What target fund should I invest in?

Invest in an index-based target-date fund dated closest to the year you turn 65 (e.g., a 2060 fund if retiring around 2060). Ensure the fund series includes the word 'Index' with an expense ratio below 0.15%.

Can I lose money in a target-date fund?

Yes. Target-date funds hold stocks and bonds that fluctuate with broader market movements. However, broad diversification across thousands of global assets protects you from the permanent failure of individual companies.

Should I hold other index funds alongside a target-date fund?

Generally, no. Target-date funds are designed as 100% all-in-one allocations. Adding individual S&P 500 or tech funds over-concentrates your portfolio and disrupts the automated glide path.

What happens when a target-date fund reaches its target year?

At the target date, the fund reaches its most conservative asset allocation (typically 30%–50% stocks and 50%–70% bonds). Over time, many providers merge mature funds into a general Retirement Income Fund focused on stable cash distributions and capital preservation.

Updated mortgage benchmarks

Last updated: October 11, 2026 • Source: Freddie Mac PMMS and Optimal Blue Mortgage Market Indices via FRED

Compare Today’s Mortgage Rates Before You Talk to a Lender

Q: Are these personalized mortgage offers?

No. These are national mortgage benchmarks. A lender quote depends on credit score, income, debts, loan amount, property type, down payment, points, and lender fees.

Q: How many mortgage lenders should I compare?

Compare at least three mortgage lenders using the same loan amount, down payment, points, and rate-lock period.

Q: How is PMI calculated in the estimator?

When the down payment is below 20%, the estimator uses this formula: monthly PMI equals loan amount multiplied by the annual PMI rate, then divided by 12.

See current national mortgage benchmarks, compare common loan types, estimate your payment, and understand which mortgage path may fit your situation.

See today’s rates Estimate my payment

30-year fixed national average

6.52%

Latest benchmark rate

Latest available reading: October 11, 2026. This is a national benchmark, not a personalized lender quote.

Benchmark rates are for educational comparison only and are not personalized lender quotes.

On this page

Today’s rates Mortgage news Purchase vs. refinance Payment estimator Compare offers Related resources Sources & methodology FAQ

What today’s mortgage rates mean for borrowers

Mortgage rate benchmarks help you understand the market before you compare lender quotes. The rate you are offered can still vary based on your credit score, down payment, loan purpose, loan amount, property type, points, fees, and rate-lock period.

Buying a home

Use today’s purchase benchmarks to estimate your payment, compare loan types, and understand how PMI may affect affordability.

Refinancing

Compare today’s benchmark rates against your current loan, then calculate your break-even point before paying refinance closing costs.

Comparing lenders

Do not compare rate alone. Review APR, points, lender credits, origination fees, cash to close, and rate-lock terms.

Today’s mortgage rate benchmarks

These rates are national benchmarks pulled from FRED data sources where available. Your actual rate may be higher or lower based on your credit score, down payment, debt-to-income ratio, loan amount, points, property type, and lender fees.

30-Year Fixed

30-Year Fixed National Average

6.52%

Latest benchmark rate

Freddie Mac PMMS via FRED · Oct 11, 2026

Best for: Lower monthly payment and long-term stability

15-Year Fixed

15-Year Fixed National Average

5.91%

Latest benchmark rate

Freddie Mac PMMS via FRED · Oct 11, 2026

Best for: Faster payoff and lower total interest

Conforming 30-Year

30-Year Fixed Conforming Index

6.43%

Latest benchmark rate

Optimal Blue via FRED · Oct 11, 2026

Best for: Typical conventional purchase borrowers

FHA 30-Year

30-Year FHA Mortgage Index

6.19%

Latest benchmark rate

Optimal Blue via FRED · Oct 11, 2026

Best for: Lower down payment or lower credit profile

VA 30-Year

30-Year VA Mortgage Index

6.25%

Latest benchmark rate

Optimal Blue via FRED · Oct 11, 2026

Best for: Eligible veterans, service members, and surviving spouses

Jumbo 30-Year

30-Year Jumbo Mortgage Index

6.70%

Latest benchmark rate

Optimal Blue via FRED · Oct 11, 2026

Best for: Higher-priced homes above conforming loan limits

Mortgage rate news this week

Rates can move when inflation data, bond yields, Federal Reserve expectations, lender pricing, or housing-market conditions change. This weekly update adds context to the benchmarks above so you can understand what changed and what to watch next.

Latest mortgage-news update

Mortgage Rates Are Back Above 7%: should you delay your home purchase?

