Mortgage rates follow the 10-year Treasury
- 30-year fixed, national average
- 7.18%
- Freddie Mac, week of Nov 5, 2026
- 10-year Treasury yield
- 4.86%
- Live
Lenders price 30-year fixed mortgages off the 10-year Treasury yield plus a spread for their risk and costs. That gap is about 2.3 points right now. From 2000–2025 it averaged about 1.9 points and ranged from 1.2 to 3.1, so mortgage quotes tend to rise and fall with the 10-year yield.
What it means for you: on a $400,000, 30-year loan at 7.18%, principal and interest come to about $2,710 a month. Every 0.25-point change in the rate moves that payment by roughly $68.