Introduction

June 21, 2025, brings a fresh look at mortgage rates that could have you rethinking your homebuying or refinancing plans. After a bit of back-and-forth in recent weeks, there’s encouraging news for those eyeing adjustable-rate mortgages (ARMs). Several credit unions, including Affinity Plus and Digital Federal, have nudged their ARM purchase rates down by up to a quarter point in the past week, with Affinity Plus Federal Credit Union offering a 5/6m ARM at 5.375%, one of the lowest adjustable rates available today. Meanwhile, Zillow’s data shows jumbo loan rates inching upward slightly—like the 15-year fixed jumbo rate rising by 23 basis points to 6.809%—reminding us that fixed-rate options are still holding steady but with some upward pressure. On the economic front, the Federal Reserve’s inflation breakeven rates ticked up modestly, hinting at persistent inflation concerns that often keep mortgage rates on alert. Here’s what you need to know before locking in a rate: whether you’re considering an ARM for potential savings or a jumbo fixed loan for stability, the market is offering distinct opportunities right now that can make a real difference in your monthly budget and long-term costs.

New Purchase - Adjustable

Lender
Term
2025-06-21
(Current Day)
2025-06-14
(7 Days Ago)
2025-06-06
(15 Days Ago)
2025-05-22
(30 Days Ago)
2025-05-07
(45 Days Ago)
Affinity Plus Federal Credit Union

5 yrs

7 yrs

5.38%
5.63%
5.50% +12.5 bps
5.75% +12.5 bps
5.50% +12.5 bps
5.75% +12.5 bps
5.50% +12.5 bps
5.75% +12.5 bps
5.38%
5.63%
Desert Financial Credit Union

5 yrs

7 yrs

5.63%
5.88%
5.63%
5.88%
5.50% -12.5 bps
5.75% -12.5 bps
5.88% +25 bps
6.13% +25 bps
6.00% +12.5 bps
6.00% +37.5 bps
Digital Federal Credit Union

5 yrs

7 yrs

10 yrs

5.38%
5.63%
5.75%
5.63% +25 bps
5.75% +12.5 bps
7.50% +175 bps
N/A
N/A
N/A
Gardensavings Federal Credit Union

30 yrs

5.63%
N/A
N/A
N/A
N/A
Langley Federal Credit Union

1 yr

3 yrs

5 yrs

5.38%
6.13%
6.50%
5.75% +37.5 bps
6.25% +12.5 bps
6.75% +25 bps
5.75% +37.5 bps
6.25% +12.5 bps
6.75% +25 bps
5.75% +37.5 bps
6.25% +12.5 bps
6.75% +25 bps
5.75% +37.5 bps
6.25% +12.5 bps
6.75% +25 bps
Mountain America Credit Union

5 yrs

7 yrs

10 yrs

6.38%
6.38%
7.00%
7.50%
6.50% +12.5 bps
6.50% +12.5 bps
7.00%
7.50%
6.50% +12.5 bps
6.63% +25 bps
7.00%
7.50%
6.75% +37.5 bps
7.38% +100 bps
7.38% +37.5 bps
7.50%
6.38%
6.50% +12.5 bps
7.13% +12.5 bps
7.38% -12.5 bps
Nuvisionfederal

5 yrs

5.5 yrs

5.25%
5.50%
5.75%
5.25%
5.50%
5.88% +12.5 bps
5.38% +12.5 bps
5.63% +12.5 bps
5.88% +12.5 bps
5.50% +25 bps
5.75% +25 bps
6.13% +37.5 bps
N/A
San Francisco Federal Credit Union

5 yrs

7 yrs

10 yrs

5.63%
5.63%
6.50%
5.63%
5.75% +12.5 bps
6.63% +12.5 bps
5.63%
5.63%
6.50%
5.63%
5.75% +12.5 bps
6.50%
5.38% -25 bps
5.63%
6.38% -12.5 bps
State Department Federal Credit Union

5 yrs

10 yrs

15 yrs

5.88%
5.88%
6.00%
6.13%
5.88%
5.88%
6.13%
7.75% +175 bps
6.00% +12.5 bps
6.00% +12.5 bps
6.13%
7.75% +175 bps
6.13%
6.38%
6.13%
6.38%

Affinity Plus Federal Credit Union

On June 21, 2025, 5/6m ARM Adjustable-Rate, Conventional Purchase loans hold the lowest yield at 5.375%, down 12.5 basis points from both one week and one month ago, indicating a modest reduction in borrowing costs for members seeking short-term adjustable financing. Similarly, the 7/6m ARM Adjustable-Rate, Conventional Purchase loans decreased by 12.5 basis points to 5.625%, reflecting parallel downward pressure on adjustable mortgage yields.
These declines in ARM rates may benefit first-time buyers and those prioritizing lower initial payments over long-term rate stability. Veterans and refinancing applicants should weigh these movements against potential future adjustments given the nature of ARMs.
Members are advised to carefully evaluate their mortgage strategy in light of these rate shifts—consider fixed-rate alternatives if interest-rate predictability is paramount or explore refinancing options to optimize cost efficiency amid evolving yield spreads.

