Mortgage and refinance interest rates today, February 17, 2026: Resisting volatility while moving lower

Core Insights - Mortgage rates are currently experiencing a period of low volatility, with the average 30-year fixed rate at 5.85% and the 15-year fixed rate at 5.36%, marking the lowest levels reported in years [1] Current Mortgage Rates - The current national average mortgage rates are as follows: - 30-year fixed: 5.85% - 20-year fixed: 5.64% - 15-year fixed: 5.36% - 5/1 ARM: 5.81% - 7/1 ARM: 5.71% - 30-year VA: 5.36% - 15-year VA: 5.15% - 5/1 VA: 4.99% [4] Mortgage Refinance Rates - The current national average mortgage refinance rates are generally higher than purchase rates, with specific rates not detailed in the provided content [3] Comparison of Mortgage Types - A comparison between 30-year and 15-year fixed mortgage rates indicates that 15-year rates are typically lower, but result in higher monthly payments due to the shorter repayment term [6] - For a $400,000 mortgage at a 30-year term with a 5.85% rate, the monthly payment is approximately $2,360, leading to a total interest payment of $449,515 over the term. In contrast, a 15-year mortgage at a 5.36% rate results in a monthly payment of about $3,239, with total interest paid being $182,965 [7] Adjustable-Rate Mortgages (ARMs) - Fixed-rate mortgages lock in the interest rate from the start, while adjustable-rate mortgages (ARMs) have a fixed rate for an initial period, after which the rate may adjust based on market conditions [9][10] - ARMs may start with lower rates compared to fixed rates, but there is a risk of rate increases after the initial period [11] Future Rate Predictions - Forecasts suggest that the 30-year mortgage rate will remain around 6.10% through 2026, with expectations of rates between 6.20% to 6.30% for most of 2027 [13][14]