Weekly update
Mortgage rates, week of February 12, 2026
The 30-year fixed averaged 6.09%, down 0.02 points from last week.
- 30-year fixed
- 6.09%
- 15-year fixed
- 5.44%
- 10-year Treasury
- 4.09%
- Spread
- 2.00
The numbers behind the week
- The 15-year fixed averaged 5.44%, down 0.06 points.
- Between the two readings the 10-year Treasury yield fell 0.12 points and the gap between it and the mortgage rate widened 0.10 points. Together those make up the 0.02-point move.
- Four weeks ago the 30-year average was 6.06%.
- That is 0.78 points below a year ago (6.87%).
- Over the past 52 weeks the 30-year average has ranged from 6.06% to 6.89%.
- The spread over the 10-year Treasury is 2.00 points, against an average of 2.28 across the history on this site.
| Change from February 5, 2026 | Points |
|---|---|
| 10-year Treasury yield | -0.12 |
| Spread over the Treasury | +0.10 |
| 30-year mortgage rate | -0.02 |
Each mortgage average is compared with the most recent daily Treasury yield on or before its date, so the split is approximate. The Treasury spread page explains the gap.