should you get a home equity loan or a HELOC?
Home equity loans and HELOCs can be used for similar purposes, but they have some important differences. Neither product is better than the other, so consider your own expenses and goals.
If you need to fund a single project with a set cost, a home equity loan may be the better option, especially if the predictability of a fixed interest rate and monthly payment appeals to you. A HELOC may make more sense if you want flexible access to funds over a long period of time rather than an upfront sum of cash.
You should get a HELOC if:
You need access to credit for an extended period of time. HELOCs have a draw period that typically last five to 10 years.
You need more time to repay the loan amount. The repayment period for HELOCs ranges from 10 to 20 years.
You aren’t sure how much money you’ll need. HELOCs give you the flexibility to withdraw money in installments and not all at once. During the draw period, you can borrow up to a limit as many times as you like, and only pay interest on what you borrow. This makes HELOCs a good option for managing variable or unpredictable costs.
You should get a home equity loan if:
Your want a predictable monthly repayment schedule. Unlike variable-rate HELOCs, home equity loans have fixed interest rates, making it relatively easy to factor into your monthly budget.
You have a specific expense in mind. You receive 100% of the funds from a home equity loan upfront, which can be useful if you need a set amount of cash to cover a home improvement project, pay off high-interest debt or another need.
Alternatives to home equity loans and HELOCs
A home equity loan or HELOC can be a good way to fund large expenses, but there are other financing options that may be a better fit for your situation. Some alternatives you may want to consider include:
A cash-out refinance. With a cash-out refinance, you are cashing out the equity you’ve built in your home over the years. You replace your existing mortgage with a new, larger one and pocket the difference as cash. The money you borrow is rolled into your new mortgage, so you’ll have only one monthly payment. A cash-out refinance is a good option if you can get a better rate than the one on your existing mortgage.
A personal loan. If you need to borrow only a small amount of money, a personal loan might be a better fit than a home equity loan or HELOC. The interest rate will typically be higher and the loan term shorter, but it’s less risky because it’s an unsecured loan. Plus, you won’t have to go through a home appraisal or pay closing costs.
A balance transfer credit card. If the main reason you’re looking to take out a loan is to consolidate other high-interest debt, balance transfer credit cards let you combine your debts into one card that has a long 0% APR introductory period. If you can pay off the debt before the 0% introductory period ends, you’ll get rid of your debt faster. Just be sure to plan ahead carefully: If you’re still carrying a balance by the end of the introductory period, you’ll be charged the regular credit card APR, which can be high.
The bottom line
A home equity loan and HELOC are two ways you can tap into the equity of your home. To qualify for either loan with reasonable terms, you should have at least 15% to 20% equity in your home, a LTV ratio of 80% or lower, a credit score of at least 620 (the higher, the better) and a DTI ratio no higher than 43%.
Though specific qualifications vary between lenders, make sure you have a reliable payment history and source of income to be eligible for a home equity loan or HELOC.
FAQs
Some lenders will provide a home equity loan or HELOC if you don’t have a job or are retired, but instead have regular income from a retirement account such as a pension. The income can also come from a spouse or partner’s employer, government assistance or alimony.
Lenders are typically seeking at least 15% to 20% equity in your home in order to qualify for a home equity loan or HELOC. However, some lenders will allow you to borrow with less equity.
Minimum credit scores vary from lender to lender, but most require you to have at least a 620 credit score. You’ll have a better chance of qualifying and getting access to lower interest rates if your credit score is 700 or above.
You can improve your credit score before you apply for a home equity loan by making payments on time, paying down the amount that’s owed on credit cards and avoiding taking out any new loans or making any major purchases.
A prepaid debit card isn’t connected to your bank account. Instead, you buy the card from an authorized retailer, activate it, and then load money onto it.
Cash is king, but not everyone wants to carry a wallet full of cash wherever they go. You could always use a debit card or a credit card, but what if you don’t want to share your personal information with another financial institution?
