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How to get the best mortgage rates as 30-year fixed nears 1-year low

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Mortgage rates drop on jobs report

The average rate on the 30-year fixed mortgage notched its biggest one-day drop in more than a year on Friday. 

Although mortgage rates are now at their lowest level since October, the average rate for a 30-year, fixed-rate mortgage is still just around 6.29%, according to Mortgage News Daily — a big leap from the under 3% levels near the start of the pandemic.

But there are ways to get even better terms on a home loan, experts say.

Where mortgage rates stand

More signs point to an interest rate cut when the Federal Reserve meets on Sept. 17, which may offer a little more relief for would-be homebuyers.

Even though 15- and 30-year mortgage rates are fixed, cuts in the Fed’s target interest rate could provide some downward pressure, according to Lawrence Yun, chief economist at the National Association of Realtors.

However, “even in anticipation rate cuts, consumers should view 6% as the new normal through the early part of next year,” Yun said.

“Expecting 4% or 5% — I don’t think it will happen,” he added.

Three ways to get a lower mortgage rate

Regardless of where mortgage rates are heading, potential buyers have some control over the rates they will pay.

Here are a few key money moves to help secure the best terms on a home loan:

1. Improve your credit score

Your creditworthiness will ultimately determine what rate you can qualify for. “If you have a higher FICO score, you are going to get a better rate,” said Scott Linder, head of U.S. franchise unsecured lending at TD Bank.

FICO scores, the most popular scoring model, range from 300 to 850. A “good” score generally is above 670, a “very good” score is over 740 and anything above 800 is considered “exceptional.”

For example, borrowers with a credit score between 780 and 850 could lock in a 30-year fixed mortgage rate of 6.19%, but it jumps to 6.39% for credit scores between 700 and 739. On a $350,000 loan, paying the higher rate adds up to an extra $13,000, according to data from LendingTree.

What's a credit score?

The best way to improve your credit score comes down to paying your bills on time every month, even if it is making the minimum payment due.

As a general rule, it’s also essential to keep revolving debt below 30% of available credit to limit the effect that high balances can have. 

Alternatively, “asking your credit card issuer for a higher credit limit can boost your score,” said Matt Schulz, LendingTree’s chief credit analyst. “That higher limit can help lower your utilization rate, but only if you don’t see that newly available credit as an excuse to spend.”

You may also be able to improve your credit score simply by fixing errors on your credit report, Schulz said. “Even a single late payment on your credit report can knock 50 points or more off of your credit score, so if there’s one listed wrongly on your report, you need to get it fixed.”

The length of your credit history is another important factor: A longer credit history helps raise your score because it provides lenders with a better understanding of how you manage your debt.

1. Boost your down payment

Additionally, if you put more money down on the home at the outset, you may be able to secure a better rate from lenders, according to Linder.

Borrowers who put 20% down “would definitely get a lower mortgage rate,” Yun also said, “because there is more skin in the game and lenders are more willing to lend.”

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Yet, for many Americans, putting 20% down on a house “is just not realistic,” according to Schulz.

In fact, the average down payment was 18% for all home buyers in 2024, and just 9% for first-time home buyers, according to the National Association of Realtors.

“However, if you can do it, the savings can be massive,” Schulz said. Not only would putting 20% down save you tens of thousands of dollars in interest over the life of the loan, but it could also save you thousands of dollars a year by avoiding private mortgage insurance, Schulz added. “It’s a really big deal.”

3. Think beyond a 30-year fixed

Finally, “don’t put yourself in a position where you think a 30-year mortgage is your only option,” Linder said. In fact, more buyers are considering adjustable-rate mortgages, or ARMs, which offer lower initial rates than fixed-rate loans. 

An ARM could shave as much as half a point off your rate, Linder said. Currently, the rate for a 7/6 ARM is 5.59%, according to Mortgage News Daily.

“A seven-year ARM gives people the chance to take advantage of a lower rate today,” Linder said — and “if you think rates will go down, you can always refinance in the future.”

For that reason, ARMs have been growing in popularity, according to Yun. About 90% of consumers get a 30-year fixed, he said, but tapping an ARM is a good way to get into the market.

Still, whether this is the right option also depends on your time horizon, Yun added. Generally, ARMs make the most sense for buyers who are looking at a short timeline, particularly for “people in the late 20s or 30s, who may trade up,” he said.

Otherwise, you risk ending up with an interest rate down the road that is substantially higher than a fixed-rate loan.

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Personal Finance

Maximizing Returns in High Rate Climate and market uncertainty

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Maximizing Returns in High-Rate Climate

In the macroeconomic environment of late July 2026, personal cash management requires an active, structured approach to wealth preservation. With central bank benchmark rates remaining elevated to ensure long-term disinflation, conservative yield-bearing vehicles—such as short-term U.S. Treasury bills, money market funds, and high-yield savings accounts (HYSAs)—continue to offer reliable nominal returns between 4% and 5%. For individual investors, maximizing net returns requires moving beyond passive checking accounts and executing a disciplined cash laddering strategy.

