Mortgage and Refinance Interest Rates Today, February 10, 2026: Rates Remain Under 6%, for Now
•February 10, 2026
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Why It Matters
Sub‑six‑percent rates preserve home‑buyer purchasing power and set the baseline for future refinancing demand, influencing the broader housing market and lender profitability.
Key Takeaways
- •30‑yr fixed purchase rate 5.91%, refinance 6.02%.
- •15‑yr fixed rates lower: 5.44% purchase, 5.57% refinance.
- •MBA expects 30‑yr rates near 6.1% through 2026.
- •Fannie Mae projects 30‑yr average around 6% by year‑end.
- •ARMs now start higher than comparable fixed‑rate mortgages.
Pulse Analysis
Mortgage rates have slipped back below the six‑percent threshold, with Zillow reporting a national average of 5.91 % for a 30‑year fixed‑rate purchase and 6.02 % for refinances on February 10, 2026. The dip reflects a modest easing of Treasury yields after the Federal Reserve’s recent rate cuts, keeping borrowing costs attractive for first‑time homebuyers and those looking to lock in a loan before potential upticks. Compared with the 15‑year fixed at 5.44 % and the 5/1 ARM at 5.97 %, the spread underscores the continued premium placed on longer‑term stability.
For borrowers, the choice between a 30‑year and a 15‑year mortgage hinges on cash‑flow versus total‑interest savings. A $400,000 loan at 5.91 % over 30 years costs roughly $455,000 in interest, while the same amount at 5.44 % over 15 years trims interest to about $186,000 but raises monthly payments by nearly $900. Adjustable‑rate mortgages, once favored for lower introductory rates, now start slightly above fixed‑rate benchmarks, reducing their appeal. Tools such as online mortgage calculators help consumers model these scenarios, evaluate rate‑lock strategies, and assess the benefit of extra principal payments.
Looking ahead, the Mortgage Bankers Association projects the 30‑year rate hovering around 6.1 % through the remainder of 2026, while Fannie Mae’s outlook steadies near 6 % into year‑end. Both forecasts suggest a relatively flat rate environment into 2027, with slight upward pressure toward 6.2‑6.3 % later in the year. This stability may dampen aggressive refinancing activity but could sustain demand for new home purchases, especially among buyers who can secure rates below the six‑percent mark. Lenders and investors should monitor inflation trends and Fed policy cues, as any shift could quickly reshape the mortgage pricing landscape.
Mortgage and refinance interest rates today, February 10, 2026: Rates remain under 6%, for now
Mortgage rates remain just under 6%, an important marker for many borrowers
Mortgage rates remain just under 6%, an important marker for many borrowers. According to Zillow, the average 30‑year fixed rate is 5.91 %. Today's 15‑year fixed rate is 5.44 %. Since this is a national average, your rate may be higher or lower. You might want to consider locking in a mortgage rate.
Current mortgage purchase rates (Zillow)
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30‑year fixed: 5.91 %
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20‑year fixed: 5.95 %
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15‑year fixed: 5.44 %
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5/1 ARM: 5.97 %
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7/1 ARM: 6.23 %
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30‑year VA: 5.55 %
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15‑year VA: 5.04 %
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5/1 VA: 5.03 %
These are national averages rounded to the nearest hundredth.
Current mortgage refinance rates (Zillow)
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30‑year fixed: 6.02 %
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20‑year fixed: 5.99 %
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15‑year fixed: 5.57 %
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5/1 ARM: 6.11 %
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7/1 ARM: 6.08 %
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30‑year VA: 5.63 %
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15‑year VA: 5.28 %
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5/1 VA: 5.12 %
Refinance rates are usually higher than purchase rates.
A mortgage calculator can help you see how various mortgage term lengths and interest rates will affect your monthly payments. Use this mortgage calculator to explore different outcomes.
You can bookmark the Yahoo Finance mortgage payment calculator and keep it handy for future use, as you shop for homes and lenders. It also considers factors like property taxes and homeowners insurance when calculating your estimated monthly mortgage payment, giving you a better idea of your total monthly payment than looking at principal and interest alone.
Generally, 15‑year mortgage rates are lower than those for 30‑year mortgages. When comparing 15‑ versus 30‑year mortgage rates, know that the shorter term will save you money on interest in the long run, though your monthly payments will be higher because you’re paying off the same loan amount in half the time.
Example:
A $400,000 mortgage with a 30‑year term at 5.91 % yields a monthly payment of about $2,375 toward principal and interest, and you’ll pay roughly $455,038 in interest over the life of the loan.
A $400,000 15‑year mortgage at 5.44 % results in a monthly payment of about $3,256 and total interest of roughly $186,010.
If the 15‑year payment is too high, you can make extra payments on a 30‑year loan to pay off your mortgage faster and reduce total interest.
With a fixed‑rate mortgage, your rate is locked in from day one. You would obtain a new rate only if you refinance.
An adjustable‑rate mortgage (ARM) keeps your rate the same for a specified period, then adjusts annually (or at another interval) based on market conditions and the terms of your contract. For example, a 7/1 ARM locks the rate for the first seven years, then adjusts each year thereafter. ARMs often start with lower rates than fixed‑rate loans, but once the initial period ends, the rate can rise, and recent trends have shown ARM rates starting higher than fixed rates.
According to Zillow data, today’s 30‑year fixed rate is 5.91 % for home purchases and 6.02 % for refinances. These are national averages; rates in your state or city may differ, and your personal financial situation will also affect your rate.
Forecasts:
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The Mortgage Bankers Association (MBA) expects the 30‑year mortgage rate to hover near 6.1 % through 2026.
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Fannie Mae predicts a 30‑year rate near 6 % through the end of the year.
Looking ahead, mortgage rates are likely to remain relatively stable in 2027. The MBA forecasts 30‑year fixed rates of 6.2 %–6.3 % for most of 2027, while Fannie Mae projects average rates near 6.0 % for the full year.
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