Compare Today’s Current Mortgage Rates

Bankrate has partnerships with issuers including, but not limited to, American Express, Bank of America, Capital One, Chase, Citi and Discover. Life doesn’t always go as planned, and staying in the home for an extra few years could end up costing you if your rate goes up before you’re able to sell. In this situation, you might want to consider giving yourself a bigger buffer, such as getting a 10/6 ARM. Use our interactive Loan Estimate to double-check that all the details about your loan are correct. If something looks different from what you expected, ask your lender why.

Is an adjustable rate a bad idea?

• While an ARM is one way to repay your home loan, it’s not always the best way for everyone.
• Once that interest-only period ends, the borrower starts making full principal and interest payments.
• We do not include the universe of companies or financial offers that may be available to you.
• You’ll enjoy the perks of a cheaper introductory rate and payment, and then move before your low rate expires.
• However, the longer your mortgage term, the more you will pay in overall interest.
• Since then, government regulations and legislation have increased the oversight of ARMs.
• When you get a mortgage, you can choose a fixed interest rate or one that changes.
• This is risky because it could make your mortgage payments unaffordable, especially if you have an unexpected financial change in the future like a job loss.

If interest rates are high and expected to fall, an ARM will help you take advantage of the drop, as you’re not locked into a particular rate. If interest rates are climbing or a predictable payment is important to you, a fixed-rate mortgage may be the best option for you. A borrower who chooses an ARM could potentially save several hundred dollars a month for the initial term. Then, the interest rate may increase or decrease based on market rates.

What is a mortgage rate lock?

In most cases, the rate will stay the same for a set amount of time based on the lender and type of ARM you choose. This could mean the rate is the same for the first month or up to five years. For example, if you get a 5/1 ARM, your rate will remain fixed for the first five years and then will become variable for the rest of the term. A hybrid ARM is an adjustable rate mortgage that remains fixed for an initial period and then adjusts regularly thereafter. For example, a hybrid ARM may remain fixed for the first 5 years, and then adjust every year after that. Indeed, adjustable-rate mortgages went out of favor with many financial planners after the subprime mortgage meltdown of 2008, which ushered in an era of foreclosures and short sales.

Cons of an Adjustable-Rate Mortgage

On the loan estimate you receive from your lender, it will show you how high your monthly payment could go if your rate hits the maximum. An adjustable-rate mortgage is a home loan with an interest rate that changes during the loan term. Most ARMs feature low initial or “teaser” ARM rates that are fixed for a set period of time lasting three, five or seven years. Yes, their favorable introductory rates are appealing, and an ARM could help you to get a larger loan for a home. However, it’s hard to budget when payments can fluctuate wildly, and you could end up in big financial trouble if interest rates spike, particularly if there are no caps in place. With a fixed-rate mortgage, monthly payments remain the same, although the amounts that go to pay interest or principal will change over time, according to the loan’s amortization schedule.

• The primary benefit of a fixed-rate mortgage is the stability it offers.
• An ARM can also be a great option for first-time homebuyers who plan to start a family and upsize to a bigger home within five to 10 years.
• If the index rate to which your loan is tied has fallen by the time your loan adjusts, your rate and payment also have to potential to go down.
• To make sure you can repay the loan, some ARM programs require that you qualify at the maximum possible interest rate based on the terms of your ARM loan.
• The term adjustable-rate mortgage (ARM) refers to a home loan with a variable interest rate.

Adjustable-Rate Mortgage vs. Fixed-Interest Mortgage

Fixed-rate mortgages are the most popular choice for mortgage borrowers. The stable rate and payment make FRMs a safer option for homeowners because they never risk their payments rising and becoming unaffordable. The traditional 30-year fixed-rate mortgage is the most common type of home loan, followed by the 15-year fixed-rate mortgage. If you’ve ever seen a buying option like 5/1 or 7/1 ARM, that’s a hybrid adjustable-rate mortgage. For these types of loans, the interest rate is fixed for a set number of years—like three, five or seven, for example.

