Mortgage rates today, September 26, 2025, have increased across the board, with the average 30-year fixed mortgage rate rising to 6.59%, up 12 basis points from last week’s 6.47%, according to Zillow’s latest data. Both mortgage and refinance rates climbed, signaling a modest shift that impacts borrowing costs for homebuyers and homeowners looking to refinance. The 15-year fixed mortgage rate went up slightly to 5.74%, and adjustable-rate mortgage (ARM) products also saw increases. Refinance rates surged as well, with the 30-year fixed refinance rate jumping to 7.12%. These changes reflect the complex interplay between Federal Reserve policies, economic data, and market expectations.

Today's Mortgage Rates – September 26, 2025: Rates Surge Impacting Borrowing Costs

Key Takeaways:

• 30-Year Fixed Mortgage Rate: Increased to 6.59%, up 12 basis points from last week.
• 15-Year Fixed Mortgage Rate: Slightly rose to 5.74%.
• Adjustable-Rate Mortgages: 5-year ARM rate increased to 7.17%.
• Refinance Rates: 30-year fixed refinance jumped to 7.12%, up 36 basis points.
• Federal Reserve Rate Cut: Fed reduced benchmark rate to 4.0%-4.25%; indirect effect on mortgage rates ongoing.
• Outlook: Experts anticipate mortgage rates around 6.4% for the rest of 2025, possibly dipping to 6.1% in 2026, though volatility remains high.

Understanding Today’s Mortgage Rates: A Detailed Snapshot

Mortgage rates dictate the cost of borrowing to buy or refinance a home, so knowing the current rates and trends is crucial for anyone in the market. As of September 26, 2025, mortgage rates in the United States have seen a notable uptick. The primary driver behind recent rate changes is economic uncertainty combined with the Federal Reserve's recent interest rate cut, which set the benchmark rate at 4.00%–4.25%.

Even though the Fed lowered these rates in mid-September 2025 to stimulate economic growth amid signs of slowing employment and persistent inflation, mortgage rates have responded sluggishly. This sluggish response is mainly because mortgage rates closely track the 10-year U.S. Treasury yield, which remains just below its long-term average but has traded in a narrow band lately. The Federal Reserve’s “risk-management” cut aims to prevent economic slowdown without fueling inflationary pressure.

Current Mortgage Rates by Loan Types—Conforming and Government Loans

Here's a detailed comparative table showing the national average mortgage rates today, based on Zillow's reporting:

The data shows conforming loan rates are generally lower compared to government-backed FHA and VA loan rates, which also experienced notable weekly increases—especially FHA loans. ARMs remain higher in nominal terms but have seen mixed movement in their weekly changes, indicating market hesitancy around variable-rate products.

Refinance Rates Surge: What It Means for Homeowners

Refinancing allows a homeowner to replace an existing mortgage with a new loan, typically to secure a lower interest rate or better terms. However, refinancing rates have surged recently, resulting in increased borrowing costs for potential refinancers.

This data implies refinancing is less attractive at present, especially for 30-year fixed refinancing, with rates ticking up over half a percentage point from the previous week. Borrowers with existing mortgages at lower rates might hesitate to refinance unless there’s a compelling reason, such as extracting equity or switching loan terms.

How Do Rate Changes Affect Monthly Payments?

To understand the practical impact of these rate changes, here’s a simple example of a monthly payment difference on a 30-year fixed mortgage:

• Loan Amount: $300,000
• Rate Last Week: 6.47%
• Rate Today: 6.59%
• Loan Term: 30 years

Monthly payment increases by $20 with a 12 basis point rate increase.

Such increases may seem small but add up over the life of the loan, influencing affordability and borrowing decisions.

What’s Driving These Rate Movements? The Federal Reserve’s Role

The Federal Reserve’s recent rate cut on September 17, 2025, reducing the benchmark interest rate to 4.0%-4.25%, aimed to support a softening economy with rising unemployment and persistent inflation concerns. The cut was a “risk-management” move to offset economic risks without overheating inflation.

However, mortgage rates are influenced more directly by the 10-year Treasury yield than by the Fed’s benchmark rate. The Treasury yield, which stood at 4.137% around September 23, 2025, remains slightly below its long-term average of 4.25%, reflecting market uncertainty and cautious optimism.