A prepaid debit card may be the way to go. Learn more about how prepaid debit cards work and how they’re different from standard debit and credit cards.
What Is a Prepaid Debit Card?
A prepaid debit card, also known as a stored-value card, is a payment card that looks like a traditional debit card. The main difference between the two is that a prepaid debit card has money loaded onto it, while a debit card draws from the money you have in your bank account.
How Do Prepaid Debit Cards Work vs. Traditional Debit Cards?
When you use a traditional debit card, you’re spending money from your checking or savings account. If you don’t have enough funds to cover the transaction, your bank may allow the transaction, leaving you with a negative account balance. You may even have to pay an insufficient funds fee for the privilege of using your debit card to spend more money than you have in your account.
A prepaid debit card isn’t connected to your bank account. Instead, you buy the card from an authorized retailer, activate it, and then load money onto it. Some companies allow you to load money at the store, while others require you to use direct deposit, add funds online, or call a toll-free number.
Advantages of Using Prepaid Debit Cards
Prepaid debit cards have several advantages. One of the best reasons to use one is that you can’t overspend. If you load $100, you can only spend $100, so there’s no risk of overdrafting your bank account.
Carrying a prepaid debit card also makes it easy to pay for purchases. You can use a prepaid debit card just like a traditional debit card, eliminating the need to carry cash or buy merchandise with a credit card.
Some people avoid banks because they don’t want other people to see how much money they have. Others don’t qualify for bank accounts due to past financial challenges. For example, someone with a history of overdrafting accounts may not be eligible for a checking account with some institutions. Prepaid debit cards give the “unbanked” a way to participate in the economy without having a bank account.
Potential Challenges of Using a Prepaid Debit Card
Although prepaid debit cards have several benefits, you also need to be aware of some potential challenges. If you lose your card, you need to report it lost or stolen right away. Otherwise, the person who finds it may spend your entire balance before you even realize the card is missing.
Another disadvantage of using prepaid debit cards is that you don’t receive monthly statements. Some companies allow you to track your balance online, while others send text messages with your balance details. This makes it a little more difficult to track your spending.
Finally, you need to watch out for fees and service charges. Depending on which card you choose, fees and service charges may eat up a large portion of your balance. For example, some cards charge an activation fee, a monthly service fee, an inactivity fee, and a fee for every purchase you make.
If the activation fee is $3.95, the monthly service fee is $5, and you get charged $1 every time you make a purchase, you can easily use up a $50 card in one or two months. The more purchases you make, the faster your balance decreases.
Prepaid Debit Cards vs. Credit Cards
Although prepaid debit cards are similar to credit cards, there are a few key differences. For example, a prepaid debit card lets you spend money you already have. If you load $200 onto a prepaid debit card, you can spend $200.
In contrast, a credit card allows you to spend against a line of credit offered by a bank or another financial institution. When you make a purchase, you’re not spending your money—you’re spending the bank’s money. If you have a credit card, you have to make minimum monthly payments to keep your account in good standing.
Additionally, if you don’t make your credit card payment on time, the issuer may charge you a late fee. If the payment is late enough, they may even report you to the credit bureaus, causing your credit scores to decrease. If you have poor credit due to past late payments, start working to repair your credit to get your finances in order.
The short answer: In most cases there isn’t an instant fix for improving your credit score. Building, improving or even repairing credit takes time.
Your credit score is like a snapshot that lenders use to determine your financial trustworthiness. Whether you’re applying for a loan, a credit card, or even renting an apartment, your credit score plays a crucial role in the decisions made about your financial future. But what if you’re in a pinch and need to improve your credit quickly? Can you fix your credit in just a week?
Why Do Credit Scores Take So Long To Update?
How often do you check your credit score? Everyday? If you have, maybe you’ve noticed in the past how long it takes your credit score to update. The credit reporting process is another reason why it would take longer than a week to update your score – it takes a while for lenders, banks, and the bureaus to record your activity.