How to qualify for an adjustable-rate mortgage

If rates are up when your ARM adjusts, you’ll end up with a higher rate and a higher monthly payment, which could put a strain on your budget. If you’re in the market for a home loan, one option you might come across is an adjustable-rate mortgage. These mortgages come with fixed interest rates for an initial period, after which the rate moves up or down at regular intervals for the remainder of the loan’s term. Notably, some ARMs have payment caps that limit how much the monthly mortgage payment can increase in dollar terms. That can lead to a problem called negative amortization if your monthly payments aren’t sufficient to cover the interest rate that your lender is changing. With negative amortization, the amount that you owe can continue to increase even as you make the required monthly payments.

What is a Fixed-Rate Mortgage?

They generally have higher interest rates at the outset than ARMs, which can make ARMs more attractive and affordable, at least in the short term. However, fixed-rate loans provide the assurance that the borrower’s rate will never shoot up to a point where loan payments may become unmanageable. The primary risk of ARMs is the potential for significant increases in monthly payments if interest rates rise. This uncertainty can make budgeting difficult and may lead to financial strain if rates increase substantially. Even with a fixed interest rate, the total amount of interest you’ll pay also depends on the mortgage term.

FAQ about adjustable-rate mortgages

There’s also the need to verify that your current finances can accommodate a higher payment down the road — even if you plan to move before the lower-rate period ends. It can be confusing to understand the different numbers detailed in your ARM paperwork. These mortgages can often be very complicated to understand, even for the most seasoned borrower.

Get answers to your adjustable-rate mortgage questions

But payments will balloon later on, and when this happens you will still have the full loan balance to pay off. Keep in mind that adjustable mortgage rate don’t always increase. If the index rate to which your loan is tied has fallen by the time your loan adjusts, your rate and payment also have to potential to go down. The initial period of an ARM where the interest rate remains the same typically ranges from one year to seven years. An ARM may make good financial sense if you only plan to live in your house for that amount of time or plan to pay off your mortgage early, before interest rates can rise. While there are rate caps in place to protect you, that doesn’t mean your rate and payment can’t increase significantly over time.

Adjustable-rate mortgage pros and cons

Borrowers faced sticker shock when their ARMs adjusted, and their payments skyrocketed. Since then, government regulations and legislation have increased the oversight of ARMs. The partial amortization schedule below shows how you pay the same monthly payment with a fixed-rate mortgage, but the amount that goes toward your principal and interest payment can change. In this example, the mortgage term is 30 years, the principal is $100,000, and the interest rate is 6%.

Our award-winning editors and reporters create honest and accurate content to help you make the right financial decisions. The interest rate and payment on an adjustable rate mortgage rates can increase substantially over time. This is risky because it could make your mortgage payments unaffordable, especially if you have an unexpected financial change in the future like a job loss. If you’re in the military and find yourself relocating every 4 to 5 years, for example, the lower initial rate and payments on an ARM could be a better option than a fixed-rate mortgage. An ARM can also be a great option for first-time homebuyers who plan to start a family and upsize to a bigger home within five to 10 years. With an ARM, your monthly payment may change frequently over the life of the loan, and you cannot predict whether they will rise or decline, or by how much.

Adjustable-rate mortgage guide: How ARM loans work

A mortgage calculator can show you the impact of different rates and terms on your monthly payment. An ARM has a variable interest rate, while a fixed-rate mortgage has a constant rate for the entire loan term. With a 7/1 ARM, you have a fixed rate for the first seven years of the loan. Then, your rate adjusts annually for the remainder of your loan’s term. A 5/1 ARM means your rate is fixed for the first five years of the loan. After that point, your rate adjusts once per year for the rest of your loan term.