Still, because mortgage rates incorporate investor expectations about future inflation and economic conditions, we see small fluctuations rather than steep drops immediately following the Fed's cut. The Fed’s “dot plot” projections suggest more measured rate cuts ahead, with expected mortgage rates averaging 6.4% in late 2025 and possibly dipping to around 6.1% in 2026—not a sharp fall but a gradual easing.

Forecast for Mortgage and Refinancing Rates into 2026

Multiple expert forecasts provide a consensus of slowly easing mortgage rates with slight volatility:

• National Association of REALTORS® forecasts mortgage rates to average around 6.4% in the latter half of 2025 and dip further to 6.1% in 2026.
• Fannie Mae's August 2025 forecast expects mortgage rates to end 2025 near 6.5% and drop to 6.1% in 2026.
• Mortgage Bankers Association projects a 30-year mortgage rate of approximately 6.7% by year-end 2025, falling to 6.5% in 2026.

Refinance volumes are expected to rise modestly despite some periods of limited opportunity because of rate volatility.

Adjustable-Rate Mortgages: What to Expect

Adjustable-rate mortgages (ARMs) tend to reflect short-term interest rate movements more directly than fixed-rate loans because their rates adjust periodically based on a benchmark index tied closely to Federal Reserve actions.

• The 5-year ARM rate slightly decreased by 6 basis points to 7.17% in conforming loans but rose by 3 basis points for refinance ARMs to 7.45%.
• The 7-year ARM increased modestly to 7.18%.

Borrowers with ARMs might see next adjustments align with evolving Fed policies on interest rates, potentially benefiting from lower payments if rates decline further.

How Does This Affect Homebuyers and Sellers?

• Homebuyers: Higher mortgage rates mean higher monthly payments, which can reduce buying power in an already competitive market. Buyers need to carefully budget for increased borrowing costs amid rising home prices.
• Sellers: The slight rise in rates could slow buyer demand marginally but lower rates from recent Fed actions might spur some hesitant buyers. Additionally, rate reductions could encourage homeowners locked into very low pandemic-era rates to sell, potentially increasing inventory.

As of September 25, 2025, mortgage rates today show a modest increase in both home loan and refinance rates despite the Federal Reserve's recent rate cut earlier this month. The average 30-year fixed mortgage rate rose from 6.47% last week to 6.54%, marking a 7 basis points increase. Similarly, refinance rates climbed higher, with the national average 30-year fixed refinance rate jumping from 6.76% to 7.28%, an increase of 52 basis points. This rise in mortgage costs comes even though the Fed lowered its benchmark rate to stimulate borrowing, an outcome tied to complex market forces involving bond yields, inflation expectations, and economic forecasts.

Today's Mortgage Rates – September 25, 2025: Home Loan and Refinance Rates Rise

Key Takeaways

• 30-year fixed mortgage rate: 6.54% (up 7 basis points from last week).
• 15-year fixed mortgage rate: 5.87% (up 6 basis points).
• 5-year ARM mortgage rate: 7.19% (up 6 basis points).
• 30-year refinance rate: 7.28% (up 52 basis points).
• Federal Reserve cut benchmark rate to 4.0%-4.25% but mortgage rates influenced more by long-term Treasury yields.
• Despite Fed cuts, mortgage rates often rise due to inflation fears and bond market reactions.
• Market forecasts expect rates to dip down around 6.1%-6.4% in 2026.

Understanding Today’s Mortgage Rates

To make sense of how mortgage rates can rise after a Fed rate cut, we first need to recognize the link between mortgage interest and broader financial markets. The Federal Reserve directly influences short-term interest rates, but mortgage rates tie more closely to the yield on the 10-year U.S. Treasury bond. This bond yield reflects investor expectations about future inflation and economic growth, and when it moves higher, so do mortgage rates—even if the Fed lowers its benchmark.

For example, although the Fed trimmed its benchmark rate by 25 basis points on September 17, 2025, market forces pushed the 10-year Treasury yield back up to about 4.137%, near but still under its longer-term average of 4.25%. This has the direct effect of raising mortgage rates for new loans and refinancing alike. Additionally, ongoing concerns about persistent inflation have prompted investors to demand higher yields to offset rising prices, fueling this rate climb further.

Current Mortgage and Refinance Rates Overview

Below is a detailed table showing the latest mortgage rates as of September 25, 2025, based on Zillow data:

What Does This Mean for Borrowers?

