Today’s Mortgage Rates, Feb 19: Rates Move Higher, 30-Year Fixed Rises by 11 Basis Points

Mortgage rates edged slightly higher today on February 19, 2026, reflecting cautious adjustments in the lending environment. According to Zillow, the 30‑year fixed mortgage rate rose 11 basis points to 5.89%, while the 15‑year fixed rate increased 4 basis points to 5.38%. Despite these upticks, the 30‑year loan remains near a three‑year low, offering borrowers continued access to historically favorable terms. Let me walk you through what these numbers mean, drawing insights from the latest data.

Today’s Mortgage Rates, February 19: Rates Move Higher, 30-Year Fixed Rises by 11 Basis Points

What the Numbers Are Saying Today

So, let's break down the core figures from Zillow. On February 19, 2026, here’s where we stand:

• The 30-year fixed mortgage rate is sitting at 5.89%. This is up 11 basis points, which is a small tick up. What's great is that this is still very close to a three-year low, meaning affordability for many is still quite good.
• The 15-year fixed rate is at 5.38%. This one saw a smaller increase, just 4 basis points. This is always a popular option for those who want to build equity faster and pay less interest over the life of the loan.

Your Mortgage Rate Options on February 19, 2026 (According to Zillow)

It's always helpful to see all the options laid out. Here’s a simple table showing the rates we're looking at today:

Note: Rates can vary based on your individual creditworthiness, down payment, and other factors. This table provides a general overview.

Digging Deeper: What These Rates Mean for You

Seeing the numbers is one thing, but understanding the why and the impact is where the real value lies. Based on my experience in this field, these small shifts are often driven by a few key economic players.

• The 30-Year Fixed at 5.89%: This is the workhorse of the mortgage world. For most borrowers, this rate offers a good balance of a manageable monthly payment and a fixed rate that won't change for the entire life of the loan. The fact that it's hovering near a multi-year low means that while it ticked up today, it’s still significantly better than what many borrowers have seen in the past decade. This stability is a huge win for long-term financial planning.
• The 15-Year Fixed at 5.38%: If you're looking to become mortgage-free faster or have the financial flexibility to handle slightly higher monthly payments, the 15-year fixed is a fantastic choice. You'll pay substantially less interest over time compared to a 30-year loan. The small increase here doesn't diminish its appeal for those prioritizing rapid equity building.
• Adjustable-Rate Mortgages (ARMs): You'll notice the 5/1 ARM at 5.99% and the 7/1 ARM at 5.79% are slightly higher than their fixed-rate counterparts currently. Traditionally, ARMs offer a lower introductory rate, but with fixed rates this competitive, the immediate savings on an ARM might not be as compelling unless you have a very specific, short-term plan for the property. It's a good reminder that the perceived “deal” on an ARM needs careful consideration of future rate hikes.
• VA Loans: A Real Deal for Our Heroes: I'm always impressed by the rates offered to our veterans and service members through VA loans. The 5/1 VA ARM at a remarkable 4.98% is a testament to the value placed on those who serve. These loans continue to be incredibly competitive, often with no down payment required and a significantly lower interest rate. It's a genuine benefit worth exploring if you qualify.

The Economic Pulse Behind Today's Rates

Why did rates nudge up today? It's rarely just one thing. Think of it like a complex recipe: a pinch of this, a dash of that.

• Federal Reserve's Careful Steps: The minutes released yesterday (February 18, 2026) from the January Federal Open Market Committee (FOMC) meeting were telling. The message from the Fed officials was clear: they're not in a hurry to start cutting their key interest rates. Some even mentioned the possibility of raising rates again if inflation doesn't cool down as expected. This cautious stance from the central bank naturally makes markets a bit more reserved, which can put upward pressure on borrowing costs like mortgages.
• A Stronger Job Market: While we're all hoping for lower rates, the economy is showing some resilience. The unemployment rate holding steady at a rather low 4.3% in January is a sign of a healthy job market. When more people are employed and earning, the economy is seen as more robust, which can lead investors to demand slightly higher returns on their investments, including mortgage-backed securities. This is why we aren't seeing rates plummet as some might have hoped.
• Refinancing is Still Hot (Relatively): Even though rates went up a little today, they are still significantly lower than the 6.9% we saw in early 2025. This gap means many homeowners who locked in higher rates last year are still finding it very beneficial to refinance. This consistent demand for refinancing helps keep the mortgage market active.
• Treasury Yields: The Barometer: The 10-year Treasury yield is like the weather forecast for mortgage rates. It rose slightly to 4.095% after the Fed's cautious remarks. Since mortgage rates generally follow the direction of Treasury yields, this uptick in the bond market contributed to the slight increase in mortgage rates we're seeing today.

What This Means for You and Your Homeownership Dreams

So, is today a good day to buy or refinance? My honest opinion is: yes, for many.

• For Homebuyers: The slight increase doesn't erase the fact that rates are historically low. You're still getting excellent purchasing power. This means your monthly payments are manageable, and you can potentially afford a slightly larger home or a more desirable location than you might have anticipated a year or two ago. It’s a great time to lock in a rate that offers long-term financial comfort.
• For Refinancers: If you have a mortgage from before rates started their recent decline, you are likely sitting on a goldmine of savings. Even with the small uptick today, the difference between your current rate and today's rates could translate into thousands saved over the life of your loan.

It’s crucial to get personalized quotes, of course, but the overall picture is still very encouraging.

Wrapping Up Today's Mortgage Rate Picture

February 19, 2026, presents a mortgage market that is showing slight upward movement, with the 30-year fixed rate at 5.89% and the 15-year fixed at 5.38%. However, the narrative is one of continued opportunity. These rates are largely holding near multi-year lows, offering a golden window for both new homebuyers and those looking to improve their current mortgage terms. My takeaway is that while the market is always dynamic, today's rates provide a solid foundation for achieving your homeownership goals with confidence and long-term financial benefit.