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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2021 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.6 percent in May on a seasonally adjusted basis after rising 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) increased 0.6 percent in May on a seasonally adjusted basis after rising 0.8 percent in April, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 5.0 percent before seasonal adjustment; this was the largest 12-month increase since a 5.4-percent increase for the period ending August 2008.

The index for used cars and trucks continued to rise sharply, increasing 7.3 percent in May. This increase accounted for about one-third of the seasonally adjusted all items increase. The food index increased 0.4 percent in May, the same increase as in April. The energy index was unchanged in May, with a decline in the gasoline index again offsetting increases in the electricity and natural gas indexes.

The index for all items less food and energy rose 0.7 percent in May after increasing 0.9 percent in April. Many of the same indexes continued to increase, including used cars and trucks, household furnishings and operations, new vehicles, airline fares, and apparel. The index for medical care fell slightly, one of the few major component indexes to decline in May.

The all items index rose 5.0 percent for the 12 months ending May; it has been trending up every month since January, when the 12-month change was 1.4 percent. The index for all items less food and energy rose 3.8 percent over the last 12-months, the largest 12-month increase since the period ending June 1992. The energy index rose 28.5 percent over the last 12-months, and the food index increased 2.2 percent.

Seasonally adjusted changes from preceding month Un- adjusted 12-mos. Nov. Dec. Jan. Feb. Mar. Apr. May ended 2020 2020 2021 2021 2021 2021 2021 May 2021

Food

The food index increased 0.4 percent in May. The index for food at home increased 0.4 percent, the same increase as in April. However, while the April index was broad-based, with all six major grocery store food group indexes rising, the May increase was mostly due to the index for meats, poultry, fish, and eggs, which increased 1.3 percent over the month. The beef index rose 2.3 percent in May, its largest increase since last June. The index for cereals and bakery products rose 0.5 percent in May, and the index for dairy and related products increased 0.4 percent.

In contrast to these increases, the index for nonalcoholic beverages declined in May, falling 0.5 percent. The index for fruits and vegetables was unchanged in May after rising in each of the last 3 months. The index for fresh vegetables rose 0.5 percent in May, but the index for fresh fruits declined 0.3 percent. The index for other food at home was also unchanged in May after increasing in April.

The food away from home index rose 0.6 percent in May following a 0.3-percent increase in April. The index for full service meals rose 0.6 percent, its largest increase since last June. The index for limited service meals increased 0.5 percent, the same increase as in both March and April.

The food at home index increased 0.7 percent over the past 12 months. Five of the six major grocery store food group indexes increased, but the index for fruits and vegetables was the only one to rise more than 0.6 percent; it increased 2.9 percent. The only index to decline was nonalcoholic beverages, which fell 0.2 percent over the last 12 months.

The index for food away from home rose 4.0 percent over the last year. The index for limited service meals rose 6.1 percent since May 2020. The index for full service meals rose 4.1 percent over the last 12 months; this was its largest 12-month increase since the period ending October 2008. The index for food at employee sites and schools declined sharply over the last year, falling 34.4 percent.

Energy

The energy index was unchanged in May after declining slightly in April. As in April, the gasoline index fell, while other energy component indexes increased. The gasoline index declined 0.7 percent in May after falling 1.4 percent in April. (Before seasonal adjustment, gasoline prices rose 4.2 percent in May.) The index for natural gas increased 1.7 percent in May, while the index for electricity advanced 0.3 percent following a 1.2-percent increase the prior month.

The energy index rose 28.5 percent over the past 12 months. The gasoline index rose 56.2 percent since May 2020, when it was at its lowest level since February 2016. The May 2021 increase was the largest 12-month increase since the period ending April 1980. The index for electricity increased 4.2 percent over the last year, while the index for natural gas rose 13.5 percent.

