June 28, 2025: Steady 5.375% ARM Rate Holds Strong

Introduction

As of June 28, 2025, the mortgage landscape is showing subtle but promising signs for homebuyers and homeowners alike. After weeks of steady rates, some adjustable-rate mortgages from credit unions like Desert Financial and State Department Federal Credit Union are inching slightly lower—offering a rare chance to catch a better deal on purchase loans. Meanwhile, Zillow’s national averages reveal that the lowest 30-year fixed jumbo rate stands at 6.536%, down nearly 22 basis points from last week, signaling easing costs for buyers looking at higher-value homes. Even broader economic indicators support this trend, with the Federal Reserve’s breakeven inflation rates dipping modestly, hinting at less upward pressure on interest rates ahead. If you’ve been hesitating to lock in your mortgage rate, today’s snapshot suggests a window of opportunity. Here’s what you need to know before locking in a rate—whether you’re eyeing an ARM or a jumbo loan, understanding these nuanced shifts could save you hundreds each month.

New Purchase - Adjustable

Lender

Term

2025-06-28
(Current Day)

2025-06-21
(7 Days Ago)

2025-06-13
(15 Days Ago)

2025-05-29
(30 Days Ago)

2025-05-14
(45 Days Ago)

Affinity Plus

5 yrs

7 yrs

5.38%

5.63%

5.38%

5.63%

5.38%

5.63%

5.50% +12.5 bps

5.75% +12.5 bps

5.50% +12.5 bps

5.75% +12.5 bps

Citadel

7 yrs

10 yrs

6.25%

6.38%

N/A

Desert Financial

5 yrs

7 yrs

5.50%

5.75%

5.63% +12.5 bps

5.88% +12.5 bps

5.63% +12.5 bps

5.88% +12.5 bps

5.88% +37.5 bps

6.13% +37.5 bps

6.00% +50 bps

6.25% +50 bps

Digital

5 yrs

7 yrs

10 yrs

5.38%

5.63%

5.75%

5.38%

5.63%

5.75%

5.38%

5.63%

5.75%

N/A

Hawaiistatefcu

5 yrs

7 yrs

10 yrs

40 yrs

5.75%

5.88%

6.00%

5.75%

5.88%

6.00%

5.75%

5.88%

6.00%

5.88% +12.5 bps

6.00% +12.5 bps

6.00%

6.13% +12.5 bps

5.75%

5.88%

6.00%

Navy Federal Credit Union

5 yrs

30 yrs

5.38%

5.63%

5.38%

5.63%

5.38%

5.63%

5.50% +12.5 bps

5.75% +12.5 bps

5.50% +12.5 bps

5.75% +12.5 bps

Nuvisionfederal

5 yrs

5.5 yrs

5.13%

5.38%

5.63%

5.25% +12.5 bps

5.50% +12.5 bps

5.75% +12.5 bps

5.38% +25 bps

5.63% +25 bps

5.88% +25 bps

5.50% +37.5 bps

5.75% +37.5 bps

6.13% +50 bps

N/A

State Department Federal Credit Union

5 yrs

7 yrs

10 yrs

15 yrs

5.63%

5.88%

5.88% +25 bps

5.88%

6.00% +12.5 bps

6.13% +25 bps

5.75% +12.5 bps

5.75% -12.5 bps

6.00% +12.5 bps

7.50% +162.5 bps

6.13%

6.38%

6.13%

6.38%

Wings Financial

30 yrs

40 yrs

5.50%

5.75%

6.00%

N/A

Affinity Plus

On June 28, 2025, 5/6m ARM Adjustable-Rate Conventional Purchase loans hold the lowest rate at 5.375%, unchanged over the past week but down 12.5 basis points from 30 days ago, signaling a modest reduction in borrowing costs for short-term adjustable buyers. Similarly, the 7/6m ARM Adjustable-Rate Conventional Purchase program remains steady at 5.625%, with no weekly change and a 12.5 basis points decrease month-over-month. These yield spreads suggest stable cost conditions after recent easing, benefiting borrowers seeking flexibility in initial lower rates. Members considering purchasing should evaluate these adjustable-rate options carefully against fixed alternatives, particularly if anticipating rate shifts post-adjustment periods. For those weighing financing strategies, monitoring such trends can inform timing decisions and potential refinancing to optimize long-term expenses.

