Greg Rutolo | Loan Factory

Greg Rutolo | NMLS # 34860 | Loan Factory

If you’re hearing mixed headlines about mortgage rates in early February 2026, you’re not alone. The big picture: rates are bumping around near 6% for many loan types, not crashing lower but not spiking higher either.

Recent national surveys show the average 30‑year fixed mortgage rate sitting close to the low‑6% range, with 15‑year fixed rates typically a bit lower. That’s higher than the rock‑bottom pandemic years, but noticeably better than the 7%‑plus levels buyers faced at times in 2025.

Why are mortgage rates holding near 6%? Mortgage rates tend to follow the 10‑year Treasury yield, plus a margin for lender costs and risk. As long as inflation stays under control and the Federal Reserve keeps its policy rate steady instead of hiking, we’re more likely to see small day‑to‑day moves than a huge jump or crash in housing costs.

For homebuyers, this “sideways” rate environment can actually be an opportunity. With rates stable and many experts expecting them to hover near current levels through most of 2026, you can focus on finding the right home and the right loan program instead of trying to time the market perfectly. You can also use strategies like seller credits, temporary or permanent buydowns, and shopping multiple lenders to bring your personal rate below the national averages you see in the news.

If you’re thinking about buying or refinancing in 2026, the best move is to get a personalized quote based on your credit, income, and down payment rather than relying only on headline averages. That way, you’ll know exactly where you stand in today’s market—and you’ll be ready to lock if the right home and the right payment line up.