US Mortgage Rates Hover Just Above 6%

Rates reverse slight uptick as housing market approaches spring season

Published on Feb. 12, 2026

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The long-term mortgage rate in the United States remains just above 6% after reversing a slight uptick in recent weeks, just as the housing market approaches the spring season.

Why it matters

Mortgage rates are a key factor influencing housing affordability and demand. After a period of rapid rate increases, the current stabilization near 6% could impact home sales and prices in the coming months.

The details

The average rate on a 30-year fixed-rate mortgage was 6.05% this week, down from 6.12% the previous week, according to mortgage buyer Freddie Mac. Rates have been above 6% since early February, a sharp increase from the sub-3% levels seen in 2021.

  • The average 30-year fixed mortgage rate was 6.05% as of February 12, 2026.
  • Rates have been above 6% since early February 2026.

The players

Freddie Mac

A government-sponsored enterprise that purchases and guarantees mortgages in the secondary market.

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What’s next

Mortgage rates will be closely watched in the coming months as the spring home buying season approaches, which could impact housing market activity and home prices.

The takeaway

After a period of rapid rate increases, the stabilization of mortgage rates near 6% could be a sign of a cooling housing market, with potential implications for home sales and prices in the months ahead.