All items less food and energy

The index for all items less food and energy rose 0.7 percent in May following a 0.9-percent increase in April. The index for used cars and trucks continued to rise sharply, increasing 7.3 percent in May after a 10.0-percent increase in April. The shelter index rose 0.3 percent in May. The index for rent rose 0.2 percent and the index for owners’ equivalent rent increased 0.3 percent. The index for lodging away from home, which rose 7.6 percent in April, increased 0.4 percent in May.

The household furnishings and operations index increased 1.3 percent in May, its largest monthly increase since January 1976. The indexes for domestic services and for furniture and bedding were among the component indexes contributing to the increase. The index for new vehicles rose 1.6 percent in May, its largest 1-month increase since October 2009. The index for airline fares continued to increase, rising 7.0 percent in May after increasing 10.2 percent the prior month. The apparel index also rose in May, increasing 1.2 percent.

The index for car and truck rentals continued to rise, increasing 12.1 percent after rising 16.2 percent the prior month. The index for recreation rose 0.2 percent in May following a 0.9-percent increase in April. The motor vehicle insurance index advanced 0.7 percent in May after increasing 2.5 percent the prior month. The indexes for education, for communication, and for alcoholic beverages also increased in May.

The medical care index declined 0.1 percent in May after rising in each of the 4 previous months. Medical care component indexes were mixed. The index for prescription drugs declined 0.3 percent in May after rising 0.5 percent in April. The hospital services index increased 0.2 percent, while the physicians’ services index was unchanged.

The index for all items less food and energy rose 3.8 percent over the past 12 months. The index for used cars and trucks increased 29.7 percent, while the index for motor vehicle insurance rose 16.9 percent. The index for new vehicles rose 3.3 percent over the past 12 months, its largest 12-month increase since the period ending November 2011. The index for car and truck rental more than doubled over the past 12 months, rising 109.8 percent. The shelter index increased 2.2 percent over the last 12 months. The medical care index rose 0.9 percent over the past 12 months, its smallest increase since the period ending March 1941.

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 5.0 percent over the last 12 months to an index level of 269.195 (1982-84=100). For the month, the index increased 0.8 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 5.6 percent over the last 12 months to an index level of 263.612 (1982-84=100). For the month, the index rose 0.9 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 5.0 percent over the last 12 months. For the month, the index increased 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 May 2021 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, 2021.

