Friday, November 6 0.01% below the rate on the news, on lenders’ own rate sheets Freddie Mac published 7.18% yesterday morning, down from 7.24% the week before. Lenders were quoting 7.17% today, down from 7.27% a week ago. For once the rate sheets are a hair below the headline, so the number you hear on the news is a fair guide right now. Freddie Mac PMMS, November 5, 2026, and Mortgage News Daily, November 6, 2026. National averages for illustration only, not a commitment to lend. Your rate depends on credit, loan amount, property and full underwriting. |
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Average rates today National averages, November 6, 2026 | Program | Rate | APR | | 30-Year Conforming | 7.17% | 7.28% APR | | 15-Year Fixed | 6.83% | 6.94% APR | | FHA 30-Year | 6.82% | 7.72% APR | | VA 30-Year | 6.84% | 7.09% APR | | Jumbo 30-Year | 7.38% | 7.49% APR |
HELOC, home equity loan and DSCR pricing is quoted per scenario, not as a national average, so there is no honest number to print here. Text me and I will quote yours. Conforming covers loans backed by Fannie Mae and Freddie Mac, which are not quoted separately. Sources: Mortgage News Daily daily averages and the Freddie Mac survey. APR estimates use industry-standard fee uplifts. National averages for illustration only, not a commitment to lend; your rate depends on credit, loan amount, property and full underwriting. |
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From Debbie · This week in the market Rates finished the week at their lowest level since September, and they held there today even after a jobs report that would normally push them up. Here’s what happened this week Monday, the Treasury said it needs to borrow more. Its borrowing estimate came in higher than markets expected, and more bonds for sale tends to nudge rates up. Rates held steady anyway. Tuesday, job openings jumped. Employers had about 7.5 million openings in September, up from 7.2 million, and more people quit for new jobs. A strong job market pushes rates up, and they ticked up a little that day. Then tech stocks slid hard. Thursday was the stock market’s roughest day in more than a year, and money moved into bonds. The 10-year Treasury closed Thursday at 4.84%, down from 4.90% the day before, and mortgage rates dropped below 7.2%. Today’s jobs report was strong. Employers added 165,000 jobs in October, far more than expected, unemployment dipped to 4.1% from 4.2%, and about 421,000 people joined the workforce. That usually pushes rates up, but today they didn’t budge. What I’m watching next week Consumer prices come out Tuesday and wholesale prices on Friday, with the 10-year Treasury auction Tuesday and the 30-year on Thursday. The Fed has said inflation is its main focus, so those numbers matter most. If you are closing in the next few weeks, this is a good place to lock rather than bet on Tuesday’s inflation number. If you are further out, get a fresh quote and let’s talk about your timing. — Debbie |
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On the show this week Why did my mortgage payment go up?  If you got a letter saying your payment is going up even though you have a fixed rate, you are not alone. Your rate didn’t change. Your property taxes and homeowners insurance did, and they are paid through your escrow account. Most escrow accounts were projected to come up short this year. You have rights. Federal rules cap the cushion your servicer can hold at two months of escrow payments. If the shortage is a month’s payment or more, they have to let you spread it over at least 12 months. You have options. Check your escrow analysis for mistakes, like a missing homestead exemption. Shop your homeowners insurance, and look into an appeal if your property tax assessment looks high. Paying the shortage in one lump sum removes the catch-up part, but the higher bills still count. On the show I also covered whether you can drop escrow altogether. Sources: Regulation X, 12 CFR 1024.17; Cotality, April 30, 2026. General education, not legal, tax or financial advice, and not a commitment to lend. |
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Search the show Have a question? I have probably answered it on the show. Every episode of my podcast is searchable on my website. Type in a topic, like refinancing, FHA loans, credit scores, a home equity line or a reverse mortgage, and you will find the episodes where I walk through it. If you can’t find what you are looking for, send me the question and I may answer it on a future show. |
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Home equity Need cash? Don’t give up your low rate to get it. A lot of you are sitting on two things at once: real equity in your home, and a first-mortgage rate you would never get again. If you need money for a remodel, a pool, tuition, or to pay off higher-interest debt, refinancing your whole mortgage to get it usually makes no sense right now. There are two ways to borrow against your home and leave that first mortgage exactly where it is. A home equity line of credit works like a credit line you draw from as you need it. A fixed-rate second mortgage gives you one lump sum with a set payment. Lines of credit usually move with the prime rate, so this is a good time to compare the two side by side. I built a quick calculator on my site that shows roughly how much of your equity you could access, using your own numbers. It takes ten seconds and does not touch your credit. |
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For your parents Worried about Mom and Dad’s retirement? A lot of the reverse mortgage calls I get don’t start with the homeowner. They start with a son or daughter who is worried that their parents are house-rich and cash-tight. If your parents are 62 or older and most of what they have is tied up in their home, a reverse mortgage may be worth understanding. They keep the title and keep living there, with no required monthly mortgage payment. Their property taxes, insurance and upkeep stay theirs. It is not right for everyone, and I will say so if it isn’t. The best first conversation includes the whole family, so everyone hears the same information. Send this to them, or book a call together. |
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 | Talk to me Debbie Marcoux Mortgage Mom · NMLS #237926 · on air Wednesdays 3PM PT |
If something in here raised a question, ask me. You do not have to be ready to buy, you do not need paperwork, and there is no application involved. Most of what I do all day is answer questions for people who are still figuring it out. Pick a time that works for you and we will talk it through. Where I can help. Licensed in Arizona, California, Colorado, Florida, Georgia, Hawaii, Idaho, Illinois, Nevada, North Carolina, Oregon, Tennessee, Texas and Washington. If you are buying somewhere else, tell me anyway and I will say so straight away. |
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Send me your scenario. I will run your actual numbers for your actual situation. No pressure, no application. |
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Debbie Marcoux, NMLS #237926 · JMJ Financial dba Mortgage Mom Radio, NMLS #167867 · Equal Housing Lender. Licensed in AZ, CA, CO, FL, GA, HI, ID, IL, NV, NC, OR, TN, TX, WA. Debbie Marcoux is a licensed mortgage loan originator. She is not a financial advisor, investment adviser, tax professional or attorney, and nothing in this newsletter is financial, investment, tax or legal advice. Consult your own professional about your particular situation before acting. For illustrative and educational purposes only. Not a commitment to lend. Rates, terms and eligibility subject to underwriting approval and change without notice. |
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