Written by Beelinger staffs • Updated September 26, 2026

Mortgage Rates Are Back Above 7%: How Much House Can You Still Afford? The average 30-year mortgage rate has climbed back above 7%. See how higher rates change monthly payments, buying power, PITI, debt-to-income calculations, down payments, and the decision to buy, wait, or negotiate. Calculate Your Mortgage Payment Buy, Wait or Renegotiate? Updated: September 25, 2026 Written by: Beelinger Editorial Team Category: Mortgages and Home Buying Meta description: Mortgage...

Beelinger takeaway: Use weekly mortgage news to understand market direction, but compare personalized Loan Estimates on the same day before choosing a lender.

Read the full mortgage market update →

Purchase vs. refinance mortgage rate benchmarks

Mortgage rates can vary by loan purpose. A purchase borrower and a refinance borrower may see different pricing, costs, and lender priorities even when the benchmark market rate looks similar.

Buying a home

Use the benchmark rates below to estimate your payment, then compare lenders using the same home price, down payment, loan type, points, and lock period.

Compare:
Rate, APR, points, lender credits, PMI, and cash to close.

Watch:
Down payment percentage, mortgage insurance, appraisal timing, and closing timeline.

Best next step:
Get Loan Estimates from at least three lenders using the same scenario.

Refinancing an existing mortgage

Use the benchmark rates below to compare your current mortgage against today’s market, then calculate your break-even point before refinancing.

Compare:
New rate, APR, closing costs, remaining term, and monthly savings.

Watch:
Break-even month, whether the term resets, and whether points make sense.

Best next step:
Estimate how long you will keep the loan before paying refinance costs.

Mortgage product	Benchmark rate	Latest reading	Good fit	What to compare
30-Year Fixed National Average	6.52%	October 11, 2026	Lower monthly payment and long-term stability	APR, points, origination fee, lender credits, cash to close, and rate-lock period.
15-Year Fixed National Average	5.91%	October 11, 2026	Faster payoff and lower total interest	APR, points, origination fee, lender credits, cash to close, and rate-lock period.
30-Year Fixed Conforming Index	6.43%	October 11, 2026	Typical conventional purchase borrowers	APR, points, origination fee, lender credits, cash to close, and rate-lock period.
30-Year FHA Mortgage Index	6.19%	October 11, 2026	Lower down payment or lower credit profile	APR, points, origination fee, lender credits, cash to close, and rate-lock period.
30-Year VA Mortgage Index	6.25%	October 11, 2026	Eligible veterans, service members, and surviving spouses	APR, points, origination fee, lender credits, cash to close, and rate-lock period.
30-Year Jumbo Mortgage Index	6.70%	October 11, 2026	Higher-priced homes above conforming loan limits	APR, points, origination fee, lender credits, cash to close, and rate-lock period.

Choose your mortgage path

Rates only matter after you know which loan type you should be comparing. Start with the path that matches your situation.

First-time buyer

Compare 30-year fixed, FHA, and 3%-down conventional options. Watch PMI and cash to close.

Lower monthly payment

Start with 30-year fixed options. Compare rate, APR, points, and lender credits.

Pay off faster

Compare 15-year fixed and 20-year fixed options. Make sure the higher payment fits your budget.

VA eligible

Compare VA lenders, funding fee treatment, lender fees, and whether zero down is the best move.

Mortgage payment estimator

Use today’s benchmark rate as a starting point, then adjust the numbers to match your home price, down payment, taxes, insurance, and loan term.

Home price

Down payment

Interest rate

Loan term

Annual property tax

Annual insurance

Annual PMI rate (%) Only applied when the down payment is below 20% of the home price.

Monthly HOA

Estimated monthly payment

Principal & interest$0

Taxes$0

Insurance$0

PMI / mortgage insurance$0

HOA$0

How PMI is estimated

Private mortgage insurance is usually estimated as an annual percentage of the loan amount when the down payment is below 20%.

Monthly PMI = Loan Amount × Annual PMI Rate ÷ 12

Example: If the loan amount is $360,000 and the estimated annual PMI rate is 0.50%, monthly PMI is $360,000 × 0.005 ÷ 12 = $150.

Reputable mortgage companies to compare

Beelinger is not ranking these as the best lender for every borrower. Use this list as a starting point, then compare at least three Loan Estimates before choosing a mortgage.

Digital process

Rocket Mortgage

Useful for borrowers who want a streamlined online application and broad loan availability.