Due to these rate fluctuations, borrowing costs for both buying new homes and refinancing existing mortgages are edging higher. For example, consider a borrower looking to finance $300,000 over 30 years:

• At 6.54% interest, the monthly principal and interest payment will be approximately $1,900.
• Compare that to last week's 6.47%, which would have cost about $1,890 monthly.

On the refinance side, with the 30-year refinance rate now at 7.28%, monthly payments on an equivalent loan balance will increase noticeably compared to rates closer to 6.76% just a week ago. This affects homeowners considering switching from higher earlier rates or aiming to tap into home equity at favorable terms.

Why Are Mortgage Rates Rising Despite the Federal Reserve Cut?

The Fed’s rate cut is primarily a tool to stimulate economic growth by making borrowing cheaper. But mortgage rates are more complicated, linked to long-term bond yields and the market's outlook for inflation and economic conditions. When investors worry that inflation will persist despite lower short-term rates, they demand more yield on bonds to protect their returns. This demand pushes bond yields—and therefore mortgage rates—higher.

The Fed’s cut on September 17 was a “risk-management” step responding to a slowing job market and uneven economic signals rather than a full-scale easing. The market had partly priced in the cut beforehand, so when the Fed indicated it might not cut as aggressively going forward, mortgage rates reacted by creeping up.

Looking Ahead: What Do Experts Forecast?

Various industry experts have offered predictions for mortgage rates going into 2026:

• National Association of REALTORS® anticipates rates to average 6.4% in late 2025 and drop further to 6.1% in 2026. They describe mortgage rates as a crucial factor for buyer affordability and overall market health.
• Fannie Mae forecasts rates finishing 2025 at 6.5% and declining to 6.1% in 2026, with mortgage originations increasing slightly to reflect renewed demand.
• Mortgage Bankers Association expects some volatility around mortgage-Treasury spreads but projects a 30-year mortgage rate of 6.7% by year-end 2025, easing back to 6.5% in 2026.

These projections highlight how the current rate environment remains delicate, with inflation trends and employment figures continuing to weigh heavily on interest rates.

The Federal Reserve’s Influence on Mortgage Markets

Although the Fed cut its key interest rate range from 4.25%-4.5% down to 4.0%-4.25%, the real influence on mortgage rates lies beyond short-term policy:

• The 10-year Treasury yield, a benchmark for mortgage lending, is the crucial metric.
• Following the Fed cut, the yield briefly dipped but has since stabilized near 4.137%, reflecting investor caution and inflation concerns.
• The Fed’s vote (11-1) on the cut shows some internal disagreement about how aggressive monetary easing should be.
• Future rate decisions will hinge on inflation numbers and labor market health.

Fixed-Rate vs. Adjustable-Rate Mortgages Under Current Conditions

• Fixed-Rate Mortgages offer predictable monthly payments unaffected by Fed cuts directly, but new loans will reflect current market conditions.
• Adjustable-Rate Mortgages (ARMs) may see near-term rate adjustments downward since their indexes respond more quickly to Fed policy changes. However, ARM rates remain comparatively higher, with the 5-year ARM at 7.19% today.

How Inflation Plays a Role in Mortgage Rate Movements

Inflation remains the biggest wildcard. If inflation slows as hoped, bond yields—and thus mortgage rates—could fall, paving the way for lower borrowing costs in 2026. But if inflation remains stubborn, rates could climb further.

In-Depth Look at the Fed’s Recent Rate Cut and Market Reaction

The Fed’s September 17 cut was described as “risk-management,” responding to signs like:

• Unemployment rising to 4.3% and job gains slowing.
• Inflation still above the Fed’s 2% target.
• Mixed data on economic growth prompting caution.

However, the rate cut was less than some anticipated, leading markets to reassess the future path of monetary policy, possibly less easing ahead than expected. This recalibration contributed to higher mortgage rates.

Personal Insight

From my experience in the housing finance industry, mortgage rates can sometimes seem unpredictable because they’re influenced by factors far beyond the Fed’s control, especially investor sentiment and inflation outlooks. This disconnect explains why borrowers might feel frustrated by rising rates despite Fed efforts to make borrowing easier. For borrowers, focusing on the broader economic picture, including Treasury yields and inflation trends, is essential when planning a home purchase or refinance.

