Mortgage rates just hit 7.28%. But there are ways to get a lower rate

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Mortgage rates keep going up.

The average 30-year fixed mortgage rate was 7.28% this week, up from 7.03% last week, according to Freddie Mac data released Thursday. Mortgage rates have risen for six straight weeks, now reaching the highest level since November 2023.

Turmoil in the bond market is driving rates higher. The 10-year Treasury yield has risen in recent months as investors worry that the Iran war and increased government spending could further stoke inflation and push the Federal Reserve toward higher rates for longer.

If you’re currently in the market for a home, the good news is you may be facing less competition from rate-sensitive buyers who are stepping back. But if you need a mortgage, the bad news is you will likely pay more in monthly costs than you would have just a few months ago.

But even with borrowing costs high – and potentially headed higher – a sub-7% mortgage rate may still be within reach for some buyers. The trade-off could be a riskier loan or a much bigger upfront payment.

Here’s what to know:

Most home buyers opt for a 30-year fixed-rate mortgage because it typically offers lower monthly payments and predictable costs.

But it’s not the only option. Other types of mortgages may offer lower interest rates, potentially saving borrowers money over the life of the loan.

A 15-year mortgage typically has a lower interest rate than a 30-year mortgage, though monthly payments are significantly higher. Another option that is becoming increasingly popular lately: adjustable-rate mortgages (ARMs).

As of the latest data last week, “ARM loans, with rates around 80 basis points lower than fixed rate loans, accounted for 10.3% of applications, the highest share since October 2025,” according to Joel Kan, deputy chief economist at the Mortgage Bankers Association.

But ARM loans, the mortgage products that helped fuel housing market risk in the lead-up to the 2008 financial crisis, are riskier than fixed-rate loans . They typically offer a lower fixed rate for five, seven or 10 years before resetting with market rates. If rates are higher when the fixed period ends, borrowers can be hit with sharply higher monthly payments.

“It may work well for some borrowers who are expecting to move or refinance in four or five years,” said Jeremy Luke, a divisional director at Chase Home Lending. “It may not work for all.”

Another way to get a lower mortgage rate is to take over someone’s existing mortgage as an assumable loan .

Not all home loans can be passed to a home buyer, but most government-backed loans, such as those from the Federal Housing Administration, the US Department of Veterans Affairs and the US Department of Agriculture, are assumable.

However, the approval process for an assumable mortgage can take longer. And because the buyer takes over only the seller’s remaining loan balance, they may need to bring significantly more cash to the table to cover the difference between that balance and the home’s purchase price.

The rate an individual buyer gets depends on more than market conditions. Lenders also consider factors such as the borrower’s credit score, debt-to-income ratio and down payment, said Jeff DerGurahian, head economist at loanDepot.

After shopping around, if you are unsatisfied with the rates you’ve been offered, it’s often possible to pay more up front in exchange for a reduced interest rate.

Permanent buydowns lower your interest rate for the life of the loan, whereas temporary buydowns, which can be cheaper, lower your rate for only the first few years.

But it’s important not to overdo it, DerGurahian said.

“You don’t want to put so much money down that you can’t do what you need to do to live in your house and live day-to-day,” he said.

Sometimes, the home’s seller or a builder can cover the cost of a rate buydown.

Builders are leaning more heavily on incentives to attract buyers to new construction, offering concessions such as mortgage rate buydowns and closing-cost credits. In September, 66% of builders reported using sales incentives, up from 63% in August and the highest share since December, according to the National Association of Home Builders’ sentiment survey.

A buyer should also understand the demand picture in their local market, said DerGurahian.

If it’s a buyer’s market, that means the supply of homes in that area exceeds demand, giving home buyers the upper hand. If a homeowner is motivated to sell, they may be willing to offer concessions to attract a buyer. If sellers have the upper hand in a local market, though, it’s less likely.

Certain buyers may have access to federal programs that can help them secure more favorable mortgage rates, including VA loans for eligible veterans and USDA loans for buyers purchasing homes in qualifying rural areas.

There are also banks and credit unions that offer relationship pricing or preferential rates.

For example, Chase occasionally runs “rate sales” where home buyers (and homeowners looking to refinance) can lock in discounted rates, Luke said.

Some banks, including Chase, also offer a discounted rate if customers move eligible deposits and investments into that bank, Luke added.

It pays to shop around. Experts generally recommend applying with at least three different mortgage lenders to make sure you’re getting a competitive rate. Compare the rates offered, closing costs and other fees to get a clearer picture of the total cost of each loan.

And you don’t necessarily have to worry about multiple credit checks dinging your score. To shop around for mortgages without hurting your credit, limit your search to a window of 14 to 45 days, according to Bankrate.

