Wednesday, November 11, 2026Mortgage news · Rates & market context

Inflation · ORIGINAL ECONOMIC RELEASE

May 2010 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) declined 0.2 percent in May on a seasonally adjusted basis, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the index increased 2.0 percent before…

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The Consumer Price Index for All Urban Consumers (CPI-U) declined 0.2 percent in May on a seasonally adjusted basis, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the index increased 2.0 percent before seasonal adjustment.

For the second month in a row a decline in the energy index accounted for the seasonally adjusted decrease in the all items index. The index for energy decreased 2.9 percent in May and more than offset a slight increase in the index for all items less food and energy. The food index was unchanged. Within the energy component, the gasoline index accounted for most of the decrease, although all the major energy indexes declined.

The index for all items less food and energy increased 0.1 percent in May, posting a monthly increase for only the second time this year. Contributing to the May rise were increases in a number of indexes including shelter, used cars and trucks, tobacco, apparel, and medical care. The index has increased 0.9 percent over the last 12 months.

Seasonally adjusted changes from preceding month Un- adjusted Nov. Dec. Jan. Feb. Mar. Apr. May 12-mos. 2009 2009 2010 2010 2010 2010 2010 ended May 2010

Consumer Price Index Data for May 2010

Food

The food index was unchanged in May after increasing 0.2 percent each of the last two months. The food away from home index rose 0.1 percent while the food at home index was unchanged. Within the food at home group, declines in the indexes for fruits and vegetables and for nonalcoholic beverages offset increases in the other major grocery store food group indexes. The fruits and vegetables index fell 1.1 percent after declining 0.2 percent in April. The index for nonalcoholic beverages declined 0.8 percent. The index for meats, poultry, fish, and eggs rose 0.4 percent due to increases in the beef and pork indexes. The index for other food at home rose 0.3 percent, and the indexes for cereals and bakery products and for dairy and related products both increased 0.2 percent. For the past 12 months the food index has risen 0.7 percent, with the index for food at home up 0.3 percent and the index for food away from home up 1.1 percent.

Energy

The energy index declined 2.9 percent in May following a 1.4 percent decrease in April. The gasoline index declined 5.2 percent in May after falling 2.4 percent in April. (Before seasonal adjustment, gasoline prices rose 0.7 percent in May.) The index for household energy also declined in May, falling 0.6 percent. The fuel oil index declined 1.4 percent, the index for natural gas fell 1.0 percent, and the electricity index decreased 0.4 percent. Despite the May decline, the energy index has risen 14.7 percent over the last 12 months, with all components increasing during that time period including a 27.0 percent increase in the gasoline index.

All items less food and energy

The index for all items less food and energy rose 0.1 percent in May after being unchanged each of the previous two months. The shelter index increased for the first time since August 2009, rising 0.1 percent. The rise was mostly due to the index for lodging away from home, which increased 2.5 percent. The indexes for both rent and owners' equivalent rent were unchanged in May. Several transportation indexes rose in May. The index for used cars and trucks increased 0.6 percent and has now risen 16.2 percent over the last 12 months. The index for new vehicles also increased, rising 0.1 percent. The index for airline fares rose 1.9 percent in May after increasing 2.2 percent in April. The tobacco index rose 1.3 percent in May, and the indexes for apparel and for medical care posted small increases of 0.2 percent and 0.1 percent, respectively. The index for household furnishings and operations was unchanged in May after declining in each of the previous four months. The index for recreation was also unchanged. Over the last 12 months, the index for all items less food and energy has risen 0.9 percent, well below the 2.0 percent average annual increase over the past 10 years.

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 2.0 percent over the last 12 months to an index level of 218.178 (1982-84=100). For the month, the index rose 0.1 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 2.6 percent over the last 12 months to an index level of 214.124 (1982-84=100). For the month, the index rose 0.1 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 2.0 percent over the last 12 months. For the month, the index increased 0.1 percent on a not seasonally adjusted basis. Please note that the indexes for the post-2008 period are subject to revision.

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Source: U.S. Bureau of Labor Statistics · Original release Jun 17, 2010.

Archived Nov 11, 2026. Source reuse policy. Formatting has been adapted for reading; the source’s conclusions remain attributed to its publisher.

MortgageRates.news analysis · Historical context

The mortgage market around this release

This original analysis is separate from the source article. It compares observed benchmarks around ; historical averages and yields are not current mortgage offers.

