//Mortgage rates today, February 26, 2019, plus lock recommendations

Mortgage rates today, February 26, 2019, plus lock recommendations

What’s driving current mortgage rates?

As predicted here, average mortgage rates inched up by the smallest measurable amount yesterday, mirroring Friday’s similarly tiny downward movement. So those rates (and the yields on 10-year Treasury bonds, which they often shadow) remain locked within a very tight range.

Although it’s unlikely items on today’s calendar of economic releases will move them outside that range, there is an outside chance of greater volatility. In particular, Federal Reserve Chair Jerome H. Powell will be testifying before a U.S. Senate committee from 9:45 a.m. (ET) this morning. Markets will be paying close attention, though he’d have to say something remarkable and unexpected for his testimony to have a big impact.

The data below the rate table are mostly indicative of unchanged or slightly lower rates in the short-term.

» MORE: Check Today’s Rates from Top Lenders (February 26, 2019)

Program Rate APR* Change
Conventional 30 yr Fixed 4.58 4.591 Unchanged
Conventional 15 yr Fixed 4.167 4.186 Unchanged
Conventional 5 yr ARM 4.25 4.811 Unchanged
30 year fixed FHA 3.875 4.864 Unchanged
15 year fixed FHA 3.688 4.638 Unchanged
5 year ARM FHA 3.875 5.274 -0.02%
30 year fixed VA 4.455 4.649 Unchanged
15 year fixed VA 3.813 4.126 Unchanged
5 year ARM VA 3.938 4.506 -0.04%
Your rate might be different. Click here for a personalized rate quote. See our rate assumptions here.

Financial data affecting today’s mortgage rates

Earlier, today’s market data were mixed for mortgage rates, suggesting those rates might hold steady or move down just a little over the next 24 hours. By approaching 10:00 a.m. (ET), the data, compared with this time yesterday, were:

  • Major stock indexes headed downward first thing (bad for mortgage rates) but not sharply. Triggers included weak Home Depot earnings and lower housing starts (below)
  • Gold prices fell, standing at $1,328 an ounce compared to yesterday’s $1,334. (This is bad for mortgage rates. In general, it’s better for rates when gold rises, and worse when gold falls. Gold tends to rise when investors worry about the economy. And worried investors tend to push rates lower)
  • Oil prices edged down further to stand at $56 a barrel, compared with yesterday’s $57 (good for mortgage rates because energy prices play a large role in creating inflation)
  • The yield on ten-year Treasuries moved back down to 2.65 percent from yesterday’s 2.67 percent. That’s good for borrowers because mortgage rates tend to follow Treasuries
  •  CNNMoney’s Fear & Greed Index inched down to 70 from yesterday’s 72 (out of a possible 100). It remains solidly in “greed” territory. The fall is good for borrowers, but only  bit. “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 better than higher ones.

Verify your new rate (February 26, 2019)

Rate lock recommendation

In spite of mixed economic data, markets were generally subdued first thing. At this time of the morning, there’s little to suggest that mortgage rates are going to take off in a significant way, either up or down, today. So we’re not tinkering with our existing rate lock recommendations (below).

Still, we continue to urge those who are floating to remain vigilant. It’s been more than two weeks since average mortgage rates moved outside a narrow band. That makes it more — not less — likely they’ll break out fairly soon. And markets could regain traction at any time.

So continue to watch key markets and news cycles closely. In particular, look out for stories that might impact the performance of the American economy. As a very general rule, float on particularly bad news and lock on especially good.

When to lock anyway

You may wish to lock your loan anyway if you are buying a home and have a higher debt-to-income ratio than most. Indeed, you should be more inclined to lock because any rises in rates could kill your mortgage approval. If you’re refinancing, that’s less critical and you may be able to gamble and float.

If your closing is weeks or months away, the decision to lock or float becomes complicated. Obviously, if you know rates are rising, you want to lock in as soon as possible. However, the longer your lock, the higher your upfront costs. On the flip side, if a higher rate would wipe out your mortgage approval, you’ll probably want to lock in even if it costs more.

