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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2020 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) declined 0.1 percent in May on a seasonally adjusted basis after falling 0.8 percent in April, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all…

Historical releaseThe figures below describe the original reporting period. They are not today’s rates or a current economic forecast.Today’s market brief →

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The Consumer Price Index for All Urban Consumers (CPI-U) declined 0.1 percent in May on a seasonally adjusted basis after falling 0.8 percent in April, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 0.1 percent before seasonal adjustment.

Declines in the indexes for motor vehicle insurance, energy, and apparel more than offset increases in food and shelter indexes to result in the monthly decrease in the seasonally adjusted all items index. The gasoline index declined 3.5 percent in May, leading to a 1.8-percent decline in the energy index. The food index, in contrast, increased 0.7 percent in May as the index for food at home rose 1.0 percent.

The index for all items less food and energy fell 0.1 percent in May, its third consecutive monthly decline. This is the first time this index has ever declined in three consecutive months. Along with motor vehicle insurance and apparel, the indexes for airline fares and used cars and trucks declined in May. The indexes for shelter, recreation, medical care, household furnishings and operations, and new vehicles all increased.

The all items index increased 0.1 percent for the 12 months ending May. The index for all items less food and energy increased 1.2 percent over the last 12 months; this compares to a 2.4-percent increase a few months ago (the period ending February). The energy index fell 18.9 percent over the last year. The food index increased 4.0 percent over the last 12 months, with the index for food at home rising 4.8 percent.

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

Food

The food index increased 0.7 percent in May following a 1.5-percent increase in April. The food at home index continued to rise, increasing 1.0 percent in May. However, unlike the broad increase in April, the May increase was driven mostly by a 3.7-percent rise in the index for meats, poultry, fish, and eggs. The beef index increased 10.8 percent in May, its largest ever monthly increase.

Other major grocery store food group indexes were mixed in May. The index for dairy and related products increased 1.0 percent, and the index for fruits and vegetables rose 0.5 percent. The indexes for nonalcoholic beverages and for other food at home were both unchanged in May. The index for cereals and bakery products fell 0.2 percent in May after rising 2.9 percent in April.

The index for food away from home rose 0.4 percent in May after rising 0.1 percent in April. The index for limited service meals rose 0.6 percent in May following a 0.7-percent increase in April. The full service meals index increased 0.2 percent in May after falling 0.3 percent in April.

The food at home index increased 4.8 percent over the last 12 months, with all six major grocery store food group indexes rising over that span. The index for meats, poultry, fish, and eggs rose 10.0 percent over the last year, its largest 12-month increase since the period ending May 2004. This reflects a sharp increase in the beef index, which rose 18.2 percent over the span. The index for dairy and related products increased 5.7 percent, and the index for nonalcoholic beverages rose 4.1 percent over the year. The remaining groups posted smaller increases. The index for food away from home rose 2.9 percent over the last year. The index for limited service meals increased 3.6 percent and the index for full service meals rose 2.4 percent over the last 12 months.

Energy

The energy index declined 1.8 percent in May following a 10.1-percent decline in April. The gasoline index fell 3.5 percent in May after falling 20.6 percent in April. (Before seasonal adjustment, gasoline prices fell 0.2 percent in May.) The electricity index also declined in May, falling 0.8 percent, its largest 1-month decline since May 2015. The index for natural gas, however, rose 0.8 percent in May.

The energy index fell 18.9 percent over the past 12 months as all of the major energy component indexes declined. The gasoline index decreased 33.8 percent, while the fuel oil index fell 37.5 percent. The index for electricity fell 0.2 percent over the last year, while the index for natural gas declined 0.3 percent.

All items less food and energy

The index for all items less food and energy decreased 0.1 percent in May. The index for motor vehicle insurance continued to decline, falling 8.9 percent in May after a 7.2-percent decrease in April. The apparel index also continued to decline, falling 2.3 percent in May after decreasing 4.7 percent the prior month. The index for airline fares fell 4.9 percent in May, and the index for used cars and trucks declined 0.4 percent, the same decrease as in April.