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, 2021Publication referenceJun 10, 202130 days laterJul 10, 2021
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®2.96%Observed 2.96%Observed Unchanged vs. earlier reference2.90%Observed −6 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury1.64%Observed 1.45%Observed −19 bps vs. earlier reference1.37%Observed −8 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, 2021 – Sep 10, 2021
Historical mortgage and Treasury observations around Jun 10, 2021Each 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.1.00%2.25%3.50%Publication date30-year fixed mortgage: 3.05% · Mar 11, 202130-year fixed mortgage: 3.09% · Mar 18, 202130-year fixed mortgage: 3.17% · Mar 25, 202130-year fixed mortgage: 3.18% · Apr 1, 202130-year fixed mortgage: 3.13% · Apr 8, 202130-year fixed mortgage: 3.04% · Apr 15, 202130-year fixed mortgage: 2.97% · Apr 22, 202130-year fixed mortgage: 2.98% · Apr 29, 202130-year fixed mortgage: 2.96% · May 6, 202130-year fixed mortgage: 2.94% · May 13, 202130-year fixed mortgage: 3.00% · May 20, 202130-year fixed mortgage: 2.95% · May 27, 202130-year fixed mortgage: 2.99% · Jun 3, 202130-year fixed mortgage: 2.96% · Jun 10, 202130-year fixed mortgage: 2.93% · Jun 17, 202130-year fixed mortgage: 3.02% · Jun 24, 202130-year fixed mortgage: 2.98% · Jul 1, 202130-year fixed mortgage: 2.90% · Jul 8, 202130-year fixed mortgage: 2.88% · Jul 15, 202130-year fixed mortgage: 2.78% · Jul 22, 202130-year fixed mortgage: 2.80% · Jul 29, 202130-year fixed mortgage: 2.77% · Aug 5, 202130-year fixed mortgage: 2.87% · Aug 12, 202130-year fixed mortgage: 2.86% · Aug 19, 202130-year fixed mortgage: 2.87% · Aug 26, 202130-year fixed mortgage: 2.87% · Sep 2, 202130-year fixed mortgage: 2.88% · Sep 9, 202110-year Treasury: 1.53% · Mar 10, 202110-year Treasury: 1.54% · Mar 11, 202110-year Treasury: 1.64% · Mar 12, 202110-year Treasury: 1.62% · Mar 15, 202110-year Treasury: 1.62% · Mar 16, 202110-year Treasury: 1.63% · Mar 17, 202110-year Treasury: 1.71% · Mar 18, 202110-year Treasury: 1.74% · Mar 19, 202110-year Treasury: 1.69% · Mar 22, 202110-year Treasury: 1.63% · Mar 23, 202110-year Treasury: 1.62% · Mar 24, 202110-year Treasury: 1.63% · Mar 25, 202110-year Treasury: 1.67% · Mar 26, 202110-year Treasury: 1.73% · Mar 29, 202110-year Treasury: 1.73% · Mar 30, 202110-year Treasury: 1.74% · Mar 31, 202110-year Treasury: 1.69% · Apr 1, 202110-year Treasury: 1.72% · Apr 2, 202110-year Treasury: 1.73% · Apr 5, 202110-year Treasury: 1.67% · Apr 6, 202110-year Treasury: 1.68% · Apr 7, 202110-year Treasury: 1.64% · Apr 8, 202110-year Treasury: 1.67% · Apr 9, 202110-year Treasury: 1.69% · Apr 12, 202110-year Treasury: 1.64% · Apr 13, 202110-year Treasury: 1.64% · Apr 14, 202110-year Treasury: 1.56% · Apr 15, 202110-year Treasury: 1.59% · Apr 16, 202110-year Treasury: 1.61% · Apr 19, 202110-year Treasury: 1.58% · Apr 20, 202110-year Treasury: 1.57% · Apr 21, 202110-year Treasury: 1.57% · Apr 22, 202110-year Treasury: 1.58% · Apr 23, 202110-year Treasury: 1.58% · Apr 26, 202110-year Treasury: 1.63% · Apr 27, 202110-year Treasury: 1.63% · Apr 28, 202110-year Treasury: 1.65% · Apr 29, 202110-year Treasury: 1.65% · Apr 30, 202110-year Treasury: 1.63% · May 3, 202110-year Treasury: 1.61% · May 4, 202110-year Treasury: 1.59% · May 5, 202110-year Treasury: 1.58% · May 6, 202110-year Treasury: 1.60% · May 7, 202110-year Treasury: 1.63% · May 10, 202110-year Treasury: 1.64% · May 11, 202110-year Treasury: 1.69% · May 12, 