Mortgage Rates Today, January 5, 2026 Just Above 6%, With Some Lenders Already in the 5s

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Mortgage rates are starting the week just above the 6% mark, but for borrowers who are willing to shop around, better deals are already showing up. According to Zillow, the national average for a 30-year fixed mortgage is now 6.01%, while the 15-year fixed rate sits at 5.44%.
 
That headline number only tells part of the story. Many well-qualified borrowers are already seeing offers in the mid-5% range, especially from lenders competing for strong applications. Compared with last year’s highs, today’s market gives buyers and homeowners more room to negotiate.
 
The 30-year fixed mortgage remains the most popular option because it spreads payments over time and keeps monthly costs lower. On a $300,000 loan at 6.01%, the monthly principal and interest payment is about $1,800. Over the full loan term, that adds up to significant interest, which is why some borrowers are looking at shorter terms.
 
The 15-year fixed mortgage comes with a lower rate, averaging 5.44%, but higher monthly payments. On the same $300,000 loan, the payment jumps to roughly $2,442. The upside is much less interest paid over time and faster equity growth, which can make sense for buyers with stable income.
 
Adjustable-rate mortgages are also in the mix. A 5/1 ARM holds a fixed rate for five years before adjusting annually. These loans can start with lower rates, but they carry the risk of higher payments later. With ARM rates currently close to fixed rates, careful comparison matters more than ever.
 
Refinance rates are slightly higher than purchase rates, which is typical, but not guaranteed. Borrowers who compare multiple lenders may still find exceptions, especially with VA loans or strong credit profiles.
 
Looking ahead, expectations remain modest. The Mortgage Bankers Association sees rates staying near the mid-6% range through 2026, while Fannie Mae expects only slight easing late next year.
 
The bottom line is simple: rates are stable, not plunging. But for borrowers who shop carefully, today’s market already offers real opportunities to lock in a better deal.
 
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