The shelter index rose 0.2 percent in May. The indexes for rent and for owners’ equivalent rent both increased 0.3 percent in May after rising 0.2 percent in April. The index for lodging away from home continued to decline, falling 1.5 percent in May. The index for recreation increased 0.9 percent in May after declining in April. The medical care index rose 0.5 percent in May following a 0.4-percent increase in April. The index for physicians’ services increased 0.7 percent and the index for hospital services rose 0.1 percent, while the index for prescription drugs declined 0.2 percent over the month.

The index for household furnishings and operations rose 0.4 percent in May. The new vehicles index increased 0.3 percent in May after being unchanged in April. The index for alcoholic beverages increased 0.8 percent in May, its largest increase since January 2012. The index for education also rose in May, increasing 0.2 percent.

The index for all items less food and energy rose 1.2 percent over the past 12 months. The shelter index rose 2.5 percent over the 12-month span, and the medical care index rose 4.9 percent. Notable indexes that declined over the past 12 months include airline fares (-28.8 percent), motor vehicle insurance (-14.3 percent), apparel (-7.9 percent), and new vehicles (-0.3 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.1 percent over the last 12 months to an index level of 256.394 (1982-84=100). For the month, the index was unchanged prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) decreased 0.1 percent over the last 12 months to an index level of 249.521 (1982-84=100). For the month, the index was unchanged prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) decreased 0.2 percent over the last 12 months. For the month, the index was unchanged 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 May 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 May 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/covid19/effects-of-covid-19-pandemic-on-consumer-price-index.htm

Source: U.S. Bureau of Labor Statistics · Original release Jun 10, 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 earlierMay 11, 2020Publication referenceJun 10, 202030 days laterJul 10, 2020
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®3.26%Observed 3.18%Observed −8 bps vs. earlier reference3.03%Observed −15 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury0.73%Observed 0.75%Observed +2 bps vs. earlier reference0.65%Observed −10 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

Mar 10, 2020 – Sep 10, 2020
Historical mortgage and Treasury observations around Jun 10, 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: 3.36% · 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, 202030-year fixed mortgage: 2.96% · Aug 13, 202030-year fixed mortgage: 2.99% · Aug 20, 202030-year fixed mortgage: 2.91% · Aug 27, 202030-year fixed mortgage: 2.93% · Sep 3, 202030-year fixed mortgage: 2.86% · Sep 10, 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, 202010-year Treasury: 0.71% · Aug 13, 202010-year Treasury: 0.71% · Aug 14, 202010-year Treasury: 0.69% · Aug 17, 202010-year Treasury: 0.67% · Aug 18, 202010-year Treasury: 0.68% · Aug 19, 202010-year Treasury: 0.65% · Aug 20, 202010-year Treasury: 0.64% · Aug 21, 202010-year Treasury: 0.65% · Aug 24, 202010-year Treasury: 0.69% · Aug 25, 202010-year Treasury: 0.69% · Aug 26, 202010-year Treasury: 0.74% · Aug 27, 202010-year Treasury: 0.74% · Aug 28, 202010-year Treasury: 0.72% · Aug 31, 202010-year Treasury: 0.68% · Sep 1, 202010-year Treasury: 0.66% · Sep 2, 202010-year Treasury: 0.63% · Sep 3, 202010-year Treasury: 0.72% · Sep 4, 202010-year Treasury: 0.69% · Sep 8, 202010-year Treasury: 0.71% · Sep 9, 202010-year Treasury: 0.68% · Sep 10, 2020Mar 10, 2020Jun 10, 2020Sep 10, 2020
30-year fixed mortgage27 observations10-year Treasury129 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$1,294.12/month

3.18% · Jun 4, 2020

At the later reference$1,269.67/month

3.03% · Jul 9, 2020

The illustrative principal-and-interest payment is $24.45 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 →