Mortgage rates today: April 9, 2026

These are national averages — your actual rate depends on your credit score, down payment, loan amount, and lender.

What's moving rates today

Fixed mortgage rates don't follow the Federal Reserve's benchmark rate directly. They track the yield on the 10-year Treasury note — a bond that reflects the market's long-term expectations about inflation and economic growth. When Treasury yields rise, current mortgage rates rise too, and vice versa.

On April 8, the 10-year Treasury yield fell to approximately 4.27% from 4.35% the prior session — a move in the right direction for borrowers. That's part of what has kept the 30-year rate near 6.44% today rather than pushing further above 6.50%.

The bigger picture, though, is that multiple forces are keeping rates elevated relative to where they were in early 2026. Geopolitical tensions have pushed oil prices significantly higher over recent weeks, raising inflation expectations and pushing investors out of bonds. Separately, recent trade policy developments have added uncertainty to an already cautious market. The Federal Reserve held its benchmark rate steady at its March meeting and is expected to do so again when it convenes on April 28–29. Most forecasters currently expect rates to fluctuate between 6% and 6.5% through the second quarter, with a modest downward bias if inflation data improves.

What determines mortgage rates beyond the macro environment? Your individual rate reflects your credit score, the size of your down payment, your loan amount, property type, and which lender you choose. Two borrowers buying the same house can receive meaningfully different offers.

What this means for spring homebuyers

It's worth putting today's rate in context. The 30-year average is running about 0.20 percentage points below where it stood at this point in April 2025 and 2024. That's a modest but real improvement in purchasing power. Rates also remain well below the 7%+ peaks of 2023.

To illustrate the difference: on a $350,000 loan, moving from 6.09% (February's low) to 6.44% (today's average) adds roughly $75 to the monthly principal and interest payment. That's not trivial — but it's also not a reason to walk away from a home that works for you financially. Use the mortgage calculator to run your own numbers.

The spring buying season is underway, and inventory has been gradually improving compared to recent years. For buyers who have found the right home and have their finances in order, is now a good time to buy? The honest answer is that it depends more on your individual situation than on any particular rate headline.

Should you lock your rate today?

A rate lock is an agreement with your lender that guarantees you a specific interest rate for a set period — typically 30 to 60 days — while your loan processes. If rates move up before you close, you're protected. If they move down, you generally stay at the locked rate, though when to lock your rate is a decision worth thinking through.

As a general rule: if you're closing within 30 to 45 days and you've found a rate that makes the purchase work within your budget, locking provides certainty. If you're further out, you have more time to monitor the market — but you're also taking on more risk if conditions shift.

Many lenders offer float-down options that allow you to lock a rate and then move to a lower rate should it drop materially before closing.

The current environment is genuinely uncertain. Rates have trended modestly lower this week, but the same geopolitical and trade forces that pushed them up in March haven't fully resolved. Anyone who tells you with confidence where rates are headed in the next 30 days is overconfident.

How to get the lowest rate available to you

The published average is a starting point, not a ceiling. Here's what actually moves the needle on the rate you'll receive:

Your credit score is the single biggest individual factor. Borrowers with scores above 740 typically qualify for the best pricing; those in the 620–680 range will pay more. If your credit needs work, that's often worth addressing before you apply. Learn about the minimum credit score for a mortgage and how to qualify for a mortgage before you start the process.

Your debt-to-income ratio (DTI) — the percentage of your gross monthly income that goes toward recurring debt payments — matters significantly to lenders. Most conventional loans target a DTI at or below 43%, though some programs allow higher ratios.

Your down payment affects both your rate and whether you'll need private mortgage insurance (PMI). A down payment of 20% or more eliminates the PMI requirement and typically helps you access better pricing.

Loan type also matters. A fixed vs. adjustable-rate mortgage choice affects your initial rate significantly — the 5/1 ARM average is running about 0.63 percentage points below the 30-year fixed today. But ARMs carry rate adjustment risk once the initial period ends.

Finally — and this is worth emphasizing — how to shop around for mortgage rates can make a meaningful difference. Multiple quotes cost you nothing and can save you thousands over the life of the loan.

With Better, you can see your personalized rate in minutes, fully online and with no credit impact.

Frequently asked questions

What are mortgage rates today, April 9, 2026?

The average 30-year fixed mortgage rate is approximately 6.44% today. The 15-year fixed average is around 5.69%, and the 5/1 ARM average is near 5.81%. These are national averages — your actual rate will reflect your credit profile, down payment, loan amount, and the specific lender you choose.

Rates went up in March — are they coming back down now?

They've eased slightly mid-week from the early-April high of around 6.50%, but the same drivers that pushed rates higher in March — Middle East tensions, oil price volatility, and trade policy uncertainty — remain in play. Most forecasters expect rates to fluctuate between 6% and 6.5% through spring, with potential improvement later in the year if inflation data cools.

I'm planning to close in three weeks. Should I lock now or wait?

If you're closing within 30 to 45 days and today's rate makes the purchase work financially, locking gives you certainty against further increases. The current environment is volatile enough that waiting carries real risk. Talk to your loan officer about your specific situation before making the call.

My credit score is around 680. How does that affect the rate I'd get today?

You can still qualify for a conventional mortgage with a 680 score, but you'll likely pay a higher rate than the published average. Borrowers with scores above 740 typically see the best pricing. Reviewing your credit before applying — and addressing any errors or high balances — can meaningfully improve the rate you're offered.

I've heard rates could drop later this year. Is it worth waiting to buy?

It's possible rates drift lower in the second half of 2026 if inflation cools and the Fed resumes cutting. But trying to time the market is risky: rates could also stay elevated or move higher if economic conditions shift. A more reliable approach is to focus on what you can control — your credit, your down payment, and your debt levels — and buy when the home and the numbers make sense for you.

How much more would I pay per month at 6.44% vs. 6.09%?

On a $350,000 loan, the difference between a 6.09% and a 6.44% rate is roughly $75 per month in principal and interest. Over 30 years, that adds up — but it also means a relatively modest shift in the monthly budget. Use the mortgage calculator to see exact figures for your loan amount.

Mortgage rates are moving, but they're not moving dramatically today. The 30-year average sits near 6.44% — lower than last year at this time, and down slightly from the early-April high. If you're buying this spring, the most effective thing you can do is know your credit profile, compare multiple lenders, and get pre-approved so you're ready to move quickly when the right home comes along.