Today’s Mortgage Rates, November 13: 15-Year Fixed Rate Down 5 Basis Points

Today's mortgage rates put the 15-year fixed purchase rate at 6.48% on Friday, November 13, 2026, according to Zillow data reported by Yahoo Finance. That is down 5 basis points from yesterday, though it is still up 13 basis points from last week. Yahoo's headline for the day reads “Mortgage rates continue to rise from week-ago levels.” The 30-year fixed purchase rate is 7.14%, up 5 basis points from yesterday and 15 from last week. The 5/1 adjustable-rate loan moved the most, rising to 7.44%, which is 42 basis points above yesterday and 64 above last week. Yahoo also notes that markets are pricing in a Fed rate increase following its December meeting. For the current rates below, we use the report's Friday purchase rate table, which also lists the 20-year fixed, the 7/1 ARM, and VA options.

If you are shopping for a home, treat today's mix of moves as a reason to compare fresh quotes, not as a reason to panic or stretch your budget. A useful rate is still one that works with the home price, the fees, and the amount you can comfortably pay each month. Keep your budget in view before you chase a larger loan.

Current Purchase Rates From Zillow

The following national averages come from the purchase rate table in Yahoo Finance‘s Friday report. Your lender's offer can differ based on your loan details and finances.

Purchase Loan Type	Current Rate
30-Year Fixed	7.14%
20-Year Fixed	6.80%
15-Year Fixed	6.48%
5/1 ARM	7.44%
7/1 ARM	6.74%
30-Year VA	6.51%
15-Year VA	5.86%
5/1 VA	6.32%

Source: Zillow via Yahoo Finance.

Mortgage rates change throughout the day, and these figures reflect Zillow data as of November 12, 2026, at 3:07 p.m. ET.

These are interest rates, not full borrowing costs. Before comparing offers, check whether the lender charges points or other upfront fees. Also ask for the annual percentage rate, or APR, which includes certain loan costs alongside interest.

The 15-Year Rate Fell While Other Loans Rose

The 15-year fixed purchase rate is down 5 basis points from yesterday, to 6.48%, though it is still up 13 basis points from last week. The 30-year fixed purchase rate is up 5 basis points from yesterday and 15 basis points from last week, to 7.14%. The 5/1 ARM purchase rate jumped more, up 42 basis points from yesterday and 64 basis points from last week, to 7.44%. Those figures are national averages, not a forecast of the next move.

A basis point is a small unit used to describe changes in interest rates. One hundred basis points equal one percentage point. It helps keep the rate change separate from the change in your payment. A drop on one loan type can lower borrowing costs on that new loan, but how much you feel any move depends on the amount you borrow and the terms you choose.

Start With the Payment You Can Keep

A home search often begins with a price range. It helps to work backward from a monthly budget as well. Add the loan payment, property taxes, homeowners insurance, and any mortgage insurance or association dues. Then leave space for upkeep and savings.

The Friday averages help put those numbers in dollar terms. On a $300,000 loan at today's 7.14% 30-year rate, principal and interest run about $2,024 a month, with roughly $428,710 in interest over the full term. The same balance on a 15-year loan at 6.48% jumps the monthly payment to about $2,610, while cutting lifetime interest to about $169,804. Those illustrations are starting points only; your taxes, insurance, and lender fees still change the full bill.

The lender may approve a bigger loan than you want to carry. Decide what feels comfortable before you see a house that makes you want to stretch. The 30-year rate is higher than yesterday, so stay honest about the number you can carry. The 15-year dip is modest, and it does not replace a careful budget.

What a Fixed Rate Gives You

A fixed-rate mortgage keeps the interest rate unchanged through its term. That makes the principal-and-interest payment easier to plan around. The other parts of your housing bill can still rise, so fixed does not mean every cost stays the same.

The table lists the 30-year fixed at 7.14%. Its longer repayment period can make monthly payments more manageable than a shorter loan on the same balance. The tradeoff is more time spent paying interest. Ask your lender how extra principal payments work if you want the flexibility of a longer term while aiming to repay sooner.

Look Beyond the Lowest Fixed Rate

The 15-year fixed appears at 6.48%, and the 20-year fixed is 6.80%. Those choices can appeal to buyers who want to build equity faster and shorten their repayment timeline. Yet the lower rate on a shorter loan does not automatically mean a smaller monthly bill.

Get written payment estimates for each term using the same loan amount. See whether the shorter term still leaves an emergency cushion. If it forces you to pause retirement saving or rely on credit cards for repairs, a longer loan may be a better fit. The goal is a home you can keep, not just a loan you can pay off quickly on paper.

ARMs Need a Plan for Later

The current purchase table puts the 5/1 ARM at 7.44% and the 7/1 ARM at 6.74%. An ARM begins with a fixed rate period, then can adjust under the contract's rules. Its opening rate should never be treated as a promise for the whole loan.

Have the lender walk through the first adjustment, later adjustment dates, and the limits on rate changes. Ask to see a possible higher payment in writing. A plan to sell before the rate resets may sound simple, but moving dates and home values can change. Do not choose an ARM unless you understand what happens if you stay longer than expected.

VA Rates Belong in Eligible Borrowers' Comparisons

For eligible borrowers, the VA table shows 6.51% on the 30-year loan, 5.86% on the 15-year loan, and 6.32% on the 5/1 adjustable loan. These options deserve their own lender quotes rather than being folded into a general purchase estimate.

Ask about eligibility, any applicable funding fee, lender charges, and the cash needed at closing. Compare the full cost with other loans you qualify for. Be sure the quotes use matching loan amounts and lock periods. A rate can look attractive while the fee details tell a different story.

Locking Is About Managing Risk

You do not have to predict the bottom in mortgage rates to make a sound choice. If your closing is close and the payment fits, a rate lock may help protect your plans. Read the lock agreement, including its expiration date and any extension costs.

If you have more time, you may prefer to watch offers. Just decide in advance what you will do if rates move higher. Ask whether a float-down option exists, whether it costs extra, and what conditions apply. Waiting is a choice with risks, not a free chance at a better deal.

A Simple Checklist Before You Apply

• Use matching details: Give lenders the same property, loan amount, down payment, and loan type.
• Compare fresh quotes: Offers gathered close together are easier to judge fairly.
• Review points: Ask what the rate would be without paying upfront for a discount.
• Protect your cash: Allow for moving, repairs, and savings after closing.
• Read the paperwork: Check that the written terms match what you discussed.

Use Some Quiet Time to Get Your Papers Ready

If you are not ready to request a quote yet, use the time to organize what lenders may need. Gather recent income records, bank statements, and a clear picture of your debts. Ask the lender which documents apply to your situation, especially if you work for yourself or have income that changes from month to month.

Keep track of where your down payment money is coming from. If part of it will be a gift, ask what paperwork is required before moving funds. This preparation does not commit you to a purchase. It simply puts you in a better position to compare real offers when you find the right property.

Friday's Takeaway for Buyers

The 15-year fixed purchase rate is now listed at 6.48%, down 5 basis points from yesterday but up 13 from last week. The 30-year fixed stands at 7.14%, up 5 basis points from yesterday and 15 from last week, and the 5/1 ARM climbed to 7.44%. A mixed day does not decide your plan, but it is a good reason to ask lenders for fresh written offers. National averages set the direction; your credit, down payment, and loan type still shape the offer you receive. Use the calculator below to explore a payment, then compare quotes side by side.