Desert Financial

On June 28, 2025, 5/6 ARM Purchase loans offer the lowest adjustable rates at 5.50% with 1.125 points, reflecting a 12.5 basis point decline from last week and a 37.5 basis point decrease over the past 30 days. Similarly, the 7/6 ARM Purchase program stands at 5.75%, down 12.5 basis points week-over-week and 37.5 basis points month-over-month. These yield spread contractions reduce the cost of borrowing for buyers utilizing adjustable-rate products.

For members considering home purchases, particularly those planning to hold loans short-term or expecting rate declines, these lower ARM rates may provide financial flexibility. However, borrowers seeking predictability should weigh these adjustments against potential future rate resets.

Given recent trends, evaluate your mortgage strategy by balancing current savings from lower ARMs against interest rate volatility, especially if refinancing opportunities align with your long-term financial goals.

Digital

On June 28, 2025, adjustable-rate purchase mortgages maintain stable yield spreads across all terms. The 5-year/6-month ARM holds the lowest rate at 5.375%, unchanged from both 7 days ago and prior periods, indicating steady cost of borrowing for short-term adjustable loans. Similarly, the 7-year/6-month ARM at 5.625% and the 10-year/6-month ARM at 5.75% exhibit no basis point movement over the past week. For members considering flexible financing options, these consistent rates suggest predictable initial payments without recent upward pressure on adjustable terms. First-time buyers and those seeking purchase loans can rely on stable adjustable-rate products amid current market conditions. Evaluating your mortgage strategy with these data points may support informed decisions—consider fixed-rate alternatives if payment certainty aligns with your financial goals or assess refinancing only when significant rate shifts emerge.

Hawaiistatefcu

On June 28, 2025, Adjustable-Rate Mortgage (ARM) purchase loans maintained stability in yields compared to last week. The 5-year ARM at 5.75%—the lowest rate among available ARMs—showed no change over seven days but improved by 12.5 basis points versus 30 days ago, reflecting a modest easing in borrowing costs for short-term adjustable loans. Similarly, the 7-year ARM held steady at 5.875%, down 12.5 basis points month-over-month, while the 10-year ARM remained at 6.0%, also down by the same margin over 30 days. The 40-year ARM stayed flat at 6.0% with no recent changes.

These stable to slightly lower rates can benefit first-time buyers and those seeking lower initial payments, but members should assess their risk tolerance given potential future adjustments after fixed periods. Considering fixed-rate alternatives may be prudent if payment predictability is a priority. Evaluating current market trends against personal financial goals will support informed mortgage decisions and long-term cost management.

Nuvisionfederal

On June 28, 2025, the 5/5 ARM Conforming Adjustable Purchase Loan is offered at a rate of 5.625% with 1.125 points, reflecting a 12.5 basis point decrease over the past week and a more significant 50 basis point decline compared to 30 days ago. This narrowing in yield spreads reduces the cost of borrowing for members seeking adjustable-rate options, particularly benefiting those planning to hold their mortgage for a shorter term or expecting future rate adjustments.

For first-time buyers and those prioritizing initial affordability, this downward trend enhances purchasing power. Veterans and refinance candidates should assess if adjustable terms align with their long-term strategy amid shifting market dynamics.

Given these movements, members are advised to evaluate refinancing possibilities or consider fixed-rate alternatives if stability is preferred, ensuring mortgage decisions are data-driven and aligned with individual financial goals.

State Department Federal Credit Union

On June 28, 2025, Conforming 5/5 ARM Purchase loans offer the lowest rate at 5.625% with a 25 basis points decrease over the past week and a 50 basis points drop compared to 30 days ago, indicating reduced borrowing costs for adjustable-rate borrowers. Similarly, the Conforming 15/15 ARM Purchase program decreased by 25 basis points week-over-week to 5.875%, mirroring a consistent yield spread compression over the month. The Conforming 10/6 ARM Purchase rate stands at 5.875%, down 12.5 basis points from last week, though monthly data is unavailable for comparison.

