Introduction

July 12, 2025, brings a fresh snapshot of the mortgage landscape that feels both familiar and full of opportunity. If you’ve been watching the market closely, you know that even small rate shifts can ripple through your homebuying or refinancing plans. Today’s data reveals a steady pulse in adjustable-rate mortgages from credit unions, with rates holding firm or nudging slightly higher — like Digital’s 7-year ARM ticking up to 5.75%. Meanwhile, Zillow shows a gentle dip in jumbo loan rates, with the 30-year fixed jumbo rate at 6.655%, making it one of the more attractive options for buyers aiming higher on their purchase price. The Federal Reserve’s inflation expectations are inching upward too, hinting at broader economic currents that could influence rates soon. Here’s what you need to know before locking in a rate: The lowest purchase loan rate for an adjustable product comes from Affinity Plus Credit Union at a solid 5.5% on their 7/6-month ARM, while fixed-rate jumbo loans hover just above 6.6%, according to Zillow’s latest figures. Whether you’re eyeing an ARM or a fixed-rate jumbo mortgage, today’s numbers suggest it might be time to act thoughtfully but decisively — because every fraction of a percent counts when planning your financial future.

New Purchase - Adjustable

Lender
Term
2025-07-12
(Current Day)
2025-07-05
(7 Days Ago)
2025-06-27
(15 Days Ago)
2025-06-12
(30 Days Ago)
2025-05-28
(45 Days Ago)
2025-05-13
(60 Days Ago)
Affinity

5 yrs

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

5 yrs

7 yrs

5.25%
5.50%
5.25%
5.50%
5.25%
5.50%
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
California Coast

5 yrs

7 yrs

6.50%
6.50%
6.88%
6.50%
6.50%
6.88%
N/A
N/A
N/A
N/A
Digital

5 yrs

7 yrs

10 yrs

5.38%
5.75%
5.75%
5.25% -12.5 bps
5.50% -25 bps
5.75%
5.25% -12.5 bps
5.38% -37.5 bps
5.63% -12.5 bps
5.38%
5.63%
7.00%
N/A
N/A
Hawaiistatefcu

5 yrs

7 yrs

10 yrs

40 yrs

5.75%
5.88%
6.00%
6.00%
5.63% -12.5 bps
5.75% -12.5 bps
5.88% -12.5 bps
6.00%
5.63% -12.5 bps
5.75% -12.5 bps
5.88% -12.5 bps
5.88% -12.5 bps
5.75%
5.88%
6.00%
6.00%
5.75%
5.88%
6.00%
6.00%
5.75%
5.88%
6.00%
6.00%
Navy Federal Credit Union

3 yrs

5 yrs

30 yrs

5.25%
5.50%
5.25%
5.50%
5.25%
5.50%
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%
5.25%
5.38%
5.75%
N/A
N/A
N/A
N/A
State Department Federal Credit Union

5 yrs

6 yrs

7 yrs

10 yrs

15 yrs

5.75%
5.88%
5.88%
6.00%
5.63% -12.5 bps
5.75% -12.5 bps
5.88% -12.5 bps
5.88%
N/A
5.75%
5.75%
5.88% -12.5 bps
7.50%
6.13%
6.38%
6.13%
6.38%

Affinity

On July 12, 2025, the 7/6 ARM Purchase loan remains steady at 5.75%, showing no change over the past 7 days. This stability in adjustable rates indicates consistent yield spreads and a stable cost of borrowing for prospective homebuyers utilizing this product. For members considering variable-rate loans, especially first-time purchasers, this rate offers predictable initial payments without recent volatility. Veterans and refinance candidates should note that no current ARM refinance data is available, limiting direct comparison. Given the unchanged rate environment, members may benefit from assessing their mortgage strategy carefully—those prioritizing payment stability might explore fixed-rate alternatives when available, while others could monitor for potential future shifts to optimize borrowing costs.

Affinity Plus

On July 12, 2025, the 7/6m ARM Adjustable-Rate Conventional Purchase loan remains steady at 5.5%, unchanged from one week ago but increased by 12.5 basis points compared to 30 days prior. This stabilization in yield spreads suggests consistent borrowing costs for buyers opting for adjustable-rate products. For members considering their purchase options, especially those comfortable with variable rates tied to market movements, this rate environment indicates moderate cost predictability over the initial fixed period. First-time buyers should weigh potential future adjustments beyond five years, while investors might monitor rate trends closely for refinancing opportunities. Evaluating fixed-rate alternatives could benefit those prioritizing long-term payment stability amid these incremental shifts in borrowing costs.

