Technologies

How the Federal Reserve Actually Affects Mortgage Rates

Experts predict the Fed won’t start cutting rates until the fall at the earliest. That means we’re not likely to see mortgage rates drop below 6.5% for a while.

If you tracked the Federal Reserve’s monetary policy decisions last year, you might have been puzzled: The Fed’s three interest rate cuts didn’t bring about lower mortgage rates. In fact, the average rate for a 30-year fixed home loan has hovered around 6.8% for the past several months.

The Fed’s interest rate decisions don’t have a direct or immediate effect on home loan rates. Often, what the central bank says about its future plans can move the market more than its actual rate changes.

On Wednesday, the Fed is expected to hold off on cutting interest rates for the fifth time this year. While mortgage rates might see some ups and downs, many economists think they’ll stay pretty much the same — between 6.5% and 7% — until the economic outlook is clearer.

«Prospective homebuyers should know markets are forward-looking, and changes in mortgage rates can happen well in advance if markets can anticipate it,» said Kara Ng, senior economist at Zillow. «While a July cut is unlikely, markets are closely watching for signals about a possible September reduction,» Ng said.

All eyes will be on Fed Chair Jerome Powell’s post-meeting remarks. If Powell signals concerns about lingering inflation or the chance of fewer cuts, bond yields and mortgage rates are likely to climb. If he expresses optimism about inflation being under control and hints at ongoing policy easing, mortgage rates could dip.

Here’s what you need to know about how the government’s interest rate policy influences your home loan.

What is the Federal Reserve’s relationship to mortgage rates?

The Fed sets and oversees US monetary policy under a dual mandate to maintain price stability and maximum employment. It does this largely by adjusting the federal funds rate, the rate at which banks borrow and lend their money.

When the economy weakens and unemployment rises, the Fed lowers interest rates to encourage spending and propel growth, as it did during the COVID-19 pandemic.

It does the opposite when inflation is high. For example, the Fed raised its benchmark interest rate by more than five percentage points between early 2022 and mid-2023, to slow price growth by curbing consumer borrowing and spending.

Changes in the cost of borrowing set off a slow chain reaction that eventually affects mortgage rates and the housing market, as banks pass along the Fed’s rate hikes or cuts to consumers through longer-term loans, including home loans.

Yet, because mortgage rates respond to several economic factors, it’s not uncommon for the federal funds rate and mortgage rates to move in different directions for some time.

Why is the Fed postponing interest rate cuts?

After making three interest rate cuts in 2024, the Fed has been in a holding pattern throughout 2025. President Trump’s unpredictable tariff campaign, immigration policies and federal cutbacks threaten to drive up prices and drag on growth.

Despite the president’s repeated calls for policymakers to cut borrowing rates immediately, economists say the central bank has good reason to pause.

«Cutting rates prematurely — especially in response to political pressure — could undermine its commitment to controlling inflation,» said Ng. » Ironically, this could cause mortgage rates to rise, not fall, counteracting the intended stimulus.»

Lowering interest rates could allow inflation to surge, which is bad for mortgage rates. Keeping rates high, however, increases the risk of a job-loss recession that would cause widespread financial hardship.

Recent data show inflation making slow but steady progress toward the Fed’s annual target rate of 2%, but price growth is expected to tick back up in the coming months as companies pass on the cost of tariffs onto consumers.

What is the forecast for Fed cuts and mortgage rates in 2025?

While experts now predict an interest rate cut in the fall, Fed Chair Powell remains noncommittal on any specific timeframe.

Inflation could prompt the central bank to forgo one (or both) of its projected rate cuts, which would keep mortgage rates high.

On the flip side, if unemployment spikes — a real possibility given the slowdown in hiring and the uptick in layoffs — the Fed could be forced to implement interest rate cuts. In that case, mortgage rates should gradually ease, though not dramatically.

Most housing market forecasts, which already factor in at least two 0.25% Fed cuts, call for 30-year mortgage rates to stay above 6% throughout 2025.

