July mortgage rates make it easier to buy or refi
Anyone out to buy or refinance a home this month should be delighted to find that mortgages are cheaper than they were last July.
That's surprising because the Federal Reserve ended a two-year campaign to drive down long-term interest rates last fall — a move that was widely expected to push mortgage rates higher.
But a weak demand for home loans and all sorts of foreign crises that have investors rushing to the relative safety of U.S. mortgage debt trumped the Fed's policy change and held rates down.
The average cost of a conventional 30-year fixed-rate home loan — the most popular way to finance a home — costs nearly two-tenths of a point less than this time last year.
That decline reduces payments by about $10 a month for every $100,000 borrowed.
The average cost of 30-year jumbo mortgages actually plunged to new lows this spring and is now below that of conventional fixed-rate mortgages.
And remember, that's the average cost of financing a home. Savvy borrowers with decent credit can almost always pay a quarter to half of a point less.
Spend a few minutes searching our extensive data base for the best current mortgage rates from dozens of lenders in your area. You'll see what we mean.
National Average Mortgage Rates
|Type of loan||Current average||Record-low average||Established|
|30-year fixed rate||4.14%||3.50%||Dec. 5, 2012|
|15-year fixed rate||3.28%||2.75%||May 1, 2013|
|30-year fixed jumbo||4.07%||3.92%||April 8, 2015|
|5/1 ARM||3.16%||2.63%||May 1, 2013|
Jumbo loans are mortgages that are too large to be purchased by Fannie Mae and Freddie Mac, the two government-owned companies that buy or guarantee most of the mortgages issued by banks and other lenders.
The largest loans they can buy depend on where the home is located but range from $417,000 in most places to $625,000 in the nation’s most expensive cities. If you need to borrow more than that, then you’ll need a jumbo loan.
Devoting a little time to finding the best possible mortgage can save tens of thousands of dollars in interest over the life of the loan.
That's especially true since we're borrowing more than ever before.
The average loan used to buy a home has reached a record high of $294,900 this year, according to the Mortgage Bankers Association. The typical mortgage is now $50,000 larger than during the final months of 2007, just before the financial crisis and recession.
Yet a recent report from the Consumer Financial Protection Bureau says nearly half of Americans seriously consider only one lender or broker before applying for a mortgage. And about 75% fill out an application with only one lender.
Why are so many of us failing to comparison shop?
"It is a surprising finding, and it suggests that they're still fairly intimidated by the mortgage transaction," Richard Cordray, head of the government bureau, told NPR. "Or they're a little distracted because, at the same time, they're picking out a house."
Possibly. But rates are so low that some modest shopping around can land home buyers a once-in-a-lifetime mortgage.
It wasn't supposed to be like this after the Federal Reserve stopped flooding the mortgage market with money last year.
Back in the fall of 2012, the nation's bank-for-banks began buying $85 billion worth of debt a month, a fairly even split between Treasury bills and bonds backed by thousands of home loans.
That pushed mortgage rates to record lows in an attempt to boost real estate sales and property values.
With the housing market improving, the Fed gradually reduced those bond purchases last year and ended them altogether in November.
Experts expected mortgage rates to rise by anywhere from a half point to as much as a full point.
But the demand for home loans fell precipitously in 2014.
Refinancings were off by 60%, and new loans to buy properties fell 15%. All in all, Americans took on less new mortgage debt than in any year since 1997.
A never-ending run of foreign crises — everything from the Greek debt crisis and weak economic growth in Europe to a crashing Chinese stock market — has lots of investors willing to buy bonds containing thousands of American home loans.
As a result, there's still plenty of money to fund all of the mortgages being written, and that's been reflected in lower interest rates.
The Fed's exit from the market just hasn't mattered — at least so far.
Although the Mortgage Bankers Association expects demand won't recover much over the next couple of years, it now projects the average cost of a 30-year fixed-rate loan will steadily rise to 4.5% by the end of the year and 5.3% by the end of 2016 — down from 4.8% and 5.6% in earlier estimates.
For now, however, home loans are not only cheaper, they're also easier to get.
Home buyers who qualified for conventional loans had an average FICO credit scores of 763 in 2012, according to Ellie Mae Inc., a California-based mortgage technology firm whose software is used by many lenders.
By last year that had fallen to 755, and that's about where it's remained for the first five months of the year, according to the most recent data.
On the other hand, the average FICO score for homeowners who refinanced through a conventional loan fell from 747 in 2013 to 733 last year but has averaged 741 so far in 2015.
FHA loans clearly helped borrowers with too much debt and lower credit scores.
The average FICO score for home buyers has fallen from 700 in 2012 to 688 in May.
Those are exactly the kinds of trends that help borrowers land the loans they need.