Today's Mortgage Rates
Below are today's national purchase and refinance mortgage rates on our conventional, FHA and VA loan programs. Our current conventional 30 year fixed rate is at 6.125% and our 15 year fixed rate is at 5.25%. Rates are updated daily. Alpine Mortgage is licensed in California, Colorado, Connecticut, Florida, Georgia, New Jersey, New York, Ohio, Pennsylvania and Texas. For rates on our other loan programs such as investment property loan rates, renovation loan rates, reverse mortgage rates, DSCR loan rates or Non QM loan rates, please reach out to us for a personalized quote.
Current Mortgage and Refinance Rates
| Loan Program | Rate | APR | Fees | Action |
|---|---|---|---|---|
| 30 Year Fixed Conv | 6.125% | 6.243% | $995 | Apply Now |
| 20 Year Fixed Conv | 5.875% | 6.028% | $995 | Apply Now |
| 15 Year Fixed Conv | 5.250% | 5.441% | $995 | Apply Now |
| 30 Year Fixed FHA | 5.750% | 6.575% | $995 | Apply Now |
| 30 Year Fixed VA | 5.625% | 5.933% | $995 | Apply Now |
| 5/1 ARM Conv | 5.750% | 6.243% | $995 | Apply Now |
Rates last updated: June 10, 2026
Rates published by Alpine Mortgage Services (NMLS 56905). Mortgage rates vary based on loan type, credit score and down payment. The advertised rate is based on specific assumptions including loan amount, credit score, down payment and property type. The actual rate you qualify for may vary based on your individual financial profile and other factors. The annual percentage rate (APR) includes the interest rate plus loan origination fees, points and other loan costs.
The conventional rates shown are based on a loan amount of $525,000 and a loan-to-value of 75%. The FHA rates shown are based on a loan amount of $675,500 and a loan-to-value of 96.5%. The VA rates shown are based on a loan amount of $700,000 and a loan-to-value of 100%. Mortgage rates are subject to change at any time and are subject to mortgage approval with full documentation of income. All rates shown are for a 30 day rate lock with one discount point on the purchase or rate and term refinance of a single family primary residence with a 740 or higher FICO score.
Best Rate Guarantee
Tired of comparing the fine print to see what's the difference between the quotes from various lenders? At Alpine Mortgage we help you get the best deal on your mortgage which is why we offer our Best Rate Guarantee. We find the best rate and fees for you based on your goals and find the best pricing through our many loan programs.
You are welcome to shop all other local lenders for a better deal. If you can find one, provide us with that lender's signed and dated lock-in agreement and Loan Estimate on the day the interest rate is locked in and we will beat that lender's interest rate and/or lender fees. At Alpine Mortgage, your satisfaction is our priority. With our Best Rate Guarantee, you can shop for your mortgage with confidence knowing that you are getting the best possible interest rate for your mortgage.
Terms and conditions: Our Best Rate Guarantee applies to our fixed rate Conventional Conforming, FHA and VA loan programs only and does not apply to any other loan programs or offers from credit unions. Our Best Rate Guarantee is subject to change or termination at any time without prior notice.
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What Our Borrowers Say
"Worked with Steve Parangi. Couldn't ask for better service or communication. Steve was very easy to work with and had my best interest in mind. Would highly recommend him and Alpine Mortgage. Can't beat their rates.."
"The Alpine team worked endlessly to get me the best deal and the process was seamless from start to finish. Steve helped my family become homeowners in a difficult market. I'm a customer for life."
Why Choose Alpine Mortgage?
- Best Rate Guarantee – We Beat Competitor Rates
- Fast, Simple Pre-Approval Process
- Licensed Mortgage Specialists
- $995 Flat Lender Fee – No Hidden Costs
- Conventional, FHA, VA and DSCR Loans Available
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Why Our Rates May Be Lower Than Your Bank's Rates
When you get a rate quote from a bank, you're seeing only that bank's pricing. One option, take it or leave it. As an independent mortgage broker, Alpine Mortgage works differently.
We shop multiple wholesale lenders on your behalf. Instead of offering one rate from one institution, we compare pricing from our network of wholesale lenders and present you with the most competitive option for your specific situation. Different lenders price different loan scenarios more aggressively. A lender who's competitive on conventional loans might not be the best choice for FHA and vice versa.
Our Best Rate Guarantee backs it up. If you find a better rate from another lender show us their signed lock-in agreement and Loan Estimate on the day the rate is locked and we'll beat it. We can make this promise because we have access to the same wholesale pricing the big lenders use and often better.
Transparent fees with no surprises. Our $995 flat lender fee is disclosed upfront. No extra fees hidden in the fine print and no junk fees appearing at closing.
Mortgage Programs
Conventional Loans. Conventional loans baseline 2026 conforming loan limit is $832,750 for one unit properties. To view the conventional loan limits for all counties in the United States, see our Conventional & FHA Loan Limits Calculator Conventional loans can be used to finance a primary residence, vacation property or an investment property.