Here’s what you should consider about the reporting process:
1. There are consistent reporting periods
Creditors typically report your account information to the credit bureaus at the end of each billing cycle. This means that any changes you make to your credit behavior, such as paying off a credit card balance or opening a new account, won’t immediately reflect on your credit report. Instead, you’ll have to wait until the next reporting period for these updates to be included.
2. The bureaus need time to verify your information
Even when creditors submit information to the credit bureaus, there is processing time involved. The credit bureaus need to receive, verify, and process the data before updating your credit report. This process isn’t instantaneous and can take several days to weeks, depending on various factors such as the volume of information being processed.
Additionally, the bureaus have specific schedules for updating credit reports, which may vary depending on factors like the bureau’s workload and the frequency of data submissions from creditors.
3. There’s a lag between when your credit reports update and when your score updates
Even after the credit bureaus update your credit report, there may still be a lag before your credit score reflects these changes. This is because your credit score is calculated based on the information in your credit report. While some credit scoring models may update more frequently, others may only update periodically, resulting in delays in your credit score reflecting recent changes.
4. Not everything is strong enough to impact your credit score
Additionally, your credit score may not change significantly if there hasn’t been much recent activity on your credit accounts. For example, if you haven’t made any new credit applications or incurred new debts, your credit report may remain relatively unchanged.
The Reality of Fixing Credit
While some changes to your credit report may occur relatively quickly, significant updates to your credit score typically take time to reflect accurately. It’s essential to be patient and continue practicing responsible credit habits while waiting for your credit score to update.
While you may not be able to fix your credit in a week, there are some strategies you can try to start improving it immediately:
Always Try to Pay Your Bills on Time
Making on-time payments is one of the most important factors in your credit score. Even a single late payment can have a negative impact, so prioritize paying your bills by their due dates.
Pay Down Credit Card Balances
If you have high credit card balances, paying them down can improve your credit utilization ratio, which in turn can positively affect your credit score.
Check Your Credit Report for Errors
Errors on your credit report can drag down your score. By reviewing your report and challenging any inaccuracies, you can potentially see an impact to your score. You can request a free copy of your credit report from each of the three main credit bureaus at AnnualCreditReport.com .
Become an Authorized User
If you have a trusted family member or friend with good credit, asking to become an authorized user on one of their credit accounts can help boost your score. Just be sure that the primary account holder has a history of responsible credit usage.
Report Rent and Utilities
Rent, utilities, cell phone bills are examples of regular payments you may be making each month that don’t show up on your credit. If you feel confident that you can continue making those payments each month, you can always sign up for a rent and utility reporting service in order to get credit for paying your bills on-time.
The Importance of Patience
Unfortunately, the idea of fixing your credit overnight or even in a week is mostly a myth.
While it’s understandable to want to improve your credit as quickly as possible, it’s essential to approach the process with patience and realistic expectations. By focusing on making responsible financial decisions over time, you can gradually raise your credit score and achieve your financial goals.
The Consumer Financial Protection Bureau (CFPB) on Friday issued a report indicating that it is taking a closer look at the impact of “discount points” on mortgage transactions, noting that use of the practice has picked up over the past two years with undetermined value for mortgage borrowers.
“The percentage of homebuyers paying discount points roughly doubled from 2021 to 2023,” the report said. “The increase was even greater among borrowers with lower credit scores. While discount points may provide advantages to some borrowers, the financial tradeoffs are complex. The CFPB is monitoring these increases and potential risks to consumers.”
CFPB Director Rohit Chopra added that elevated interest rates are making such a practice more common despite inconclusive benefits for consumers.
“Higher interest rates on mortgages have led borrowers to pay upfront fees to lower their interest payments,” he said. “The heavy use of ‘discount points’ suggests that many borrowers are uncertain about their ability to refinance in the future.”
Serving as a one-time fee paid at closing that allows a borrower access to a lower mortgage interest rate, CFPB notes that such points “have no fixed value in terms of the change in interest rate” and that borrower benefit is highly dependent on how long a borrower maintains a particular mortgage.
