Mortgage rates are slipping down again today, June 13, 2026, making this moment worth your attention. Whether you’re buying a home or thinking about refinancing, these shifts in current interest rates could save you money. Let’s break down what’s happening and why locking in now might make the most sense for your financial plans.
Current Mortgage Rates: What You Need to Know Today
According to the latest data from the Zillow lender marketplace, we’re seeing a welcome trend this Saturday, June 13, 2026. All rates are moving lower compared to yesterday’s figures. The 30-year fixed rate dropped by 1 basis point to 6.35%, the 15-year fixed rate fell by 7 basis points to 5.78%, and the 5/1 ARM decreased by 6 basis points to 6.30%.
These movements may seem small, but when you’re talking about a loan that could last decades, even minor changes can translate into thousands of dollars in savings over time.
Breaking Down Today’s Mortgage Rates
Here’s a complete snapshot of current mortgage rates as of today:
Purchase Rates:
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30-year fixed: 6.35%
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20-year fixed: 6.10%
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15-year fixed: 5.78%
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5/1 ARM: 6.30%
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7/1 ARM: 6.45%
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30-year VA: 5.82%
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15-year VA: 5.34%
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5/1 VA: 5.64%
Keep in mind that these are national averages, rounded to the nearest hundredth. Your actual rate will depend on several factors, including your credit score, down payment, location, and the specific lender you choose.
Today’s Refinance Rates
If you’re considering refinancing your existing mortgage, here are the current refinance rates for June 13, 2026:
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30-year fixed: 6.34%
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20-year fixed: 6.11%
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15-year fixed: 5.82%
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5/1 ARM: 6.25%
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7/1 ARM: 6.35%
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30-year VA: 5.79%
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15-year VA: 5.33%
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5/1 VA: 5.60%
You might notice that refinance rates can sometimes be slightly different from purchase rates. This is normal and varies by lender and market conditions.
Understanding Your Mortgage Options in 2026
Choosing the right mortgage isn’t just about finding the lowest rate. It’s about finding the loan structure that fits your financial goals, timeline, and comfort level. Let me walk you through the main options so you can make an informed decision.
The 30-Year Fixed Mortgage: America’s Favorite
The 30-year fixed mortgage remains the most popular choice for American homebuyers, and for good reason. With 2026 mortgage rates hovering in the mid-6% range, this option offers predictability and manageable monthly payments.
Why People Love It:
The biggest advantage is affordability on a monthly basis. By spreading your loan repayment over three decades, you keep your monthly payments lower than any other fixed-rate option. For a $340,000 loan at 6.35%, you’re looking at around $2,111 per month in principal and interest.
Another major benefit is stability. Your rate stays locked for the entire 30 years. While your property taxes and insurance might change, your principal and interest payment remains constant. This makes budgeting much easier and protects you from market fluctuations.
The Trade-offs:
The main downside is the total interest you’ll pay over the life of the loan. Because you’re borrowing for longer and typically at a higher rate than shorter terms, you end up paying significantly more in interest. We’re talking potentially hundreds of thousands of dollars more compared to a 15-year loan.
For foreign investors working with Nadlan Capital Group, the 30-year fixed often makes sense because it preserves cash flow for other investments while providing the stability that international clients appreciate.
The 15-Year Fixed Mortgage: Fast Track to Ownership
If you can afford higher monthly payments, the 15-year fixed mortgage offers compelling benefits. At today’s rate of 5.78%, you’re getting a lower rate than the 30-year option, and you’ll own your home free and clear in half the time.
The Upside:
You’ll save a tremendous amount in interest. Because you’re paying off the loan faster and at a lower rate, the total interest paid over the life of the loan can be less than half of what you’d pay with a 30-year mortgage. Plus, building equity happens much faster, which can be particularly appealing for investors looking to build wealth through real estate.
The Consideration:
Your monthly payments will be significantly higher. Using the same $340,000 loan amount, a 15-year mortgage at 5.78% would cost you approximately $2,830 per month in principal and interest. That’s about $719 more per month than the 30-year option.
You need to be confident in your income stability and have room in your budget for this larger payment. Many of our clients at Nadlan Capital Group start with a 30-year loan and refinance to a 15-year once they’re more established in the U.S. market.
