Introduction
On October 25, 2025, mortgage rates are showing subtle shifts that could make a difference for your homebuying or refinancing plans. While some adjustable-rate mortgages from credit unions like Affinity 857 and Coast Central are holding steady around 4.36% for 30-year ARMs, fixed jumbo loans remain just above 6%, according to Zillow. The Federal Reserve’s data confirms a slight easing with the average 30-year fixed rate dipping to 6.19%, down by eight basis points over the past week. Inflation expectations have nudged up slightly but remain manageable, supporting a cautious optimism in the market. Here’s what you need to know before locking in a rate, whether you’re hunting for an ARM at Vantage or considering a jumbo fixed loan through Zillow, small differences today can save you hundreds monthly.
New Purchase - Adjustable
Lender
Term
2025-10-25
(Current Day)
(Current Day)
2025-10-18
(7 Days Ago)
(7 Days Ago)
2025-10-10
(15 Days Ago)
(15 Days Ago)
2025-09-25
(30 Days Ago)
(30 Days Ago)
2025-09-10
(45 Days Ago)
(45 Days Ago)
2025-08-26
(60 Days Ago)
(60 Days Ago)
2025-07-27
(90 Days Ago)
(90 Days Ago)
30 yrs
4.38%
4.50%
4.75%
4.38%
4.50%
4.75%
4.38%
4.50%
4.75%
4.38%
4.50%
4.75%
4.38%
4.50%
4.75%
5.38% +100 bps
5.50% +100 bps
5.75% +100 bps
N/A
5 yrs
7 yrs
10 yrs
15 yrs
5.00%
5.13%
5.25%
5.25%
5.13% +12.5 bps
5.25%
5.25% +12.5 bps
5.38% +12.5 bps
N/A
N/A
N/A
N/A
N/A
1 yr
3 yrs
5 yrs
7 yrs
4.88%
5.00%
5.13%
5.38%
5.63%
5.00% +12.5 bps
5.13% +12.5 bps
5.25% +12.5 bps
5.50% +12.5 bps
5.75% +12.5 bps
N/A
N/A
N/A
5.13% +25 bps
5.25% +25 bps
5.38% +25 bps
5.63% +25 bps
5.88% +25 bps
N/A
AFFINITY FEDERAL CREDIT UNION
As of October 25, 2025, the 7/6 Adjustable Rate Mortgage (ARM) for purchase remains steady at a competitive 4.75%, unchanged over the past week and month. This stability in yield spreads implies no immediate shift in borrowing costs for members opting for adjustable financing. For first-time buyers, the consistent rate supports predictable initial payments before potential adjustments. Veterans and other borrowers considering refinancing should note that while current ARM rates are favorable, market conditions could impact future adjustments.
Given this static rate environment, members are encouraged to evaluate their mortgage strategy carefully. Those prioritizing payment stability might consider fixed-rate alternatives if available; others could benefit from the lower initial cost of an ARM but should plan for possible rate changes. For details, visit https://www.affinityfcu.com/about-us/rates#:~:text=Mortgages,-Loan%20Type.
COAST CENTRAL CREDIT UNION
As of October 25, 2025, the 30-year Adjustable-Rate Mortgage (ARM) for Purchase remains steady at 4.359%, showing no change over the past seven days. This stability indicates consistent yield spreads and borrowing costs in the adjustable mortgage sector. For first-time homebuyers considering an ARM, this rate offers predictability in initial payments without immediate upward pressure. However, borrowers should monitor potential future adjustments tied to market indexes. Given no recent fluctuations, members evaluating variable-rate options can weigh this steady environment against fixed-rate alternatives for long-term planning. To optimize mortgage strategy, consider whether an adjustable rate aligns with your risk tolerance and potential refinancing opportunities as market conditions evolve. For details, visit https://www.coastccu.org/personal/mortgage-loans/.
STATE DEPARTMENT FEDERAL CREDIT UNION
As of October 25, 2025, Conforming Adjustable-Rate Mortgages (ARMs) for purchase show modest shifts in yield spreads. The 7/6 ARM carries the lowest rate at 5.00% with 0.75 points, down by 12.5 basis points compared to last week, indicating a slight reduction in the cost of borrowing for borrowers seeking shorter fixed periods before adjustment. Similarly, the 5/5 ARM decreased by 12.5 basis points to 5.125% with 0.625 points, providing competitive options for buyers who prefer more frequent rate resets.
The 10/6 ARM stands at 5.25% with 0.875 points, reflecting a comparable decline of 12.5 basis points over seven days, while the 15/15 ARM remains stable at 5.25% with 0.5 points.