The elevated rate environment has made future refinancing options less clear for borrowers entering the market today, but CFPB also expressed concern over the disproportionate application discount points have on borrowers with lower credit scores. Usage of discount points were especially prevalent among low-credit borrowers also using Federal Housing Administration (FHA) lending programs, CFPB said.
The assertions of the report are based on quarterly Home Mortgage Disclosure Act (HMDA) data from 2019 through the first three quarters of 2023, and the prevalence among FHA borrowers with lower credit scores suggests that “lenders may be using discount points to lower borrowers’ monthly payments and debt-to-income ratio, which is one of the measurements lenders use to assess a borrower’s ability to repay in order to qualify for a mortgage,” an announcement of the report’s contents said.
To illustrate that prevalence, the report said that nearly 77% of FHA borrowers with credit scores below 640 purchased discount points, compared with 65% of all FHA borrowers with broader credit profiles.
This is the latest development in the Biden administration’s war on so-called “junk fees,” with the CFPB pointing out a desire to closely monitor the impacts of discount points in a blog post published in early March. The Bureau at that time said that discount points “may not always save borrowers money, however, and may indeed add to borrowers’ costs.”
Marty Green, principal at mortgage law firm Polunsky Beitel Green, suggested that the CFPB report is missing some important details, including the availability of loans without discount points in the market.
“One major consequence of the volatile rate environment over the past two years was that lenders were, at times, not offering an undiscounted rate to applicants,” Green said in a statement provided to HousingWire. “The CFPB references the use of discount points by investors to hedge against increased prepayment risk but doesn’t ‘connect the dots’ to the fact that increased investor demand for upfront fees to the decreased availability of loans without points being offered in the market.”
Green also suggests that Fannie Mae and Freddie Mac‘s early 2023 updates to loan level pricing adjustments (LLPAs) are not being considered in its report.
“The GSEs added LLPAs to additional loan types and credit score bands,” he said. “LLPAs are often passed on to borrowers through points, so it’s only natural to see a greater percentage of borrowers receiving a loan with discount points included. The percentage of borrowers paying discount points will necessarily increase when (a) fewer loan products are offering par rates and (b) the GSEs increase the use of LLPAs to cover additional loan products/borrowers.”
Editor’s Note: Parts of this story were auto-populated using data from Curinos, a mortgage research firm that collects data from more than 250 lenders. For more details on how we compile daily mortgage data, check out our methodology here.
Mortgage rates have largely held steady after a stronger-than-forecasted jobs report on Friday. The 30-year fixed-rate mortgage was 7.24% APR today, down -0.02 percentage points from last week, according to data from Curinos analyzed by MarketWatch Guides.
In its monthly report on job growth, the Bureau of Labor Statistics announced an employment gain of 303,000 new jobs for March with the unemployment rate decreasing slightly from 3.9% to 3.8%. These “eye-popping” numbers could mean the Federal Reserve will hold off even longer on lowering interest rates, said Steve Wyett, chief investment strategist at BOK Financial in an email sent to MarketWatch.
While positive for the overall economy, this does not seem to be welcome news for the housing market. Joel Kan, the Mortgage Banker Association’s deputy chief economist, said in a report on Wednesday that today’s relatively high mortgage rates have continued to slow down home buying. Refinance rates are also 5% lower than last year.
Here are today’s average mortgage rates:
30-year fixed mortgage rate: 7.24%
15-year fixed mortgage rate: 6.58%
5/6 ARM mortgage rate: 7.03%
Jumbo mortgage rate: 7.20%
Current Mortgage Rates
Product
Rate
Last Week
Change
30-Year Fixed Rate
7.24%
7.26%
-0.02
15-Year Fixed Rate
6.58%
6.52%
+0.06
5/6 ARM
7.03%
7.01%
+0.02
7/6 ARM
7.24%
7.18%
+0.06
10/6 ARM
7.28%
7.22%
+0.06
30-Year Fixed Rate Jumbo
7.20%
7.14%
+0.06
30-Year Fixed Rate FHA
6.91%
6.97%
-0.06
30-Year Fixed Rate VA
6.96%
7.03%
-0.07
Disclaimer: The rates above are based on data from Curinos, LLC. All rate data is accurate as of Monday, April 08, 2024. Actual rates may vary.
