What are today's mortgage interest rates: February 12, 2026?

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Homebuyers and owners hoping to refinance whitethorn beryllium good acquainted with the acquainted drivers down owe involvement rates, including the Federal Reserve and the 10-year Treasury yield. What they whitethorn not know, however, is that determination are different factors that tin besides interaction the owe complaint climate, if indirectly. One specified point is the unemployment rate, which ticked down past month, according to a study released connected Wednesday. Another 1 is the inflation rate, which tin promote further involvement complaint actions, and the latest speechmaking determination is besides acceptable to beryllium released connected Friday. In different words, owe involvement rates whitethorn determination somewhat this week, adjacent without a February Fed meeting.

At the aforesaid time, owe involvement rates whitethorn already beryllium debased capable to enactment a acquisition oregon refinance exertion now. Rates present declined considerably successful 2025 and they stay astatine oregon beneath their lowest level since 2022, depending connected the lender successful question. So you whitethorn already suffice for a complaint that fits your fund now, careless of whether you're a purchaser oregon owner. To amended recognize your options, it helps to cognize wherever owe involvement rates basal arsenic of February 12, 2026. And that's what we'll outline below.

See however debased your existent owe complaint offers are here.

What are today's owe involvement rates?

The mean owe involvement complaint connected a 30-year owe is 5.99% arsenic of February 12, 2026, according to Zillow data. The median owe complaint connected a 15-year term, meanwhile, is present 5.37%. These are conscionable averages provided by 1 servicer, however, meaning that qualified borrowers whitethorn beryllium capable to find amended rates by doing their ain research. Shopping for owe involvement rates has been shown to save borrowers up to a afloat percent point, truthful it's worthy taking the clip to store for rates and lenders, should these averages beryllium wrong scope of your budget.

Shop for owe rates and lenders online today.

What are today's owe refinance rates?

The mean owe refinance complaint connected a 30-year owe is 6.67% arsenic of February 12, 2026, according to Zillow. The median refi complaint connected a 15-year word is present 5.83%. While some are acold from the sub-3% rates that were offered astatine the commencement of the decade, those were besides an anomaly, and today's rates are really in enactment with historical averages.

So, if you person a existent complaint considerably higher than either of these, you whitethorn beryllium capable to recognize important savings by refinancing close now. Just beryllium definite of your semipermanent plans earlier acting, arsenic refinancing up of a location merchantability successful the adjacent aboriginal could easy negate immoderate short-term savings gains secured by refinancing now.

The bottommost line

The mean owe involvement complaint connected a 30-year owe is 5.99% arsenic of February 12, 2026, and conscionable 5.37% for a 15-year option. The median refinance complaint connected a 30-year enactment for existent owners is present 6.67% and conscionable 5.83% for 15-year terms. So determination whitethorn beryllium plentifulness of viable rates worthy exploring close now. Just beryllium definite to clip your exertion arsenic champion arsenic possible, arsenic owe rates alteration regular and, arsenic noted, determination are plentifulness of factors that tin effect successful further impacts some this week and successful the days and weeks inactive to come.

Edited by Angelica Leicht

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