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Key Takeaways
- Mortgage rate forecasts for 2026 point to only modest declines, with most projections keeping rates in low 6% range.
- Even if the Fed cuts rates in 2026, mortgage rates don’t move in lockstep with the Fed rate. They can rise or fall based on other forces.
- Buying when you’re financially ready and have found the right home can matter more than perfectly timing mortgage rates.
What the Latest Forecasts Say About Mortgage Rates in 2026
Deciding when to buy a home is never easy—and heading into 2026, the question is as pressing as ever. Buyers weighing their options may be wondering whether this is finally the year mortgage rates will start to ease meaningfully.
Part of the challenge is how unpredictable mortgage rates can be. They’re shaped by a wide range of forces, from inflation trends and housing data to movements in the bond market. And while the Federal Reserve’s benchmark rate has a direct impact on savings accounts and credit cards, its influence on mortgage rates is far more indirect.
So what does that mean for 2026? For now, most forecasts suggest mortgage rates will remain clustered in the lower 6% range throughout the year. We compiled projections from six leading sources: Fannie Mae, the Mortgage Bankers Association, the National Association of Realtors, the National Association of Home Builders, Wells Fargo, and mortgage analytics firm Curinos. Their latest outlooks are summarized in the chart below.
Why This Matters
Knowing what 2026 might bring for mortgage rates can help you decide whether it’s better to buy a home now or later.
What Lower Mortgage Rates Could Mean for Buyers in 2026
Waiting for the Federal Reserve to act generally isn’t a great homebuying strategy. With inflation and the labor market sending mixed signals, the Fed’s path forward remains uncertain.
Even more important is the limited link between Fed policy and mortgage rates. While the federal funds rate can influence some of the forces that shape mortgage rates, it doesn’t directly determine them, and the two can even move in opposite directions. In late 2024, for example, the Fed lowered its benchmark rate by a full percentage point between September and December, yet mortgage rates climbed almost 1.25 percentage points by mid-January.
That’s why banking on Fed cuts to lower current mortgage rates risky. While reductions could help ease rates, it’s far from a sure thing—and mortgage rates could even move higher after Fed cuts.
Today’s Mortgage Rate News
We cover new purchase and refinance mortgage rates every business day. Find our latest rate reports here:
Smart Timing Advice for Current Home Buyers
What does this mean for buyers deciding whether to act in 2026 or wait? One risk of waiting is that even modest declines in mortgage rates could bring more buyers off the sidelines.
“With expectations for rates to drift lower into 2026, […] that could drive increased demand and heightened competition for what’s available,” said Rich Martin, director of Real Estate Lending Solutions at Curinos.
In other words, lower rates don’t necessarily translate into easier conditions for buyers. Instead, stiffer competition could limit how much relief borrowers actually realize, particularly in markets where inventory remains constrained.
In addition, Martin cautions against waiting for a “perfect” rate that may never arrive. “My advice is to buy if you find the right house,” he said.
And remember, locking in a mortgage rate now doesn’t mean you’ll be stuck with it forever. If rates fall, you can always refinance to a more affordable mortgage payment later.