Adjustable-Rate Mortgages: Lower Rates with Some Risk
An adjustable-rate mortgage can be an excellent choice in certain situations. The 5/1 ARM currently sits at 6.30%, which is actually quite close to the 30-year fixed rate right now. In more typical markets, ARMs offer noticeably lower introductory rates.
How They Work:
With a 5/1 ARM, your rate is fixed for the first five years, then adjusts annually based on market conditions. A 7/1 ARM gives you seven years of rate stability before adjustments begin.
When They Make Sense:
ARMs can be smart if you plan to sell or refinance before the adjustment period begins. For example, if you’re a foreign investor planning to hold a property for just a few years, you might benefit from the typically lower initial rate without ever experiencing an adjustment.
They can also work well if you expect your income to increase substantially in the coming years, giving you more flexibility to handle potential rate increases.
The Risk Factor:
After the fixed period ends, your rate could go up. While there are usually caps on how much rates can increase, you could still face higher monthly payments. In a rising rate environment, this can strain your budget.
For clients of Nadlan Capital Group who are new to the U.S. market, we typically recommend fixed-rate mortgages for the predictability they offer, especially when managing properties from abroad.
Is Now the Right Time to Buy or Refinance?
This is the question I hear most often, and the honest answer is: it depends on your personal situation. But let me give you some context to help you decide.
The Current Market Context
Compared to where we were a couple of years ago, the housing market has stabilized considerably. We’re not seeing the wild price spikes that characterized the COVID-19 pandemic period. Home prices are growing at a more sustainable pace, which means you’re less likely to overpay in a frenzied market.
Mortgage rates, while higher than the historic lows of 2020-2021, are actually lower than they were this time last year. The current 30-year fixed rate of 6.35% is down from the 7%+ rates we saw in late 2023 and early 2024.
What Experts Are Predicting
The Mortgage Bankers Association expects the 30-year mortgage rate to remain between 6.4% and 6.5% through 2026. Fannie Mae predicts a rate of 6.3% through the end of the year. This suggests relative stability, without dramatic drops on the horizon.
This means waiting for significantly lower rates might not be a realistic strategy. If you need a home or if refinancing makes financial sense at current rates, acting now could be smarter than waiting for rate drops that may not materialize.
The Personal Timing Factor
The best time to buy is almost always when it aligns with your life circumstances and financial readiness. Are you starting a family? Relocating for work? Ready to stop paying rent? These factors matter more than trying to perfectly time the market.
For foreign investors, there are additional considerations. Currency exchange rates, tax implications in your home country, and your overall investment strategy all play a role. At Nadlan Capital Group, we help international clients navigate these complexities to determine the optimal timing for their specific situation.
One of our clients from Singapore shared: “I was worried about timing the market perfectly, but the team at Nadlan Capital Group helped me see that with my investment timeline and goals, waiting could mean missing good opportunities. We locked in a rate last month, and I feel confident about the decision.”
Home Buying Tips: Getting the Best Rate Possible
Current interest rates are just the starting point. Your actual rate will depend on several factors you can control. Here are practical home buying tips to help you secure the best possible terms.
Strengthen Your Credit Score
Your credit score is one of the most important factors in determining your mortgage rate. The difference between a good score and an excellent score can mean thousands of dollars over the life of your loan.
If you have time before applying, focus on paying bills on time, reducing credit card balances, and avoiding new credit inquiries. Even improving your score by 20-40 points can make a meaningful difference in your rate.
For foreign investors, building U.S. credit can be challenging. Nadlan Capital Group specializes in working with international clients who may not have extensive U.S. credit history, connecting you with lenders who understand your unique situation.
Increase Your Down Payment
The more you put down, the less risky you appear to lenders. A larger down payment can result in a lower interest rate and help you avoid private mortgage insurance (PMI), which adds to your monthly costs.
While 20% down is often cited as the ideal, many loan programs allow for less. VA loans require no down payment for eligible veterans, and some conventional loans accept as little as 3% down for qualified buyers.
Lower Your Debt-to-Income Ratio
Lenders look at your debt-to-income ratio (DTI) to assess whether you can comfortably afford your mortgage payment. This ratio compares your monthly debt payments to your gross monthly income.
Paying down credit cards, auto loans, or student loans before applying for a mortgage can improve your DTI and potentially qualify you for better rates. As a general rule, lenders prefer to see a DTI below 43%, though some programs allow higher ratios.