For members weighing purchase decisions, these rate adjustments suggest that adjustable products may offer cost advantages now, especially for those comfortable with periodic rate changes. Evaluate your mortgage strategy carefully; if you prioritize initial lower payments and plan to sell or refinance within the fixed-rate period, ARMs could be financially advantageous.
Consider your risk tolerance and long-term plans when selecting loan terms; monitoring these rates can guide timely refinancing or purchasing choices.
For details, visit https://www.sdfcu.org/rates#mortgages-block.
TOWER FEDERAL CREDIT UNION
As of October 25, 2025, adjustable-rate mortgages (ARMs) for purchase show modest declines across all terms. The 1 Year ARM leads with the lowest rate at 4.875%, down 12.5 basis points from last week, reflecting a slight easing in short-term borrowing costs. Similarly, the 3 Year ARM decreased by 12.5 basis points to 5.0%, while the 5 Year ARM with 100% financing and the 7 Year ARM also fell by the same margin to 5.375% and 5.625%, respectively.
These shifts may benefit borrowers seeking lower initial rates, particularly those planning short-term homeownership or anticipating refinancing before adjustment periods end. However, potential buyers should weigh future rate volatility inherent in ARMs against current yield spreads.
Given these trends, members should consider their mortgage horizon carefully; if stability is a priority, fixed-rate alternatives may be preferable. For those with existing adjustable loans, evaluating refinancing options could reduce long-term costs if spreads remain favorable.
VANTAGE CREDIT UNION
As of October 25, 2025, 7/1 ARM for purchase loans offers the lowest adjustable rate at 5.75%, down 37 basis points from last week, reducing the cost of borrowing for members seeking short-term rate stability before adjustment. The 10/1 ARM remains steady at 5.875%, showing no change over seven days, providing predictable payments for a longer initial fixed period. Similarly, the 15/15 ARM holds firm at 6.0%, maintaining yield spreads consistent with market expectations.
For first-time buyers prioritizing lower initial rates, the reduced 7/1 ARM can enhance affordability; veterans and long-term planners may prefer the stable rates of the 10/1 or 15/15 ARMs to mitigate refinancing risks. Members should evaluate their mortgage strategy carefully, consider fixed-rate alternatives if payment certainty is paramount or assess refinancing when potential savings outweigh transaction costs.
For details, visit https://www.vcu.com/rates#mortgage-rates.
Zillow National Average
As of October 25, 2025, mortgage rates remain stable with mixed trends for 15-Year Fixed Rate Jumbo and 30-Year Fixed Rate Jumbo loans. The 15-Year Fixed Rate Jumbo is holding at 6.047%, unchanged from yesterday but down 29 basis points over the past month. Meanwhile, the 30-Year Fixed Rate Jumbo also remains steady at 6.277%, reflecting a slight decrease of 1 basis point over the week. Borrowers should note that while current rates are consistent, the downward movement in recent weeks may offer opportunities for those considering refinancing or purchasing a home. Monitoring these fluctuations can provide strategic advantages in securing favorable terms.
Federal Reserve Economic Trends
Current inflation expectations are reflected in the Breakeven Inflation Rates, with the 10-Year rate at 2.290% and the 5-Year rate increasing by 0.11 points over the past week to 2.400%. These rates influence mortgage rates, which remain elevated, with the 30-Year FHA Average Rate at 6.033%, the lowest among various mortgage options. Over the past 30 days, the most significant drop occurred in the 30-Year Jumbo Average Rate, decreasing by 0.23 points. Higher inflation expectations typically lead to increased borrowing costs, impacting affordability for borrowers. Monitoring these indicators can help potential homeowners make informed decisions regarding their financing options.
LendMesh
At LendMesh, we believe everyone deserves a mortgage experience that’s transparent, supportive, and tailored to their needs. That’s why we’ve built a platform that does more than just list rates—it empowers you with financial knowledge, trusted lender connections, and honest answers. Whether you’re comparing credit unions or banks, planning your next move, or just starting to think about homeownership, our tools and resources are designed with you in mind. Don’t let uncertainty hold you back—visit our Mortgage Loans page: https://www.lendmesh.com/loans/mortgage_loans to discover how easy, informative, and rewarding the mortgage process can be.
Conclusion
As you weigh your options this week, keep in mind that even modest drops like the eight basis point decrease in the 30-year fixed rate can lower your monthly payments by tens of dollars on an average loan amount. If you’re flexible on loan type, exploring adjustable-rate mortgages at credit unions such as Affinity 857 or Coast Central could offer attractive entry points below 4.75% for purchase loans. For those looking at jumbo financing, Zillow’s consistent rates near 6.05% to 6.28% suggest stability but watch for small changes that add up over time. Staying informed about these shifts helps you plan with confidence and seize opportunities that align with your financial goals. Whether buying, refinancing, or investing, focus on rates that fit your budget now and protect against surprises later.