High Balance Conforming Loans. In designated high cost counties, concentrated in California, Colorado, Connecticut, the DC metro, Florida, Hawaii, Massachusetts, New Hampshire, New Jersey, New York, Pennsylvania, Tennessee, Utah, Virginia, Washington, West Virginia, and Wyoming, the 2026 ceiling reaches $1,249,125 for one unit properties.
FHA Loans. FHA loans minimum down payment is 3.5% with a minimum credit score of at least 580 and as low as 500 with a larger down payment of at least 10%. FHA loans are only available on a primary residence.
VA Loans. Backed by the Department of Veteran Affairs, VA loans offer veterans and their families with home loans with no down payment required. VA loans do not have any mortgage insurance but may have a funding fee that is collected at closing. VA loans are only available on a primary residence.
Non QM Loans. For borrowers that can't qualify for a conventional, FHA or VA loan because of credit issues or income documentation requirements, we offer several different Non QM loan products. For investment properties, we offer our DSCR loan program where qualification is based on the cash flow of the investment property. Our Non QM provides flexibility in lending standards for individuals with unique financial circumstances or credit issues such as a recent bankruptcy or foreclosure. These loans can be used to finance a primary residence, vacation property or an investment property.
Reverse Mortgage Loans. For homeowners that are 62 years or older, a reverse mortgage allows you to access the equity in your home by either receiving a lump sum, fixed monthly payments or a line of credit. Reverse mortgages are only available on a primary residence.
| Loan Type | Min. Credit Score | Min. Down Payment |
|---|---|---|
| Conventional | 620 | 3.0% |
| FHA | 580 | 3.5% |
| FHA Low Score | 500 | 10% |
| VA | 620 | None |
| Non-QM | 500 | 20% |
What Factors Affect Mortgage Rates?
Mortgage rates are influenced by both factors you can control and factors driven by the broader economy. Understanding what drives your rate helps you take the right steps to qualify for the best pricing.
Credit Score
Your credit score is the single biggest factor in your interest rate. Borrowers with scores of 760+ typically qualify for the best rates. A score of 680 might add around 0.25% to your rate and a score of 620 could add 0.5% to 1% or more on a conventional loan. Before applying check your score and address any errors or easy improvements.
Down Payment / LTV
Larger down payments reduce lender risk and often result in lower rates. Putting down 25% or more typically qualifies you for the best conventional loan pricing. Down payments under 20% require private mortgage insurance (PMI) which adds to your monthly cost.
Loan Type
FHA, VA, conventional and jumbo loans are priced differently. FHA loans often have competitive rates but require mortgage insurance. VA loans typically offer excellent rates with no down payment for eligible veterans. Conventional loans reward higher credit scores and larger down payments with better pricing.
Loan Term
Shorter terms (15 year, 20 year) carry lower rates than 30 year fixed loans because lenders face less long term risk. However, shorter terms mean higher monthly payments. Choose the term that balances rate savings with payment affordability.
Property Type & Use
Primary residences get the best rates. Second homes typically add 0.25% to 0.5%, and investment properties can add 0.5% to 0.75% or more. Condos and multi-family properties may also have higher rates compared to single family homes.
Market Conditions
Treasury yields, inflation data, employment reports and global economic events all influence daily rate movements. These factors are outside your control. Focus on the factors you can control (credit, down payment, shopping multiple lenders).
How Can I Get the Lowest Mortgage Rate?
Borrowers can improve their mortgage pricing by:
- Improving credit scores prior to applying
- Reducing outstanding debt
- Saving for a larger down payment
- Choosing shorter loan terms
- Comparing multiple lenders instead of one bank
As an independent mortgage broker, Alpine Mortgage compares rates from multiple wholesale lenders to help borrowers get the most competitive pricing available.
Mortgage Rate Update: Week Ending June 5, 2026
Mortgage rates pulled back this week, reversing a three week streak of increases, with the national average for a 30 year fixed loan falling to 6.48% according to Freddie Mac's latest survey, down from 6.53% the prior week. The 15 year fixed averaged 5.79% also down from last week.
What's driving rates: Freddie Mac chief economist Sam Khater noted that "the 30 year fixed rate mortgage decreased to 6.48% this week. With mortgage rates in the mid-6% range and income growth outpacing home price growth, housing affordability is marginally improving." Mortgage rates have been volatile since the start of the Iran war in late February spiking in March, falling for several weeks, then trending upward for the past month before this week's pullback. The Federal Reserve held rates steady at its April 30 meeting with the fed funds rate at 3.5%–3.75%, and policymakers continue to monitor inflation and labor market data before considering any adjustments.
How we compare: Our current 30 year conventional rate of 6.125% is below national averages. As an independent mortgage broker we shop multiple wholesale lenders to find the best pricing available and not just one bank's rates.
My take: The three week post-Moody's run up has stalled and rates pulled back this week is the reversal we flagged as likely last week when rates were already drifting lower. Khater's message this week is the most constructive affordability signal he's sent in months: income growth is outpacing home price growth which means purchasing power is quietly improving even while rates stay in the mid-6% range. We're now 0.37% below this time last year. For buyers who have been waiting on the sidelines the combination of more inventory, moderating prices and rates off their recent peak is more favorable than the headlines suggest.