Shop Multiple Lenders
This cannot be stressed enough: different lenders offer different rates and terms. You might find rate variations of 0.25% to 0.5% or more between lenders for the same loan type.
Get quotes from at least three to five lenders. Include a mix of big banks, credit unions, and online lenders. When comparing, look at both the interest rate and the annual percentage rate (APR), which includes fees and gives you a more complete picture of the loan’s cost.
At Nadlan Capital Group, we’ve built relationships with lenders who specialize in working with foreign nationals and investors. We can help you navigate the comparison process and connect you with lenders who offer competitive rates for your specific situation.
Consider Paying Points
Mortgage points, also called discount points, allow you to pay upfront to lower your interest rate. One point typically costs 1% of your loan amount and might reduce your rate by about 0.25%.
Whether this makes sense depends on how long you plan to keep the loan. If you’re staying in the home long enough to recoup the upfront cost through lower monthly payments, points can be worthwhile. For shorter holding periods, skip the points and keep your cash.
Refinancing in 2026: When Does It Make Sense?
With refinance rates also trending lower, many homeowners are wondering if now is the time to refinance. Let’s look at when refinancing makes financial sense.
The Rate Rule of Thumb
Traditionally, experts suggested refinancing when you could lower your rate by at least 1%. But with today’s lower closing costs and streamlined processes, even a 0.5% to 0.75% reduction can make sense, depending on your situation.
Calculate your break-even point: divide your closing costs by your monthly savings. If you plan to stay in the home longer than the break-even period, refinancing is worth considering.
Cash-Out Refinancing for Investors
For real estate investors, cash-out refinancing can be a powerful tool. You can tap into your home’s equity to fund additional investments, renovations, or other financial goals.
This strategy works particularly well in today’s market if you’ve built substantial equity through appreciation and principal payments. The key is ensuring the numbers work: your new payment should still align with your investment returns and cash flow goals.
Many foreign investors we work with at Nadlan Capital Group use cash-out refinancing to expand their U.S. real estate portfolios. One client from Germany told us: “I purchased my first property in 2022, and the equity growth allowed me to refinance and purchase two additional investment properties. The team guided me through the entire process, making it straightforward despite the international complexity.”
Shortening Your Loan Term
If your financial situation has improved since you first bought your home, refinancing from a 30-year to a 15-year mortgage could save you significant interest. With the 15-year refinance rate at 5.82%, you might even find that your monthly payment doesn’t increase as much as you’d expect.
This approach accelerates equity building and gets you to mortgage-free homeownership faster. It’s particularly appealing if you’re in your peak earning years and want to be debt-free by retirement.
Understanding the True Cost of Your Mortgage
When evaluating mortgage rates and loan options, it’s important to look beyond just the principal and interest payment. Your total monthly housing cost includes several other components.
Property Taxes
Property taxes vary widely by location. In some states, you might pay less than 0.5% of your home’s value annually, while in others, it could exceed 2%. These taxes are typically included in your monthly mortgage payment through an escrow account.
For foreign investors, understanding local property tax rates is important for calculating your true return on investment. Some areas offer attractive rates that make them particularly appealing for rental properties.
Homeowners Insurance
Insurance costs depend on your location, home value, and coverage level. In areas prone to natural disasters, insurance can be quite expensive. Your lender will require you to maintain coverage, and like property taxes, this is usually paid through escrow.
Private Mortgage Insurance (PMI)
If you put down less than 20% on a conventional loan, you’ll likely pay PMI. This insurance protects the lender if you default on the loan. PMI typically costs between 0.5% and 1% of the loan amount annually.
The good news is that PMI isn’t permanent. Once you reach 20% equity through payments and appreciation, you can request to have it removed.
HOA Fees
If you’re buying a condo or a home in a planned community, homeowners association fees can add significantly to your monthly costs. These fees cover common area maintenance, amenities, and sometimes utilities.
While HOA fees aren’t part of your mortgage payment, they’re part of your total housing cost and should factor into your affordability calculations.
Special Considerations for Foreign Investors
If you’re an international buyer looking to invest in U.S. real estate, you face some unique challenges and opportunities. Understanding these can help you make better decisions and secure favorable financing.
