Today’s Mortgage Rates, Jan 6: Buyers Find Calm as 30-Year Fixed Rate Sticks Near 6%

If you're looking to buy a home or refinance your existing mortgage, you'll be pleased to know that today, January 6, 2026, mortgage rates are holding steady, beautifully balanced just above and below the 6% mark. This consistent rhythm offers a rare pocket of predictability in the often-turbulent housing market.

As of today, Zillow reports that the national average for a 30-year fixed mortgage rate is 6.04%, while the popular 15-year fixed rate is currently at 5.41%. This stability, which has been a welcome guest for a few weeks now, is a significant development for anyone navigating the path to homeownership or looking to improve their current loan terms.

This period of steadiness is both a relief and a signal. The dramatic peaks and valleys we saw last year are thankfully behind us, and while these rates aren't the historic lows of a few years ago, they represent a significantly more manageable environment for many.

Today's Mortgage Rates, Jan 6: Buyers Find Calm as 30-Year Fixed Rate Sticks Near 6%

The Current Numbers: What the Rates Tell Us

Let’s break down the numbers you need to know right now. These are the national averages, rounded for clarity, as reported by Zillow.

Loan Type	Rate
30-Year Fixed	6.04%
20-Year Fixed	5.91%
15-Year Fixed	5.41%
5/1 ARM	6.12%
7/1 ARM	6.10%
30-Year VA	5.54%
15-Year VA	5.11%
5/1 VA	5.24%

As you can see, the 30-year fixed mortgage rate is holding firm at 6.04%. For many, this is the benchmark for long-term financial planning as it offers predictable monthly payments for the life of the loan. The 15-year fixed rate at 5.41% remains a compelling option for those who can swing higher monthly payments in exchange for paying off their homes much faster and saving a significant amount on interest over time.

It’s also worth noting the Adjustable-Rate Mortgages (ARMs), like the 5/1 ARM at 6.12% and the 7/1 ARM at 6.10%. These can offer a lower initial interest rate for the first five or seven years, but borrowers must be prepared for potential increases down the line. With rates currently in the low 6s, the initial appeal of an ARM is a bit muted compared to when rates were higher, but they can still be a smart move for people who plan to sell or refinance before the adjustment period begins.

And for our deserving veterans and active service members, the VA loan rates continue to shine. The 30-year VA loan at 5.54% and the 15-year VA loan at 5.11% are notably lower than conventional loan options, showcasing the incredible benefits available to those who have served.

Refinancing Your Home: Is Now the Right Time?

When it comes to refinancing, the rates are generally a hair higher than for purchase loans, which is typical. However, the difference is small enough that it's absolutely worth exploring if you're looking to lower your monthly payment, shorten your loan term, or tap into your home's equity.

Loan Type	Rate
30-Year Fixed	6.09%
20-Year Fixed	5.97%
15-Year Fixed	5.53%
5/1 ARM	6.17%
7/1 ARM	6.40%
30-Year VA	5.53%
15-Year VA	5.11%
5/1 VA	5.38%

Notice how the 30-year fixed refinance rate is just 6.09%, a minuscule jump from the purchase rate. For those with a 15-year fixed, the refinance rate is 5.53%, still a very attractive number. The VA loans remain incredibly competitive for refinancing as well, with the 30-year VA at 5.53% and the 15-year VA at 5.11%.

My professional opinion here is to be diligent. Even a quarter-point difference can add up to thousands over the life of a loan. If you haven't looked at refinancing in a year or two, and your credit score has improved, or if your income has increased, it's a prime time to see if you can get a better deal. However, always consider the closing costs associated with refinancing. You need to make sure the savings outweigh these upfront expenses.

What This Means for You in Early 2026

This steady rate environment breaks down into clear advantages for different types of borrowers:

• For the Long-Term Planner (30-Year Fixed): With the 30-year fixed rate around 6.04%, the stability is fantastic for budgeting. But remember that offer for 5.5%? That’s a potential monthly savings of hundreds of dollars. Never settle for the first offer; shop around!
• For the Fast-Payoff Enthusiast (15-Year Fixed): The 15-year fixed rate at 5.41% is a dream for those who want to be mortgage-free sooner. Refinancing at 5.53% is also a strong contender if you're looking to shave a bit more off your existing loan.
• For the Rate-Sensitive Borrower (ARMs): The ARMs are holding in the low 6s. While the initial payment might be appealing, always do the math for the worst-case scenario if rates climb. This makes them a tool for those with a clear exit strategy.
• For Our Service Members (VA Loans): The consistently lower rates for VA loans are a game-changer. They are a testament to the gratitude we owe our veterans and continue to be among the most affordable financing options.

Looking Ahead: The First Half of 2026

The mortgage market is a complex interplay of economic factors. As we move through the first half of 2026, several indicators are shaping the outlook.

Economic Pulse: Inflation and Employment
The Federal Reserve's decisions regarding interest rates are heavily influenced by inflation and the labor market. While inflation has cooled from its recent highs, its trajectory will continue to be a key driver. A strong job market generally supports economic growth but can also put upward pressure on wages and, consequently, inflation. Experts are keeping a close eye on these figures, as they can lead to shifts in bond yields, which directly impact mortgage rates.

Bond Yields: The Underlying Current
Mortgage rates tend to move in tandem with the yields on U.S. Treasury bonds, particularly the 10-year Treasury note. When bond yields rise, mortgage rates typically follow suit, and vice-versa. While the current rates are stable, any significant movement in bond markets related to economic news or Fed policy could cause rates to tick up or down.

Housing Market Activity: Buyers Gain Traction
The good news for potential buyers is that the housing market is gradually shifting towards a more balanced state.

• Home Sales: We’re seeing predictions suggesting a modest increase in existing-home sales for 2026, climbing around 1.7%. While this is still below pre-pandemic levels, it indicates a growing willingness to buy. Mortgage application activity has already shown a healthy uptick in late 2025, reflecting renewed buyer interest.
• Home Prices: Forget the astronomical surges of recent years. Home values are now expected to see more modest growth, in the range of 1.2% to 2.2% nationally. This slower pace, combined with steady income growth, is a positive sign for affordability.
• Inventory Levels: The number of homes for sale is improving, which is great news. However, it's important to remember that inventory is still below what we considered normal before the pandemic. This continued scarcity in many areas is a primary reason we aren’t seeing dramatic price drops.
• Affordability: This is where things are looking up. With incomes rising faster than inflation and mortgage rates stabilizing, the portion of your income going towards your mortgage payment is expected to dip below that crucial 30% threshold for the first time since 2022. A significant drop in rates could open the doors for millions more households to become qualified buyers.

My advice based on this outlook? Don't get caught up in trying to perfectly time the market. Homeownership is a big personal decision. Your financial situation, your family's needs, and your long-term goals should always be the most important factors. The current rate environment, however, offers a more forgiving stage for making those decisions.

The Takeaway for Today

Mortgage rates on January 6, 2026, are wonderfully balanced just above and below the 6% mark. This stability is a welcome development. My perspective is that shopping around is no longer just a good idea – it’s essential. The difference between lenders can represent tens of thousands of dollars over the life of your loan. If predictability brings you peace of mind, locking in a rate now might be a wise move, especially given the ongoing economic conversations. And for those looking to refinance, remember to compare offers meticulously; slight differences can translate to significant savings.

With the economic winds of inflation, Federal Reserve policies, and ongoing housing demand shaping the future, staying informed is key. But for now, this period of steady rates, coupled with diverse and competitive lender offers, presents a truly opportune moment for both new homebuyers and those looking to refinance.