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

Inflation · ORIGINAL ECONOMIC RELEASE

April 2020 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) declined 0.8 percent in April on a seasonally adjusted basis, the largest monthly decline since December 2008, the U.S. Bureau of Labor Statistics reported today. Over the last 12…

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The Consumer Price Index for All Urban Consumers (CPI-U) declined 0.8 percent in April on a seasonally adjusted basis, the largest monthly decline since December 2008, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 0.3 percent before seasonal adjustment.

A 20.6-percent decline in the gasoline index was the largest contributor to the monthly decrease in the seasonally adjusted all items index, but the indexes for apparel, motor vehicle insurance, airline fares, and lodging away from home all fell sharply as well. In contrast, food indexes rose in April, with the index for food at home posting its largest monthly increase since February 1974. The energy index declined mostly due to the decrease in the gasoline index, though some energy component indexes rose.

The index for all items less food and energy fell 0.4 percent in April, the largest monthly decline in the history of the series, which dates to 1957. Along with the indexes mentioned above, the indexes for used cars and trucks and recreation also declined. The indexes for rent, owners’ equivalent rent, medical care, and household furnishings and operations all increased in April.

The all items index increased 0.3 percent for the 12 months ending April, the smallest 12-month increase since October 2015. The index for all items less food and energy increased 1.4 percent over the last 12 months, its smallest increase since April 2011. The energy index fell 17.7 percent over the last year. In contrast, the food index rose 3.5 percent over the last 12 months, its largest 12-month increase since February 2012.

Seasonally adjusted changes from preceding month Un- adjusted 12-mos. Oct. Nov. Dec. Jan. Feb. Mar. Apr. ended 2019 2019 2019 2020 2020 2020 2020 Apr. 2020

Food

The food index increased 1.5 percent in April following a 0.3-percent increase in March. The food at home index increased sharply in April, rising 2.6 percent. The increase was broad-based, with all six major grocery store food groups increasing at least 1.5 percent over the month.

The index for meats, poultry, fish, and eggs increased the most, rising 4.3 percent as the index for eggs increased 16.1 percent. The index for cereals and bakery products rose 2.9 percent in April, its largest monthly increase ever. The index for nonalcoholic beverages also rose 2.9 percent in April, its fourth consecutive increase. The indexes for dairy and related products and for fruits and vegetables both increased 1.5 percent in April.

The index for food away from home rose 0.1 percent in April after rising 0.2 percent in March. The index for limited service meals rose 0.7 percent, while the index for full service meals declined 0.3 percent.

The food at home index increased 4.1 percent over the last 12 months. All six major grocery store food group indexes rose over the last year, with increases ranging from 0.4 percent (fruits and vegetables) to 6.8 percent (meats, poultry, fish, and eggs). The index for dairy and related products rose 5.2 percent, and the index for nonalcoholic beverages increased 5.0 percent. The index for food away from home rose 2.8 percent over the last year. The index for limited service meals increased 3.2 percent and the index for full service meals rose 2.4 percent over the last 12 months.

Energy

The energy index declined 10.1 percent in April, its largest monthly decrease since November 2008. The gasoline index continued to decline, falling 20.6 percent in April; it has declined 32.5 percent since December 2019. (Before seasonal adjustment, gasoline prices fell 16.5 percent in April.) The fuel oil index also declined in April, falling 15.6 percent. In contrast, the index for electricity increased slightly in April, rising 0.1 percent, and the index for natural gas rose 0.2 percent.

The energy index fell 17.7 percent over the past 12 months, its largest 12-month decline since the period ending September 2015. The gasoline index decreased 32.0 percent, while the fuel oil index fell 33.2 percent. The index for natural gas declined 1.9 percent, while the index for electricity increased slightly over the last 12 months, rising 0.2 percent.

All items less food and energy

The index for all items less food and energy decreased 0.4 percent in April. Large declines in several indexes contributed to the record decrease. The apparel index fell 4.7 percent in April. The index for motor vehicle insurance declined 7.2 percent, and the index for airline fares decreased 15.2 percent. Each of these decreases was the largest monthly decline in the history of the respective series.

