Compare 30-year fixed mortgage rates from 60 lenders in NJ
A good rate for a primary, single-family home in for , and credit score is:
Histogram showing 3 data points from 6.03% to 6.56%. Use Tab to navigate between segments, and Enter to select a bar.
found 60 lenders for you—rates updated Jan 8, 2026
Rates updated Jan 8, 2026
Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George RobinsonTrueRate Data ScientistLenders with low rates in NJ
TrueRate analyzed the rates lenders actually gave to buyers for the last three years and found only 6 lenders likely to get you a good deal.
| Lender | Lender fees | ||
|---|---|---|---|
 | No lender feesHighly rated | Highly rated | |
 | $0-$1095Highly rated | Highly rated | |
 | $995Mixed reviews | Mixed reviews | |
 | $995Average | Average | |
 | $1125Poor | Poor | |
 | $1125Highly rated | Highly rated |
Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George RobinsonTrueRate Data ScientistLenders in NJ 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 5 are likely to offer you a high rate.
| Lender | Lender fees | ||
|---|---|---|---|
 | $1890Above average | Above average | |
 | $1890Mixed reviews | Mixed reviews | |
 | $1740Limited reviews | Limited reviews | |
 | $1490Mixed to positive | Mixed to positive | |
 | $1490Mixed | Mixed |
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 RobinsonTrueRate Data ScientistLenders with average rates in NJ
You deserve better than what these 49 lenders historically provide.
- American Neighborhood Mortgage
- American Pacific Mortgage Corp
- Benchmark Mortgage
- Bank of England
- Bayshore Mortgage Funding
- Bond Street Mortgage, LLC
- CIBM Bank
- Cliffco, Inc
- CMG Mortgage Inc.
- CrossCountry Mortgage, LLC
- Digital Federal Credit Union
- Direct Mortgage Loans
- East Coast Capital
- Envoy Mortgage, Ltd.
- Evolve Bank & Trust
- Fairway Independent Mortgage Corp
- FM Home Loans, LLC
- Fulton Bank N.A.
- Gateway First Bank
- Guaranteed Rate Affinity, LLC
- Guaranteed Rate, Inc.
- Homeside Financial, LLC
- Homestead Funding Corp.
- Huntington National Bank
- Ixonia Bank
- Meadowbrook Financial Mortgage
- Mid Penn Bank
- Millennium Home Mortgage
- Mortgage300 Corporation
- Mutual of Omaha Mortgage
- Nation One Mortgage Corporation
- Nations Lending Corporation
- NFM, Inc
- Northpointe Bank
- Philadelphia Mortgage Advisors
- Pike Creek Mortgage Services, Inc.
- Planet Home Lending, LLC
- Presidential Bank, FSB
- PrimeLending
- Princeton Mortgage Corporation
- S&T Bank
- Success Mortgage Partners, Inc
- TD Bank
- The Federal Savings Bank
- Tidewater Mortgage Services, Inc.
- United Northern Mortgage Bankers
- US Mortgage Corporation
- Watermark Capital, Inc.
- Waterstone Mortgage Corporation
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 McTernanTomo Mortgage Loan Advisor - NMLS #1112719TrueRate report
Buying a home shouldn’t feel impossible—see what’s driving buyer stress in 2025.
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.
30-year fixed mortgage rates today, January 8, 2026
Right now, a typical 30-year fixed-rate mortgage falls between 6.16% and 6.41%. But if you’re shopping for the lowest possible rate, you’re better off looking for a rate below 6.03%.
This is based on our analysis of hundreds of thousands of real loans from over one thousand different mortgage lenders. Across the U.S., there’s only a few dozen lenders that offer homebuyers a “good” rate range on a 30-year conventional home loan within this range today.
To put these numbers in perspective, let’s take a typical buyer scenario. Say you have good credit (720 FICO score), and you’re buying a single family home that you’ll live in for $450,000 with 20% down. Based on today’s interest rates for a 30-year fixed rate conventional mortgage, your monthly principal and interest on a mortgage would cost:
| Row headers | Lender A | Lender B | Lender C |
|---|---|---|---|
| Offered rate | Low rate6.685% | Average rate6.791% | High rate7.931% |
| Monthly P&I payment | $2,319 | $2,345 | $2,378 |
| Costs after 10 years | $278,330 | $281,373 | $285,412 |
| Savings after 10 years | $7,081 | $4,039 |
Monthly payments reflect principal and interest only. Taxes, insurance, and other costs not included.
You may see rates that look even lower than this in online ads or on some mortgage lender websites, but you’ve got to be careful. These offers often come with hidden costs like discount points or high origination fees.