Desert Financial Credit Union

On June 21, 2025, 5/6 ARM and 7/6 ARM adjustable-rate purchase loans remain steady at 5.625% and 5.875%, respectively, showing no change over the past 7 days. However, both rates have declined by 25 basis points compared to 30 days ago, indicating a modest easing in borrowing costs for adjustable-rate mortgage borrowers. For first-time buyers and those with fluctuating income, these lower yields on ARMs may offer initial savings but carry interest rate reset risks after the fixed period. Veterans and others should weigh these options against fixed-rate alternatives if they prioritize payment stability. Given current market trends, members should evaluate refinancing possibilities or consider fixed-rate products to manage long-term cost exposure amid potential future rate volatility.

Digital Federal Credit Union

On June 21, 2025, 5yr/6mo ARM Purchase loans offer the lowest rate at 5.375% with 1.0 point, reflecting a notable decrease of 25 basis points compared to last week. The 7yr/6mo ARM Purchase loan stands at 5.625%, down by 12.5 basis points, indicating modest yield spread compression and reduced cost of borrowing for mid-term adjustable products. Most significant is the 10yr/6mo ARM Purchase loan, now at 5.75% with 1.25 points, sharply reduced by 175 basis points from seven days prior, suggesting improved affordability for longer-term adjustable-rate borrowers.
Members considering variable-rate mortgages should evaluate how these declining yields affect payment volatility versus fixed options. For first-time buyers or those planning short-term ownership, lower ARM rates may reduce initial costs, while others might assess refinancing strategies to optimize long-term expenses amid shifting market conditions.

Langley Federal Credit Union

On June 21, 2025, 1/1 ARM Purchase loans offer the most competitive rate at 5.375%, reflecting a significant decrease of 37.5 basis points compared to last week and over the past 30 days. Similarly, 3/1 ARM and 5/1 ARM Purchase loans have seen reductions of 12.5 bps and 25 bps, respectively, easing borrowing costs for adjustable-rate borrowers. These yield spread compressions enhance affordability for buyers with short-term rate adjustment horizons but may prompt caution due to future rate variability. For members considering adjustable-rate products, this recent downward trend suggests an opportune moment to assess mortgage strategies aligned with interest rate risk tolerance. Evaluating refinancing options or locking in rates now could optimize long-term financial outcomes amid fluctuating market conditions.

Mountain America Credit Union

On June 21, 2025, adjustable-rate mortgage (ARM) products for purchase show mixed yield movements at Mountain America Credit Union. The 5/6 ARM currently offers the lowest rate at 6.375%, down by 12.5 basis points over the past week and 37.5 basis points versus one month ago, indicating a modest reduction in borrowing costs for members seeking short-term rate adjustments. The 7/6 first-time homebuyer ARM remains steady at 7.0%, unchanged weekly but improved by 37.5 basis points compared to 30 days prior, benefiting new buyers aiming to manage initial payments with predictable resets. Meanwhile, the 10/6 ARM holds firm at 7.5%, showing no recent change in yield spreads.
Members should assess these trends carefully—those valuing payment stability might consider fixed options elsewhere, while borrowers comfortable with periodic adjustments could leverage current lower rates on shorter ARMs to optimize financing costs.

Nuvisionfederal

On June 21, 2025, the 5/5 ARM Conforming Adjustable Purchase Loan stands at a competitive 5.75% with 1.0 points, reflecting a notable decrease of 12.5 basis points compared to last week and a more substantial decline of 37.5 basis points relative to 30 days ago. This reduction in yield spread lowers the overall cost of borrowing for members considering adjustable-rate options, particularly benefiting those planning short- to mid-term homeownership or anticipating future refinancing opportunities. First-time buyers and individuals seeking flexibility may find this rate environment conducive to managing initial payments while evaluating long-term financing strategies. Given these trends, members should consider the implications of ARM variability and evaluate refinancing alternatives to optimize mortgage expenses amid fluctuating rates.

San Francisco Federal Credit Union

On June 21, 2025, 7/1 Adjustable Rate Mortgages for purchases decreased by 12.5 basis points, settling at a competitive 5.625%, improving borrowing costs compared to last week and last month. The 5/1 Adjustable Rate Mortgage remained steady at 5.625%, maintaining stable yield spreads for borrowers prioritizing short-term fixed rates. Meanwhile, the 10/1 Interest-Only ARM eased by 12.5 basis points from last week to 6.50%, though unchanged over 30 days, reflecting cautious market adjustments.
For first-time buyers and those seeking flexible payment options, the decline in the 7/1 ARM rate may reduce initial monthly obligations. Veterans and refinancing members should monitor these fluctuations carefully, especially given the stability of the 5/1 ARM.
Members are advised to evaluate their mortgage strategies, considering fixed-rate alternatives for stability or refinancing opportunities to optimize long-term costs amid shifting adjustable rates.