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抵押贷款利率持续上涨。

根据房地美周四公布的数据，本周30年期固定抵押贷款的平均利率为7.28%，高于上周的7.03%。抵押贷款利率已连续六周上涨，目前已达到2023年11月以来的最高水平。

债券市场动荡推高了利率。近几个月来，由于投资者担心伊朗战争和政府支出增加可能进一步加剧通胀，并迫使美联储在更长时间内维持高利率，10年期美国国债收益率有所上升。

如果你目前正在寻找房产，好消息是，由于对利率敏感的买家正在减少购房计划，你可能面临的竞争会减轻。但如果你需要贷款，坏消息是，你每月的还款额可能会比几个月前更高。

但即便借贷成本高企——而且可能还会继续攀升——低于7%的抵押贷款利率对某些购房者来说仍然触手可及。不过，代价可能是承担更高的贷款风险或支付更高的首付。

以下是您需要了解的内容：

大多数购房者选择 30 年固定利率抵押贷款，因为它通常每月还款额较低，成本可预测。

但这并非唯一选择。其他类型的抵押贷款可能提供更低的利率，从而在贷款期限内为借款人节省资金。

15年期抵押贷款的利率通常低于30年期抵押贷款，但每月还款额也高得多。另一种近年来越来越受欢迎的选择是：浮动利率抵押贷款（ARM）。

根据上周的最新数据，“浮动利率抵押贷款（ARM）的利率比固定利率贷款低约 80 个基点，占申请总数的 10.3%，这是自 2025 年 10 月以来的最高比例，”抵押贷款银行家协会副首席经济学家乔尔·坎表示。

但可调利率抵押贷款（ARM贷款）——这种在2008年金融危机前加剧房地产市场风险的抵押贷款产品——比固定利率贷款风险更高。这类贷款通常提供5年、7年或10年的较低固定利率，之后会根据市场利率进行调整。如果固定利率期结束后利率上升，借款人可能面临更高的月供。

“对于一些预计在四五年内搬家或进行再融资的借款人来说，这可能很有效，”摩根大通房屋贷款部门主管杰里米·卢克表示。“但这可能并不适合所有人。”

另一种获得更低抵押贷款利率的方法是接手他人现有的抵押贷款，作为可转让贷款。

并非所有房屋贷款都可以转让给购房者，但大多数政府担保贷款，例如来自联邦住房管理局、美国退伍军人事务部和美国农业部的贷款，都是可以转让的。

然而，可转让抵押贷款的审批流程可能需要更长时间。而且，由于买方仅承担卖方剩余的贷款余额，他们可能需要支付更多现金来弥补该余额与房屋购买价格之间的差额。

loanDepot首席经济学家杰夫·德古拉希安表示，个人购房者获得的利率不仅取决于市场状况，贷款机构还会考虑借款人的信用评分、负债收入比和首付等因素。

货比三家后，如果您对所获得的利率不满意，通常可以通过预先支付更多费用来换取更低的利率。

永久性利率买断会在贷款期限内降低您的利率，而临时性利率买断（可能更便宜）只会降低您前几年的利率。

但德古拉希安说，重要的是不要过度。

他说：“你不想投入太多钱，以至于无法维持你在房子里的生活和日常生活。”

有时，房屋的卖方或建筑商可以承担利率补贴的费用。

为了吸引购房者购买新建房屋，建筑商正越来越依赖各种优惠措施，例如降低抵押贷款利率和提供成交费用抵免。根据全美住宅建筑商协会的调查，9月份有66%的建筑商表示使用了销售激励措施，高于8月份的63%，也是自去年12月以来的最高比例。

德尔古拉希安表示，买家还应该了解当地市场的需求情况。

如果是买方市场，意味着该地区的房屋供应量超过需求量，购房者占据优势。如果房主急于出售，他们可能愿意做出一些让步来吸引买家。但如果卖方在当地市场占据优势，这种情况发生的可能性就较小。

某些购房者可能有资格获得联邦项目，以帮助他们获得更优惠的抵押贷款利率，包括为符合条件的退伍军人提供的 VA 贷款和为在符合条件的农村地区购房的购房者提供的 USDA 贷款。

也有一些银行和信用社提供关系定价或优惠利率。

卢克说，例如，摩根大通银行偶尔会推出“利率促销”活动，让购房者（以及希望进行再融资的房主）锁定折扣利率。

卢克补充说，一些银行，包括摩根大通银行，如果客户将符合条件的存款和投资转移到该银行，还会提供折扣利率。

多方比较绝对没错。专家通常建议至少向三家不同的贷款机构申请，以确保获得最具竞争力的利率。比较各家机构提供的利率、手续费和其他费用，以便更清楚地了解每笔贷款的总成本。

而且，你不必担心多次信用查询会影响你的信用评分。根据 Bankrate 的建议，为了在不损害信用记录的情况下寻找合适的抵押贷款，请将搜索时间限制在 14 到 45 天内。