Best Mortgage Rates of January 2020

Whether it comes from a bank or a government program, a mortgage is a loan that helps someone buy a home. Most people that buy a house with a $350,000 property value could never afford to pay that much up front, so a mortgage lets them pay it off over time, usually via monthly payments over the course of several years. Of course, lenders charge interest on mortgages just like they do with other loans, and accrued interest can dramatically increase the amount of money you owe. That’s why finding the best mortgage rate is so important.

National Average Mortgage Rates

Current mortgage rates have fallen slightly since this time last month. That means it’s best to shop today’s mortgage rates now, while mortgage rates are still historically low. The average rate on a conventional 30-year fixed-rate home loan is 3.65%. 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.

Type of LoanAverage InterestAverage APR
30-year fixed rate3.65%3.74%
30-year FHA3.32%3.33%
30-year VA3.33%3.34%
20-year fixed rate3.64%3.76%
15-year fixed rate3.22%3.35%
5/1 ARM3.98%6.71%
10/1 ARM3.77%5.37%
30-year fixed jumbo4.00%4.08%

Top Mortgage Lenders

LenderUS States ServedMinimum DownKey Feature
Citizens Bank123.5%Online Tools
TD Bank163%Also Offers Government Loans
Bank of America503-5%*Discounts for Existing Customers
Quicken Loans503%Flexible Terms
New America Funding480%No Minimum Payment
J.G. Wentworth453%Options for Low-Income Buyers
USAA Mortgage500%Great Customer Service
SunTrust Mortgage463%Diverse Loan Types
Chase223%Online Mortgage Tracking

*3% if you qualify for its Affordable Loan Solution, but otherwise 5%.

What is a Mortgage?

As previously stated, a mortgage is a loan given to a homebuyer in order to purchase a new home or refinance an existing home loan. Homebuyers must apply for a mortgage with a bank or government organization, and the annual percentage rate (APR) they receive depends on a variety of factors, including their credit score. If the homebuyer is no longer able to pay his or her mortgage before the balance is settled, the lender can and will repossess the home. Mortgage payments are typically due once a month over a series of years, known as the loan term, until the loan balance (and accrued interest) is paid in full or until the home is resold.

Home mortgage rates vary depending on the type of mortgage, the type of home, and the homebuyer. For example, fixed-rate mortgages are when the borrower pays a predetermined amount of interest throughout the entire duration of the loan, usually over the course of 15 or 30 years. On the other hand, adjustable-rate mortgages (ARMs) have rates that fluctuate with the economy. Also known as variable interest rates, these mortgages are more common in countries like Australia and Britain, but are still viable options in the United States. One type of adjustable-rate mortgage is the 5/1 ARM, which has an initial five-year fixed rate that fluctuates throughout the life of the loan.

For low-income and first-time buyers, government mortgages are a common solution. In the event of a default, the loan will be covered by the government, which helps convince lenders to provide mortgages to more homebuyers. Government mortgages include VA loans, which are provided by the Department of Veterans Affairs, USDA loans for home buying in rural areas, and FHA loans.


Fixed-Rate 15-Year Mortgages vs Fixed Rate 30-Year Mortgages

Choosing between a 15-year mortgage and a 30-year mortgage is usually a question of what loan amount you can afford. Obviously, a 15-year loan lets you pay off your loan faster at a lower interest rate. However, your monthly mortgage payment will be significantly higher. With a 30-year mortgage, you’ll pay a lot more money in the long run thanks to interest, but your monthly payments will be lower. If you can afford a 15-year mortgage, it’s usually the better option. Ask potential lenders for 15-year and 30-year quotes, compare the differences, and calculate what you’ll be able to pay.

5/1 ARM vs Fixed Rate 30-Year Mortgages

A 5/1 adjustable rate mortgage has a fixed interest rate for the first five years, followed by an adjustable rate for the remaining 25 years. That makes 5/1 mortgages a little more attractive than regular ARMs, since you know your rate won’t increase for at least five years. But it’s still risky, since your rate could still skyrocket after the first five years. Of course, if you only plan to live in a home for five years or less, a 5/1 might be a good option. Meanwhile, 30-year fixed-rate mortgages won’t fluctuate at all. Bottom line, 5/1 ARMs are best suited for times when interest rates are expected to drop, or you don’t intend to stay in your home for more than five years.