Initial Costs and Long-Term Payments

If you don’t refinance, your mortgage payments may rise significantly once the fixed-rate period ends. If you’re buying your forever home, think carefully about whether an ARM is right for you. Interest-only ARMs are adjustable-rate mortgages in which the borrower only pays interest (no principal) for a set period. Once that interest-only period ends, the borrower starts making full principal and interest payments. ARMs come with rate caps that insulate you from possible steep year-to-year increases in monthly payments.

The interest rate on an ARM adjusts periodically, typically once a year after the initial fixed-rate period. With an ARM, your rate stays the same for a certain number of years, called the “initial rate period,” then changes periodically. For example, if you have a 5/1 ARM, your introductory rate period is five years, and then your rate will go up or down every year. This means even if mortgage rates are on the rise and you’re set to get an increase, it won’t go up an exorbitant amount. Ask each lender to explain what kind of interest rate cap structure it uses for its ARMs as you shop around. Because ARM rates can potentially increase over time, it often only makes sense to get an ARM loan if you need a short-term way to free up monthly cash flow and you understand the pros and cons.

Payment uncertainty

• These regular adjustments can be harder to predict and budget for, so an ARM may not be a good option if, for example, you have an unpredictable income or struggle with budgeting in general.
• Homebuyers typically choose ARMs to save money temporarily since the initial rates are usually lower than the rates on current fixed-rate mortgages.
• Keep in mind, though, that your credit score plays an important role in determining how much you’ll pay.
• At the current average rate, you’ll pay principal and interest of $664.63 for every $100,000 you borrow.
• With a fixed-rate loan, you’ll pay one set amount every month for the duration of your loan term, like 15, 20 or 30 years.
• Your interest rate can be either fixed or adjustable — sometimes called variable.

The offers that appear on this site are from companies that compensate us. But this compensation does not influence the information we publish, or the reviews that you see on this site. We do not include the universe of companies or financial offers that may be available to you. Some adjustable-rate mortgage loans come with an early payoff penalty.

Benefits of a Fixed Rate Mortgage

For these averages, APRs and rates are based on no existing relationship or automatic payments. Monthly payments on a 15-year fixed mortgage at that rate will cost $860 per $100,000 borrowed. Our experts have been helping you master your money for over four decades.

Pros and Cons of Adjustable-Rate Mortgages (ARMs)

• ARMs typically start with a lower initial interest rate compared to fixed-rate mortgages.
• The stable rate and payment make FRMs a safer option for homeowners because they never risk their payments rising and becoming unaffordable.
• But this compensation does not influence the information we publish, or the reviews that you see on this site.
• In many cases, ARMs come with rate caps that limit how much the rate can rise at any given time or in total.
• Rates rose significantly in 2022, making an adjustable-rate mortgage a great option for many would-be homeowners and refinancers.
• A mortgage calculator can show you the impact of different rates and terms on your monthly payment.
• The initial interest rate on an adjustable-rate mortgage is sometimes called a “teaser” rate, and ARMs themselves are sometimes referred to as “teaser” loans.
• The lender then applies a margin on top of that (it’s the lender’s profits).

The graphic below shows how rate caps would prevent your rate from doubling if your 3.5% start rate was ready to adjust in June 2023 on a $350,000 loan amount. Fixed-rate mortgages offer interest rate stability over the life of the loan, providing predictable monthly payments and long-term financial planning security. So with a 5/1 ARM, you have a 5-year intro period and then 25 years during which your rate and payment can adjust each year. Note that modern adjustable-rate mortgages come with interest rate caps that limit how high your rate can go, so the cost can’t just increase every year for 25 years. Regardless of the loan type you select, choosing carefully will help you avoid costly mistakes. Weight the pros and cons of a fixed vs. adjustable-rate mortgage, including their initial monthly payment amounts and their long-term interest.