>> View historical mortgage rate trends
Mortgage Rates for Home Purchase
30-year fixed-rate mortgages are down, -0.02
The average 30-year fixed-mortgage rate is 7.24%. Since the same time last week, the rate is down, changing -0.02 percentage points.
At the current average rate, you’ll pay $681.50 per month in principal and interest for every $100,000 you borrow. You’re paying less compared to last week when the average rate was 7.26%.
15-year fixed-rate mortgages are up, +0.06
The average rate you’ll pay for a 15-year fixed-mortgage is 6.58%, an increase of+0.06 percentage points compared to last week.
Monthly payments on a 15-year fixed-mortgage at a rate of 6.58% will cost approximately $875.51 per $100,000 borrowed. With the rate of 6.52% last week, you would’ve paid $872.21 per month.
5/6 adjustable-rate mortgages are up, +0.02
The average rate on a 5/6 adjustable rate mortgage is 7.03%, an increase of+0.02 percentage points over the last seven days.
Adjustable-rate mortgages, commonly referred to as ARMs, are mortgages with a fixed interest rate for a set period of time followed by a rate that adjusts on a regular basis. With a 5/6 ARM, the rate is fixed for the first 5 years and then adjusts every six months over the next 25 years.
Monthly payments on a 5/6 ARM at a rate of 7.03% will cost approximately $667.32 per $100,000 borrowed over the first 5 years of the loan.
Jumbo loan interest rates are up, +0.06
The average jumbo mortgage rate today is 7.20%, an increase of+0.06 percentage points over the past week.
Jumbo loans are mortgages that exceed loan limits set by the Federal Housing Finance Agency (FHFA) and funding criteria of Freddie Mac and Fannie Mae. This generally means that the amount of money borrowed is higher than $726,200.
Product
Monthly P&I per $100,000
Last Week
Change
30-Year Fixed Rate
$681.50
$682.85
-$1.35
15-Year Fixed Rate
$875.51
$872.21
+$3.30
5/6 ARM
$667.32
$665.97
+$1.35
7/6 ARM
$681.50
$677.43
+$4.07
10/6 ARM
$684.21
$680.14
+$4.07
30-Year Fixed Rate Jumbo
$678.79
$674.73
+$4.06
30-Year Fixed Rate FHA
$659.27
$663.29
-$4.02
30-Year Fixed Rate VA
$662.62
$667.32
-$4.70
Note: Monthly payments on adjustable-rate mortgages are shown for the first five, seven and 10 years of the loan, respectively.
Factors That Affect Your Mortgage Rate
Mortgage rates change frequently based on the economic environment. Inflation, the federal funds rate, housing market conditions and other factors all play into how rates move from week-to-week and month-to-month.
But outside of macroeconomic trends, several other factors specific to the borrower will affect the mortgage interest rate. They include:
Financial situation: Mortgage lenders use past financial decisions of borrowers as a way to evaluate the risk of loaning money.
Loan amount and structure: The amount of money that bank or mortgage lender loans and its structure (including both the term and whether its a fixed-rate or adjustable-rate).
Location: Mortgage rates vary by where you are buying a home. Areas with more lenders, and thus more competition, may have lower rates. Foreclosure laws can also impact a lender’s risk, affecting rates.
Whether borrowers are first-time homebuyers: Oftentimes first-time homebuyer programs will offer new homeowners lower rates.
Lenders: Banks, credit unions and online lenders all may offer slightly different rates depending on their internal determination.