California Coast

On July 12, 2025, adjustable-rate mortgage (ARM) products for purchase in California remain stable. The 5/1 ARM holds steady at 6.5%, unchanged from one week ago, reflecting no immediate shift in yield spreads or borrowing costs. Similarly, the 7/1 ARM rate remains fixed at 6.875%, with no movement over the past seven days. These rates indicate consistent market conditions for borrowers seeking initial lower rates that adjust after fixed periods.
For first-time buyers and those prioritizing lower initial payments, the unchanged 5/1 ARM at 6.5% offers a cost-effective entry point compared to the longer fixed period of the 7/1 ARM. Veterans and other buyers should assess potential rate adjustments beyond the initial term carefully.
Given this stability, members should evaluate their mortgage strategies—considering fixed-rate options if they prefer predictable payments or adjustable products if they anticipate short-term ownership or refinancing opportunities. Monitoring these rates will support informed decisions on purchase timing and long-term cost management.

Digital

On July 12, 2025, adjustable-rate purchase mortgages show nuanced yield spread shifts impacting borrowing costs. The 5yr/6mo ARM edged up by 12.5 basis points to 5.375%, maintaining steady pricing compared to 30 days prior. Meanwhile, the 7yr/6mo ARM increased notably by 25 basis points week-over-week to 5.75%, marking a modest cost rise for mid-term adjustable loans. Conversely, the 10yr/6mo ARM remained unchanged at 5.75% over the past week but declined significantly by 125 basis points versus 30 days ago, indicating improved affordability for longer-term adjustable options.
First-time buyers and those prioritizing shorter rate adjustments may face slightly higher initial yields, while borrowers targeting longer terms could benefit from recent rate contractions. Members should carefully evaluate their mortgage horizon and risk tolerance—consider fixed-rate alternatives if stability is paramount or assess refinancing strategies to leverage current market dips in long-term adjustable rates.

Hawaiistatefcu

On July 12, 2025, adjustable-rate purchase loans at Hawaii State FCU show a moderate uptick in borrowing costs. The 5-year ARM increased by 12.5 basis points to 5.75%, marking the lowest rate among adjustable options and maintaining stability over the past month. Similarly, the 7-year and 10-year ARMs rose by 12.5 basis points to 5.875% and 6.0%, respectively, reflecting tighter yield spreads over the week but no change since 30 days ago. The 40-year ARM remains steady at 6.0% with no recent movement.
For members prioritizing predictable payments, these adjustments suggest evaluating fixed-rate alternatives if available. First-time buyers should consider the slight rate increases in short-term ARMs against potential future resets, while those seeking longer-term flexibility may find current terms aligned with market expectations. Refinancing options warrant review to optimize cost efficiency amid this rate environment.

Navy Federal Credit Union

On July 12, 2025, the 5/5 Conforming Adjustable-Rate Mortgage (ARM) for purchase loans remains steady at a 5.50% rate with 0.25 points, showing no change over the past week. However, this reflects a 25 basis point decrease compared to 30 days ago, indicating a notable reduction in the cost of borrowing for qualified buyers. For first-time homebuyers and those seeking flexibility, this stable yield spread may offer predictable short-term payments before adjustments. Veterans and refinance candidates should monitor these ARM trends closely, as market shifts could impact future rate resets. Given the current data, members might consider evaluating their mortgage strategies—locking in fixed rates if prioritizing payment stability or leveraging adjustable rates to benefit from potential lower initial costs while assessing refinancing opportunities to optimize long-term financial outcomes.

Nuvision

On July 12, 2025, adjustable-rate mortgages (ARMs) for purchase remain stable with the 5/5 ARM Conforming at 5.75% and the 7/6 ARM Conforming offering the lowest rate at 5.375%, both unchanged over the past week. This stability in yield spreads indicates no additional cost of borrowing for members considering these ARMs. For first-time buyers or those valuing initial lower rates, the 7/6 ARM presents a cost-effective option, while borrowers preferring fixed adjustment intervals might find the 5/5 ARM suitable. Veterans and others seeking government-backed options should note these products are not featured today. Members should evaluate their risk tolerance and mortgage horizon; those prioritizing rate predictability may consider fixed-rate alternatives, while others could explore refinancing strategies to capitalize on current steady adjustable rates.

