Rates today
Bonds slide again after Veterans Day as oil climbs and Fed hike bets build
· Enrique Pelayo Jr., NMLS #131435
When the bond market reopened after the holiday, Treasury yields pushed higher again on rising oil prices and growing expectations of more than one Fed rate hike. Mortgage pricing moved up with them.
The bond market was closed Wednesday for Veterans Day, and it picked up Thursday right where it left off. Treasury yields rose again, extending the sharp selloff that followed Tuesday's hotter-than-expected October inflation report. Higher oil prices tied to geopolitical tension added to the worry that inflation is not cooling.
Markets now treat a December rate hike from the Fed as close to certain, and some major banks expect a further increase early next year. Fed officials have been openly discussing whether to move faster, and Governor Waller left the door open to a larger step in December.
Daily mortgage rate trackers showed rates moving higher Thursday morning. The next test comes Friday with October wholesale inflation (PPI). Another hot reading could add more pressure; a softer one might give bonds a chance to steady.
Our rates today
Lender sheets as of Nov 12, 6:16 AM PT| Loan | Rate | APR | Since yesterday |
|---|---|---|---|
| 30-year fixed | 6.750% | 6.810% | unch. |
| 15-year fixed | 6.250% | 6.326% | unch. |
| 30-year FHA | 6.250% | 6.833% | unch. |
| 30-year VA | 6.375% | 6.533% | unch. |
| 30-year jumbo | 6.990% | 7.014% | unch. |
| 5-year ARM | 6.500% | 6.551% | unch. |
Purchase of a $750,000 primary home in King County with 20% down and a 760 credit score (jumbo: $1.8 million with 25% down; VA: eligible veteran, same price and down payment). Lowest rate with no points from today's wholesale lender sheets. Your rate depends on your credit, loan and property. Not a commitment to lend. Price your own scenario
Sources: CNBC, Treasury market report, Nov 12, 2026; Yahoo Finance, daily mortgage rates, Nov 12, 2026; Federal Reserve Board, Governor Waller speech on the economic outlook, Nov 10, 2026; The Washington Times, Fed officials weigh faster hikes, Nov 11, 2026.
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General market commentary, not a rate quote or commitment to lend. Your rate and terms depend on your credit, loan amount, down payment, property and lender approval, and can change daily. This is a general market view, not advice on whether to lock your rate; talk to us before you lock. Mortgage Lending Group LLC, Company NMLS #1157983. Enrique Pelayo Jr., NMLS #131435. Equal Housing Opportunity.
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