30 yr refi rates today: what homeowners should watch now

Where rates stand and why they move

30-year refinance pricing changes throughout the day as lenders reprice to bond markets. Inflation data, jobs reports, and Federal Reserve guidance often push yields higher or lower, which feeds into mortgage-backed securities and, ultimately, retail quotes.

Expect quotes to vary by credit score, loan-to-value, occupancy, property type, loan size, and whether you choose to pay discount points. Cash-out refis typically price higher than simple rate-and-term swaps, and closing-cost credits can trade off with the note rate.

How to compare offers effectively

• Request a same-day Loan Estimate from at least three lenders and focus on APR, not just the rate.
• Price with and without points; calculate breakeven months versus your expected time in the home.
• Ask about lock length, float-down policies, and any repricing triggers on volatile days.
• Verify total cash to close, third-party fees, and whether escrow waivers change pricing.
• Check refinance eligibility for removing PMI once your equity crosses key thresholds.

When 30 yr refi rates today drop meaningfully, move fast: reprice risk is real, and complete documents can secure a better lock.