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How Low Can Rates Go? Not Waiting To Refi

Black and white cat sitting on a kitchen table with refinance papwerwork. Homeowners should refinance now rather than wait.

One of the most interesting aspects of the COVID-19 crisis is its effect on interest rates.

In “normal” times, mortgage rates correlate closely with the 10 Year Treasury Bond. In other words, when the 10 Year moves higher so do mortgage rates, and vice versa.

Also, “the spread” or the difference between the 10 Year Yield and mortgage rates in normal times averages about 1.5%, meaning the average mortgage rate is usually about 1.5% higher than the 10 Year Yield.

Since the COVID-19 crisis started, however, the “normal” correlation and spread have disappeared.

10 Year Treasury Yields have plummeted much farther and faster than mortgage rates.

In addition, mortgage rates don’t always move in conjunction with the 10 Year, and the “spread” between the 10 Year and the average 30-year mortgage rate has jumped to over 2.6%!

Mortgage rates remain higher than expected for a few reasons that I have illuminated many times.

One reason is that lenders could not handle the onslaught of refi volume if they lowered rates any more.

But the more important reason has to do with risk.

Mortgages are much riskier now b/c of unemployment, forbearance and liquidity concerns; higher mortgage rates simply reflect that risk.


If the market returns to “normal;” if the 10 Year remains as low as it is now (around 0.6%+); and if the “spread” between the 10 Year and mortgage rates drops back to the 1.5% range, we could see 30-year mortgage rates drop another 1%!

Yes, that means 30-year mortgage rates as low as 2%!


Absolutely not, and this is why.

First and foremost, the above scenario requires a lot of major “ifs.”

And in this extremely volatile economy anything could happen to derail the downward rate spiral, including inflation, new regulations or gov’t actions, less competition in the market, renewed liquidity crises and/or a faster than expected economic rebound.

Additional reasons to refinance now rather than waiting include: (1) most refinances are “no cost” so borrowers can simply refinance again if rates fall further; (2) borrowers can save hundreds of dollars per month by refinancing now at no cost, so why defer the savings? and (3) refinancing is relatively painless now with all of the new technology in place, so refinancing again should not be a concern.

This has been our mantra for years and it bears repeating – borrowers who wait for pristine market conditions (with respect to both housing prices and interest rates) often get burned.

And that is b/c in this world of extreme volatility nobody really has a clue what will happen.

Jay Voorhees
Founder/Broker | JVM Lending
(855) 855-4491 | DRE# 1197176, NMLS# 310167