US mortgage rates rose across the board on Wednesday, May 20, 2026, according to data from the Zillow lender marketplace.

The benchmark 30-year fixed loan surged 9 basis points to 6.50 percent, its highest level since August 23, 2025.

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Other fixed-rate options also climbed.

The 20-year fixed loan increased 3 basis points to 6.42 percent, while the 15-year fixed loan jumped 15 basis points to 5.99 percent.

Adjustable-rate mortgages saw even larger increases.

The 5/1 ARM escalated 19 basis points to 6.69 percent, and the 7/1 ARM rose to 6.32 percent.

Government-Backed and Adjustable Loan Rates

Government-backed loans offered slightly lower averages.

The 30-year VA loan stood at 5.91 percent, the 15-year VA loan at 5.63 percent, and the 5/1 VA option at 5.65 percent.

These national averages serve as baselines and can vary locally based on regional market conditions and city-specific costs.

Refinance Rates on May 20, 2026

Refinance rates also moved upward, typically carrying higher premiums than purchase loans.

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The 30-year fixed refinance rate was 6.47 percent, and the 20-year fixed refinance rate was 6.34 percent.

Other refinance benchmarks include the 15-year fixed at 6.00 percent, the 5/1 ARM at 6.48 percent, the 7/1 ARM at 6.20 percent, the 30-year VA at 5.89 percent, the 15-year VA at 5.50 percent, and the 5/1 VA at 5.53 percent.

Complete Rate Table for May 20, 2026

  • 30-Year Fixed: Purchase 6.50% / Refinance 6.47%
  • 20-Year Fixed: Purchase 6.42% / Refinance 6.34%
  • 15-Year Fixed: Purchase 5.99% / Refinance 6.00%
  • 5/1 ARM: Purchase 6.69% / Refinance 6.48%
  • 7/1 ARM: Purchase 6.32% / Refinance 6.20%
  • 30-Year VA: Purchase 5.91% / Refinance 5.89%
  • 15-Year VA: Purchase 5.63% / Refinance 5.50%
  • 5/1 VA: Purchase 5.65% / Refinance 5.53%

Borrowers can use online calculators to estimate monthly payments, factoring in private mortgage insurance and homeowners association fees.

A 30-year fixed loan offers lower monthly payments and long-term stability, though total interest costs are higher.

A 15-year fixed loan has lower rates and faster debt elimination but requires larger monthly payments.

Adjustable-rate mortgages typically start with lower rates before adjusting periodically, though current market conditions have made some fixed rates temporarily cheaper.

To secure the best refinance terms, borrowers should aim to improve their credit scores and lower their debt-to-income ratios.

Frequently Asked Questions

What is a 30-year mortgage rate right now?