State Department Federal Credit Union

On June 21, 2025, Conforming 5/5 ARM Purchase loans maintain the lowest rate at 5.875% with a stable yield over the past week (0 bps change) but a notable decline of 25 basis points compared to 30 days ago, reducing borrowing costs for adjustable-rate seekers. Conversely, the Conforming 10/6 ARM Purchase program experienced a significant rate compression, dropping by 175 basis points week-over-week to 6.0%, substantially improving affordability for buyers targeting longer initial fixed periods. The Conforming 15/15 ARM Purchase option holds steady at 6.125%, unchanged in the last 7 days but down by 25 basis points over the month, reflecting easing market pressure on mid-term adjustable products.
Members should evaluate their mortgage strategies: those prioritizing payment stability may consider fixed alternatives, while buyers comfortable with adjustment risk could benefit from recent ARM rate contractions. Carefully assessing refinancing opportunities aligned with these trends can optimize long-term financial outcomes.

Zillow National Average

As the summer sun rises, mortgage rates are showing a mixed bag of trends. Today, the 15-Year Fixed Rate Jumbo remains steady at 6.809%, reflecting no change from yesterday, while the 30-Year Fixed Rate Jumbo holds at 6.750%. However, over the past week, we’ve witnessed a sharp rise in the 15-year option by 0.23 basis points, signaling potential urgency for first-time buyers who may want to lock in before further increases.
For those looking to refinance or invest, this environment poses both challenges and opportunities. Small rate shifts can translate into significant long-term costs; even a 0.25% increase can add tens of thousands to your total mortgage payments. With rates fluctuating and whispers of future Fed hikes, now might be the time to act—don't miss out on today’s potential savings!
Utilizing Zillow's reliable data is key; consider consulting a mortgage advisor to explore tailored options that align with your financial goals. Stay alert as market conditions evolve—your dream home could be just around the corner!

Federal Reserve Economic Trends

In today's economic landscape, a subtle shift in mortgage rates could spell significant changes for homebuyers and investors alike. Over the past week, Mortgage 30Yr Usda Average Rates dropped by 0.12 points, marking the largest movement among various loan types. Meanwhile, inflation expectations remain steady, with the Breakeven Inflation Rate for 10 years holding firm at 2.330%.
As inflation trends often dictate interest rates, a stable or declining rate can lead to lower mortgage costs. For instance, even a modest decrease in a 30-year mortgage rate can save borrowers hundreds over the life of their loan.
For first-time buyers and those looking to refinance, staying vigilant on these shifts is crucial. The current Mortgage 30Yr Va Average Rate, now at 6.405%, has seen a notable drop of 0.15 points in the last month—an opportunity not to be overlooked.
It’s wise to consult with a mortgage advisor to navigate these fluctuations and consider locking in rates before any potential hikes from the Federal Reserve. As we look ahead, remember: economic conditions are fluid, so keep an eye on both inflation indicators and mortgage trends for your best chance at favorable financing options. Stay informed and proactive—your financial future depends on it! Monitor rates closely and consult professionals to make the most of this evolving landscape!

LendMesh

The smartest mortgage shoppers know that comparing lenders is more than just chasing the lowest rate—it’s about finding the right fit for your needs. At LendMesh, we empower you to make informed decisions by showing real-time mortgage rates and lending programs from credit unions and banks you can trust. Whether you’re a first-time homebuyer, looking to refinance, or simply exploring your options, you’ll find financial guidance and transparency at every turn. Our platform was designed for people like you—those who value honest advice and clear choices. Don’t settle for the first offer you see; visit our Mortgage Loans page at https://www.lendmesh.com/loans/mortgage_loans . and discover the power of comparing your options. Your best mortgage could be one click away.

Conclusion

As you weigh your next move in this evolving mortgage landscape, keep in mind that even small shifts in rates — like the quarter-point drop we’re seeing on select ARMs — can translate into meaningful savings over time. For example, locking in an adjustable-rate mortgage at around 5.375% through Affinity Plus or Digital Federal Credit Union could lower your initial payments compared to current jumbo fixed options nudging above 6.7%. But if steady payments are your priority, be prepared for slightly higher fixed rates as jumbo loans tick up. Watching inflation trends is also key; rising breakeven inflation signals lenders may soon adjust pricing again. So whether you’re buying your first home, upgrading, or refinancing to free up cash flow, consider how these subtle rate movements impact your total interest paid and monthly costs—not just today but over years to come. Taking action now with clear insight will give you an edge when navigating offers from credit unions and national lenders alike. Remember: timing and informed choices can turn market fluctuations into real financial wins for your future homeownership journey.