Large bank

Chase Home Lending

Useful for borrowers who want a national bank with online tools and branch access.

Large bank

Bank of America

Useful for borrowers who prefer a major bank and may qualify for relationship-based benefits.

VA focus

Veterans United Home Loans

Useful for eligible military borrowers comparing VA loan options and VA-specific guidance.

Credit union

Navy Federal Credit Union

Useful for eligible members, especially military households comparing VA and conventional options.

Digital comparison

Better Mortgage

Useful for borrowers who want an online-first mortgage process and fast quote comparison.

Important: Do not choose a mortgage from the interest rate alone. APR, points, lender credits, origination fees, underwriting fees, title fees, rate-lock period, monthly payment, and total cash to close can change which offer is actually better.

How to compare mortgage offers

When you receive quotes, compare each offer using the same scenario: same home price, down payment, credit profile, loan type, points, and lock period.

Compare this	Why it matters
Interest rate	The base cost of borrowing before certain fees are included.
APR	A broader cost measure that includes rate plus certain fees.
Points	Upfront cost paid to lower the rate. A lower rate is not always the better deal.
Lender credits	May lower closing costs, but can come with a higher rate.
Cash to close	The real amount you need to bring to closing, including down payment and closing costs.
Rate-lock period	A short lock may be cheaper but riskier if closing takes longer.

Related Beelinger mortgage resources

Use these next-step guides and tools to move from rate research to a cleaner mortgage decision.

Mortgage calculator

Estimate principal, interest, taxes, insurance, PMI, and HOA before you shop lenders.

Refinance calculator

Compare your current mortgage against a new loan and estimate your break-even point.

First-time homebuyer guide

Walk through credit, preapproval, lender shopping, closing costs, and underwriting.

FHA loan guide

Compare FHA requirements, mortgage insurance, down payment rules, and trade-offs.

VA loan guide

Understand VA eligibility, zero-down options, funding fees, and lender comparison points.

Rent vs. buy calculator

Compare buying against renting using timeline, monthly cost, appreciation, and opportunity cost.

Sources and methodology

Beelinger displays mortgage rate benchmarks for educational comparison. These figures are not personalized lender quotes and should be used as a starting point before requesting official Loan Estimates.

Freddie Mac PMMS via FRED

Used for broad weekly national averages, including the 30-year and 15-year fixed-rate mortgage benchmarks.

Optimal Blue via FRED

Used for daily mortgage market index benchmarks such as conforming, FHA, VA, and jumbo mortgage categories.

Borrower comparison framework

We emphasize APR, points, lender credits, cash to close, PMI, and lock period because rate alone is incomplete.

Rate cards use the latest available observation returned by FRED for each supported series.
Changes are calculated against the prior available observation when FRED returns enough data.
If a public data series is temporarily unavailable, the page can show benchmark estimates instead of breaking.
The mortgage payment estimator uses the standard fixed-rate amortization formula and estimates PMI only when the down payment is below 20%.

Today’s mortgage rates FAQ

Are these personalized mortgage offers?

No. These are national benchmarks. A lender quote depends on your credit score, income, debts, loan amount, property type, down payment, points, and fees.

Why are benchmark mortgage rates different from lender quotes?

Benchmarks show broad market movement. Lender quotes include borrower-specific pricing, lender fees, points, credits, and lock-period assumptions.

Should I compare interest rate or APR?

Compare both. The interest rate affects the monthly principal-and-interest payment, while APR helps show more of the total cost after certain fees.

How many mortgage lenders should I compare?

Compare at least three lenders using the same loan scenario. Small rate and fee differences can change the total cost substantially.

Why does this page use national benchmarks?

National benchmarks are useful for understanding the market, estimating payments, and knowing whether a quote looks high or competitive. They are not a substitute for a Loan Estimate.

Are purchase and refinance mortgage rates different?

They can be. Purchase and refinance loans may price differently because the lender evaluates the purpose, timing, risk profile, closing costs, and lock period differently.

How is PMI calculated in the estimator?

The estimator uses this formula when the down payment is below 20%: monthly PMI equals loan amount multiplied by the annual PMI rate, then divided by 12.

What affects mortgage rates today?

Mortgage rates are influenced by bond yields, inflation expectations, lender pricing, borrower credit profile, down payment, loan type, property type, points, and rate-lock period.

When should I lock my mortgage rate?

Consider locking after you have a property, a lender offer, and a closing timeline. Compare the rate, APR, lock length, points, and whether the lender charges for extensions.