Leaving substantial liquid capital in traditional bank deposits creates an invisible drag on personal net worth due to ongoing inflation. By implementing a tiered liquidity framework, individuals can split emergency cash reserves and short-term capital allocations across rolling maturities. Allocating cash into 4-week, 8-week, and 13-week Treasury bills creates a continuous cycle of maturing liquidity, allowing investors to continuously reinvest capital at prevailing market yields while maintaining immediate access to emergency funds.

Tax efficiency represents a critical dimension of high-yield cash optimization. For high-earning individuals residing in states with substantial local income taxes, direct holdings in short-term U.S. Treasury instruments often deliver superior net post-tax yields compared to standard commercial bank HYSAs. Because interest earned on federal Treasury bills is strictly exempt from state and local taxation, investors can retain a larger portion of their compounding interest gains without taking on additional credit or market risk.

Ultimately, personal wealth accumulation in mid-2026 relies on intentional capital deployment. Cash should be managed as a productive asset class that generates consistent, risk-free returns. Regularly auditing account yield terms, automating recurring transfers, and leveraging tax-advantaged fixed-income instruments ensures that personal liquidity remains fully optimized against macroeconomic fluctuations.

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Personal Finance

Algorithmic Wealth Management: Balancing Automated Financial Planning with Human Oversight

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Balancing Automated Financial Planning with Human Oversight

The personal finance industry in July 2026 is experiencing a technological evolution, driven by the wide deployment of next-generation algorithmic wealth management tools. Modern digital financial platforms have expanded far beyond basic automated index investing; today’s robo-advisors utilize real-time tax-loss harvesting, dynamic portfolio rebalancing, and hyper-personalized spending analysis to optimize retail investor outcomes. However, as these digital solutions become ubiquitous, investors face the crucial challenge of balancing automated execution with human strategic judgment.

The core advantage of automated financial planning platforms lies in their ability to remove emotional bias from investment execution. During periods of market volatility or localized sector realignments, automated algorithms systematically rebalance portfolios back to target asset allocations without falling victim to panic selling or speculative enthusiasm. Furthermore, integrated cash-flow monitoring algorithms analyze individual spending patterns in real time, automatically sweeping surplus income into designated retirement or debt-liquidation accounts to accelerate net worth accumulation.

Despite these operational advantages, algorithmic tools have inherent structural limitations when addressing complex, highly personalized financial life events. Decisions involving multi-generational estate planning, highly complex tax strategies, small business exits, or nuanced real estate transactions require contextual human judgment that software models cannot replicate. Relying solely on automated models without periodic human professional review can result in misaligned risk profiles or overlooked tax liabilities during major life transitions.

The optimal approach for personal financial planning in late 2026 is a hybrid advisory model. Individuals should utilize automated platforms for routine asset allocation, continuous tax optimization, and low-cost passive index tracking, while engaging qualified human financial advisors for periodic strategic planning, estate structuring, and qualitative risk evaluations. This dual approach ensures maximum cost efficiency and disciplined execution while retaining essential strategic guidance.

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Personal Finance

High-Yield Optimization: Structuring Personal Cash Reserves in a Sustained Rate Environment

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Structuring Personal Cash Reserves in a Sustained Rate Environment

In the financial environment of mid-2026, personal cash management has re-emerged as a vital component of holistic wealth building. With central bank policy rates holding firm to maintain long-term price stability, yield-bearing instruments such as money market funds, high-yield savings accounts (HYSAs), and short-term Treasury bills continue to offer compounding returns around 4% to 5%. For individual investors, effectively structuring cash reserves requires shifting away from passive bank deposits toward active yield optimization.

A frequent pitfall in personal asset management is leaving substantial liquid capital in traditional checking or low-yield savings accounts, where real returns are continuously eroded by baseline inflation. By implementing a disciplined ‘cash ladder’ strategy—allocating liquid funds across tiered maturities using ultra-short Treasury instruments and FDIC-insured high-yield accounts—individuals can secure maximal yields while retaining immediate liquidity for emergency expenses or tactical investment opportunities.

Simultaneously, investors must evaluate the tax efficiency of their cash holdings based on their tax bracket and geographic location. For high earners situated in states with high local income taxes, direct holdings in short-term U.S. Treasury bills often yield a higher net post-tax return than standard high-yield savings accounts, as Treasury interest is strictly exempt from state and local taxation. Understanding these nuanced tax distinctions allows individuals to capture significant incremental gains without taking on additional market risk.

Ultimately, personal financial health in late 2026 hinges on intentional liquidity management. Cash reserves should not be viewed merely as static emergency funds, but as a dynamic asset class that contributes positively to net worth growth. Regularly auditing yield terms, automating cash transfers, and optimizing for post-tax efficiency ensures that personal capital remains fully productive across all economic conditions.

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