It’s a confusing time for anyone thinking about buying or refinancing a home. Just when we were starting to get comfortable with the idea of mortgage rates rising following several weeks of decline, it appears that trend is shaking up a bit. After a period where rates had been trending downwards, this past week saw a slight uptick, leaving many wondering what comes next. While this might sound like unwelcome news, it’s important to understand the bigger picture and what’s driving these shifts.

Mortgage Rates Rise Following Several Weeks of Decline: What It Means for You

According to Freddie Mac, as of September 25, 2025, the average rate for a 30-year fixed-rate mortgage (FRM) is around 6.3%. This is a small change, just 0.04% higher than the previous week, but it marks a halt to the decline we’d been seeing. The 15-year FRM also saw a similar nudge upwards, now sitting at 5.49%. This pause in the downward trend isn't necessarily signalling a full reversal, but it certainly adds a layer of uncertainty to the housing market.

The Fed's Tightrope Walk

To really understand why mortgage rates are doing what they’re doing, we need to look at the big player: the Federal Reserve. On September 17, 2025, the Fed finally made its move, cutting its benchmark interest rate by a quarter percentage point. This was a significant shift after holding steady for a while.

Why now? Well, the Fed is walking a bit of a tightrope. Inflation is still a concern, staying above their target of 2%, but they’re also seeing signs that the economy is starting to slow down. Think of it as a “risk-management” move, as Federal Reserve Chair Jerome Powell put it.

• Slowing Job Market: The language used in the Fed's statement changed. They’re no longer talking about a “solid” job market. Instead, they’re noting job gains have slowed, and the unemployment rate has edged up to 4.3% in August. This tells me they’re paying close attention to job numbers and are concerned about a potential downturn.
• Balancing Act: It's a tough spot. They need to support the economy, especially the job market, but they can't ignore inflation. This cut shows they’re prioritizing managing the risks of a slowing economy while still keeping an eye on rising prices.

The Fed's decision was met with some internal debate. While the majority voted for the rate cut, one governor thought they should go even further, suggesting a bigger, half-point reduction. This little detail hints at the pressure the Fed is under to stimulate the economy.

How Does the Fed’s Move Affect Your Mortgage?

This is where it gets a little nuanced. The Fed doesn’t directly set mortgage rates, but their actions ripple through the financial system and influence what lenders charge.

• Variable-Rate Loans: For things like credit cards and Home Equity Lines of Credit (HELOCs), you might see that interest rate drop pretty quickly because they are directly tied to the Fed's benchmark rate.
• Fixed-Rate Loans: This is where many people get confused, and it’s why mortgage rates rising following several weeks of decline can happen even after a Fed cut. Fixed mortgage rates, especially the 30-year ones that most people get, are more about future expectations. Lenders look at things like the 10-year U.S. Treasury yield, which is a big indicator of where interest rates are headed.

Right now, that 10-year Treasury yield is sitting around 4.137%. That’s actually a touch below its long-term average, which suggests that the market had already largely factored in the Fed’s rate cut. This is likely why we saw a period of declining mortgage rates leading up to the Fed’s announcement.

What the Data Tells Us (According to Freddie Mac)

Freddie Mac’s Primary Mortgage Market Survey® is a go-to source for this kind of information. They track the average mortgage rates weekly.

You can see from the table that while rates are up this week, they are still generally lower than they were a year ago. The 30-year fixed is currently within its 52-week range, and the slight increase is more about stability after a period of drops, rather than a dramatic surge.

The Housing Market's Reaction

So, how is all this affecting people looking to buy or sell?

• For Buyers: The good news is that despite this slight uptick, mortgage rates had been trending downwards, making homes more affordable. This means that for many, their purchasing power increased. This recent small jump might be a temporary pause, and the overall environment remains more favorable for buyers than it was previously.
• For Sellers: With more people able to afford homes, buyer activity has been holding up well. In fact, purchase applications were up 18% compared to this time last year. Refinance applications saw an even bigger jump, up 42%. This tells me people are taking advantage of lower rates to either buy new homes or save money on their existing ones.

There's a potential risk here though. If more buyers jump into the market because of lower rates, and there aren't enough homes for sale, we could see home prices start to creep back up. This would offset some of the benefits of lower mortgage payments.