What factors affect mortgage rates?

Mortgage rates move around for many of the same reasons home prices do: supply, demand, inflation and even the employment rate.

Personal factors, such as a homebuyer’s credit score, down payment and home loan amount, also determine one’s individual mortgage rate. Different loan types and terms also have varying interest rates.

Policy changes: When the Fed adjusts the federal funds rate, it affects many aspects of the economy, including mortgage rates. The federal funds rate affects how much it costs banks to borrow money, which in turn affects what banks charge consumers to make a profit.

Inflation: Generally, when inflation is high, mortgage rates tend to be high. Because inflation chips away at purchasing power, lenders set higher interest rates on loans to make up for that loss and ensure a profit.

Supply and demand: When demand for mortgages is high, lenders tend to raise interest rates. This is because they have only so much capital to lend in the form of home loans. Conversely, when demand for mortgages is low, lenders tend to slash interest rates to attract borrowers.

Bond market activity: Mortgage lenders peg fixed interest rates, like fixed-rate mortgages, to bond rates. Mortgage bonds, also called mortgage-backed securities, are bundles of mortgages sold to investors and are closely tied to the 10-year Treasury. When bond interest rates are high, the bond has less value on the market where investors buy and sell securities, causing mortgage interest rates to go up.

Other key indicators: Employment patterns and other aspects of the economy that affect investor confidence and consumer spending and borrowing also influence mortgage rates. For instance, a strong jobs report and a robust economy could indicate greater demand for housing, which can put upward pressure on mortgage rates. When the economy slows and unemployment is high, mortgage rates tend to be lower.

Read more: Fact Check: Trump Doesn’t Have the Power to Force Lower Interest Rates

Is now a good time to get a mortgage?

Even though timing is everything in the mortgage market, you can’t control what the Fed does. «Forecasting interest rates is nearly impossible in today’s market,» said Ali Wolf, Zonda and NewHomeSource chief economist.

Regardless of the economy, the most important thing when shopping for a mortgage is to make sure you can comfortably afford your monthly payments.

More homebuying advice

Technologies

Today’s NYT Mini Crossword Answers for Friday, Sept. 19

Here are the answers for The New York Times Mini Crossword for Sept. 19.

Looking for the most recent Mini Crossword answer? Click here for today’s Mini Crossword hints, as well as our daily answers and hints for The New York Times Wordle, Strands, Connections and Connections: Sports Edition puzzles.

I didn’t get off to a great start with today’s Mini Crossword, completely blanking on 1-Across. Thankfully, the other clues were easy, and that answer filled itself in. Need some help? Read on. And if you could use some hints and guidance for daily solving, check out our Mini Crossword tips.

If you’re looking for today’s Wordle, Connections, Connections: Sports Edition and Strands answers, you can visit CNET’s NYT puzzle hints page.

Read more: Tips and Tricks for Solving The New York Times Mini Crossword

Let’s get to those Mini Crossword clues and answers.

Mini across clues and answers

1A clue: Cancel on plans at the last moment
Answer: FLAKE

6A clue: Shade of light purple
Answer: LILAC

7A clue: ___ acid (protein builder)
Answer: AMINO

8A clue: Sarcastic «Yeah, sure»
Answer: IBET

9A clue: Sardonic boss on «Parks and Recreation»
Answer: RON

Mini down clues and answers

1D clue: Stylish panache
Answer: FLAIR

2D clue: Party game that tests how low you can go
Answer: LIMBO

3D clue: Visitor from outer space
Answer: ALIEN

4D clue: Philosopher who posed the question «What can I know?»
Answer: KANT

5D clue: Environmentally friendly prefix
Answer: ECO

Technologies

Your Old Android Isn’t Dead. These Tweaks Can Bring It Back to Life

Clear space, optimize your battery and update the basics. These quick changes can make an old Android phone feel snappier.

You don’t need the latest Android flagship to get good performance.

