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

Inflation · ORIGINAL ECONOMIC RELEASE

February 2023 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) rose 0.4 percent in February on a seasonally adjusted basis, after increasing 0.5 percent in January, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months,…

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) rose 0.4 percent in February on a seasonally adjusted basis, after increasing 0.5 percent in January, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 6.0 percent before seasonal adjustment.

The index for shelter was the largest contributor to the monthly all items increase, accounting for over 70 percent of the increase, with the indexes for food, recreation, and household furnishings and operations also contributing. The food index increased 0.4 percent over the month with the food at home index rising 0.3 percent. The energy index decreased 0.6 percent over the month as the natural gas and fuel oil indexes both declined.

The index for all items less food and energy rose 0.5 percent in February, after rising 0.4 percent in January. Categories which increased in February include shelter, recreation, household furnishings and operations, and airline fares. The index for used cars and trucks and the index for medical care were among those that decreased over the month.

The all items index increased 6.0 percent for the 12 months ending February; this was the smallest 12-month increase since the period ending September 2021. The all items less food and energy index rose 5.5 percent over the last 12 months, its smallest 12-month increase since December 2021. The energy index increased 5.2 percent for the 12 months ending February, and the food index increased 9.5 percent over the last year.

Food

The food index increased 0.4 percent in February, and the food at home index rose 0.3 percent over the month. Five of the six major grocery store food group indexes increased over the month. The index for nonalcoholic beverages increased 1.0 percent in February, after a 0.4-percent increase the previous month. The indexes for other food at home and for cereals and bakery products each rose 0.3 percent over the month. The index for fruits and vegetables increased 0.2 percent in February, and the index for dairy and related products rose 0.1 percent.

In contrast, the meats, poultry, fish, and eggs index fell 0.1 percent over the month, the first decrease in that index since December 2021. The index for eggs fell 6.7 percent in February following sharp increases in recent months.

The food away from home index rose 0.6 percent in February, as it did in January. The index for limited service meals increased 0.7 percent over the month and the index for full service meals increased 0.6 percent.

The food at home index rose 10.2 percent over the last 12 months. The index for cereals and bakery products rose 14.6 percent over the 12 months ending in February. The remaining major grocery store food groups posted increases ranging from 5.3 percent (fruits and vegetables) to 12.4 percent (other food at home).

The index for food away from home rose 8.4 percent over the last year. The index for full service meals rose 8.0 percent over the last 12 months, and the index for limited service meals rose 7.2 percent over the same period.

Energy

The energy index fell 0.6 percent in February, after increasing 2.0 percent in January. The natural gas index decreased 8.0 percent over the month, the largest 1-month decrease in that series since October 2006. The fuel oil index fell 7.9 percent over the month, following a 1.2-percent decline in January. In contrast, the gasoline index rose 1.0 percent in February, following a 2.4-percent increase in the previous month. (Before seasonal adjustment, gasoline prices rose 1.7 percent in February.) The index for electricity increased 0.5 percent over the month.

The energy index rose 5.2 percent over the past 12 months. The fuel oil index rose 9.2 percent over the last 12 months, while the index for electricity rose 12.9 percent, and the index for natural gas increased 14.3 percent over the same period. The gasoline index decreased 2.0 percent over the span.

All items less food and energy

The index for all items less food and energy rose 0.5 percent in February, after rising 0.4 percent in January. The shelter index continued to increase, rising 0.8 percent over the month. The index for rent rose 0.8 percent in February, while the index for owners' equivalent rent increased 0.7 percent over the month. The index for lodging away from home increased 2.3 percent in February.

The shelter index was the dominant factor in the monthly increase in the index for all items less food and energy. Among the other indexes that rose in February was the index for recreation, which increased 0.9 percent, and the index for household furnishings and operations which increased 0.8 percent. The airline fares index rose 6.4 percent, ending a string of four consecutive declines. The index for motor vehicle insurance, the index for apparel, the index for personal care, and the index for new vehicles also increased in February. In contrast, the index for used cars and trucks fell 2.8 percent in February, continuing a recent downward trend.