What’s Next? The Data is King

The Fed has signalled that they might cut rates a couple more times this year, but their decisions will be heavily based on incoming economic data.

• Inflation Reports: If we see inflation start to rise again, the Fed might put the brakes on any further rate cuts.
• Labor Market Data: If the job market continues to weaken, it might encourage the Fed to be more aggressive with cuts. If it stabilizes, they might take a more cautious approach.

It’s a delicate balance. The mortgage market is essentially waiting for its next cue from the economic reports. While the mortgage rates rising following several weeks of decline might cause immediate concern, it’s important to remember the broader trend and the factors influencing it.

My Take on It All

From my perspective, this is still a volatile but potentially favorable time for those looking to make a move in the housing market. The Fed’s cut was a signal that they’re trying to preemptively address economic slowdown, which is a good thing for long-term stability.

For buyers, even with this slight upward adjustment, the rates are still more attractive than they have been. I’d still advise shopping around extensively for the best rate. Don't just go with the first lender you talk to.

For those looking to refinance, if your current rate is above 6.5%, you should be actively exploring your options. The opportunity to lower your monthly payments is definitely there.

The 10-year Treasury yield holding below its average is a positive sign. It means the market is anticipating lower borrowing costs, even if there are short-term fluctuations. The journey to lower mortgage rates is a careful one, dictated by the latest economic news. Stay informed, and don’t be afraid to act when the time is right for you.

As of September 24, 2025, mortgage rates today have inched higher, with the national average 30-year fixed mortgage rate rising to 6.61%, slightly up from last week's 6.47%, despite the Federal Reserve's recent rate cut. This increase is attributable mainly to the market's response to inflation data and investor expectations about future economic conditions. Refinancing rates have seen minor fluctuations, with the 30-year fixed refinance rate dropping slightly to 6.94% but still higher than the prior week of 6.76%. This post will delve into the current mortgage and refinance rate landscape, the interplay between Federal Reserve policies and mortgage rates, and what these changes mean for borrowers and homeowners.

Today's Mortgage Rates – September 24, 2025: Rates Increase Across the Board

Key Takeaways

• 30-year fixed mortgage rates rose to 6.61%, up 14 basis points from last week.
• 15-year fixed rate mortgages also increased slightly to 5.81%, while adjustable-rate mortgages (ARMs) saw rises, especially the 5-year ARM at 7.19%.
• Refinance rates fluctuate, with 30-year fixed refinance rates dropping marginally to 6.94% but up 18 basis points from the prior week.
• Mortgage rates are heavily influenced by long-term Treasury yields, not directly by the Fed's benchmark rate.
• The Fed cut its benchmark interest rate by 25 basis points in September 2025, but mortgage rates did not drop immediately due to inflation concerns and market adjustments.
• Expectations are mixed, with forecasts suggesting mortgage rates could average around 6.4% through the end of 2025 and decline toward 6.1% in 2026.

Understanding Today's Mortgage Rates – September 24, 2025

Mortgage rates are a critical factor for anyone considering buying a home or refinancing an existing mortgage. On September 24, 2025, we see a slight rise in 30-year fixed mortgage rates, currently averaging 6.61% nationally. This is a 14 basis point increase from the previous week’s average of 6.47%. The 15-year fixed rate mortgage has similarly increased from 5.79% to 5.81%, while adjustable-rate mortgages (ARMs) have also seen upticks — the 5-year ARM rate increased by 10 basis points to 7.19%.

(Source: Zillow)

Refinancing rates show a slightly different pattern. The 30-year fixed refinance rate dropped a tad to 6.94%, down 1 basis point from the previous day but up 18 basis points from a week earlier. The 15-year fixed refinance rate saw a sharper rise, climbing 19 basis points to 5.89%, while the 5-year ARM refinance rate increased 30 basis points to 7.39%.

(Source: Zillow)

Why Are Mortgage Rates Rising Despite a Fed Rate Cut?

The Federal Reserve cut its benchmark interest rate by 0.25% on September 17, 2025, lowering the target range from 4.25%-4.50% to 4.00%-4.25%. Generally, when the Fed reduces rates, borrowing costs including mortgage rates tend to fall. However, mortgage rates are not directly tied to the Fed's benchmark rate; instead, they track the yields on long-term U.S. Treasury bonds, especially the 10-year Treasury note.

