Question 1

What is the 10-year Treasury yield today?

Accepted Answer

The 10-year U.S. Treasury yield is 4.96% as of 2026-10-22, sourced from the Federal Reserve's daily DGS10 release. The 10-year Treasury is the primary benchmark for 30-year fixed mortgage rates — when it moves, mortgage rates typically follow within hours to days.

Question 2

What is the average 30-year fixed mortgage rate this week?

Accepted Answer

The Freddie Mac Primary Mortgage Market Survey (PMMS) reports the 30-year fixed mortgage rate at 7.32% as of 2026-10-22. PMMS is published every Thursday and represents an average of conforming-loan rates from lenders nationwide. Individual borrower rates vary based on credit score, LTV, occupancy, and loan-amount tier.

Question 3

How often does this page update?

Accepted Answer

Rate data refreshes every 5 minutes via stale-while-revalidate. The 10-year Treasury comes from the Federal Reserve's end-of-day DGS10 release (updated weekday afternoons). The 30-year fixed comes from the weekly Freddie Mac PMMS (updated every Thursday).

Question 4

Why do mortgage rates not match Treasury yields exactly?

Accepted Answer

Mortgage rates track the 10-year Treasury yield as a benchmark, but lenders add a spread to cover servicing costs, default risk, and prepayment risk. The spread is typically 1.5-2.0 percentage points, which is why a 4.5% Treasury often pairs with a 6.0-6.5% 30-year fixed mortgage rate.

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What moves rates this week.

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