Boston mortgage rates
What borrowers in the Boston, MA area actually paid: median note rates on originated purchase mortgages from 2025 HMDA data (the rates lenders reported to the CFPB), by product. This is a 2025 retrospective, not a live quote — for today’s rates see the live terminal.
What 2025 looked like in Boston
In 2025, the typical 30-year fixed borrower in the Boston, MA area paid a median of 6.490% — 0.010 pp below the U.S. median of 6.500%. That was down 0.135 from 2024 HMDA. It's drawn from what lenders actually reported to the CFPB on 11,092 originated purchase loans — a large lending market, seen one year in the rearview.
Across Boston, rates ran from about 5.625% to 6.990% — a wide gap, a reminder that the lender you picked and your timing could move the rate a lot.
By loan type, Boston borrowers saw FHA at 6.250% and VA at 6.125% against the 6.490% conventional median — the government-backed programs landing where their own rules and insurance put them. See how the programs differ in loan types compared.
Read this page for what it is: a lens on how Boston sits against the national market and other metros, built from last year's real loans — not a rate you can lock. For today's numbers, see the live rate board.
| Product | 2025 median | vs 2024 | U.S. median | vs U.S. | Typical range | Loans |
|---|---|---|---|---|---|---|
| 30yr Fixed · Conforming | 6.490 | ▾ -0.135 | 6.500 | ▾ -0.010 | 5.625–6.990 | 11,092 |
| 15yr Fixed · Conforming | 5.750 | ▾ -0.240 | 6.250 | ▾ -0.500 | 5.250–6.375 | 275 |
| 30yr Fixed · FHA† | 6.250 | ▾ -0.125 | 6.250 | ±0.00 | 5.750–6.990 | 893 |
| 30yr Fixed · VA | 6.125 | ▾ -0.125 | 6.125 | ±0.00 | 5.625–6.625 | 470 |
Median note rate on originated purchase loans (primary residence, single unit),
Boston, MA, 2025 HMDA. “vs 2024” is the year-over-year change from 2024 HMDA
(▾ fell / ▴ rose). “U.S. median” is the same-method 2025 HMDA median across a geographically-diverse
state sample; “vs U.S.” is this metro minus that baseline (▾ below / ▴ above). “Typical range” =
10th–90th percentile. All figures %, informational only — not offers of credit.
† FHA loans may require the borrower to pay discount points; a quoted FHA rate can carry points that a comparable conventional rate does not.
Top Boston lenders by volume (2025)
| Lender | Product | 2025 median rate |
|---|---|---|
| Manufacturers And Traders Trust Company | 30yr Fixed · Conforming | 5.750 |
| Cambridge Savings Bank | 30yr Fixed · Conforming | 6.125 |
| Rockland Trust Company | 30yr Fixed · Conforming | 6.250 |
| Leader Bank, National Association | 30yr Fixed · Conforming | 6.375 |
| Guild Mortgage Company | 30yr Fixed · Conforming | 6.500 |
| Rocket Mortgage, LLC | 30yr Fixed · Conforming | 6.500 |
| Guaranteed Rate, Inc. | 30yr Fixed · Conforming | 6.575 |
| United Shore Financial Services, LLC | 30yr Fixed · Conforming | 6.616 |
| CMG Mortgage, Inc. | 30yr Fixed · Conforming | 6.625 |
| Crosscountry Mortgage, Inc. | 30yr Fixed · Conforming | 6.625 |
| Fairway Independent Mortgage Corporation | 30yr Fixed · Conforming | 6.625 |
| Radius Financial Group Inc. | 30yr Fixed · Conforming | 6.750 |
Lenders ranked by originated-loan volume in the metro; rate = that lender’s median note rate on the product shown. HMDA public data carries no APR or points. 2025 vintage.
How Boston compares
| Metro | 30-yr median (2025) | vs U.S. | vs 2024 | Loans |
|---|---|---|---|---|
| United States (2025 HMDA) | 6.500 | — | ▾ -0.125 | 108,063 |
| San Jose | 6.000 | ▾ -0.500 | ▾ -0.375 | 8,931 |
| San Francisco | 6.125 | ▾ -0.375 | ▾ -0.375 | 6,494 |
| Austin | 6.375 | ▾ -0.125 | ▾ -0.125 | 17,124 |
| New York | 6.375 | ▾ -0.125 | ▾ -0.250 | 32,106 |
| Seattle | 6.490 | ▾ -0.010 | ▾ -0.135 | 16,018 |
| Boston | 6.490 | ▾ -0.010 | ▾ -0.135 | 11,092 |
| Denver | 6.500 | ±0.00 | ▾ -0.125 | 24,600 |
| Colorado Springs | 6.500 | ±0.00 | ▾ -0.125 | 4,460 |
| Tampa | 6.500 | ±0.00 | ▾ -0.125 | 19,797 |
| Fort Myers | 6.500 | ±0.00 | ▾ -0.125 | 5,921 |
| Phoenix | 6.500 | ±0.00 | ▾ -0.125 | 33,091 |
| Atlanta | 6.500 | ±0.00 | ▾ -0.125 | 27,969 |
| Dallas | 6.500 | ±0.00 | ▾ -0.125 | 34,370 |
| Houston | 6.500 | ±0.00 | ▾ -0.125 | 38,283 |
| Las Vegas | 6.500 | ±0.00 | ▾ -0.125 | 12,546 |
| Nashville | 6.500 | ±0.00 | ▾ -0.125 | 16,987 |
| Washington DC | 6.500 | ±0.00 | ▾ -0.125 | 8,181 |
| Philadelphia | 6.500 | ±0.00 | ▾ -0.125 | 9,953 |
| Charlotte | 6.500 | ±0.00 | ▾ -0.125 | 23,939 |
| San Diego | 6.500 | ±0.00 | ▾ -0.125 | 12,454 |
| Portland | 6.570 | ▴ +0.070 | ▾ -0.055 | 17,403 |
| Los Angeles | 6.620 | ▴ +0.120 | ▾ -0.130 | 25,975 |
| Chicago | 6.625 | ▴ +0.125 | ▾ -0.250 | 41,844 |
| Detroit | 6.625 | ▴ +0.125 | ▾ -0.125 | 28,676 |
| Miami | 6.625 | ▴ +0.125 | ▾ -0.250 | 9,173 |
See every metro side by side on the Rates by City hub →
Ready to cite
Methodology & honest limits
- Source: the CFPB/FFIEC HMDA Data Browser — every U.S. mortgage lender reports the note rate on each originated loan. We pool the Boston, MA metropolitan area, keep originated purchase loans on a primary 1-unit home, and take the median per product.
- Year-over-year: “vs 2024” compares each 2025 median to the 2024 HMDA median for the same area — a like-for-like change over time. The difference is a fact in its own right regardless of the ~1-year reporting lag, so it reads what a metro’s rates did, up or down.
- Retrospective, not live: HMDA is annual and lags ~1 year, so these are 2025 medians — a solid picture of what the area actually paid, not today’s quote. Today’s rates are on the live terminal and the RallyRates Index.
- Neutral: no lender pays to appear or to rank; lenders are ordered by real loan volume.
- Not advice: informational only — not an offer of credit, not a substitute for a lender’s own quote for your scenario.