After the Fed's decision, yields on these long-term Treasuries actually rose as investors reconsidered the trajectory of inflation and future Fed actions. Inflation data indicating persistent price increases has also pushed investors to demand higher yields on long-term bonds to offset anticipated purchasing power losses. This dynamic means mortgage rates climbed even amid the Fed’s easing attempts.

The core relationship:

• Fed Rate Cut (Short-term rate) ↓ but
• Long-term Treasury yields ↑ due to inflation and market sentiment
• Mortgage Rates ↑ as they follow Treasury yields closely

Federal Reserve Rate Cut: What Does “Risk-Management” Mean?

Fed Chair Jerome Powell described the September 2025 cut as a “risk-management” move, balancing concerns about economic slowdown with persistent inflation above the Fed’s 2% target. The labor market has shown signs of cooling, with slower job gains and a slight rise in unemployment (4.3% in August). This context led the Fed to take a cautious approach, cutting rates modestly amid uncertainty over future economic conditions.

Interestingly, the Fed's cut was less aggressive than some market participants expected. This led to a recalibration in bond markets which, combined with ongoing inflation fears, has pushed mortgage rates higher despite the cut.

Detailed Breakdown of Today's Mortgage Rates by Loan Type

Forward-Looking Mortgage Rate Forecast

Several expert organizations have issued forecasts for mortgage rates beyond September 2025:

• National Association of REALTORS® expects rates to average around 6.4% during the second half of 2025, with a slight dip toward 6.1% in 2026. The group highlights mortgage rates as a critical factor in affecting buyer affordability and demand.
• Realtor.com anticipates a slow easing of mortgage rates, with rates matching previous year's levels and potentially dipping near 6.4% by year-end 2025.
• Fannie Mae, revising its August 2025 forecast, projects rates to finish 2025 at about 6.5% and fall to approximately 6.1% in 2026. They expect mortgage originations to increase accordingly in 2025 and 2026.
• Mortgage Bankers Association (MBA) predicts 30-year mortgage rates around 6.7% by the end of 2025, dropping to about 6.5% by end of 2026, emphasizing continued volatility and limited refinance opportunities.

Impact of Mortgage Rate Changes on Borrowers

For those buying a home or refinancing:

• Higher mortgage rates reduce buying power, as more monthly income goes toward interest rather than principal. This situation has tempered demand somewhat.
• Homeowners with existing loans above 6.5% should monitor refinance rates closely. While some refinance rates have slightly risen, rates under 7% still offer opportunities for savings, depending on individual loan terms.
• ARMs often react more quickly to Fed moves. With the recent Fed cut, borrowers with ARMs may see lower rates at their next adjustment, while fixed-rate mortgage holders benefit mainly if they refinance.

Sample Loan Cost Illustration

Imagine a borrower takes out a $300,000 mortgage on September 24, 2025, with a 30-year fixed rate at 6.61%:

• Monthly principal and interest payment would be approximately $1,929.
• If rates had remained at last week's 6.47%, the payment would be about $1,894, meaning a weekly rate increase costs around $35 more per month.

For the same amount on a 15-year fixed loan at 5.81%:

• Monthly payment would be around $2,485, a higher payment for faster payoff but lower overall interest.

What Factors Will Move Mortgage Rates Next?

• Inflation Reports: Persistent inflation will keep pressure on rates to remain elevated or rise.
• Economic Data: Labor market strength and GDP growth signals may influence Fed decisions.
• Fed's Future Cuts: The Fed's “dot plot” indicates about two more cuts in 2025 could happen, but all depends on economic signals.
• Long-term Treasury Yields: These remain the largest mover for mortgage rates. Any spikes translate into immediate pressure on mortgage costs.

Final Thoughts on Mortgage Rates Today – September 24, 2025

Mortgage rates remain a complex dance between Federal Reserve policy, inflation pressures, and investor behavior in bond markets. While the Fed’s recent cut aimed to support economic growth, mortgage rates have briefly ticked upward as markets recalibrate to inflation expectations and longer-term Treasury yields.

For borrowers and homeowners, the current landscape underscores the importance of staying informed and understanding that mortgage rates aren't just about the Fed's moves but also about what bond investors expect coming next. The path looks cautiously optimistic for rate declines into early 2026 but remains subject to economic data twists.