Thanks to longer software support from brands like Google and Samsung, older models can still run smoothly, as long as you give them a little attention. Clearing out unused apps, updating your software and tweaking a few settings can breathe new life into a device that feels sluggish. These quick fixes can help your phone last longer and save you from spending on an early upgrade.

Before you start shopping for a replacement, try a few simple adjustments. You might be surprised by how much faster your phone feels once you free up space, optimize battery use and turn off background drains.

Whether you use a Samsung Galaxy, Motorola or OnePlus phone, chances are you can still improve battery life and overall speed without buying something new. Just remember that Android settings vary slightly from brand to brand, so the menus may look a little different depending on your phone.

Don’t miss any of CNET’s unbiased tech content and lab-based reviews. Add us as a preferred Google source on Chrome.

Settings to improve your battery life

Living with a phone that has poor battery life can be infuriating, but there are some steps you can take to maximize each charge right from the very beginning:

1. Turn off auto screen brightness or adaptive brightness and set the brightness level slider to under 50%

The brighter your screen, the more battery power it uses.

To get to the setting, pull down the shortcut menu from the top of the screen and adjust the slider, if it’s there. Some phones may have a toggle for auto brightness in the shortcut panel; otherwise, you need to open the settings app and search for «brightness» to find the setting and turn it off.

2. Use Adaptive Battery and Battery Optimization

These features focus on learning how you use your phone, including which apps you use and when, and then optimizing the apps and the amount of battery they use.

Some Android phones have a dedicated Battery section in the Settings app, while other phones (looking at you, Samsung) bury these settings. It’s a little different for each phone. I recommend opening your settings and searching for «battery» to find the right screen. Your phone may also have an adaptive charging setting that can monitor how quickly your phone battery charges overnight to preserve its health.

Why you should use dark mode more often

Another way to improve battery life while also helping save your eyes is to use Android’s dedicated dark mode. Any Android phone running Android 10 or newer will have a dedicated dark mode option.

According to Google, dark mode not only reduces the strain that smartphone displays cause on our eyes but also improves battery life because it takes less power to display dark backgrounds on OLED displays (used in most flagship phones) than a white background.

Depending on which version of Android your phone is running, and what company made your phone, you may have to dig around the settings app to find a dark mode. If your phone runs Android 10 or newer, you’ll be able to turn on system-wide dark mode. If it runs Android 9, don’t despair. Plenty of apps have their own dark mode option in the settings that you can use, whether or not you have Android 10.

To turn it on dark mode, open the Settings app and search for Dark Mode, Dark Theme or even Night Mode (as Samsung likes to call it). I suggest using dark mode all the time, but if you’re not sure, you can always set dark mode to automatically turn on based on a schedule, say from 7 p.m. to 7 a.m. every day, or allow it to automatically switch based on your location at sunset and sunrise.

Keep your home screen free of clutter

Planning to hit up the Google Play Store for a bunch of new Android apps? Be prepared for a lot of icon clutter on your home screen, which is where shortcuts land every time you install something.

If you don’t want that, there’s a simple way out of this: Long-press on an empty area of your home screen and tap Settings. Find the option labeled something along the lines of Add icon to Home Screen or Add new apps to Home Screen and turn it off.

Presto! No more icons on the home screen when you install new apps. You can still add shortcuts by dragging an app’s icon out of the app drawer, but they won’t appear on your home screen unless you want them to.

Read more: Best Android Phones You Can Buy in 2024

Set up Do Not Disturb so that you can better focus

If your phone routinely spends the night on your nightstand, you probably don’t want it beeping or buzzing every time there’s a call, message or Facebook alert — especially when you’re trying to sleep. Android offers a Do Not Disturb mode that will keep the phone more or less silent during designated hours. On some phones, this is referred to as the Downtime setting or even Quiet Time.

Head to Settings > Sounds (or Notifications), then look for Do Not Disturb or a similar name. If you can’t find it, search for it using the built-in search feature in your settings.

