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How the 10-Year Treasury Note Yield Affects Mortgage Rates
Dated: July 27 2025
Views: 63
If you’re wondering why mortgage interest rates for consumers don’t follow the Federal Reserve’s fund rates to banks, there’s a good reason.
Interest rates are tied to benchmarks based on how long the debt lasts. The federal funds rate applies to overnight lending between banks, while consumer mortgages are typically long-term, as much as 30 years.
That’s why mortgage rates are more closely aligned with the 10-year Treasury note yield. According to Investopedia, the yield reflects the interest the government pays to investors over 10 years, making it a more relevant benchmark for long-term loans like mortgages. Most homeowners don’t stay in their homes for 30 years anyway—the average is eight years, while the median is 13.2 years.
Lenders set mortgage rates by adding a “spread” on top of the 10-year Treasury yield. This spread accounts for the difference between mortgage-backed securities (MBS) and Treasury yields, as well as risk, inflation expectations, and market demand.
Amy Glover Bryant
Amy Glover Bryant | Central Arkansas Real Estate AgentAmy Glover Bryant is a real estate agent with Berkshire Hathaway HomeServices Arkansas Realty, serving Central Arkansas with 14 years of experienc....
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