To compare rates apples-to-apples, it’s best to find an APR that’s identical (or nearly identical) to the interest rate—this is sometimes called the “par rate” on a 30-year fixed rate mortgage.
Frequently asked questions
A 30-year conventional, “conforming,” fixed-rate mortgage is the most common type of home loan in the United States. It’s popular because it offers predictable monthly payments, a long repayment term (so that homes become more affordable to more people), and flexible options for homebuyers with solid credit.
There’s a good reason this loan type is so popular. A 30-year fixed rate mortgage has:
- Lower monthly payments.
Because the loan is stretched over 30 years, your monthly payments are lower than they would be with a shorter-term loan. - Predictable costs.
With a fixed interest rate, your principal and interest payments stay the same every month. That makes budgeting easier, when compared to an adjustable rate mortgage or “ARM.” - No mortgage insurance with 20% down.
If you put at least 20% down, you don’t have to pay private mortgage insurance (PMI) — which saves money. Of course, most first-time homebuyers put a lot less down—as little as 3% downpayments on a 30-year fixed. - Widely available.
Most lenders offer 30-year conventional loans. They’re available for primary homes, second homes, and even some investment properties.
It’s a mouthful. Let’s look at what each part of the name actually means:
Loan Term: 30-Year
The loan is paid back over 30 years. This longer term keeps monthly payments lower, which helps with affordability—meaning you can afford a more expensive home, which can gain more in total value over time (i.e., if property values increase at about 5% each year, you’re earning more total value on a $800,000 property than a $500,000). While you’ll pay more interest over time compared to a shorter loan, the lower payments make it a good option for most buyers.
Loan Type: Conventional
This means the loan is not part of a special government lending program, like FHA loans, VA loans (for veterans and their families), or USDA loans (for farms). Private lenders like banks, credit unions, and independent mortgage companies usually offer multiple loan types, and in many cases a homebuyer could qualify for both a FHA and a conventional loan. Deciding which is right for you is pretty nuanced, so it’s better to chat with your loan officer about tradeoffs and run the numbers on total costs for both.
Loan Category: Conforming
This means the loan meets the rules set by Fannie Mae and Freddie Mac, the two government-sponsored companies that buy most home loans from lenders. These rules include limits on:
- Loan size (e.g., $766,550 or less in most areas in 2025); if you need a larger loan you’re in “Jumbo” loan territory
- Borrower credit score
- Debt-to-income ratio
- Down payment size
If the loan meets all of these requirements, it “conforms” — and the lender can sell it to Fannie or Freddie, which lowers the risk and often results in better rates for borrowers.
Payment Type: Fixed-Rate
A fixed-rate mortgage means that you pay the same interest rate for the life of the loan. When interest rates are high, some people are drawn to adjustable-rate mortgages, which can offer a lower interest rate for the first few years, and then the rate changes over time based on market conditions. These loans are more risky—for example, if rates spike you might not be able to make your monthly payments—and that’s why most homebuyers opt for the more predictable fixed-rate mortgage.
To get this kind of mortgage, most borrowers need to meet the following basic criteria:
- Credit score: Typically, 620 or higher
- Down payment: As low as 3% for first-time buyers, but 5% or more is common
- Debt-to-income ratio (DTI): Usually no more than 43–50%
- Loan amount: Must fall under the conforming loan limit (which can vary by county)
The better your credit and the larger your down payment, the better your interest rate is likely to be.
You can get a loan with a shorter term (e.g., 15 or 20 years). You can get an Adjustable-Rate Mortgage (an ARM), which starts with a lower rate but can change over time. Or, you might qualify for a special loan program, such as an FHA loan or VA loan.
Still, the 30-year conventional conforming mortgage remains the top choice for most homebuyers.
Buying a house in New Jersey?
There’s good news for homebuyers—interest rates are finally improving. After several years of uncertainty and sharp increases, rates began to decline in 2024 and are expected to continue trending downward into 2025. While we’re not back to the record-low rates seen during the pandemic, the current direction is a positive one.
For first-time buyers, this could be the perfect opportunity to enter the market. Although rates are still somewhat elevated, they’re far more manageable than they were a year ago, which means monthly mortgage payments may feel less burdensome. New Jersey also offers a range of FHA loans and first-time homebuyer programs that can help reduce upfront costs and make homeownership more accessible.
Real estate prices in New Jersey can be high—especially in areas close to New York City—but there are still affordable options. If you’re open to living a bit farther from the city, you may find homes with more space, yards, and an overall better quality of life. For many buyers, the extra commute is worth the added comfort and value.
In short, New Jersey’s housing market offers challenges, but also real opportunities. With improving rates and the right homebuyer support programs, now may be a great time to make your move.