Rates are inching lower. When will mortgage rates finally go back down to 6%?

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At this point, it’s clear that mortgage rates won’t fall to 3% again in the near future, unless something drastic happens. However, many Americans would be happy if rates fell to even 6% — and average 30-year fixed rates have been hovering in the low-6% range, according to Freddie Mac. When could rates finally hit 6% or lower, and should you wait for this decrease before buying a house?

• Discover which mortgage lenders are offering the lowest interest rates this week.

What high mortgage rates mean for home buyers

To understand the full impact of today’s higher rates on buyers and borrowers, it’s essential to consider the steady rise in home prices over the years.

According to Census data, the median home price was $410,800 in Q2 2025, the most recent data at the time of publication. At a 6.16% mortgage rate — the average for a 30-year term as of January 8 — you’d pay about $2,505 per month on a $410,800 mortgage loan.

And that’s just the mortgage principal and interest. It doesn’t even factor in homeowners insurance, mortgage insurance, or property taxes, which also add to your monthly mortgage payment.

If you took out a 30-year mortgage with a 6.16% rate, the money paid toward the principal and interest on a $410,800 loan in just one year would be about $25,169. This accounts for almost half of the country’s median annual earnings. (Generally speaking, you shouldn’t spend more than 25% to 35% of your income on housing costs.)

Assuming you’re getting a 30-year loan term, here’s a look at what you’d expect to pay at various interest rates for a median-priced home today:

As you can see, the difference between a sub-6% rate and today’s rates is not insignificant. Interest rates have been hovering in the low-to-mid 6% range for a while. In this scenario, the difference between a 6.5% rate and a 6% rate would be $134 per month, or $1,608 annually.

Calculate your mortgage payment

To see how a 6% mortgage rate would impact your monthly mortgage payment and long-term costs, use the Yahoo Finance mortgage calculator below. This can help you prepare for the expenses of owning a home and compare the outcomes of a 6% rate versus current interest rates.

Mortgage rate predictions for 2026 and beyond

So, will mortgage rates go down in 2026?

In its January forecast, the Mortgage Bankers Association (MBA) projected that the average 30-year mortgage rate would hold near 6.1% throughout 2026. Fannie Mae’s January Housing Forecast agreed, predicting that rates will hold near 6% all year.

“I would expect mortgage rates to stay in the current range until we see what direction inflation is heading,” Jennifer Beeston, executive vice president of national sales at Rate, said via email.

The January Consumer Price Index (CPI), a key measure of inflation, was released in mid-December. The report revealed that core CPI, which omits volatile food and energy prices, increased by 2.5%. This exactly met Wall Street’s expectations. However, it also allows the Federal Reserve to maintain its pause on short-term interest rate cuts. As a result, mortgage rates are likely to remain steady, at least until the next inflation report is released.

• Learn about how inflation affects mortgage rates.

When will rates drop below 6%?

Looking further out, mortgage rates — at least on conventional loans — probably won’t fall below 6% until late 2026.

“In order for conventional mortgage rates to hit below 6%, we need to see a reduction in inflation as well as increased confidence in the continued containment of inflation, which is hard to currently envision given the macroeconomic and geopolitical outlook,” Beeston said.

Aside from tamped-down inflation, Taylor said unemployment would also need to rise.

“This would prompt the Fed to cut,” he said. “Global investors would also need to prove their belief in U.S. Treasury and mortgage bond safe-haven trades if geopolitical conflicts keep escalating, which would push bond prices up and mortgage rates down.”

Two factors also make things even more unpredictable: a potential replacement for Fed Chairman Jerome Powell mid-next year and the long-term impacts of the Trump administration tariffs.

“Sub-6% rates are unlikely until we see the inflation impacts of tariffs,” Taylor said. “But rates in the 6% to 6.5% range are possible ahead of the Fed leadership switch in May 2026.”

How to get a lower mortgage rate in the meantime

Though significantly lower mortgage rates aren’t on the horizon anytime soon, there are still steps you can take to make getting a mortgage more affordable. Here are some tips for getting the lowest mortgage rate possible:

• Improve your credit score: A higher credit score generally qualifies you for lower interest rates, as it indicates you’re a lower risk of defaulting on your mortgage.

• Make a bigger down payment: When you make a larger down payment, your mortgage lender has less money on the line. The company may reward you with a lower interest rate in return.

• Get a rate buydown: Mortgage interest rate buydowns allow you to pay a fee to temporarily reduce your interest rate, usually for the first few years of the loan.

• Buy points: Mortgage discount points lower your interest rate for your entire loan term, but you’ll pay an up-front fee. You’ll pay these fees at closing.

• Shop around: You can also compare loan quotes from several mortgage lenders. Freddie Mac estimates that getting quotes from at least four lenders can save you around $1,200 annually.

You can also explore a shorter loan term or an adjustable-rate mortgage, which may offer lower rates than the traditional, 30-year fixed-rate mortgage.

If you’re otherwise ready to buy a home but are holding out for lower mortgage rates, it might not be worth the wait. Interest rates probably won’t plummet anytime soon. And remember, you can always buy a house now to start building equity, then refinance into a lower interest rate later.

• Here are 8 strategies for getting a mortgage rate under 6%.

6% mortgage rates: FAQs

How low will mortgage rates go in 2026?

According to its January Mortgage Finance Forecast, the MBA projects a year-end average rate near 6.1% on 30-year mortgages. Fannie Mae predicts rates be around 6% throughout 2026.

When will mortgage rates drop below 6%?

In its January Housing Forecast, Fannie Mae predicts that mortgage rates will remain near 6% through 2027. Many factors could alter those projections, however, including Federal Reserve actions, inflation, tariffs, and employment data.

Will we ever see a 3% mortgage rate again?

It is unlikely that mortgage rates will fall as low as 3% again. While this did happen in the post-pandemic years, it was largely due to the Federal Reserve’s need to spur economic activity after widespread shutdowns across the nation.

How much is a $300,000 mortgage at 6% for 30 years?

A $300,000, 30-year mortgage loan at a 6% interest rate would cost about $1,799 per month. (This only covers the principal and interest and doesn’t account for insurance or property taxes.) Across the entire 30-year term, you’d pay a total of $347,515 in interest.

Laura Grace Tarpley edited this article.

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