This past week, national mortgage rates have shown a mixed behavior with most rates climbing. The average rates for popular loan types such as the 30-year fixed, 15-year fixed, and jumbo loans saw an uptick, while the rates for 5/1 adjustable-rate mortgages (ARM) declined. Such fluctuations are not just numbers; they directly influence potential homebuyers’ decisions and the overall housing market’s dynamics.

As we navigate through the year, the expectation is that mortgage rates might gradually decrease, although the journey could be uneven. The trajectory of fixed mortgage rates often aligns with movements in the 10-year Treasury yield, which is sensitive to changes in investor sentiment, economic conditions, and crucial decisions made by the Federal Reserve. Recently, the Fed decided to maintain the current interest rates, focusing on controlling inflation which has been above their target of 2% for the last couple of years.

The Federal Reserve’s strategies significantly affect a range of financial products, including both adjustable-rate mortgages and broader mortgage pricing. Traditionally, mortgage rates tend to decrease when the Fed cuts the federal funds rate. However, with the Fed’s latest decision to hold rates steady, the mortgage market remains in a state of cautious anticipation, watching for any signs of rate adjustments later this year as part of the central bank’s ongoing efforts to steer inflation towards its set target.

For homebuyers and homeowners, the fluctuating mortgage rates present a challenging landscape. It’s difficult to time the market perfectly to find the lowest possible rate. That being said, the decision to purchase a home often depends more on personal circumstances and needs than on market conditions. For some, securing a mortgage now—even at a higher rate—might be preferable to waiting and risking further rate increases or price escalations in the property market. This strategy also allows buyers to start building equity sooner, potentially refinancing later if rates become more favorable. As always, every persons situation is unique so schedule a consultation with us on our website and we can see what strategy fits your needs!

30-year mortgages have almost always been what you imagine when getting a mortgage as it offered a sweet spot for borrowers seeking an optimal balance between affordable monthly payments and overall cost-effectiveness. Now, the lesser-known 40-year mortgage offers an intriguing alternative for those looking to stretch their payments even further. Though not as widespread as their 30-year counterparts, 40-year mortgages present a unique solution, especially for borrowers facing financial challenges.
What Sets the 40-Year Mortgage Apart?
The crux of a 40-year mortgage is in its extended repayment period – a full decade longer than the standard 30-year term. This longer timeframe translates into lower monthly payments, providing immediate financial relief. However, it’s important to weigh this short-term gain against the long-term implications: a higher interest rate and more total interest paid over the life of the loan. Moreover, 40-year mortgages often fall under the category of non-qualified mortgages (non-QM loans), meaning they’re not as readily available through conventional lenders and are usually employed in scenarios of loan modification for payment relief.
Navigating the Availability of 40-Year Mortgages
So, where does one find these elusive 40-year mortgages? Typically, they emerge as a lifeline for borrowers struggling to keep up with current loan payments. Mortgage servicers may extend the loan term to 40 years as part of a modification program, potentially also reducing interest rates and loan balances. Programs like the Flex Modification offer such options for conventional loans, and similar paths exist for FHA loans. A handful of lenders might offer 40-year mortgages outside of modification scenarios, often structured as adjustable-rate mortgages (ARMs) with initial interest-only payments, targeting borrowers expecting future income growth but currently constrained by debt or other financial limits.
Weighing the Pros and Cons
Before diving into a 40-year mortgage, it’s crucial to consider both sides of the coin. On the upside, these mortgages can significantly reduce monthly payments, offering a more permanent solution than temporary measures like forbearance. Yet, their limited availability, potentially higher interest rates, and the increased total interest cost over time are significant drawbacks. Furthermore, the Consumer Financial Protection Bureau (CFPB) categorizes these as “unqualified” mortgages, so you’ll find that many established banks and lenders steer clear of offering them.
While a 40-year mortgage can be a useful tool for specific financial situations, particularly for those needing a long-term solution to make home payments more manageable, it’s vital to thoroughly understand the long-term financial implications, so fill out our loan analyzer on our website or schedule a meeting and we can find the program that best fits your needs!

The Fed’s pattern of rate hikes through early 2022 to mid-2023 culminated in a pause, announced at their latest meeting on March 20, 2024. Despite this pause, we’ve seen mortgage rates fluctuate. A notable instance was the decrease in rates in late December, despite the Fed’s decision to maintain its key rate during its December 13 meeting.
Lawrence Yun, the chief economist at the National Association of Realtors, explains that the bond market, including mortgage-backed securities, often adjusts longer-term interest rates in anticipation of future Fed policies. While the Fed plans to cut rates later this year, the exact timing remains uncertain. While the rates have remained unchanged, there’s an expectation of three rate cuts in 2024.
How the Federal Reserve Influences Borrowing Costs
The Fed sets borrowing costs for short-term loans via the federal funds rate, which affects how much banks charge each other for overnight loans. This rate, increased in 2022 and 2023 to control inflation, impacts borrowing costs across the economy, including credit card rates and home equity loans. However, fixed-rate mortgages, the most popular home loan type, are more closely aligned with the 10-year Treasury yield rather than the federal funds rate.
The Fed’s role in buying and selling debt securities also indirectly affects mortgage rates by influencing the credit flow.
What Affects Mortgage Rates?
The primary influencer of fixed-rate mortgages is the 10-year Treasury yield. A notable gap typically exists between this yield and the fixed mortgage rate. In 2023, the gap widened, leading to more expensive mortgages.
Mortgage rates are also subject to:
• Inflation: Higher inflation often leads to increased fixed mortgage rates.
• Supply and Demand: Lenders adjust rates based on their current business volume.
• The secondary mortgage market: The demand from investors for mortgage-backed securities can lower mortgage rates. Conversely, lack of investor interest might cause rates to rise.
The Fed’s Impact on Adjustable Rate Mortgages (ARMs)
While less common than fixed-rate mortgages, ARMs are significantly influenced by the Fed’s decisions. ARMs often tie to the Secured Overnight Financing Rate (SOFR), which the Fed’s actions can affect. Changes in the fed funds rate lead to adjustments in SOFR, consequently impacting ARM rates.
If you are looking to make a move this spring make sure to schedule a consultation with us on our website and we can review your needs and what best fits your needs.