Who has the best mortgage rates today?
I’m looking for a primary, single-family home in for , and credit score.
Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George Robinson TrueRate Data ScientistLenders with low rates
TrueRate analyzed the rates lenders actually gave to buyers for the last three years and found only a few lenders likely to get you a good deal.
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Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George Robinson TrueRate Data ScientistLenders likely to have high rates
We don’t accept advertising, so you can get the real lender story. TrueRate looked at 60 lenders and found that these lenders are likely to offer you a high rate.
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Insights
Whether a lender has high margins or is simply inefficient and passing their costs on to you, the result is the same—you’ll likely end up paying more for your home. Our data shows that if you choose these lenders you will likely regret it.
George Robinson TrueRate Data ScientistLenders with average rates
You deserve better than what these lenders historically provide.
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Don’t let lenders pull a fast one on you
Learn how really low rates often come with hidden fees. Drag the slider to see how rates and fees are connected.
Insights
Insights by James McTernan Tomo Mortgage Loan Advisor - NMLS #337556TrueRate report
See how mortgage companies got home buyers to over-pay by billions.
What is TrueRate by Tomo Mortgage?
TrueRate is a tool for homebuyers, created by Tomo Mortgage. It uses AI and analytical models to show you what a fair mortgage rate really looks like—your “true rate”—based on your unique financial situation and real market conditions. It strips out all the bait-and-switch pricing you see all over the internet, such as rates advertised with big point fees hiding in the fine print.
Instead of giving you a one-size-fits-all estimate, TrueRate calculates what rate you should be looking for that day, using the same kinds of data that lenders themselves rely on to provide their own rate information. We’re just making it all public for the first time. You’ll be able to see whether an interest rate offered by a bank, credit union, or mortgage company is low, average, or too high—before you agree to anything.
We believe in transparency. Here’s how we crunched the numbers.
Today’s best mortgage rates - September 5, 2025
As of September 5, 2025, the current rate for a 30-year fixed-rate mortgage is 6.39%. But, if you’re looking to find the best mortgage rates, you’ll be better off looking for a rate between 6.11% and 6.27%. We found 4 lenders who are likely to offer home buyers a good rate within this range, based on our analysis of hundreds of thousands of real loans.
You might spot lower rates advertised online, but you’ve got to be careful of the “too good to be true” pricing. These rates are usually loaded with extra fees and “point buy-downs” that are hiding in the fine print.
We invented Tomo TrueRate to make it easier to find the “true rate”—that’s the rate you should be looking for, without added fees included.
Frequently asked questions
When you’re talking about a home loan, even a fraction of a percent makes a real difference. Lower interest rates don’t just reduce your monthly mortgage payment, they slash the total interest you’ll pay over the life of the loan. That adds up fast.
Let’s break it down: Say you have good credit (e.g., a 720 FICO score), you’re buying a single family home to live in for $420,000 with 10% down, and you’re looking for the interest rates on a 30-year fixed rate conventional mortgage.
| Row headers | Lender A | Lender B | Lender C |
|---|---|---|---|
| Offered rate | Low rate6.656% | Average rate6.787% | High rate6.900% |
| Monthly P&I payment | $2,428 | $2,461 | $2,490 |
| Costs after 10 years | $291,375 | $295,321 | $298,741 |
| Savings after 10 years | $7,366 | $3,420 |
Rates for illustrative purposes only. Monthly payments reflect principal and interest only. Taxes, insurance, and other costs not included.
In other words, by shopping around for the best mortgage rate for your specific financial situation, you could save $7,366 in the first 10 years alone. Even if you plan to sell your home or refinance later down the road (most people do, usually within the first 5 to 10 years), it’s still a really significant savings.
With a lot of lenders, “advertised rates” don’t mean a whole lot—you’ll need to know what your personal rate will be, based on your real credit score and specific purchase scenario. But here’s what we’d tell our own friends and family to do if they want to get the best rate on a mortgage today:
- Check your TrueRate. Update your TrueRate with info like your location, credit, property price, etc.
- Talk to 3+ lenders. Check out the lenders listed in the “low rates” range. See who has low (or no) lender fees and good customer reviews.
- Get pre-approved. If you’re still shopping for a home, you’ll pause here until you have an accepted offer. You can shop around for a better rate later.
- Get 3+ loan estimates. Governed by the Consumer Financial Protection Bureau (CFPB), gives you real, apples-to-apples info you can compare. If a lender gives you a hard time about getting one, it’s a big red flag.
- Compare estimates. Focus on the rate and the “origination fees” in Section A. All the other sections of a loan estimate will be essentially the same, no matter where you go.
- Pick your lender. From there, it’s a matter of picking a lender you trust. Do they have good rates? Low or no fees? Do they have a good track record of closing on time? That’s the stuff that really matters.
Rates aren’t just about the Fed. Lenders consider big-picture market forces and your personal financial profile. There’s a long list of factors that mortgage companies consider when setting an interest rate. But here’s the big ones:
- Your credit score – Higher scores = better rates.
- Your down payment – More money down means less risk to lenders. But putting 20% down isn’t always necessary.
- Your loan type – Jumbo loans? Higher rates. Fixed vs. ARM? Different dynamics.
- How you’ll use the home – Primary residence rates are typically lower than investment properties.
There are constant ups and downs in the market, but our chief marketanalyst, Emmanuel Santo-Donato, provides some clarity on what you can expect in our weekly mortgage rate forecast. We offer insight and commentary on what’s happening with the Fed, whether trade wars or tariffs will have an impact on the housing market, and the key information we look at when trying to read the tea leaves, like what the latest labor reports are showing.
Whether they’re called “origination fees,” “processing fees,” or “underwriting fees”—or all three in some cases—these are fees that the vast majority of lenders charge in addition to the money they make in interest on the loan. Tomo Mortgage doesn’t charge these fees because, in general, they aren’t necessary (it’s kinda like forcing people to give their lender a tip, just for giving them a loan).
Among large national lenders, the median origination fee for a 30-year conventional, conforming mortgage was $1,360. But the real fees that home buyers pay can range widely—from $0 at Tomo Mortgage to over $6,000 at other lenders. We’ve even encountered fees as high as $10,000 for a typical mortgage.
These prices used to correspond largely with the size of the loan, back when mortgage brokers made up a much larger share of the mortgage industry. Today these fees are largely a reflection of the lender and its business model—most companies charge roughly the same amount in fees, regardless of the size of the loan, because their operational costs are largely the same.