The shelter index was unchanged in April, as it was in March. The indexes for rent and for owners’ equivalent rent both increased 0.2 percent in April following 0.3-percent increases in March. However, these increases were offset by a sharp decline in the index for lodging away from home, which fell 7.1 percent in April following a 6.8-percent decline in March. Also falling in April were the indexes for used cars and trucks, which declined 0.4 percent, and for recreation, which declined 0.2 percent. The new vehicles index was unchanged in April after declining in March.

The medical care index rose 0.4 percent in April, the same increase as in March. The prescription drugs index rose 0.6 percent and the hospital services index increased 0.5 percent, while the physicians’ services index declined 0.1 percent. The index for household furnishings and operations increased 0.5 percent in April. Also rising in April were the indexes for education, for alcoholic beverages, and for communication.

The index for all items less food and energy rose 1.4 percent over the past 12 months. The shelter index rose 2.6 percent over the 12-month span, with the rent index increasing 3.5 percent, the owners’ equivalent rent index rising 3.1 percent, and the lodging away from home index falling 14.0 percent. The medical care index rose 4.8 percent over the last year. Indexes that declined over the past 12 months include airline fares (-24.3 percent), apparel (-5.7 percent), new vehicles (-0.6 percent), and used cars and trucks (-0.7 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.3 percent over the last 12 months to an index level of 256.389 (1982-84=100). For the month, the index decreased 0.7 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 0.1 percent over the last 12 months to an index level of 249.515 (1982-84=100). For the month, the index decreased 0.7 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) was unchanged over the last 12 months. For the month, the index decreased 0.8 percent on a not seasonally adjusted basis. Please note that the indexes for the past 10 to 12 months are subject to revision.

Coronavirus (COVID-19) Pandemic Impact on April 2020 Consumer Price Index Data

Data collection by personal visit for the Consumer Price Index (CPI) program has been suspended since March 16, 2020. When possible, data normally collected by personal visit were collected either online or by phone. Additionally, data collection in April was affected by the temporary closing or limited operations of certain types of establishments. These factors resulted in an increase in the number of prices considered temporarily unavailable and imputed. While the CPI program attempted to collect as much data as possible, many indexes are based on smaller amounts of collected prices than usual, and a small number of indexes that are normally published were not published this month. Additional information is available at www.bls.gov/bls/effects-of-covid-19-pandemic-on-bls-price-indexes.htm#CPI.

Source: U.S. Bureau of Labor Statistics · Original release May 12, 2020.

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 earlierApr 12, 2020Publication referenceMay 12, 202030 days laterJun 11, 2020
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®3.33%Observed 3.26%Observed −7 bps vs. earlier reference3.21%Observed −5 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury0.73%Observed 0.69%Observed −4 bps vs. earlier reference0.66%Observed −3 bps vs. publication reference