These declining rates on adjustable ARMs benefit members considering home purchases by lowering initial payments and improving affordability. Borrowers seeking predictable payments should weigh these options against fixed-rate alternatives, especially as market volatility may affect future adjustments. Members are advised to analyze current ARM terms carefully and consider refinancing strategies to optimize long-term mortgage costs amid evolving rate trends.

Zillow National Average

As summer unfolds, mortgage rates are cooling off like a refreshing breeze, offering potential homebuyers a moment to breathe. Today’s 30-Year Fixed Rate Jumbo stands steady at 6.536%, unchanged from yesterday but down 0.21% over the past week, signaling a slight easing in the market. Conversely, the 15-Year Fixed Rate Jumbo has seen a sharp increase of 0.29% in the last month, now at 6.783%.

For first-time buyers, these small fluctuations can significantly impact monthly payments and overall interest costs—remember, just a quarter-point rise can add thousands to a long-term mortgage! As investors eye potential rental yields, locking in favorable rates now might be wise; however, those seeking stability may prefer to wait for further clarity as the Fed hints at future rate hikes.

With Zillow’s real-time data backing these insights, it’s crucial to stay informed and proactive—speak with a mortgage advisor today to explore your best options and don’t miss out on today's potential savings!

Federal Reserve Economic Trends

As we navigate the evolving landscape of mortgage rates and inflation, today marks a pivotal moment for homebuyers and investors alike. Notably, the Mortgage 30-Year FHA Average Rates experienced a significant drop of 0.18 points over the past week, making it an opportune time for those looking to secure a favorable rate.

Inflation trends play a crucial role in shaping interest rates. When inflation expectations rise, lenders often raise rates to mitigate risk. For example, even a modest increase of just 0.25% on a $300,000 mortgage could add nearly $45 to monthly payments—illustrating how sensitive mortgage costs can be.

In recent weeks, Mortgage 30-Year VA Average Rates fell by 0.20 points over 30 days, providing potential savings for first-time buyers and refinancers. Monitoring these shifts is vital; locking in a rate during such fluctuations can save thousands in interest payments down the line.

For first-time buyers, now may be the right moment to act as lower rates can enhance affordability. Long-term investors should keep an eye on trends that signal future market shifts, while those considering refinancing might find current rates advantageous.

Stay informed and consult with your mortgage advisor to navigate these changes effectively. With economic indicators constantly shifting, remaining vigilant is key to seizing opportunities. Keep your eyes peeled for Fed announcements that could further influence rates!

LendMesh

Every homebuyer’s journey is unique, but the need for trustworthy information is universal. That’s why LendMesh brings together a wide network of banks and credit unions, offering you the best mortgage rates and personal guidance you won’t find anywhere else. Our mission is to simplify the complex, whether you’re curious about pre-qualification, interested in refinancing, or planning a long-term financial future. We combine human stories with financial know-how, making it easier for you to step into the home you love. Take your next step by visiting our Mortgage Loans page: https://www.lendmesh.com/loans/mortgage_loans . because at LendMesh, your story matters.

Conclusion

Looking forward, it’s clear that even small movements in mortgage rates can ripple through your monthly budget and long-term savings. With many adjustable-rate options now slightly more affordable—like the 5/6 ARM at Desert Financial dropping to 5.5%—homebuyers who prefer flexibility should consider whether an ARM fits their timeline and risk comfort. For those favoring stability, the dip in jumbo fixed rates from Zillow and FRED means now might be the moment to secure a competitive long-term rate before inflation expectations shift again. Remember, just a quarter-point difference can mean significant savings over 15 or 30 years—not just on monthly payments but also total interest paid. Whether buying your first home, refinancing to reduce your payments, or investing in real estate, staying informed and acting with intention will keep you ahead of market swings. Keep an eye on these evolving rates and trust your gut; sometimes the best financial move is simply knowing when to take action.