Mortgage Rates Rise to 6.52% in Setback to Buyers After Inflation Surge

Mortgage rates rose Thursday following a stronger-than-expected jobs report and an increase in inflation to a three-year high, dimming the prospects for any Federal Reserve rate cut this year.

The average rate on 30-year fixed home loans rose to 6.52% for the week ending June 11, up 4 basis points from 6.48% the previous week, according to Freddie Mac. For perspective, rates averaged 6.84% during the same period in 2025.

“The 30-year fixed-rate mortgage averaged 6.52% this week,” says Sam Khater, Freddie Mac’s chief economist. “Stronger employment momentum has helped existing home sales reach a five-month high. Importantly, we’re seeing homebuyers look past the short-term rate fluctuations and actively enter the market, signaling renewed confidence in homeownership opportunities.”

The U.S. economy added 172,000 news jobs in May, surpassing early forecasts, as the unemployment rate remained steady at 4.3% for the third straight month in a show of resilience, dampening investors’ hopes for near-term interest rate cuts, according to Realtor.com® economist Jiayi Xu.  

On Wednesday, the U.S. Labor Department reported that the Consumer Price Index (CPI) climbed to 4.2% in the 12 months through May, the highest level since April 2023.

However, core inflation, which strips out volatile food and energy costs, rose by a modest 2.9% annually, suggesting that higher energy prices have not yet bled into other major categories, with the exception of airfare.

The Fed uses higher interest rates to rein in inflation, and lower rates to stimulate the job market, reflecting its dual mandate of ensuring price stability and maximum employment.

“What began as a question of when the Fed would cut rates has quietly shifted,” says Xu. “Ongoing global tensions and rising energy prices have prompted some to wonder whether a rate increase may be back on the table.”

According to the CME FedWatch Tool, financial markets now price in a 98.2% probability that the Federal Open Market Committee (FOMC) will hold interest rates at the current 3.5%–3.75% range during its June 16–17 meeting. The odds of a 25-basis-point hike by the end of the year sit at roughly 43%.

What this means for ther housing market

Recent volatility in mortgage rates has created hurdles for prospective homebuyers, but Xu points out that both buyers and sellers are recalibrating in response to the uncertainty.

“Sellers are adjusting prices to attract demand, with the median asking price posting its steepest year-over-year decline in Realtor.com data since 2017,” says the economist. “Buyers, in turn, are seizing the opportunity, pushing pending sales up for a sixth consecutive month.”

Overall, the late spring market has proven more buoyant than many anticipated, as evidenced by existing home sales climbing to a five-month high in May. 

“However, if inflation continues to outpace wage growth, eroding purchasing power alongside still-elevated mortgage rates, household budgets will come under increasing pressure, posing a meaningful drag on housing demand heading into the summer,” warns Xu.

How mortgage rates are calculated

Mortgage rates are determined by a delicate calculus that factors in the state of the economy and an individual’s financial health. They are most closely linked to the 10-year Treasury bond yield, which reflects broader market trends like economic growth and inflation expectations. Lenders reference this benchmark before adding their own margin to cover operational costs, risks, and profit.

When the economy flashes warning signs of rising inflation, Treasury yields typically increase, prompting mortgage rates to increase. Conversely, signs of falling inflation or weakness in the labor market usually send Treasury yields lower, causing mortgage rates to fall.

The mortgage rates you’re offered by a lender, however, go beyond these benchmarks and take some of your personal factors into account.

Your lender will closely scrutinize your financial health—including your credit score, loan amount, property type, size of down payment, and loan term—to determine your risk. Those with stronger financial profiles are deemed as lower risk and typically receive lower rates, while borrowers perceived as higher risk get higher rates.

How your credit score affects your mortgage

Your credit score plays a role when you apply for a mortgage. A credit score will determine whether you qualify for a mortgage and the interest rate you’ll receive. The higher the credit score, the lower the interest rate you’ll qualify for.

The credit score you need will vary depending on the type of loan. A score of 620 is a “fair” rating. However, people applying for a Federal Housing Administration loan might be able to get approved with a credit score of 500, which is considered a low score.

Homebuyers with credit scores of 740 or higher are typically considered to be in very good standing and can usually qualify for better rates, which can reduce monthly payments.

Different types of mortgage loan programs have their own minimum credit score requirements. Some lenders have stricter criteria when evaluating whether to approve a loan. Ultimately, they want to make sure you’re able to pay back the loan.