Rates Await Fed. National Conforming Limit Increases to $832,750
Approximate Rates for Week Ending 12/5/25
Rates continue to be steady and are waiting for something to happen. The Fed meets next week, and the bond market suggests they are 89% likely to cut short term rates by another 0.25%. Remember though, there is not a direct correlation between short-term rates and mortgage rates, and the likely rate cut is already priced into today’s mortgage rates.
The official conforming limits for 2026 have been set at $832,750 nationwide and up to $1,249,125 in high-cost areas (such as most Bay Area counties). This is an increase of 3.5% which is a little disappointing compared to the >5% increase over the last 2 years.
75% of experts think rates will continue to stay steady over the next week while 17% think they will go down and 8% think they will go up.
Please follow me on Facebook and Twitter.
Mark Smith
Victoria Capital
Los Gatos
408 353 9784
www.MarkSmithLoans.com
|
Program |
No Points (APR) |
1 Point (APR) |
Change since last update |
|
Conforming (<$832,750) |
|||
|
30yr Fixed |
5.875% (6.11%) |
5.625% (6.20%) |
No Change |
|
30yr FHA |
5.375% (6.09%) |
5.25% (6.12%) |
-0.125% |
|
30yr FTHB |
5.875% (6.11%) |
5.625% (6.20%) |
No Change |
|
10yr ARM |
5.875% (6.11%) |
5.5% (6.10%) |
No Change |
|
7yr ARM |
5.625% (5.61%) |
5.25% (5.79%) |
+0.125% |
|
5yr ARM |
5.5% (5.71%) |
5.126% (5.69%) |
No Change |
|
15yr Fixed |
5.25% (5.31%) |
4.875% (5.19%) |
No Change |
|
High-Cost Conforming (>$832,750<$1,249,125) * |
|||
|
30yr Fixed |
6.125% (6.31%) |
5.875% (6.28%) |
No Change |
|
30yr FHA |
5.5% (5.99%) |
5.25% (6.02%) |
No Change |
|
30yr FTHB |
6.0% (6.11%) |
5.75% (6.18%) |
No Change |
|
5yr ARM |
- |
- |
- |
|
15yr Fixed |
5.875% (5.99%) |
5.375% (5.93%) |
No Change |
|
Jumbo (>$1,249,125) * |
|||
|
30yr Fixed |
6.125% (6.24%) |
5.875% (6.09%) |
+0.125% |
|
10yr ARM |
6.0% (6.14%) |
5.625% (5.92%) |
No Change |
|
7yr ARM |
5.625% (5.84%) |
5.375% (6.02%) |
No Change |
|
5yr ARM |
- |
- |
- |
|
15yr Fixed |
5.875% (5.99%) |
5.625% (6.00%) |
No Change |
LOWER HOME AFFORDABLE RATES FOR FIRST TIME HOMEBUYERS (FTHB) SUBJECT TO INCOME LIMITS
No Points No Cost Also Available!Conforming Rates and APRs calculated on Purchase loan amount of $600k (conforming), $900k (high-cost conforming,) and $1.25m (Jumbo) 30- day lock, 60% LTV, impounds,780 fico.
FTHB (First Time Home Buyer) conforming rates based on purchase loan amount of $750,000 with 20% down, High Cost Conforming $1m with 20% down. Subject to Income Limits
FHA Rates and APRs Calculated on Purchase Loan amount of $700k (Conforming) and $1m (High Cost), 30-day lock, 96.5% LTV, 720 Fico
This is not a commitment to lend. Rates are provided for informational purposes only. Please contact me for rates, products, and costs for your individual situation.
*Assumes high-cost areas, e.g., Santa Clara County and other Bay Area Counties
DRE: 01395052
NLMS:308562