How To Shop for the Best Mortgage Rate
Comparison shopping for a mortgage can be overwhelming, but it’s shown to be worth the effort. Homeowners may be able to save between $600 and $1,200 annually by shopping around for the best rate, researchers found in a recent study by Freddie Mac. That’s why we put together steps on how to shop for the best mortgage rate.
1. Check credit scores and credit reports
A borrower’s credit situation will likely determine the type of mortgage they can pursue, as well as their rate. Conventional loans are typically only offered to borrowers with a credit score of 620 or higher, while FHA loans may be the best option for borrowers with a FICO score between 500 and 619. Additionally, individuals with higher credit scores are more likely to be offered a lower mortgage interest rate.
Mortgage lenders often review scores from the three major credit bureaus: Equifax, Experian and TransUnion. By viewing your scores ahead of lenders considering you for a loan, you can check for errors and even work to improve your score by paying down balances and limiting new credit cards and loans.
2. Know the options
There are four standard mortgage programs: conventional, FHA, VA and USDA. To get the best mortgage rate and increase your odds of approval, it’s important for potential borrowers to do their research and apply for the mortgage program that best fits their financial situation.
The table below describes each program, highlighting minimum credit score and down payment requirements.
Though conventional mortgages are most common, borrowers will also need to consider their repayment plan and term. Rates can be either fixed or adjustable and terms can range from 10 to 30 years, though most homeowners opt for a 15- or 30-year mortgage.
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3. Compare quotes across multiple lenders
Shopping around for a mortgage goes beyond comparing rates online. We recommend reaching out to lenders directly to see the “real” rate as figures listed online may not be representative of a borrower’s particular situation. While most experts recommend getting quotes from three to five lenders, there is no limit on the number of mortgage companies you can apply with. In many cases, lenders will allow borrowers to prequalify for a mortgage and receive a tentative loan offer with no impact to their credit score.
After gathering your loan documents – including proof of income, assets and credit – borrowers may also apply for pre-approval. Pre-approval will let them know where they stand with lenders and may also improve negotiating power with home sellers.
4. Review loan estimates
To fully understand which lender is offering the cheapest loan overall, take a look at the loan estimate provided by each lender. A loan estimate will list not only the mortgage rate, but also a borrower’s annual percentage rate (APR), which includes the interest rate and other lender fees such as closing costs and discount points.
By comparing loan estimates across lenders, borrowers can see the full breakdown of their possible costs. One lender may offer lower interest rates, but higher fees and vice versa. Looking at the loan’s APR can give you a good apples-to-apples comparison between lenders that takes into account both rates and fees.
5. Consider negotiating with lenders on rates
Mortgage lenders want to do business. This means that borrowers may use competing offers as leverage to adjust fees and interest rates. Many lenders may not lower their offered rate by much, but even a few basis points may save borrowers more than they might think in the long run. For instance, the difference between 6.8% and 7.0% on a 30-year, fixed-rate $100,000 mortgage is roughly $5,000 over the life of the loan.
Expert Forecasts for Mortgage Rates
Mortgage rates have cooled significantly over the past several months. After the 30-year fixed-rate mortgage hit 8% last October, it ended 2023 closer to 7%. In fact, the average for Q4 2023 was 7.3%.
Analysts with Fannie Mae and the Mortgage Bankers Association (MBA) both project that rates will fall going into 2024 and throughout next year.
Fannie Mae economists expect rates to drop more quickly, falling below 6% by Q4 2024. Meanwhile, the MBA’s forecast for Q4 2024 is 6.1% and 5.9% for Q1 2025.
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More Mortgage Resources
Methodology
Every weekday, MarketWatch Guides provides readers with the latest rates on 11 different types of mortgages. Data for these daily averages comes from Curinos, LLC, a leading provider of mortgage research that collects data from more than 250 lenders. For more details on how we compile daily mortgage data, check out our comprehensive methodology here. Editor’s Note: Before making significant financial decisions, consider reviewing your options with someone you trust, such as a financial adviser, credit counselor or financial professional, since every person’s situation and needs are different.
