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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2022 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) increased 1.0 percent in May on a seasonally adjusted basis after rising 0.3 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 1.0 percent in May on a seasonally adjusted basis after rising 0.3 percent in April, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 8.6 percent before seasonal adjustment.

The increase was broad-based, with the indexes for shelter, gasoline, and food being the largest contributors. After declining in April, the energy index rose 3.9 percent over the month with the gasoline index rising 4.1 percent and the other major component indexes also increasing. The food index rose 1.2 percent in May as the food at home index increased 1.4 percent.

The index for all items less food and energy rose 0.6 percent in May, the same increase as in April. While almost all major components increased over the month, the largest contributors were the indexes for shelter, airline fares, used cars and trucks, and new vehicles. The indexes for medical care, household furnishings and operations, recreation, and apparel also increased in May.

The all items index increased 8.6 percent for the 12 months ending May, the largest 12-month increase since the period ending December 1981. The all items less food and energy index rose 6.0 percent over the last 12 months. The energy index rose 34.6 percent over the last year, the largest 12-month increase since the period ending September 2005. The food index increased 10.1 percent for the 12-months ending May, the first increase of 10 percent or more since the period ending March 1981.

Food

The food index increased 1.2 percent in May following a 0.9-percent increase the prior month. The index for food at home rose 1.4 percent in May, the fifth consecutive increase of at least 1.0 percent. All six major grocery store food group indexes rose in May. The index for dairy and related products rose 2.9 percent, its largest monthly increase since July 2007. The index for nonalcoholic beverages increased 1.7 percent, and the index for other food at home rose 1.6 percent.

The cereals and bakery products index increased 1.5 percent in May after rising 1.1 percent in April. The index for meats, poultry, fish, and eggs rose 1.1 percent over the month, with the index for eggs rising 5.0 percent. The index for fruits and vegetables rose 0.6 percent in May after declining in April.

The food away from home index rose 0.7 percent in May after rising 0.6 percent in April. The index for full service meals rose 0.8 percent over the month. The index for limited service meals increased 0.7 percent in May after rising 0.3 percent in April.

The food at home index rose 11.9 percent over the last 12 months, the largest 12-month increase since the period ending April 1979. All six major grocery store food group indexes increased over the span, with five of the six rising more than 10 percent. The index for meats, poultry, fish, and eggs increased the most, rising 14.2 percent, with the index for eggs increasing 32.2 percent. The remaining groups saw increases ranging from 8.2 percent (fruits and vegetables) to 12.6 percent (other food at home).

The index for food away from home rose 7.4 percent over the last year, the largest 12-month change since the period ending November 1981. The index for full service meals rose 9.0 percent over the last 12 months, and the index for limited service meals rose 7.3 percent over the last year. The index for food at employee sites and schools fell 30.5 percent over the last 12 months, reflecting widespread free lunch programs.

Energy

The energy index increased 3.9 percent in May after falling 2.7 percent in April. The gasoline index rose 4.1 percent in May after declining in April. (Before seasonal adjustment, gasoline prices rose 7.8 percent in May.) The index for natural gas rose 8.0 percent in May, the largest monthly increase since October 2005. The electricity index also increased in May, rising 1.3 percent.

The energy index rose 34.6 percent over the past 12 months. The gasoline index increased 48.7 percent over the span. The index for fuel oil more than doubled, rising 106.7 percent; this represents the largest increase in the history of the series, which dates to 1935. The index for electricity rose 12.0 percent, the largest 12-month increase since the period ending August 2006. The index for natural gas increased 30.2 percent over the last 12 months, the largest such increase since the period ending July 2008.

All items less food and energy

The index for all items less food and energy rose 0.6 percent in May. The shelter index increased 0.6 percent in May, the largest monthly increase since March 2004. The rent index rose 0.6 percent over the month, the same increase as in April, and the owners' equivalent rent index also rose 0.6 percent. The index for lodging away from home rose 0.9 percent in May after larger increases in recent months.

The index for airline fares continued to rise, increasing 12.6 percent in May after rising 18.6 percent the prior month. The index for used cars and trucks rose 1.8 percent in May after declining in each of the 3 prior months. The index for new vehicles rose in May, increasing 1.0 percent after rising 1.1 percent in April.

The medical care index rose 0.4 percent in May. Medical care component indexes were mixed over the month. The index for hospital services increased 0.5 percent, while the indexes for physicians' services and for prescription drugs both declined 0.1 percent.

The index for household furnishings and operations continued to rise, increasing 0.4 percent over the month. The recreation index also rose 0.4 percent in May. Both increases were the same increases as in April. The index for apparel increased 0.7 percent in May after falling in April. Other indexes that increased in May include motor vehicle insurance (+0.5 percent), personal care (+0.4 percent), education (+0.3 percent), tobacco (+0.9 percent), and alcoholic beverages (+0.5 percent).

