Current refi mortgage rates report for Jan. 23, 2026

Current refi rates data

Note that Fortune reviewed the most recent Zillow data available as of Jan. 22.

How mortgage refinancing works

Boiled down to the basics, a mortgage refinance replaces your existing home loan with a new one. As when you applied for a mortgage to purchase your home, you’ll need to apply and meet lender criteria regarding your credit profile, proof of income, your debt-to-income (DTI) ratio, and more. This process typically results in a small hit to your credit score due to a hard inquiry. And, be aware there’s a risk of denial if you don’t meet the lender’s requirements.

What’s happening with mortgage rates in the market?

Some market watchers had hoped that mortgage interest rates would fall as the Federal Reserve made several cuts to the federal funds rate in late 2024. However, that didn’t happen, and mortgage rates remained stubbornly near the 7% mark—considering the nationwide average for 30-year, fixed-rate loans—for months. 

Rates have long remained well above the pandemic-era lows, when some homeowners were able to get rates in the 2% or 3% ranges. A report from Redfin showed that as of the third quarter of 2024, 82.8% of homeowners with a mortgage had a rate below 6%. Many have been essentially locked in with their existing home loans, unable or unwilling to move or refinance in the current environment.

But homeowners finally got a little relief starting in late August and early September of 2025. Mortgage rates dropped in a noticeable way ahead of the Sept. 16-17 Fed meeting, where the central bank delivered a widely anticipated rate cut of a quarter percentage point. Then, the Fed followed up with a second cut of a quarter percentage point at the end of October and a third in early December.

When it might make sense to refinance your mortgage

As we’ll cover more in the section below this one, it’s not free to refi your home loan. So, when does it make sense to accept the upfront costs and refinance? 

One rule of thumb many experts use is that if you can get a new rate a full percentage point lower than the one you have right now, it’s probably worth refinancing. Using recent market conditions as an example, someone who took out a home loan at 7% should strongly consider a refi if market conditions are in a place where that homeowner could now get a 6% rate.

It may also be strategic to refinance if you want to tap your home equity through a cash-out refi. Be aware you’ll typically need to have at least 20% equity in your home to be able to do this. So, for those who got into their home with the 5% minimum down payment generally available on conventional mortgages, it could take a while before you’re in a place to leverage a cash-out refi. 

Yet another case where a refi can help is to change your loan term. For example, maybe you applied for a 15-year mortgage when you bought the home, knowing that in exchange for higher monthly payments you’d save a boatload on interest charges over time. But then, your circumstances changed and now your monthly payments are stretching your budget. Refinancing to a 30-year loan might give you much-needed flexibility to make lower payments in that situation.

You may also wish to refi if you’re hoping to switch loan types. Maybe you have an FHA loan with lifetime mortgage insurance (called MIP on this type of loan) requirements, and you want to switch to a conventional loan to get rid of this. Or perhaps you took out an adjustable-rate mortgage (ARM) but now you’ve decided to stay in the home for a longer time and don’t want to deal with the chance of rate hikes during the adjustment period. In that case, refinancing to a fixed-rate home loan could make sense. 

Costs to refinance your mortgage

Much like the traditional home loan you likely took out to buy your house, refinancing a mortgage involves closing costs that can run about 2% to 6% of the loan amount. For instance, if you do a rate-and-term refi on a $300,000 loan, you might pay anywhere from $6,000 to $18,000 in refi closing costs.

Here are some costs you might see listed on your refinance loan estimate:

• Lender origination fees.
• Appraisal fees.
• Title search and insurance fees.
• Loan application fees.
• Survey fees.
• Attorney fees (if required in your state).
• Recording fees.
• Prepayment penalties (if your current loan servicer charges one).

Different types of mortgage refi loans

There are many types of mortgage refinance loans available, and the one you need will depend on your goals and also on your existing mortgage. Here are some common refi options to consider:

• Rate-and-term refinance: This is likely the most popular refi option and offers a chance to lower your interest rate and/or get a different loan term. Just know if you opt for a shorter loan term, while that typically earns you a lower rate and also hefty lifetime interest savings, you’ll be committing to higher monthly payments.
• Cash-out refinance: With a cash-out refi, you tap your home’s equity by replacing your existing loan balance with a larger one and taking the difference in cash. You can use the money for home improvements, consolidating high-interest debt, or virtually any other financial goal.
• No-closing-cost refinance: With this type of refi, the lender covers closing costs but charges you a higher interest rate. If you don’t have cash upfront for closing costs and think you could otherwise benefit from a refinance, this option may be worth a look. But approach it with careful scrutiny.
• Streamline refinance: These are generally available to existing FHA, VA and USDA loan borrowers, and will typically involve less documentation and a more straightforward application and approval process.

Refinancing with your existing lender vs. a new one

You’re not obligated to stick with the lender you got your original mortgage from when you refi. In fact, it’s probably worth shopping around for the lowest rate and best service you can find. 

However, some lenders may offer incentives if you stay with them, such as waiving a portion of the closing costs. Since these upfront charges can be something of a barrier to those who want to refinance, incentives can make a refi more feasible, and it’s worth broaching the conversation with your lender.

Lastly, know that if your mortgage was purchased by Fannie Mae or Freddie Mac, you might be eligible for programs like Refi Now and Refi Possible.