Mortgage Rates in Boston, MA: Today's Averages & 2026 Outlook
Boston 30-year fixed rates are running around 6.84% — roughly 1 bps below the national average of 6.85%. Here's how Boston rates stack up, what drives the metro spread, and the payment math on a typical Boston home.
Today's Boston rates by loan type
Estimates for Boston based on the current national 30-year average of 6.85% plus the metro's typical spread (-1 bps). Live national rate sourced daily from Freddie Mac PMMS. Your actual quote will depend on your credit, down payment, and lender.
What drives Boston mortgage rates
The national 30-year average sets the floor for every Boston lender. But the $Boston-Cambridge-Newton metro typically prices about 1 basis points below that national benchmark because of local dynamics.
Local market read. Attorney-close market; jumbo pricing routinely competitive with conforming.
Who's lending. Credit unions and portfolio lenders compete aggressively at higher balances.
Median deal size. A typical Boston loan is around $600,000 on a $725,000 home. That sits at or above the conforming loan limit in higher-cost counties, where jumbo pricing kicks in.
What a typical Boston payment looks like
| Line item | Estimate |
|---|---|
| Median home price (Boston-Cambridge-Newton) | $725,000 |
| Median loan amount | $600,000 |
| 30-yr rate (Boston avg) | 6.84% |
| Monthly principal & interest | $3,928 |
| Est. full PITI (add ~30% for taxes/insurance) | ~$5,106 |
Directional math for Boston in 2026. Add property taxes, homeowners insurance, PMI (if less than 20% down), and any HOA dues for full monthly cost. Our mortgage calculator lets you plug in your exact numbers.
More on buying in Massachusetts
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Boston mortgage rates: FAQ
What is today's mortgage rate in Boston, MA?▾
The average 30-year fixed mortgage rate in Boston is around 6.84% — 15-year fixed near 6.09%, FHA around 6.59%, VA around 6.49%. That's roughly 1 bps below the current US 30-year average of 6.85%. Your actual rate depends on credit score, down payment, loan type, and lender competition — always compare Loan Estimates from at least three lenders.
How do Boston mortgage rates compare to the national average?▾
Boston rates typically sit slightly below (about 1 bps lower than) the US 30-year average. The metro spread reflects local lender competition, loan mix, and property-tax/insurance dynamics specific to the Boston-Cambridge-Newton area.
What's the median home price in Boston?▾
The median home price in the Boston-Cambridge-Newton metro is about $725,000, with a typical loan amount of $600,000 at conventional LTVs. At today's 6.84% rate, principal and interest on that loan runs about $3,928/month — before property taxes, homeowners insurance, and (if applicable) PMI or HOA dues.
Who are the top lenders in Boston?▾
Credit unions and portfolio lenders compete aggressively at higher balances. You'll get the best rate by comparing at least three Loan Estimates — a mix of a national non-bank lender, a local credit union, and (for higher loan amounts) a portfolio bank tends to reveal the best pricing for your specific profile.
Should I lock my rate now or wait in Boston?▾
Attorney-close market; jumbo pricing routinely competitive with conforming. On rate timing itself, no one can call the exact peak or trough — but if the payment on your target Boston home works today at 6.84%, locking and refinancing later if rates fall is a well-worn playbook. Our Right-Time-to-Buy tool models the wait-vs-buy math for you.