Introduction

As we step into July 2025, the mortgage landscape is showing subtle shifts that could make a difference for homebuyers and homeowners alike. Today’s snapshot reveals a mixed bag of movements—from Credit Unions tweaking adjustable-rate mortgages to Zillow’s jumbo fixed rates dancing with slight gains and losses. Notably, the lowest purchase rate comes from Hudson Valley Credit Union’s 5/6 ARM at 5.375%, offering an attractive entry point for those open to adjustable terms. Meanwhile, inflation expectations inch upward, nudging some rates higher but not enough to stall momentum. Here’s what you need to know before locking in a rate: whether you’re hunting for a steady fixed option or eyeing an ARM that might save you money in the short term, understanding these nuances can help you time your move right and keep more cash in your pocket.

New Purchase - Adjustable

Lender
Term
2025-07-05
(Current Day)
2025-06-28
(7 Days Ago)
2025-06-20
(15 Days Ago)
2025-06-05
(30 Days Ago)
2025-05-21
(45 Days Ago)
2025-05-06
(60 Days Ago)
Affinity

5 yrs

5.38%
5.50%
5.75%
N/A
N/A
N/A
N/A
N/A
Affinity Plus

5 yrs

7 yrs

5.25%
5.50%
5.38% +12.5 bps
5.63%
5.38% +12.5 bps
5.63%
5.50% +25 bps
5.75% +12.5 bps
5.50% +25 bps
5.75% +12.5 bps
5.38% +12.5 bps
5.63%
California Coast

5 yrs

7 yrs

6.50%
6.50%
6.88%
N/A
N/A
N/A
N/A
N/A
Fairwinds

5 yrs

10 yrs

6.00%
6.00%
N/A
N/A
N/A
N/A
N/A
Hudson Valley

5 yrs

7 yrs

10 yrs

5.38%
5.50%
5.88%
5.63% +25 bps
5.75% +25 bps
6.13% +25 bps
N/A
N/A
N/A
N/A
Navy Federal Credit Union

5 yrs

30 yrs

5.25%
5.50%
5.38%
5.63%
N/A
5.50% +25 bps
5.75% +25 bps
5.50% +25 bps
5.75% +25 bps
5.50% +25 bps
5.75% +25 bps
Nuvision

5 yrs

6.5 yrs

5.25%
5.38%
5.75%
N/A
N/A
N/A
N/A
N/A
Wings Financial

30 yrs

40 yrs

5.50%
5.75%
5.88%
6.13%
5.50%
5.75%
5.75% -12.5 bps
6.00% -12.5 bps
N/A
N/A
N/A
N/A

Affinity Plus

On July 5, 2025, the 7/6m ARM Adjustable-Rate, Conventional Purchase mortgage rate rose by 12.5 basis points to 5.50%, up from 5.375% a week ago, marking a slight increase in the cost of borrowing for adjustable-rate borrowers. Compared to 30 days ago, the rate remains unchanged at 5.50%, indicating stable yield spreads over the past month.
For prospective homebuyers considering adjustable-rate mortgages, this uptick may marginally increase initial payments after the fixed period ends, affecting affordability calculations. Veterans and first-time buyers relying on conventional ARMs should reassess their borrowing costs in light of these shifts.
Given the current trend, members valuing payment predictability might explore fixed-rate alternatives. Additionally, those with existing ARMs should evaluate refinancing opportunities to mitigate potential future rate volatility and optimize long-term financial outcomes.

Hudson Valley

On July 5, 2025, purchase adjustable-rate mortgages (ARMs) in the Hudson Valley credit union show notable downward adjustments in borrowing costs. The 5/6 ARM at 5.375% represents the lowest rate among today's offerings, decreasing by 25 basis points (bps) from last week. Similarly, the 7/6 ARM at 5.5% and the 10/6 ARM at 5.875% also declined by 25 bps over seven days. These yield spreads indicate reduced cost of borrowing for adjustable loans with initial fixed periods of 5, 7, and 10 years.
For members targeting purchase loans with flexible rate structures, these shifts can improve affordability and monthly payment predictability within the initial fixed term. First-time buyers may find opportunity in the lowered rates, while seasoned purchasers should evaluate potential rate resets beyond the fixed interval.
Given recent trends, consider your mortgage strategy carefully: if you prioritize payment stability, assess fixed-rate options elsewhere; if flexibility suits your financial plan, these ARMs offer competitive yields warranting analysis for purchase financing decisions.