The index for all items less food and energy rose 6.0 percent over the past 12 months. The increase was broad-based, reflecting advances in almost all major component indexes. The shelter index rose 5.5 percent over the last year, the largest 12-month increase since the period ending February 1991. The index for household furnishings and operations increased 8.9 percent over the last 12 months. The index for new vehicles rose 12.6 percent and the index for used cars and trucks increased 16.1 percent over the year, while the index for airline fares rose 37.8 percent.

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 8.6 percent over the last 12 months to an index level of 292.296 (1982-84=100). For the month, the index increased 1.1 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 9.3 percent over the last 12 months to an index level of 288.022 (1982-84=100). For the month, the index rose 1.2 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 8.0 percent over the last 12 months. For the month, the index increased 1.0 percent on a not seasonally adjusted basis. Please note that the indexes for the past 10 to 12 months are subject to revision.

Source: U.S. Bureau of Labor Statistics · Original release Jun 10, 2022.

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, 2022Publication referenceJun 10, 202230 days laterJul 10, 2022
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®5.27%Observed 5.23%Observed −4 bps vs. earlier reference5.30%Observed +7 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury2.91%Observed 3.15%Observed +24 bps vs. earlier reference3.09%Observed −6 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, 2022 – Sep 10, 2022
Historical mortgage and Treasury observations around Jun 10, 2022Each 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.1.50%3.75%6.00%Publication date30-year fixed mortgage: 3.85% · Mar 10, 202230-year fixed mortgage: 4.16% · Mar 17, 202230-year fixed mortgage: 4.42% · Mar 24, 202230-year fixed mortgage: 4.67% · Mar 31, 202230-year fixed mortgage: 4.72% · Apr 7, 202230-year fixed mortgage: 5.00% · Apr 14, 202230-year fixed mortgage: 5.11% · Apr 21, 202230-year fixed mortgage: 5.10% · Apr 28, 202230-year fixed mortgage: 5.27% · May 5, 202230-year fixed mortgage: 5.30% · May 12, 202230-year fixed mortgage: 5.25% · May 19, 202230-year fixed mortgage: 5.10% · May 26, 202230-year fixed mortgage: 5.09% · Jun 2, 202230-year fixed mortgage: 5.23% · Jun 9, 202230-year fixed mortgage: 5.78% · Jun 16, 202230-year fixed mortgage: 5.81% · Jun 23, 202230-year fixed mortgage: 5.70% · Jun 30, 202230-year fixed mortgage: 5.30% · Jul 7, 202230-year fixed mortgage: 5.51% · Jul 14, 202230-year fixed mortgage: 5.54% · Jul 21, 202230-year fixed mortgage: 5.30% · Jul 28, 202230-year fixed mortgage: 4.99% · Aug 4, 202230-year fixed mortgage: 5.22% · Aug 11, 202230-year fixed mortgage: 5.13% · Aug 18, 202230-year fixed mortgage: 5.55% · Aug 25, 202230-year fixed mortgage: 5.66% · Sep 1, 202230-year fixed mortgage: 5.89% · Sep 8, 202210-year Treasury: 1.98% · Mar 10, 202210-year Treasury: 2.00% · Mar 11, 202210-year Treasury: 2.14% · Mar 14, 202210-year Treasury: 2.15% · Mar 15, 202210-year Treasury: 2.19% · Mar 16, 202210-year Treasury: 2.20% · Mar 17, 202210-year Treasury: 2.14% · Mar 18, 202210-year Treasury: 2.32% · Mar 21, 202210-year Treasury: 2.38% · Mar 22, 202210-year Treasury: 2.32% · Mar 23, 202210-year Treasury: 2.34% · Mar 24, 202210-year Treasury: 2.48% · Mar 25, 202210-year Treasury: 2.46% · Mar 28, 202210-year Treasury: 2.41% · Mar 29, 202210-year Treasury: 2.35% · Mar 30, 202210-year Treasury: 2.32% · Mar 31, 202210-year Treasury: 2.39% · Apr 1, 202210-year Treasury: 2.42% · Apr 4, 202210-year Treasury: 2.54% · Apr 5, 202210-year Treasury: 2.61% · Apr 6, 202210-year Treasury: 2.66% · Apr 7, 202210-year Treasury: 2.72% · Apr 8, 202210-year Treasury: 2.79% · Apr 11, 202210-year Treasury: 2.72% · Apr 12, 202210-year Treasury: 2.70% · Apr 13, 202210-year Treasury: 2.83% · Apr 14, 202210-year Treasury: 2.85% · Apr 18, 202210-year Treasury: 2.93% · Apr 