Mortgage Rates Climb;
30-Year Fixed at 6.213%

Seven of nine tracked mortgage products moved higher this week, ending a four-week decline streak. Jumbos and FHA loans led the reversal, with 15-year jumbo rates jumping 0.170 points and 30-year jumbo rates up 0.165 points. The benchmark 30-year fixed rose 0.077 points to 6.213%.

📊 Full week-over-week data for all 9 mortgage loan products tracked by MonitorBankRates.com.

NATIONAL — National mortgage rates reversed higher across most tracked products for the week ending May 12, 2026, ending the four-week decline streak that had taken the benchmark 30-year fixed below 6.10%. 30-year fixed mortgage rates rose 0.077 points to 6.213%, climbing back above the 6.20% threshold. Jumbo products posted the largest moves: 30-year jumbo rates jumped 0.165 points to 6.310%, while 15-year jumbo rates added 0.170 points to 5.851%. FHA loans also moved sharply higher, gaining 0.139 points to 5.924%.

Conventional fixed-rate products both moved higher. 30-year fixed rates gained 0.077 points to 6.213%, the first weekly increase in five weeks. 15-year fixed rates rose 0.034 points to 5.772%. The 30-to-15 fixed spread widened slightly to 0.441 percentage points from last week’s 0.398, as the 30-year reversed higher more decisively than the 15-year. For borrowers tracking the benchmark, the four-week decline that had reduced the 30-year fixed by 0.256 points has now given back roughly 30% of that move in a single week.

The ARM segment was mixed. 7/1 ARM rates rose 0.050 points to 5.881%, and 5/1 ARM rates edged up 0.022 points to 5.751%. The 3/1 ARM was the outlier, falling 0.196 points to 5.694% — though with a narrower reporting pool, single-week moves in this product can reflect a small number of repricers rather than a broader market signal. The 5/1 ARM-to-30-year-fixed spread held at −0.462 percentage points, slightly wider than last week’s −0.408, restoring more of the ARM’s traditional advantage as fixed rates rose faster.

Jumbo products posted the headline moves this week. 30-year jumbo rates jumped 0.165 points to 6.310%, opening the jumbo-to-conforming spread back to 0.097 percentage points from the near-parity 0.009-point spread that prevailed two weeks ago. 15-year jumbo rates gained 0.170 points to 5.851%, pulling that product back above the 15-year fixed conforming at 5.772% — a return to the conventional ordering after several weeks of inversion. The size of these jumbo moves suggests banks are repricing high-balance portfolio loans more aggressively as funding outlooks shift.

Government-backed products diverged. FHA loan rates rose 0.139 points to 5.924%, a notable jump that nearly matches the jumbo move. VA loan rates were essentially flat at 5.952%, easing just 0.002 points from last week. The FHA-to-VA gap closed to 0.028 points from last week’s 0.169, with FHA catching up sharply while VA held steady. Both products remain below the conventional 30-year fixed for eligible borrowers.

This week’s reversal is the first directional shift in mortgage rates since late March, when the four-week decline began. The 30-year fixed had fallen from 6.392% to 6.136% over that period — a 0.256 point drop driven primarily by tariff-related Treasury yield volatility. This week’s 0.077 point increase claws back roughly 30% of that move. The faster pace of repricing on jumbos (+0.165, +0.170) and FHA (+0.139) versus conforming (+0.077) suggests banks are adjusting portfolio-held products more aggressively as the rate outlook shifts back upward.

The widening of the jumbo-to-conforming spread — back to 0.097 points after compressing to near-zero two weeks ago — restores a more typical relationship between the two product types. Borrowers in jumbo territory who locked at the late-April lows captured a meaningful pricing window that has now closed. Conventional borrowers still see a benchmark below early-April levels, but the easy gains of the past month may be largely behind us absent a renewed flight-to-safety move in Treasuries. Whether this week’s reversal extends or settles depends on Treasury direction over the next two weeks — compare mortgage rates across lenders to track how individual institution offers evolve relative to the national average.