202110-year Treasury: 1.66% · May 13, 202110-year Treasury: 1.63% · May 14, 202110-year Treasury: 1.64% · May 17, 202110-year Treasury: 1.64% · May 18, 202110-year Treasury: 1.68% · May 19, 202110-year Treasury: 1.63% · May 20, 202110-year Treasury: 1.63% · May 21, 202110-year Treasury: 1.61% · May 24, 202110-year Treasury: 1.56% · May 25, 202110-year Treasury: 1.58% · May 26, 202110-year Treasury: 1.61% · May 27, 202110-year Treasury: 1.58% · May 28, 202110-year Treasury: 1.62% · Jun 1, 202110-year Treasury: 1.59% · Jun 2, 202110-year Treasury: 1.63% · Jun 3, 202110-year Treasury: 1.56% · Jun 4, 202110-year Treasury: 1.57% · Jun 7, 202110-year Treasury: 1.53% · Jun 8, 202110-year Treasury: 1.50% · Jun 9, 202110-year Treasury: 1.45% · Jun 10, 202110-year Treasury: 1.47% · Jun 11, 202110-year Treasury: 1.51% · Jun 14, 202110-year Treasury: 1.51% · Jun 15, 202110-year Treasury: 1.57% · Jun 16, 202110-year Treasury: 1.52% · Jun 17, 202110-year Treasury: 1.45% · Jun 18, 202110-year Treasury: 1.50% · Jun 21, 202110-year Treasury: 1.48% · Jun 22, 202110-year Treasury: 1.50% · Jun 23, 202110-year Treasury: 1.49% · Jun 24, 202110-year Treasury: 1.54% · Jun 25, 202110-year Treasury: 1.49% · Jun 28, 202110-year Treasury: 1.49% · Jun 29, 202110-year Treasury: 1.45% · Jun 30, 202110-year Treasury: 1.48% · Jul 1, 202110-year Treasury: 1.44% · Jul 2, 202110-year Treasury: 1.37% · Jul 6, 202110-year Treasury: 1.33% · Jul 7, 202110-year Treasury: 1.30% · Jul 8, 202110-year Treasury: 1.37% · Jul 9, 202110-year Treasury: 1.38% · Jul 12, 202110-year Treasury: 1.42% · Jul 13, 202110-year Treasury: 1.37% · Jul 14, 202110-year Treasury: 1.31% · Jul 15, 202110-year Treasury: 1.31% · Jul 16, 202110-year Treasury: 1.19% · Jul 19, 202110-year Treasury: 1.23% · Jul 20, 202110-year Treasury: 1.30% · Jul 21, 202110-year Treasury: 1.27% · Jul 22, 202110-year Treasury: 1.30% · Jul 23, 202110-year Treasury: 1.29% · Jul 26, 202110-year Treasury: 1.25% · Jul 27, 202110-year Treasury: 1.26% · Jul 28, 202110-year Treasury: 1.28% · Jul 29, 202110-year Treasury: 1.24% · Jul 30, 202110-year Treasury: 1.20% · Aug 2, 202110-year Treasury: 1.19% · Aug 3, 202110-year Treasury: 1.19% · Aug 4, 202110-year Treasury: 1.23% · Aug 5, 202110-year Treasury: 1.31% · Aug 6, 202110-year Treasury: 1.33% · Aug 9, 202110-year Treasury: 1.36% · Aug 10, 202110-year Treasury: 1.35% · Aug 11, 202110-year Treasury: 1.36% · Aug 12, 202110-year Treasury: 1.29% · Aug 13, 202110-year Treasury: 1.26% · Aug 16, 202110-year Treasury: 1.26% · Aug 17, 202110-year Treasury: 1.27% · Aug 18, 202110-year Treasury: 1.24% · Aug 19, 202110-year Treasury: 1.26% · Aug 20, 202110-year Treasury: 1.25% · Aug 23, 202110-year Treasury: 1.29% · Aug 24, 202110-year Treasury: 1.35% · Aug 25, 202110-year Treasury: 1.34% · Aug 26, 202110-year Treasury: 1.31% · Aug 27, 202110-year Treasury: 1.29% · Aug 30, 202110-year Treasury: 1.30% · Aug 31, 202110-year Treasury: 1.31% · Sep 1, 202110-year Treasury: 1.29% · Sep 2, 202110-year Treasury: 1.33% · Sep 3, 202110-year Treasury: 1.38% · Sep 7, 202110-year Treasury: 1.35% · Sep 8, 202110-year Treasury: 1.30% · Sep 9, 202110-year Treasury: 1.35% · Sep 10, 2021Mar 10, 2021Jun 10, 2021Sep 10, 2021
30-year fixed mortgage27 observations10-year Treasury130 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$1,258.35/month

2.96% · Jun 10, 2021

At the later reference$1,248.69/month

2.90% · Jul 8, 2021

The illustrative principal-and-interest payment is $9.66 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 →