Wings Financial

On July 5, 2025, adjustable-rate mortgage (ARM) products show a moderate uptick in borrowing costs. The 10/1 ARM - 30 Year purchase rate increased by 12.5 basis points to 6.125%, while the 5/1 ARM - 40 Year purchase rate rose by the same margin to 5.875%, currently the lowest available rate among today’s options. These yield spread expansions indicate a slightly higher cost of borrowing for members seeking flexibility in loan terms.
For first-time buyers and those prioritizing initial lower payments, the 5/1 ARM at 5.875% remains attractive despite the recent increase. Veterans and others evaluating long-term affordability should note these shifts as they consider adjustable loans versus fixed alternatives.
Members are advised to evaluate refinancing strategies carefully amid rising rates and to consider fixed-rate products if rate stability aligns better with their financial planning goals.

Zillow National Average

As the summer sun shines brightly, mortgage rates are showing a mixed bag of trends, offering both hope and caution for potential buyers. Today, the 30-Year Fixed Rate Jumbo has seen a sharp rise of 0.19% over the past week, while the 15-Year Fixed Rate Jumbo has cooled slightly by 0.04% in the last month. For first-time buyers eager to seize opportunities, even minor fluctuations can mean significant savings; a mere 0.25% shift can add tens of thousands to a long-term mortgage.
For investors looking at rental yields, today's rates could be an enticing entry point before any potential future hikes hinted at by the Fed. Now might be the time to strike while rates are still favorable! Locking in today’s figures could safeguard against rising costs down the line.
With Zillow's real-time data as your guide, it’s crucial to stay informed and adaptable. Speak with a mortgage advisor today to explore your best options and make confident decisions for your financial future.

Federal Reserve Economic Trends

As we dive into today’s economic landscape, one noteworthy shift stands out: the Mortgage 30Yr Usda Average Rates have surged by 0.14 points over the past week. This movement highlights how inflation expectations continue to sway interest rates, a crucial factor for homebuyers and investors alike.
Currently, the Breakeven Inflation Rate for 10 years remains steady at 2.330%, but even minor fluctuations can significantly impact mortgage costs. For instance, a mere 0.10% increase in your mortgage rate could add hundreds to your monthly payment on a 30-year loan—transforming your budget dramatically.
The most substantial change over the last 30 days was seen in the Mortgage 15Yr Average Rates, which dropped by 0.19 points, presenting a golden opportunity for refinancers looking to lower their payments.
For first-time buyers or those considering refinancing, now might be the time to act as rates fluctuate based on inflation trends. Staying informed is essential—consult with a mortgage advisor to ensure you’re making smart financial decisions.
With potential shifts on the horizon from the Fed, it’s wise to keep an eye on these developments and consider locking in favorable rates while you can. Stay proactive; your future self will thank you!

LendMesh

Picture this: You’re ready to buy a home, but you’re not sure where to start. Maybe you’re worried about the rates, or confused by all the mortgage jargon out there. At LendMesh, we believe good guidance can change everything. That’s why we’ve built an online hub where real people—just like you—can find honest advice, real-time rate comparisons, and connections to local credit unions and banks that actually care. Whether you’re mapping out a long-term plan or looking for a quick pre-approval, we’ve got resources designed to make each step clearer. Take a moment today to visit our Mortgage Loans page: https://www.lendmesh.com/loans/mortgage_loans . Your next chapter could start with a single click, and we’ll be here to guide you through it.

Conclusion

Looking ahead, even small rate changes—like the quarter-point dips seen on several adjustable-rate options or the modest rise in jumbo loan rates—can ripple through your monthly budget and long-term costs more than you might expect. If you’re buying or refinancing soon, consider how a shift of just a fraction of a percent affects your payment: it could mean hundreds saved or spent over time. Staying flexible with adjustable-rate loans like those at Wings Financial or Hudson Valley might unlock savings now, especially if you plan to move or refinance again within a few years. But if stability is your priority, tracking national averages from trusted sources like FRED and Zillow ensures you’re making informed choices amid evolving inflation signals. Bottom line? Keep an eye on today’s lowest rates—such as Hudson Valley’s 5/6 ARM at 5.375%—and weigh them against your personal timeline and risk comfort. That thoughtful balance will help you turn market ups and downs into financial wins rather than worries.