Using the feature, you can set up a range of hours when you want to turn off the digital noise. Don’t worry, any notifications you get while Do Not Disturb is turned on will still be waiting for you when you wake up. Also, you can typically make an exception that allows repeat callers and favorite contacts’ calls to go through. Turn that on. If someone is calling you in an emergency, odds are they are going to keep trying.

Always be prepared in case you lose your phone or it’s stolen

Is there anything worse than a lost or stolen phone? Only the knowledge that you could have tracked it down if you had turned on Google’s Find My Device feature.

To prepare for a successful recovery, here’s what you need to do: Open the Settings app and then search for Find My Device. It’s usually in the Security section of the Settings app.

If you have a Samsung device, you can use Samsung’s Find My Mobile service, which is found in Settings > Biometrics and security > Find My Mobile.

Once that’s enabled, you can head to android.com/find from any PC or mobile device and sign in to your account. Samsung users can visit findmymobile.samsung.com to find a lost phone.

If you have trouble setting any of this up, be sure to read our complete guide to finding a lost Android phone.

Assuming your phone is on and online, you should be able to see its location on a map. From there, you can make it ring, lock it, set a lock screen note to tell whoever has it how to get it back to you, or, worst-case scenario, remotely wipe the whole thing.

And always keep your phone up to date

As obvious as it may seem, a simple software update could fix bugs and other issues slowing down your Android device.

Before you download and install the latest software update, make sure your device is connected to Wi-Fi, or else this won’t work.

Now, open the Settings application and type in Update. You’ll then either see Software update or System update — choose either one. Then just download the software, wait for a few minutes and install it when it’s ready. Your Android device will reboot and install the latest software update available.

There’s a lot more to learn about a new phone. Here are the best ways to boost your cell signal, and here’s a flagship phone head-to-head comparison. Plus, check out CNET’s list of the best cases for your Samsung phone. More of an Apple fan? We have tips for boosting your iPhone’s performance, too.

Technologies

Your Pixel 10 Might Have Issues With Older Wireless Chargers

You might want to try taking the case off your phone in order to successfully charge it.

When Google introduced the Pixel 10 lineup in August, it became one of the first major Android phones to receive the Qi 2 wireless charging standard, which Google calls Pixelsnap. However, users noticed issues with wireless charging on the Pixel 10 almost immediately after its release.

Some people are having trouble charging their phone with the new Pixelsnap charger, and others are having issues with older wireless chargers, including Google’s own Pixel Stands. The bulk of the problems happen when a case is on the phone — whether it has the magnet array or not.

I own both the first and second generation Pixel Stands and both will charge my Pixel 10 Pro XL without an issue if there’s no case on it. However, when I add a case to my phone, the problems begin.

I have three cases for my phone, the Mous Super Thin Clear Case, the Magnetic Slim Case Fit by Grecazo, and a no-name soft TPU case. If my phone has any of those cases on and I attempt to charge it while it’s vertical, it starts to charge and then stops after a second or two, and keeps doing that.

I can fix this for the first-generation Pixel Stand by turning the phone horizontal, but it will still charge very slowly. I can’t seem to fix it at all for the Pixel Stand 2 — vertical, horizontal, it doesn’t charge.

Not everyone has this issue

The problem doesn’t seem to be universal. CNET editor Patrick Holland said he had no issues charging the Pixel 10 Pro during his time with it.

A Google spokesperson told me the Pixel 10 lineup is not optimized for older Qi wireless charging standards, but that doesn’t necessarily mean the phones won’t work with older wireless chargers.

Qi 2 is backwards-compatible with older standards, but the phone’s height and charging coil placement on both the phone and the charger are still factors. If you’re having problems, you might see if removing the case helps.

The prospect of potentially needing to replace your older wireless chargers with newer ones isn’t ideal, especially if you shelled out $80 for one or both of Google’s own Pixel Stands. Still, if you want the best wireless charging speed for your brand new Pixel 10 phone, it won’t be with wireless chargers that only support older Qi standards.