Rates will depend on your mortgage lender, but in general, lenders reward a shorter initial rate period with a lower intro rate. Whether an adjustable-rate mortgage is the right choice for you depends on how long you plan to stay in the home, rate trends, your monthly budget, and your level of risk tolerance. Some of the most common terms are 5/1, 7/1, and 10/1 ARMs, but many lenders offer shorter or longer intro periods. Some ARMs, such as 5/6 or 7/6 ARMs, adjust every six months rather than once per year. This is usually a few years —  anywhere from three to 10 — and your rate and payment will stay the same for that entire period.

Rate caps are especially important to understand, as they limit how much your interest rate and mortgage payment can go up throughout the adjustment period of your loan. It’s also important to understand how adjustable mortgage rates work when it comes time for your rate to adjust. There are three kinds of “rate caps” that limit the amount your rate can increase each time it changes. Common ARM mortgage options include the 3/1, 5/1, 7/1, and 10/1 ARM. With a 5/1 ARM, you would have an introductory fixed-rate period of five years.

When you get a mortgage, you’ll pay interest on the money you borrow. Your interest rate can be either fixed or adjustable — sometimes called variable. This booklet helps you understand important loan documents your lender gives you when you apply for an adjustable-rate mortgage (ARM). With nearly two decades in journalism, Dori Zinn has covered loans and other personal finance topics for the better part of her career. She loves helping people learn about money, whether that’s preparing for retirement, saving for college, crafting a budget or starting to invest. Her work has been featured in the New York Times, Wall Street Journal, CNN, Yahoo, TIME, AP, CNET, New York Post and more.

After that initial period, the rate adjusts annually or according to the terms set by the lender, which might be more or less frequent. Since the rate on a fixed-rate mortgage doesn’t change, you won’t have to worry about your monthly payments changing. These adjustments are based on a market index—the Secured Overnight Financing Rate (SOFR) being the most common for adjustable-rate products—that your lender uses to set and follow rates. There are a few different indexes, and the benchmark index rate your lender chooses might be different from what another lender chooses.

This allows them to still afford the home they want without having to compromise due to higher rates. With a rate cap structure of 2/2/5, your rate could increase up to 5% at its first adjustment; as high as 7% at its second adjustment; and no higher than 8% over the entire life of the loan. The first number is how long the interest rate is fixed and the second number is how frequently that rate changes after the initial period. For instance, using our same example from above, a 5/1 ARM means the rate is fixed for five years and then variable every year after that. Based on the terms you agreed to with your mortgage lender, your payment could change from one month to the next, or you might not see a change for many months or even years.

Borrowers with fixed-rate loans know what their payments will be throughout the life of the loan because the interest rate never changes. But because the rate changes with ARMs, you’ll have to keep juggling your budget with every rate change. In most cases, the first number indicates the length of time that the fixed rate is applied to the loan, while the second refers to the duration or adjustment frequency of the variable rate. The average rate for a jumbo mortgage is 7.02 percent, an increase of 7 basis points over the last week. This time a month ago, the average rate on a jumbo mortgage was lower at 6.87 percent. First, if you intend to live in the home only a short period of time, you may want to take advantage of the lower initial interest rates ARMs provide.

Fixed-rate mortgages and adjustable-rate mortgages (ARMs) are the two types of mortgages that have different interest rate structures. Fixed-rate mortgages have an interest rate that remains the same throughout the term of the mortgages, while ARMS have interest rates that can change based on broader market trends. Learn more about how fixed-rate mortgages compare to adjustable-rate mortgages, including the pros and cons of each. ARMs tend to be more popular with younger, higher-income households with bigger mortgages, according to the Federal Reserve Bank of St. Louis. Nearly 19 percent of households in the top income decile have ARMs compared with just 6.5 percent in the bottom income decile. The most common initial fixed-rate periods are three, five, seven and 10 years.

Keep in mind that if you cannot afford your payments, you risk losing your home to foreclosure. Once the ARM’s fixed-rate period ends, changes happen periodically and what you pay one month could increase the next month. These regular adjustments can be harder to predict and budget for, so an ARM may not be a good option if, for example, you have an unpredictable income or struggle with budgeting in general.