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

Feb 12, 2020 – Aug 12, 2020
Historical mortgage and Treasury observations around May 12, 2020Each 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.0.50%2.25%4.00%Publication date30-year fixed mortgage: 3.47% · Feb 13, 202030-year fixed mortgage: 3.49% · Feb 20, 202030-year fixed mortgage: 3.45% · Feb 27, 202030-year fixed mortgage: 3.29% · Mar 5, 202030-year fixed mortgage: 3.36% · Mar 12, 202030-year fixed mortgage: 3.65% · Mar 19, 202030-year fixed mortgage: 3.50% · Mar 26, 202030-year fixed mortgage: 3.33% · Apr 2, 202030-year fixed mortgage: 3.33% · Apr 9, 202030-year fixed mortgage: 3.31% · Apr 16, 202030-year fixed mortgage: 3.33% · Apr 23, 202030-year fixed mortgage: 3.23% · Apr 30, 202030-year fixed mortgage: 3.26% · May 7, 202030-year fixed mortgage: 3.28% · May 14, 202030-year fixed mortgage: 3.24% · May 21, 202030-year fixed mortgage: 3.15% · May 28, 202030-year fixed mortgage: 3.18% · Jun 4, 202030-year fixed mortgage: 3.21% · Jun 11, 202030-year fixed mortgage: 3.13% · Jun 18, 202030-year fixed mortgage: 3.13% · Jun 25, 202030-year fixed mortgage: 3.07% · Jul 2, 202030-year fixed mortgage: 3.03% · Jul 9, 202030-year fixed mortgage: 2.98% · Jul 16, 202030-year fixed mortgage: 3.01% · Jul 23, 202030-year fixed mortgage: 2.99% · Jul 30, 202030-year fixed mortgage: 2.88% · Aug 6, 202010-year Treasury: 1.62% · Feb 12, 202010-year Treasury: 1.61% · Feb 13, 202010-year Treasury: 1.59% · Feb 14, 202010-year Treasury: 1.55% · Feb 18, 202010-year Treasury: 1.56% · Feb 19, 202010-year Treasury: 1.52% · Feb 20, 202010-year Treasury: 1.46% · Feb 21, 202010-year Treasury: 1.38% · Feb 24, 202010-year Treasury: 1.33% · Feb 25, 202010-year Treasury: 1.33% · Feb 26, 202010-year Treasury: 1.30% · Feb 27, 202010-year Treasury: 1.13% · Feb 28, 202010-year Treasury: 1.10% · Mar 2, 202010-year Treasury: 1.02% · Mar 3, 202010-year Treasury: 1.02% · Mar 4, 202010-year Treasury: 0.92% · Mar 5, 202010-year Treasury: 0.74% · Mar 6, 202010-year Treasury: 0.54% · Mar 9, 202010-year Treasury: 0.76% · Mar 10, 202010-year Treasury: 0.82% · Mar 11, 202010-year Treasury: 0.88% · Mar 12, 202010-year Treasury: 0.94% · Mar 13, 202010-year Treasury: 0.73% · Mar 16, 202010-year Treasury: 1.02% · Mar 17, 202010-year Treasury: 1.18% · Mar 18, 202010-year Treasury: 1.12% · Mar 19, 202010-year Treasury: 0.92% · Mar 20, 202010-year Treasury: 0.76% · Mar 23, 202010-year Treasury: 0.84% · Mar 24, 202010-year Treasury: 0.88% · Mar 25, 202010-year Treasury: 0.83% · Mar 26, 202010-year Treasury: 0.72% · Mar 27, 202010-year Treasury: 0.70% · Mar 30, 202010-year Treasury: 0.70% · Mar 31, 202010-year Treasury: 0.62% · Apr 1, 202010-year Treasury: 0.63% · Apr 2, 202010-year Treasury: 0.62% · Apr 3, 202010-year Treasury: 0.67% · Apr 6, 202010-year Treasury: 0.75% · Apr 7, 202010-year Treasury: 0.77% · Apr 8, 202010-year Treasury: 0.73% · Apr 9, 202010-year Treasury: 0.76% · Apr 13, 202010-year Treasury: 0.76% · Apr 14, 202010-year Treasury: 0.63% · Apr 15, 202010-year Treasury: 0.61% · Apr 16, 202010-year Treasury: 0.65% · Apr 17, 202010-year Treasury: 0.63% · Apr 20, 202010-year Treasury: 0.58% · Apr 21, 202010-year Treasury: 0.63% · Apr 22, 202010-year Treasury: 0.61% · Apr 23, 202010-year Treasury: 0.60% · Apr 24, 