19, 202210-year Treasury: 2.85% · Apr 20, 202210-year Treasury: 2.90% · Apr 21, 202210-year Treasury: 2.90% · Apr 22, 202210-year Treasury: 2.81% · Apr 25, 202210-year Treasury: 2.77% · Apr 26, 202210-year Treasury: 2.82% · Apr 27, 202210-year Treasury: 2.85% · Apr 28, 202210-year Treasury: 2.89% · Apr 29, 202210-year Treasury: 2.99% · May 2, 202210-year Treasury: 2.97% · May 3, 202210-year Treasury: 2.93% · May 4, 202210-year Treasury: 3.05% · May 5, 202210-year Treasury: 3.12% · May 6, 202210-year Treasury: 3.05% · May 9, 202210-year Treasury: 2.99% · May 10, 202210-year Treasury: 2.91% · May 11, 202210-year Treasury: 2.84% · May 12, 202210-year Treasury: 2.93% · May 13, 202210-year Treasury: 2.88% · May 16, 202210-year Treasury: 2.98% · May 17, 202210-year Treasury: 2.89% · May 18, 202210-year Treasury: 2.84% · May 19, 202210-year Treasury: 2.78% · May 20, 202210-year Treasury: 2.86% · May 23, 202210-year Treasury: 2.76% · May 24, 202210-year Treasury: 2.75% · May 25, 202210-year Treasury: 2.75% · May 26, 202210-year Treasury: 2.74% · May 27, 202210-year Treasury: 2.85% · May 31, 202210-year Treasury: 2.94% · Jun 1, 202210-year Treasury: 2.92% · Jun 2, 202210-year Treasury: 2.96% · Jun 3, 202210-year Treasury: 3.04% · Jun 6, 202210-year Treasury: 2.98% · Jun 7, 202210-year Treasury: 3.03% · Jun 8, 202210-year Treasury: 3.04% · Jun 9, 202210-year Treasury: 3.15% · Jun 10, 202210-year Treasury: 3.43% · Jun 13, 202210-year Treasury: 3.49% · Jun 14, 202210-year Treasury: 3.33% · Jun 15, 202210-year Treasury: 3.28% · Jun 16, 202210-year Treasury: 3.25% · Jun 17, 202210-year Treasury: 3.31% · Jun 21, 202210-year Treasury: 3.16% · Jun 22, 202210-year Treasury: 3.09% · Jun 23, 202210-year Treasury: 3.13% · Jun 24, 202210-year Treasury: 3.20% · Jun 27, 202210-year Treasury: 3.20% · Jun 28, 202210-year Treasury: 3.10% · Jun 29, 202210-year Treasury: 2.98% · Jun 30, 202210-year Treasury: 2.88% · Jul 1, 202210-year Treasury: 2.82% · Jul 5, 202210-year Treasury: 2.93% · Jul 6, 202210-year Treasury: 3.01% · Jul 7, 202210-year Treasury: 3.09% · Jul 8, 202210-year Treasury: 2.99% · Jul 11, 202210-year Treasury: 2.96% · Jul 12, 202210-year Treasury: 2.91% · Jul 13, 202210-year Treasury: 2.96% · Jul 14, 202210-year Treasury: 2.93% · Jul 15, 202210-year Treasury: 2.96% · Jul 18, 202210-year Treasury: 3.01% · Jul 19, 202210-year Treasury: 3.04% · Jul 20, 202210-year Treasury: 2.91% · Jul 21, 202210-year Treasury: 2.77% · Jul 22, 202210-year Treasury: 2.81% · Jul 25, 202210-year Treasury: 2.81% · Jul 26, 202210-year Treasury: 2.78% · Jul 27, 202210-year Treasury: 2.68% · Jul 28, 202210-year Treasury: 2.67% · Jul 29, 202210-year Treasury: 2.60% · Aug 1, 202210-year Treasury: 2.75% · Aug 2, 202210-year Treasury: 2.73% · Aug 3, 202210-year Treasury: 2.68% · Aug 4, 202210-year Treasury: 2.83% · Aug 5, 202210-year Treasury: 2.77% · Aug 8, 202210-year Treasury: 2.80% · Aug 9, 202210-year Treasury: 2.78% · Aug 10, 202210-year Treasury: 2.87% · Aug 11, 202210-year Treasury: 2.84% · Aug 12, 202210-year Treasury: 2.79% · Aug 15, 202210-year Treasury: 2.82% · Aug 16, 202210-year Treasury: 2.89% · Aug 17, 202210-year Treasury: 2.88% · Aug 18, 202210-year Treasury: 2.98% · Aug 19, 202210-year Treasury: 3.03% · Aug 22, 202210-year Treasury: 3.05% · Aug 23, 202210-year Treasury: 3.11% · Aug 24, 202210-year Treasury: 3.03% · Aug 25, 202210-year Treasury: 3.04% · Aug 26, 202210-year Treasury: 3.12% · Aug 29, 202210-year Treasury: 3.11% · Aug 30, 202210-year Treasury: 3.15% · Aug 31, 202210-year Treasury: 3.26% · Sep 1, 202210-year Treasury: 3.20% · Sep 2, 202210-year Treasury: 3.33% · Sep 6, 202210-year Treasury: 3.27% · Sep 7, 202210-year Treasury: 3.29% · Sep 8, 202210-year Treasury: 3.33% · Sep 9, 2022Mar 10, 2022Jun 10, 2022Sep 10, 2022
30-year fixed mortgage27 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$1,652.90/month

5.23% · Jun 9, 2022

At the later reference$1,665.91/month

5.30% · Jul 7, 2022

The illustrative principal-and-interest payment is $13.02 higher 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 →