Building U.S. Credit
Most foreign nationals don’t have U.S. credit scores, which can make traditional mortgage approval challenging. Some lenders specialize in foreign national loans and use alternative methods to assess creditworthiness, such as reviewing your credit history in your home country or looking at your bank statements and assets.
At Nadlan Capital Group, we work exclusively with lenders who understand the foreign investor market. We can help you navigate the application process and present your financial profile in the strongest possible light.
Down Payment Requirements
Foreign nationals typically face higher down payment requirements than U.S. citizens, often 30% to 40% or more. While this means more cash upfront, it also reduces your loan amount and can result in better interest rates.
Planning for these higher requirements is an important part of your investment strategy. The good news is that with substantial down payments, you’ll build equity faster and have lower monthly payments relative to the property value.
Documentation Needs
Be prepared for more extensive documentation requirements. You’ll likely need to provide proof of income from your home country, bank statements, tax returns, and documentation of your assets. Some lenders may also require translations of documents not in English.
Starting the documentation process early can prevent delays. Our team at Nadlan Capital Group provides clients with detailed checklists and helps gather and organize all necessary paperwork.
Tax Implications
Owning U.S. real estate as a foreign national has tax implications both in the United States and potentially in your home country. Rental income is subject to U.S. taxes, and there may be withholding requirements. Estate planning also requires special consideration.
Working with tax professionals who understand international real estate investment is worth the investment. We can connect you with experienced advisors who specialize in cross-border tax planning.
Taking Action: Your Next Steps
Understanding mortgage rates and loan options is just the beginning. Here’s how to move forward with confidence.
Step 1: Assess Your Financial Readiness
Review your credit score, calculate your debt-to-income ratio, and determine how much you can comfortably afford for a down payment and monthly payments. Be honest about your financial situation and don’t stretch beyond your means.
Step 2: Get Pre-Approved
A pre-approval letter shows sellers you’re a serious buyer and gives you a clear picture of what you can afford. The pre-approval process involves a lender reviewing your financial information and confirming how much they’re willing to lend you.
For foreign investors, finding a lender who works with international clients is the crucial first step. Nadlan Capital Group can connect you with the right lenders and guide you through the pre-approval process.
Step 3: Compare Loan Options
Don’t just accept the first offer you receive. Compare rates, terms, and fees from multiple lenders. Ask about different loan types and discuss which option best fits your goals and timeline.
Step 4: Lock Your Rate
Once you’ve found a favorable rate, consider locking it in. Rate locks typically last 30 to 60 days and protect you from rate increases while your loan is being processed. If rates drop during your lock period, some lenders offer a float-down option, though this may come with fees.
Step 5: Work with Experienced Professionals
Whether you’re a first-time buyer or an experienced investor, having knowledgeable professionals on your side makes the process smoother and helps you avoid costly mistakes.
For foreign investors, this is especially important. The U.S. real estate market has its own rules, customs, and complexities. Nadlan Capital Group specializes in guiding international clients through every step of the process, from initial property search to closing and beyond.
A client from Israel shared this experience: “As a first-time investor in the U.S., I was overwhelmed by the process. Nadlan Capital Group made everything clear and manageable. They explained the mortgage options in terms I could understand and connected me with a lender who offered competitive rates for foreign nationals. I closed on my first property last month and already have positive cash flow.”
Why Fixed Mortgage Rates Provide Peace of Mind
In an uncertain economic environment, the predictability of fixed mortgage rates offers real value. Whether you choose a 30-year, 20-year, or 15-year term, knowing exactly what your payment will be for the life of the loan removes a significant source of financial stress.
This stability is particularly valuable for foreign investors managing properties from abroad. You can create reliable financial projections and budget with confidence, knowing that currency fluctuations and international economic conditions won’t affect your fixed-rate U.S. mortgage payment.
The Bottom Line: Why Acting Now Makes Sense
With all rates moving lower on June 13, 2026, and experts predicting relative stability in the months ahead, the current environment presents a solid opportunity for both homebuyers and those considering refinancing.
You’re not facing the frenzied competition and skyrocketing prices of the pandemic era. Mortgage rates, while not at historic lows, are more favorable than they were a year ago and appear unlikely to drop dramatically in the near future.
For foreign investors, the U.S. real estate market continues to offer strong fundamentals: a stable legal system, transparent transactions, and opportunities for both appreciation and rental income. With the right guidance and financing, international buyers can successfully build wealth through American real estate.