Read consumer inflation on a consistent basis

The Consumer Price Index measures changes in prices paid by urban consumers for a basket of goods and services. Check the index, reference month and seasonal adjustment before comparing figures. A monthly change and a twelve-month change describe different periods; the all-items index and the measure excluding food and energy cover different baskets. Consumer inflation informs the wider policy discussion, but the benchmark comparison below does not isolate this release from other information arriving during the month. BLS Consumer Price Index.

Nearest published observation on or before each target date
Benchmark30 days earlierMay 18, 2010Publication referenceJun 17, 201030 days laterJul 17, 2010
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®4.93%Observed 4.75%Observed −18 bps vs. earlier reference4.57%Observed −18 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the TreasuryUnavailableBefore available coverage, which starts Jan 4, 2016.UnavailableBefore available coverage, which starts Jan 4, 2016.UnavailableBefore available coverage, which starts Jan 4, 2016.

Calendar references, not an intraday reaction. A same-day market observation may have been published after a morning release. These figures do not show what was known at its exact publication time. One basis point (bp) is 0.01 percentage point; changes use the actual dated observations shown.

Six months around publication

Mar 17, 2010 – Sep 17, 2010
Historical mortgage and Treasury observations around Jun 17, 2010Each dot is a published observation. No missing values are estimated. The dashed vertical line marks the article’s publication calendar date. Rates and yields are percentages.4.00%4.75%5.50%Publication date30-year fixed mortgage: 4.96% · Mar 18, 201030-year fixed mortgage: 4.99% · Mar 25, 201030-year fixed mortgage: 5.08% · Apr 1, 201030-year fixed mortgage: 5.21% · Apr 8, 201030-year fixed mortgage: 5.07% · Apr 15, 201030-year fixed mortgage: 5.07% · Apr 22, 201030-year fixed mortgage: 5.06% · Apr 29, 201030-year fixed mortgage: 5.00% · May 6, 201030-year fixed mortgage: 4.93% · May 13, 201030-year fixed mortgage: 4.84% · May 20, 201030-year fixed mortgage: 4.78% · May 27, 201030-year fixed mortgage: 4.79% · Jun 3, 201030-year fixed mortgage: 4.72% · Jun 10, 201030-year fixed mortgage: 4.75% · Jun 17, 201030-year fixed mortgage: 4.69% · Jun 24, 201030-year fixed mortgage: 4.58% · Jul 1, 201030-year fixed mortgage: 4.57% · Jul 8, 201030-year fixed mortgage: 4.57% · Jul 15, 201030-year fixed mortgage: 4.56% · Jul 22, 201030-year fixed mortgage: 4.54% · Jul 29, 201030-year fixed mortgage: 4.49% · Aug 5, 201030-year fixed mortgage: 4.44% · Aug 12, 201030-year fixed mortgage: 4.42% · Aug 19, 201030-year fixed mortgage: 4.36% · Aug 26, 201030-year fixed mortgage: 4.32% · Sep 2, 201030-year fixed mortgage: 4.35% · Sep 9, 201030-year fixed mortgage: 4.37% · Sep 16, 2010Mar 17, 2010Jun 17, 2010Sep 17, 2010
30-year fixed mortgage27 observations
Dots show published observations only. Missing dates remain blank, with no interpolation. The series have different publication schedules and measure different markets.

What that benchmark difference would mean for a $300,000 loan

At the publication reference$1,564.94/month

4.75% · Jun 17, 2010

At the later reference$1,532.56/month

4.57% · Jul 15, 2010

The illustrative principal-and-interest payment is $32.38 lower per month. This holds the loan amount and term constant to show the arithmetic effect of the benchmark difference.

Assumptions: two separate hypothetical $300,000 loans, each fully amortizing over 30 years with 360 monthly payments and its stated fixed interest rate. Excludes points, lender fees, taxes, insurance, association charges and other costs. PMMS is a national average, not an APR or a personalized rate offer. These are not two payments on one existing loan.

Sources, historical coverage and calculation limits

The 30-day comparisons use calendar days. Each cell selects the last published observation on or before its target; no rates are synthesized for missing dates. Gaps greater than seven days for daily Treasury data or fourteen days for weekly mortgage data are marked unavailable. Forward comparisons require the date to have arrived and source coverage to extend through it.

Historical files may contain revisions and do not reconstruct precisely what every market participant knew at the time. Freddie Mac changed its PMMS collection methodology in November 2022. Cross-period comparisons should account for that change. These windows include other news and cannot establish causation or forecast the next rate move.

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