If you’re still floating, stay in close contact with your lender, and keep an eye on markets. I recommend:

  • LOCK if closing in 7 days
  • LOCK if closing in 15 days
  • FLOAT if closing in 30 days
  • FLOAT if closing in 45 days
  • FLOAT if closing in 60 days

» MORE: Show Me Today’s Rates (February 26, 2019)

This week

MarketWatch’s economic calendar remains slightly chaotic in the wake of the recent government shutdown. Some numbers published this week are for earlier periods than would normally be the case, and others are still being delayed.

This morning’s data on housing starts were disappointing. However, those for consumer confidence were much better than expected and ended a three-month run of falling numbers. However, neither of these are key indicators. So it’s unlikely they’ll provide the kick markets need to find their direction.

Thursday’s release of GDP numbers might be the focus of the week, but Friday’s avalanche of data also has the potential to move markets significantly. The latter contains some figures that are close to the GDP ones in importance. Markets generally factor in forecasts in advance. So it’s the difference between those forecasts and the actual numbers that are most likely to be disruptive. For example, you might think investors would be disappointed if Thursday’s gross domestic product (GDP) figures were to come in at +2.2 percent. After all, the previous quarter had seen +3.4 percent growth. However, they’d actually be delighted. That’s because the current forecast is for +1.9 percent and markets are already priced based on that expectation.

  • Monday: Nothing
  • Tuesday: December housing starts (actual 1.078 million annualized; forecast 1.256 million units) and February consumer confidence index (actual 131.4; forecast 124.7)
  • Wednesday: December advance trade in goods (forecast -$74 billion) and December factory orders (forecast +0.6 percent)
  • Thursday: weekly jobless claims (223,000 forecast), GDP for Q4 2018 (forecast +1.9 percent)
  • Friday: personal income for both December and January (forecast +0.4 percent and +0.3 percent respectively), December consumer spending (forecast -0.3 percent), December core inflation (forecast +0.2 percent), Institute for Supply Management (ISM) manufacturing index for February (forecast 53 percent), February consumer sentiment index (forecast 95.5)

What causes rates to rise and fall?

Mortgage interest rates depend a great deal on the expectations of investors. Good economic news tends to be bad for interest rates because an active economy raises concerns about inflation. Inflation causes fixed-income investments like bonds to lose value, and that causes their yields (another way of saying interest rates) to increase.

For example, suppose that two years ago, you bought a $1,000 bond paying 5 percent interest ($50) each year. (This is called its “coupon rate” or “par rate” because you paid $1,000 for a $1,000 bond, and because its interest rate equals the rate stated on the bond — in this case, 5 percent).

  • Your interest rate: $50 annual interest / $1,000 = 5.0%

When rates fall

That’s a pretty good rate today, so lots of investors want to buy it from you. You can sell your $1,000 bond for $1,200. The buyer gets the same $50 a year in interest that you were getting. It’s still 5 percent of the $1,000 coupon. However, because he paid more for the bond, his return is lower.

  • Your buyer’s interest rate: $50 annual interest / $1,200 = 4.2%

The buyer gets an interest rate, or yield, of only 4.2 percent. And that’s why, when demand for bonds increases and bond prices go up, interest rates go down.

When rates rise

However, when the economy heats up, the potential for inflation makes bonds less appealing. With fewer people wanting to buy bonds, their prices decrease, and then interest rates go up.

Imagine that you have your $1,000 bond, but you can’t sell it for $1,000 because unemployment has dropped and stock prices are soaring. You end up getting $700. The buyer gets the same $50 a year in interest, but the yield looks like this:

  • $50 annual interest / $700 = 7.1%

The buyer’s interest rate is now slightly more than seven percent. Interest rates and yields are not mysterious. You calculate them with simple math.

Show Me Today’s Rates (February 26, 2019)

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.