Mortgage interest rates are just a bit lower on the long and short terms, but higher on the 20-year. According to Zillow, the average 30-year fixed rate eased down by two basis points to 6.73%, the 20-year fixed rate moved up nine basis points to 6.38%, and the 15-year mortgage rate slipped three basis points to 5.96%.

The Federal Reserve announcement on short-term interest rates is pending. The expectations: no change. With no meeting in February, this will be the fourth FOMC session since the last rate cut in December. Traders are now looking for a rate break no sooner than September. In the meantime, mortgage rates continue to ebb and flow in a low tide.

Read more: Housing costs are still the stickiest part of an otherwise cool inflation report

Today’s mortgage rates

Here are the current mortgage rates, according to the latest Zillow data:

30-year fixed: 6.73%

20-year fixed: 6.38%

15-year fixed: 5.96%

5/1 ARM: 6.90%

7/1 ARM: 6.88%

30-year VA: 6.34%

15-year VA: 5.68%

5/1 VA: 6.26%

Remember, these are the national averages and rounded to the nearest hundredth.

Learn more: Here’s how mortgage rates are determined

Today’s mortgage refinance rates

These are today’s mortgage refinance rates, according to the latest Zillow data:

30-year fixed: 6.85%

20-year fixed: 6.29%

15-year fixed: 6.07%

5/1 ARM: 7.18%

7/1 ARM: 6.71%

30-year VA: 6.29%

15-year VA: 5.96%

5/1 VA: 6.02%

Again, the numbers provided are national averages rounded to the nearest hundredth. Mortgage refinance rates are often higher than rates when you buy a house, although that’s not always the case.

Use our mortgage calculator

Use the mortgage calculator below to see how various interest rates and loan amounts will affect your monthly payments. It also shows how the term length plays into things.

To dive deeper, use the Yahoo Finance mortgage calculator, which includes homeowners insurance and property taxes in your monthly payment estimate. You even have the option to enter costs for private mortgage insurance (PMI) and homeowners’ association dues if those apply to you. These details result in a more accurate monthly payment estimate than if you simply calculated your mortgage principal and interest.

30-year fixed mortgage rates

There are two main advantages to a 30-year fixed mortgage: Your payments are lower, and your monthly payments are predictable.

A 30-year fixed-rate mortgage has relatively low monthly payments because you’re spreading your repayment out over a longer period of time than with, say, a 15-year mortgage. Your payments are predictable because, unlike with an adjustable-rate mortgage (ARM), your rate isn’t going to change from year to year. Most years, the only things that might affect your monthly payment are any changes to your homeowners insurance or property taxes.

The main disadvantage to 30-year fixed mortgage rates is mortgage interest — both in the short and long term.

A 30-year fixed term comes with a higher rate than a shorter fixed term, and it’s higher than the intro rate to a 30-year ARM. The higher your rate, the higher your monthly payment. You’ll also pay much more in interest over the life of your loan due to both the higher rate and the longer term.

15-year fixed mortgage rates

The pros and cons of 15-year fixed mortgage rates are basically swapped from the 30-year rates. Yes, your monthly payments will still be predictable, but another advantage is that shorter terms come with lower interest rates. Not to mention, you’ll pay off your mortgage 15 years sooner. So you’ll save potentially hundreds of thousands of dollars in interest over the course of your loan.

However, because you’re paying off the same amount in half the time, your monthly payments will be higher than if you choose a 30-year term.

Dig deeper: 15-year vs. 30-year mortgages

Adjustable mortgage rates

Adjustable-rate mortgages lock in your rate for a predetermined amount of time, then change it periodically. For example, with a 5/1 ARM, your rate stays the same for the first five years and then goes up or down once per year for the remaining 25 years.

The main advantage is that the introductory rate is usually lower than what you’ll get with a 30-year fixed rate, so your monthly payments will be lower. (Current average rates don’t reflect this, though — fixed rates are actually lower. Talk to your lender before deciding between a fixed or adjustable rate.)

With an ARM, you have no idea what mortgage rates will be like once the intro-rate period ends, so you risk your rate increasing later. This could ultimately end up costing more, and your monthly payments are unpredictable from year to year.

But if you plan to move before the intro-rate period is over, you could reap the benefits of a low rate without risking a rate increase down the road.

Learn more: Adjustable-rate vs. fixed-rate mortgage

Today’s mortgage rates: FAQs

What is a 30-year mortgage rate right now?

The national average 30-year mortgage rate is 6.73% right now, according to Zillow. But keep in mind that averages can vary depending on where you live. For example, if you’re buying in a city with a high cost of living, rates could be even higher.

Are interest rates expected to go down?

Mortgage rates will likely remain in a tight range over the next few months. There are many questions regarding the economy, inflation, and the job market. Don’t look for big moves in interest rates unless bad economic news develops.

Are mortgage rates dropping?

Not significantly. Mortgage rates continue to be about where they were one year ago.

How do I get the lowest refinance rate?

In many ways, securing a low mortgage refinance rate is similar to when you bought your home. Try to improve your credit score and lower your debt-to-income ratio (DTI). Refinancing into a shorter term will also land you a lower rate, though your monthly mortgage payments will be higher.