State Department Federal Credit Union

On July 12, 2025, Conforming Adjustable-Rate Mortgages (ARMs) for purchase reflect modest upward pressure in yield spreads. The 5/5 ARM increased by 12.5 basis points week-over-week to 5.75%, matching its rate from 30 days prior, indicating short-term volatility but stable monthly cost of borrowing. The 7/6 ARM rose by 12.5 bps over the past week to 5.875%, now the lowest among current ARMs alongside the unchanged 10/6 ARM at 5.875%. Meanwhile, the longer-term 15/15 ARM climbed by 12.5 bps both weekly and monthly, reaching 6.00%, reflecting slightly higher long-term yield expectations.
For members prioritizing initial affordability, these subtle increases suggest evaluating adjustable terms carefully against potential future adjustments. Veterans and first-time buyers should weigh the predictability of longer fixed terms versus short-term savings from ARMs. Consider your refinancing strategy or fixed-rate alternatives to manage borrowing costs effectively amid evolving rate dynamics.

Zillow National Average

As summer unfolds, mortgage rates are showing subtle shifts that could impact your home-buying journey. Today, the 30-Year Fixed Rate Jumbo remains steady at 6.655%, reflecting a slight cooling trend with a modest 0.07 basis point drop over the past week. Conversely, the 15-Year Fixed Rate Jumbo has seen a sharper rise of 0.23 basis points in the last month, now sitting at 6.718%.
For first-time buyers, these small fluctuations can make a significant difference in monthly payments—just a quarter-point increase can add thousands to your overall mortgage cost! If you’re looking to refinance or invest, now might be the moment to lock in favorable rates before potential future hikes.
Don’t miss out on today’s potential savings; speak with a mortgage advisor to explore your best options! With the Fed hinting at possible rate changes ahead, staying informed is crucial as you navigate this evolving landscape.

Federal Reserve Economic Trends

As we navigate the shifting landscape of mortgage rates and inflation expectations, today's data reveals noteworthy trends that can significantly impact your financial decisions. Over the past week, Mortgage 30Yr Jumbo Average Rates surged by 0.34 points, reflecting a broader trend of rising interest costs that homebuyers need to consider.
With the Breakeven Inflation Rate for 5 years up by 0.16 points in the last month, it's clear that inflation remains a pressing concern, influencing lenders to adjust rates higher. For instance, even a modest increase of 0.25% in mortgage rates can raise your monthly payment by about $44 on a $300,000 loan—an important factor for first-time buyers and refinancers alike.
For those considering new purchases or refinancing, now is a pivotal time to consult with a mortgage advisor and consider locking in rates before they climb further. Monitor these trends closely; the next Federal Reserve meeting could bring changes that affect your borrowing costs. Stay alert and proactive in this dynamic market!

LendMesh

Sometimes, the best financial decisions are the ones you make with support and knowledge. That’s what LendMesh brings to the table for every homebuyer. Our platform was inspired by countless real-world stories—parents saving for a forever home, recent grads starting out, and even retirees downsizing to something just right. We partner with a trusted network of banks and credit unions to keep our rate comparisons honest and up to date. No matter your journey, our advisors have walked alongside buyers just like you, offering tools, tips, and a listening ear. Ready to see what’s possible in today’s market? Visit our Mortgage Loans page at https://www.lendmesh.com/loans/mortgage_loans and let’s plan your next move with confidence.

Conclusion

As we look ahead, remember this: even modest changes in mortgage rates can reshape your monthly payments and total interest over time. A quarter-point bump might seem small, but it can add up to hundreds of extra dollars each month or tens of thousands over a 30-year loan. With adjustable rates gently rising at some credit unions and jumbo fixed rates showing signs of easing, buyers and refinancers alike should weigh their options carefully. If you’re considering locking in a rate soon, keep an eye on both adjustable and fixed products—especially if you qualify for competitive offerings like Affinity Plus’s 5.5% 7/6 ARM or Zillow’s 6.655% 30-year fixed jumbo rate. For homeowners thinking about refinancing, acting sooner rather than later may help secure better terms before inflation expectations push rates higher. In this evolving market, knowledge is your best tool. Stay informed, lean on trusted credit union offers, and think beyond just today’s headline rate—consider how each choice fits your long-term goals and comfort level. After all, your mortgage should empower your dreams, not keep you awake at night worrying about tomorrow’s payments.