Portions of this article were drafted using an in-house natural language generation platform. The article was reviewed, fact-checked and edited by our editorial staff.
Key takeaways
Portfolio loans are a type of mortgage that lenders originate and retain instead of selling on the secondary mortgage market.
Portfolio loans offer more flexible underwriting standards and faster funding times than conventional loans, but often come with higher interest rates, closing costs and down payments.
Borrowers who don’t qualify for traditional loans may be eligible for portfolio loans.
With most mortgages, the lender who originates the loan doesn’t actually hold onto it. Instead, it sells the mortgage on the secondary mortgage market, which helps free up capital so it can loan money to more borrowers. There are, however, some exceptions to the rule: loans that don’t wind up being bought and sold. These are called portfolio loans.
What is a portfolio loan?
A portfolio loan is a kind of mortgage that a lender originates and retains instead of offloading or selling on the secondary mortgage market. A portfolio loan stays in the lender’s portfolio, or “on the books,” for its full term.
Why does that matter? With a portfolio loan, the lender gets to set the standards — what kind of credit score it’ll approve and how much money it’ll offer to the borrower, for example. The lender does not have to adhere to the Federal Housing Finance Agency’s (FHFA) standards used by Freddie Mac and Fannie Mae, the government-sponsored enterprises (GSEs) that back and buy most mortgage loans in the U.S.
How portfolio loans work
A portfolio loan has plenty in common with non-portfolio mortgages. You’re still going to apply to borrow a chunk of money, and a lender will assign you a risk level based on the likelihood that you’ll pay it back. That risk level helps determine the loan interest rate and other terms. If you agree to these terms and take out the mortgage, you’ll receive a lump sum that you agree to repay in monthly installments over a set time.
While the application process is largely the same, portfolio loans can offer faster access to financing, more flexible repayment terms and potentially higher loan amounts than other mortgage types.
How do portfolio loans differ from traditional mortgages?
It depends somewhat on how you define “traditional mortgage.” Like most mortgages that originate in the U.S., portfolio loans are conventional loans — that is, issued and funded by a private lender. However, they do vary from the most common types of conventional loans. Here’s how portfolio loans differ from other conventional loans:
They are non-conforming loans. Most conventional loans — around 70 percent — are conforming loans. That means they follow the criteria set by the FHFA, which makes them eligible to be purchased by Fannie Mae and Freddie Mac. Since portfolio loans don’t aim to be bought by the GSEs, they are often non-conforming, meaning they don’t necessarily meet the FHFA criteria.
They are non-qualifying loans. Portfolio loans are also a type of non-qualifying loan (non-QM loan for short). Such loans differ from the norm in that they don’t adhere to the home loan standards set by the Consumer Financial Protection Bureau (CFPB). These standards mandate certain features mortgages may or may not have, and certain underwriting practices lenders must follow, to ensure borrowers can repay the debt.
Eligibility requirements for portfolio loans are less strict. In general, portfolio loans offer more lenient underwriting standards for borrowers. As a result, portfolio loans may be more accessible for aspiring homeowners who are struggling to get approved for a mortgage.
Portfolio loans often have higher interest rates and more fees. With more lenient standards can come higher interest rates, larger down payment requirements, bigger closing costs and additional fees. All this reflects the risk the portfolio mortgage lender is taking by keeping the loan on their books, and not selling — or being able to sell it — on the secondary mortgage market.
What are the expected interest rates, fees, and payment terms for portfolio loans?
In the case of portfolio loans, mortgage fees and closing costs are often a little higher than with traditional loans to compensate the lender for their added risk. Here’s what you can expect to pay:
Interest rates: A portfolio loan usually comes with the same features as a traditional mortgage: a fixed interest rate over a 30-year term that reflects the financial profile and assessed creditworthiness of the borrower. But the interest rate is almost always greater than that of comparable government-backed or conventional loans, varying from 0.50 to 5 percent above market rates.
Payment terms: Most portfolio loans offer similar repayment terms to traditional mortgages (15-year or 30-year repayment terms).
