Mortgage rates have drifted lower once again, hitting a fresh low for 2025, but the relief has yet to thaw an otherwise sluggish housing market. According to Freddie Mac, the average 30-year fixed mortgage rate slipped to 6.5% this week, down slightly from 6.56% the prior week and the lowest level since October 2024. The 15-year fixed mortgage rate also moved lower to 5.6%. The decline extends a trend that has carried through much of the summer as bond yields fell alongside growing expectations that the Federal Reserve will soon cut interest rates.
Yet even as borrowing costs reach their most attractive levels in nearly a year, homebuyers remain cautious. Mortgage Bankers Association data showed purchase applications dropped 3% from the previous week, signaling that lower rates are not drawing many new entrants into the market. Refinancing activity, which tends to be more rate-sensitive, rose by just 1%, suggesting only a modest response among households looking to restructure existing debt. Brokerage Redfin described the current environment as one producing a “trickle, not a surge” of demand, with affordability challenges still weighing heavily on potential buyers.
The central issue remains housing affordability. Home prices, while cooling in some regions, are still elevated compared to pre-pandemic levels, and many prospective buyers remain priced out despite the recent dip in borrowing costs. Supply shortages also persist as homeowners who locked in ultra-low rates during 2020 and 2021 are reluctant to sell, limiting inventory and keeping prices from adjusting downward in a meaningful way. This lock-in effect continues to hold back mobility in the market, even as conditions grow more favorable on the financing side.
Attention now shifts to broader economic forces that could determine whether mortgage rates continue to ease. Treasury yields, which mortgage rates closely track, have been under pressure as investors reassess the path of monetary policy. The upcoming August jobs report will be critical in shaping those expectations. If employment data comes in weaker than forecast, markets are likely to bet more aggressively on Fed rate cuts, which could drive borrowing costs lower still. Conversely, a strong report could quickly reverse recent gains, sending yields and mortgage rates higher again.
Recent indicators suggest the labor market is losing momentum. Job openings in July fell to their lowest level in ten months, with fewer available positions relative to unemployed workers. Meanwhile, private payroll data from ADP showed the economy added just 54,000 jobs in August, underscoring the slowdown. Economists point out that while layoffs remain limited, the ability for unemployed workers to re-enter the job market has become more difficult, reflecting a gradual cooling rather than a sharp downturn.
For now, mortgage rates are at their most favorable point in nearly a year, but affordability barriers, limited supply, and broader economic uncertainty mean the housing market remains stuck in neutral. The next move may depend less on where rates are today and more on whether labor market weakness forces the Fed to deliver deeper cuts that could eventually bring real relief to buyers.