10/1 ARM vs 5/1 ARM

The 10/1 adjustable rate mortgage is just like a 5/1 ARM, but the fixed rate extends to the first ten years instead of five. That means your rate will fluctuate during the final twenty years of your 30-year mortgage. A 10/1 ARM is good if rates are high when you buy a home (and you expect them to go down after your fixed rate expires), or if you know you’ll live in the home for less than ten years. If you’re confident you’ll move in less than five years, a 5/1 ARM will usually mean a better rate in the short-term.

Mortgage Refinance

A refinance is a loan that pays off the existing mortgage balance, then resumes payment under the new amount, term, and conditions. Refinancing can be an advantageous option for home owners looking to save money by lowering their existing interest rate or monthly payments. It is crucial for home owners to understand the details of their primary mortgage as well as the refinance terms, plus any associated costs or fees, to make sure the decision makes financial sense.

The Best Mortgage Lenders

Citizens Bank

Citizens Bank has a great website and mobile app where borrowers can browse home listings, fill out a mortgage application with real-time co-browsing alongside your loan officer, manage your loan payments and calculate how much equity you’ve gained.

TD Bank

TD Bank is great for people who prefer doing business face-to-face, since it handles most of the mortgage process at brick-and-mortar branches. TD Bank is one of the only lenders that lets you make a minimum 3% down payment without mortgage insurance, and will also help connect you with government housing authorities for further assistance if you qualify for one of their mortgage rates.

Bank of America

Bank of America lets borrowers apply for mortgages online with no need to visit a physical branch. You can also apply for their closing cost and down payment programs if you need additional financial assistance. If you already have a Bank of America account, you can apply for discounts on mortgage origination fees.

Quicken Loans

Quicken Loans offers online mortgage support with a human touch, thanks to mortgage advisers who will help guide you through the process. Quicken provides FHA-backed loans, USDA loans, as well as mortgages through Fannie Mae and Freddie Mac — government programs created to make mortgages affordable for more people.

New American Funding

New American is a good option for people who only have nontraditional credit histories, such as utility and medical payments (as opposed to credit card or loan payments). You can complete a New American Funding mortgage application online, along with document uploading, loan tracking, and rate quotes. NAF also offers reverse mortgages, employs bilingual agents and offers tools to help borrowers better understand mortgage rates.

J.G. Wentworth

A J.G. Wentworth mortgage application, including pre-qualification letters, can be completed entirely online. J.G. Wentworth offers many different kinds of loans to low-income and mid-income borrowers, including fixed rate, adjustable rate, VA, FHA, HARP, USDA, jumbo, and home improvement loans. It also offers fast funding and near-instant quotes online.


USAA is known for fantastic customer service and is the best VA loan lender in the industry, since USAA only serves military personnel, veterans and their families. USAA offers online mortgage pre-qualification and has plenty of experience aiding first-time home buyers. Unlike many other providers, USAA doesn’t charge documentation or underwriting fees, so if you qualify for its loans, USAA is likely your best option.


The Atlanta-based bank SunTrust offers online tools and in-person customer service to mortgage loan applicants. Its pre-approval process is simple, its down payments are low, and it employs plenty of Spanish-speaking agents. Best of all, SunTrust’s repayment plans are very flexible, whether you pay online, over the phone, or by check.


If you already have a Chase account, you might qualify for a discount on a Chase mortgage loan. You can also use online tracking to keep up with your application’s progress and submit any necessary documentation online. And since Chase has physical branches across the country, you’ll have the option of speaking with an agent in person if you ever need to.

The Impact of a 0.1% Change in Your Mortgage Rate

You already know that choosing the right kind of mortgage is crucial to your financial future. What may not be readily apparent, though, is how fluctuations in your rate can make a major impact. Let’s take a look at what would happen if a 30-year fixed-rate mortgage of $350,000 went up by just 0.1%.

Using our mortgage rate calculator, you can see your monthly mortgage payment would increase from $1,773 to $1,794 if your rate increased from 4.5% to 4.6%. That doesn’t seem so bad, right?

Think again! Look at the total interest you’ll accrue and pay during the life of the 30-year mortgage. That tiny 0.1% increase in your rate is the difference between $288,422 in interest payments and $295,929. And if your fixed-rate mortgage was an ARM instead, that gap could be significantly higher — tens of thousands higher. No matter what kind of mortgage you get, or which lender you choose, finding the best possible rate is key to figuring out how much house you can afford.