Fees: Fees vary by lender, but often portfolio loans have higher fees than traditional mortgages. For example, an origination fee might be as high as 4 to 5 percent (in contrast, qualifying loan fees are capped at 3 percent). Points are negotiable, especially if you are the type of depositor they want as a customer
Other costs: Additional costs, such as the down payment requirements may differ. A portfolio loan will typically require more upfront money than other types of mortgages — often at least 20 percent. In comparison, FHA loans allow down payments as low as 3.5 or 10 percent. You may also find higher fees for prepayment penalties, grace periods for missing payments and the right to assign a loan (that is, for the borrower to let someone else assume the mortgage).
Who is a portfolio loan best for?
Portfolio loans allow borrowers who don’t meet Fannie and Freddie’s conforming loan requirements the ability to still qualify for a loan. This borrower might be someone who doesn’t have earned income but does have significant assets; a real estate investor; a small business owner or a self-employed worker. Borrowers with high debt-to-income ratios (DTIs) or credit scores below 580 may still be eligible for portfolio loans, and those who have declared bankruptcy might qualify in a shorter time.
For example, North American Savings Bank‘s website features a portfolio loan that requires a 20 percent down payment (vs. 3 to 10 percent for conventional loans), a debt-to-income ratio of 48 percent (vs. the standard 43 percent for conforming/qualified loans), and two years of seasoning after bankruptcy (vs. four years for conventional loans).
Pros and cons of portfolio loans
There are benefits and drawbacks to portfolio lending to consider, including:
Pros
Bigger loan options: Borrowers who need an outsized mortgage or other special terms might find more flexibility with a portfolio option.
Flexible underwriting requirements: Borrowers who don’t have a stable earned income, holes in their credit histories or scores that don’t fit other standard criteria might qualify for a portfolio loan.
More hands-on or personalized service: Many portfolio lenders are community banks with a connection to the area. That can mean better customer service or more willingness to find creative solutions.
Cons
Potential for a much higher interest rate: Remember that with a portfolio loan, the lender is losing the chance to resell the debt in the secondary market. That’s an opportunity cost, and the lender might charge you a higher interest rate to make up for it.
Bigger fees: The lender might also charge more or more onerous fees in exchange for its flexible underwriting and additional risk.
Still some standards to meet: Sometimes, lenders still want the option to sell the portfolio loan down the line. In that case, you might have to meet many of the usual underwriting requirements imposed by Fannie and Freddie.
How to get a portfolio loan
Portfolio loans aren’t advertised outright; you won’t find a lender simply by comparing mortgage rates. Follow these steps to find a portfolio mortgage loan:
Search for lenders: Check first with any banks you already have accounts at, personal or business, to see if they can give you a good deal for being an existing customer. You can also check with a local community bank or online lenders. You might need to work with a mortgage broker who can match your specific needs with a lender who specializes in, or at least offers, portfolio loans.
Verify your lender: Predatory lenders often advertise portfolio and other kinds of non-traditional loans. Make sure any institution you deal with is an FDIC member and listed with the Nationwide Mortgage Licensing System (NMLS). You can also ask for blank copies of the mortgage documents the lender will use for your loan, and have a real estate attorney review it for any unusual features, charges or conditions.
Make sure you qualify: Portfolio loans often have looser requirements for borrowers, but they still have eligibility requirements. Make sure you fit the criteria needed to get a portfolio mortgage. Lenders usually look at your credit score, job history, income and debt-to-income (DTI) ratio.
Apply for a portfolio loan: Once you find a portfolio lending option, you’ll need to fill out an application, either online or in person. Gather all the necessary documents, such as pay stubs, personal identification, recent tax returns and W-2 forms.
Wait for approval: Once you submit your application, the lender will review all your information to determine whether to approve you for the loan. If you are not approved, the lender must indicate why. Depending on the reason, you might be able to adjust your application for approval, like applying for a smaller loan amount.