Today’s Mortgage Rates, Feb 25: VA Loans Drop Below 5%, Fixed Rates Rise Slightly

As of February 25, 2026, today's mortgage rates are showing a slight upward tick but are still hovering comfortably near some of the lowest points we’ve seen in over three years, making it a potentially good time to explore your homeownership or refinancing options. According to Zillow, the 30‑year fixed rate rose by just one basis point, climbing from 5.76% to 5.77%. The 15‑year fixed rate increased by three basis points, reaching 5.40%. The 15‑year VA loan rate has broken below the 5% threshold, offering borrowers a strikingly low 4.99%

Today’s Mortgage Rates, Feb 25: VA Loans Drop Below 5%, Fixed Rates Rise Slightly

So, what are the numbers telling us today? Things are mostly stable, with a tiny bit of movement.

• The 30-year fixed mortgage rate has nudged up by just one basis point, moving from yesterday’s 5.76% to 5.77%. This is still incredibly competitive and a fantastic rate for those who want predictable monthly payments for decades.
• The 15-year fixed mortgage rate has seen a slightly larger increase, up three basis points to 5.40%. This shorter-term loan is always a favorite for those looking to build equity faster and save on total interest paid, though it does come with a higher monthly payment.
• The real star of the show, especially for those who qualify, is the 15-year VA loan, which is listed at an outstanding 4.99%. This is a rate that many people would have only dreamed of a few years ago!

Current Mortgage Rates – February 25, 2026

To make it easy to see, here’s a quick look at the rates as of today:

(Data – Zillow)

Rate Movement and What It Really Means

You might be wondering about that tiny increase. In the grand scheme of things, a one or three basis point change is often just lenders making small adjustments based on the day’s bond market activity or their own business needs. It’s not a sign of a major shift. What’s more important is the context. These rates are still significantly lower than what many saw or locked in during the higher rate environment of 2025.

Let’s dive a little deeper into each category:

• The 30-Year Fixed (5.77%): This is the workhorse of the mortgage world. For homeowners and buyers, it offers the ultimate stability. Your principal and interest payment stays the same for 30 years. Even with that slight uptick, this rate provides excellent long-term predictability.
• The 20-Year Fixed (5.68%): This option is a great middle ground. It’s cheaper than a 30-year fixed and allows you to pay off your home faster, building equity more quickly. Many borrowers find this a sweet spot, balancing a manageable payment with a shorter debt term.
• The 15-Year Fixed (5.40%): If you have the financial flexibility for a higher monthly payment, this is a fantastic way to go. By paying off your mortgage in half the time, you’ll save tens, if not hundreds, of thousands of dollars in interest over the life of the loan. It’s a commitment, but one that pays off handsomely.
• VA Loans (15-Year at 4.99%, 5/1 VA at 4.92%): I can't stress enough how beneficial these are. For eligible veterans and active-duty military, VA loans often come with no down payment requirement and, as we see today, incredibly low interest rates. The 15-year VA at practically 5% is phenomenal, and even the 5/1 VA ARM is below the 30-year fixed rate for conventional borrowers. These are absolute winners for those who qualify.
• Adjustable-Rate Mortgages (ARMs) (5/1 ARM at 5.95%, 7/1 ARM at 5.82%): ARMs typically offer a lower interest rate for an initial period (5 or 7 years in these cases) before adjusting based on market conditions. Today, they are priced higher than fixed-rate mortgages. This means the initial payment is higher than a 30-year fixed, which doesn't align with the goal of many borrowers who seek lower initial payments with ARMs. For now, fixed-rate loans appear to be the more attractive option for most.

Weekly Trends: A Picture of Stability

Looking at the entire week, the story remains consistent: rates are near historic lows. Today’s small movements haven’t undone the positive trend we’ve seen. The market continues to favor borrowers, with VA loans offering a particularly compelling proposition right now.

What’s Driving These Rates? A Look Under the Hood

Understanding why rates are what they are is just as important as knowing the numbers themselves. It gives us foresight.

• Government-Sponsored Enterprise (GSE) Intervention: Earlier this week, there was a significant boost to the market when Fannie Mae and Freddie Mac announced they would buy $200 billion in mortgage-backed securities (MBS). Think of MBS as pools of mortgages that investors buy and sell. When the GSEs buy more of these, it injects liquidity into the market, essentially making it easier and cheaper for lenders to originate mortgages. This directly helped push mortgage rates down, narrowing the gap between them and the yields on highly trusted government bonds like U.S. Treasuries. This is a powerful lever!
• Economic Uncertainty and the “Flight to Safety”: The stock market has been a bit choppy lately. We’re seeing some jitters related to international trade discussions and global economic shifts. When the stock market is unpredictable, investors often seek out safer havens. The bond market, particularly high-quality government bonds, is a classic example. When demand for these bonds goes up, their yields tend to go down. Because mortgage rates often track Treasury yields, lower Treasury yields can translate into lower mortgage rates. It’s a bit of a seesaw effect.
• The Federal Reserve’s Stance: The Federal Reserve made a series of rate cuts back in late 2025, which certainly helped bring mortgage rates down. However, the minutes from their January 2026 meeting indicated a more cautious approach moving forward. They are watching inflation very closely. If inflation doesn't show consistent signs of cooling, or if it unexpectedly spikes, there's a remote possibility of them even considering a rate hike in the future. This caution means they are unlikely to be aggressive with further rate cuts unless the economic data strongly supports it. This is a crucial factor to monitor for the next year.

Your Takeaways for Today's Mortgage Rates February 25, 2026

So, what does all this mean for you, right now, on February 25, 2026?

• Rates are Still Low: Despite today's tiny increase, mortgage rates are still exceptionally favorable, sitting near multi-year lows.
• Fixed Rates Remain Strong: The 30-year fixed rate at 5.77% is excellent for long-term payment stability, while the 15-year fixed rate at 5.40% offers a faster path to homeownership equity.
• VA Loans are a Major Advantage: If you're a veteran or active-duty service member, don't overlook the 15-year VA loan at 4.99%. It's an incredible deal.
• It's Still a Borrower's Market: Generally speaking, the conditions are still very much in favor of people looking to buy a home or refinance their existing mortgage.
• Opportunity Knocks: The current stability suggests a good window of opportunity. Whether you're a first-time buyer or looking to refinance to a lower rate or shorter term, now is the time to seriously explore your options.

If you've been thinking about a mortgage, whether for purchase or refinance, now is an excellent time to get pre-approved and lock in a rate. The market is providing some of the best conditions we've seen in a long time, and taking advantage of that can lead to significant savings over the years.