For a detailed forecast, see our Mortgage Rate Forecast.
How Today's Rates Compare
Last Updated: May 2026
| Time Period | 30 Year Fixed (National Avg) | Change |
|---|---|---|
| This Week | 6.48% | — |
| Last Week | 6.53% | -0.05% |
| One Month Ago | 6.37% | +0.11% |
| One Year Ago | 6.85% | -0.37% |
Source: Freddie Mac Primary Mortgage Market Survey
30 Year Fixed and 15 Year Fixed Mortgage Rates
30 year fixed and 15 year fixed mortgages are popular choices. A 30 year fixed mortgage is the most popular option. The biggest advantage of a 30 year term is lower monthly payments compared to shorter term loans which can make homeownership more accessible especially for first time buyers or those with other significant expenses. Understanding the estimated monthly payment for a 30 year fixed mortgage can help homeowners manage their cash flow more effectively, providing a clearer picture of their financial obligations. This is particularly beneficial for budgeting and long term financial planning as it allows for a more predictable expense over the duration of the loan. 15 year fixed loans offer lower interest rates for borrowers that can afford the higher mortgage payment due to the shorter amortization period. We offer 30 year fixed and 15 year fixed loan options on our conventional, FHA, VA and Non QM loan programs.
Choosing between a 30 Year Fixed and a 15 Year Fixed
- Financial Stability and Cash Flow. If you prefer lower monthly payments for better cash flow management, a 30 year mortgage might be the better choice. It allows more flexibility in budgeting and provides the opportunity to invest surplus funds in other ventures that may offer higher returns.
- Total Cost and Interest. If you can afford higher monthly payments without undue financial strain, a 15 year mortgage will save you money in the long run due to lower interest rates and less total interest paid.
- Equity Building. A 15 year mortgage helps build equity faster which is beneficial if you plan to sell the home after a few years or leverage the equity for other financial needs.
Steven Parangi, Licensed Mortgage Loan Originator (NMLS #76024)
View credentials →Mortgage Rates FAQs
Lower mortgage rates generally make buying a home more affordable as they reduce the monthly payment and total interest paid over the life of the loan. Conversely, higher rates can limit buying power and slow down the real estate market.
Mortgage rates can change daily based on movements in the broader financial markets. They are particularly sensitive to changes in the bond market as well as shifts in economic policy and inflation expectations.
The mortgage interest rate is the cost you will pay each year to borrow the money expressed as a percentage rate. The Annual Percentage Rate (APR), on the other hand, includes the interest rate plus other loan related charges such as origination fees or discount points expressed as a percentage rate.
The U.S. real estate market varies dramatically by region. Factors such as local economic conditions, employment rates and local laws (such as property taxes and zoning regulations) can impact market conditions and property values.
Buying a house when mortgage rates are high can be less cost-effective due to increased monthly payments and total interest costs. However, if home prices are rising, and you plan to stay in the house long-term, the investment could still be worthwhile. Consider your financial stability, compare renting versus buying costs, and think about potential home value appreciation. You could face higher home process or miss out on your dream home if you are waiting for rates to go down.
Mortgage rates are expected to fluctuate and may gradually decline if inflation continues to cool and economic conditions stabilize. However, rates rarely drop in a straight line and can move up or down based on bond market activity, economic data and global events.
Credit score has a significant impact on mortgage rates. Higher credit scores generally qualify for lower interest rates, while lower scores may result in higher rates or limited loan options. Even small score differences can affect pricing especially on conventional mortgage loans.
Yes, down payment can affect mortgage rates. Larger down payments typically result in lower rates and reduced mortgage insurance costs. Smaller down payments may increase rates or require mortgage insurance especially on conventional loans which raises the overall cost of borrowing.
Paying discount points (prepaid interest) can lower your rate but it only makes sense if you'll keep the loan long enough to recoup the upfront cost. As a general rule if you plan to stay in the home at least 5-7 years, paying points may be worthwhile. If you might sell or refinance sooner you're better off not paying points.
When you lock your rate the lender guarantees that rate for a set period (typically 30-60 days) while your loan is processed. If you "float," you're betting rates will drop before closing but you risk rates going up. In most cases we recommend locking once you're under contract on a home to eliminate rate risk.
Rate locks typically run 30 to 60 days, holding the quoted rate while the loan is processed and closed. Longer locks cost slightly more but protect against rate movement if closing is delayed. The pricing on this page assumes a 30 day lock.
An adjustable rate mortgage (ARM) carries a fixed rate for an introductory period, five years on a 5/1 ARM, then adjusts periodically with an index. ARMs often start below comparable fixed rates but carry future-payment uncertainty, while a fixed rate never changes. See fixed vs. adjustable rates for the trade offs.
A retail bank quotes only its own pricing. An independent broker like Alpine compares pricing from multiple wholesale lenders and presents the most competitive option for each scenario, since different lenders price conventional, FHA and VA loans more aggressively than others. Alpine backs this with a Best Rate Guarantee on its fixed-rate programs.
Mortgage Rates Resources
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