202010-year Treasury: 0.67% · Apr 27, 202010-year Treasury: 0.62% · Apr 28, 202010-year Treasury: 0.63% · Apr 29, 202010-year Treasury: 0.64% · Apr 30, 202010-year Treasury: 0.64% · May 1, 202010-year Treasury: 0.64% · May 4, 202010-year Treasury: 0.66% · May 5, 202010-year Treasury: 0.72% · May 6, 202010-year Treasury: 0.63% · May 7, 202010-year Treasury: 0.69% · May 8, 202010-year Treasury: 0.73% · May 11, 202010-year Treasury: 0.69% · May 12, 202010-year Treasury: 0.64% · May 13, 202010-year Treasury: 0.63% · May 14, 202010-year Treasury: 0.64% · May 15, 202010-year Treasury: 0.73% · May 18, 202010-year Treasury: 0.70% · May 19, 202010-year Treasury: 0.68% · May 20, 202010-year Treasury: 0.68% · May 21, 202010-year Treasury: 0.66% · May 22, 202010-year Treasury: 0.69% · May 26, 202010-year Treasury: 0.68% · May 27, 202010-year Treasury: 0.70% · May 28, 202010-year Treasury: 0.65% · May 29, 202010-year Treasury: 0.66% · Jun 1, 202010-year Treasury: 0.68% · Jun 2, 202010-year Treasury: 0.77% · Jun 3, 202010-year Treasury: 0.82% · Jun 4, 202010-year Treasury: 0.91% · Jun 5, 202010-year Treasury: 0.88% · Jun 8, 202010-year Treasury: 0.84% · Jun 9, 202010-year Treasury: 0.75% · Jun 10, 202010-year Treasury: 0.66% · Jun 11, 202010-year Treasury: 0.71% · Jun 12, 202010-year Treasury: 0.71% · Jun 15, 202010-year Treasury: 0.75% · Jun 16, 202010-year Treasury: 0.74% · Jun 17, 202010-year Treasury: 0.71% · Jun 18, 202010-year Treasury: 0.70% · Jun 19, 202010-year Treasury: 0.71% · Jun 22, 202010-year Treasury: 0.72% · Jun 23, 202010-year Treasury: 0.69% · Jun 24, 202010-year Treasury: 0.68% · Jun 25, 202010-year Treasury: 0.64% · Jun 26, 202010-year Treasury: 0.64% · Jun 29, 202010-year Treasury: 0.66% · Jun 30, 202010-year Treasury: 0.69% · Jul 1, 202010-year Treasury: 0.68% · Jul 2, 202010-year Treasury: 0.69% · Jul 6, 202010-year Treasury: 0.65% · Jul 7, 202010-year Treasury: 0.67% · Jul 8, 202010-year Treasury: 0.62% · Jul 9, 202010-year Treasury: 0.65% · Jul 10, 202010-year Treasury: 0.64% · Jul 13, 202010-year Treasury: 0.63% · Jul 14, 202010-year Treasury: 0.64% · Jul 15, 202010-year Treasury: 0.62% · Jul 16, 202010-year Treasury: 0.64% · Jul 17, 202010-year Treasury: 0.62% · Jul 20, 202010-year Treasury: 0.61% · Jul 21, 202010-year Treasury: 0.60% · Jul 22, 202010-year Treasury: 0.59% · Jul 23, 202010-year Treasury: 0.59% · Jul 24, 202010-year Treasury: 0.62% · Jul 27, 202010-year Treasury: 0.59% · Jul 28, 202010-year Treasury: 0.58% · Jul 29, 202010-year Treasury: 0.55% · Jul 30, 202010-year Treasury: 0.55% · Jul 31, 202010-year Treasury: 0.56% · Aug 3, 202010-year Treasury: 0.52% · Aug 4, 202010-year Treasury: 0.55% · Aug 5, 202010-year Treasury: 0.55% · Aug 6, 202010-year Treasury: 0.57% · Aug 7, 202010-year Treasury: 0.59% · Aug 10, 202010-year Treasury: 0.64% · Aug 11, 202010-year Treasury: 0.69% · Aug 12, 2020Feb 12, 2020May 12, 2020Aug 12, 2020
30-year fixed mortgage26 observations10-year Treasury127 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$1,307.27/month

3.26% · May 7, 2020

At the later reference$1,299.04/month

3.21% · Jun 11, 2020

The illustrative principal-and-interest payment is $8.22 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.

How policy and mortgage rates connect →See current advertised mortgage options →