The medical care index fell 0.5 percent in February, after falling 0.4 percent in January. The index for physicians' services continued to decline, falling 0.5 percent after declining 0.1 percent in January. The hospital services index and the prescription drugs index were unchanged in February.

The index for all items less food and energy rose 5.5 percent over the past 12 months. The shelter index increased 8.1 percent over the last year, accounting for over 60 percent of the total increase in all items less food and energy. Other indexes with notable increases over the last year include motor vehicle insurance (+14.5 percent), household furnishings and operations (+6.1 percent), recreation (+5.0 percent), and new vehicles (+5.8 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 6.0 percent over the last 12 months to an index level of 300.840 (1982-84=100). For the month, the index increased 0.6 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 5.8 percent over the last 12 months to an index level of 295.057 (1982-84=100). For the month, the index increased 0.5 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 6.2 percent over the last 12 months. For the month, the index increased 0.6 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 Mar 14, 2023.

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 earlierFeb 12, 2023Publication referenceMar 14, 202330 days laterApr 13, 2023
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.12%Observed 6.73%Observed +61 bps vs. earlier reference6.27%Observed −46 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury3.74%Observed 3.64%Observed −10 bps vs. earlier reference3.45%Observed −19 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

Dec 14, 2022 – Jun 14, 2023
Historical mortgage and Treasury observations around Mar 14, 2023Each 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.3.00%5.00%7.00%Publication date30-year fixed mortgage: 6.31% · Dec 15, 202230-year fixed mortgage: 6.27% · Dec 22, 202230-year fixed mortgage: 6.42% · Dec 29, 202230-year fixed mortgage: 6.48% · Jan 5, 202330-year fixed mortgage: 6.33% · Jan 12, 202330-year fixed mortgage: 6.15% · Jan 19, 202330-year fixed mortgage: 6.13% · Jan 26, 202330-year fixed mortgage: 6.09% · Feb 2, 202330-year fixed mortgage: 6.12% · Feb 9, 202330-year fixed mortgage: 6.32% · Feb 16, 202330-year fixed mortgage: 6.50% · Feb 23, 202330-year fixed mortgage: 6.65% · Mar 2, 202330-year fixed mortgage: 6.73% · Mar 9, 202330-year fixed mortgage: 6.60% · Mar 16, 202330-year fixed mortgage: 6.42% · Mar 23, 202330-year fixed mortgage: 6.32% · Mar 30, 202330-year fixed mortgage: 6.28% · Apr 6, 202330-year fixed mortgage: 6.27% · Apr 13, 202330-year fixed mortgage: 6.39% · Apr 20, 202330-year fixed mortgage: 6.43% · Apr 27, 202330-year fixed mortgage: 6.39% · May 4, 202330-year fixed mortgage: 6.35% · May 11, 202330-year fixed mortgage: 6.39% · May 18, 202330-year fixed mortgage: 6.57% · May 25, 202330-year fixed mortgage: 6.79% · Jun 1, 202330-year fixed mortgage: 6.71% · Jun 8, 202310-year Treasury: 3.49% · Dec 14, 202210-year Treasury: 3.44% · Dec 15, 202210-year Treasury: 3.48% · Dec 16, 202210-year Treasury: 3.57% · Dec 19, 202210-year Treasury: 3.69% · Dec 20, 202210-year Treasury: 3.68% · Dec 21, 202210-year Treasury: 3.67% · Dec 22, 202210-year Treasury: 3.75% · Dec 23, 202210-year Treasury: 3.84% · Dec 27, 202210-year Treasury: 3.88% · Dec 28, 202210-year Treasury: 3.83% · Dec 29, 202210-year Treasury: 3.88% · Dec 30, 202210-year Treasury: 3.79% · Jan 3, 202310-year Treasury: 3.69% · Jan 4, 202310-year Treasury: 3.71% · Jan 5, 202310-year Treasury: 3.55% · Jan 6, 202310-year Treasury: 3.53% · Jan 9, 202310-year Treasury: 3.61% · Jan 10, 202310-year Treasury: 3.54% · Jan 11, 202310-year Treasury: 3.43% · Jan 12, 202310-year Treasury: 3.49% · Jan 13, 202310-year Treasury: 3.53% · Jan 17, 202310-year Treasury: 3.37% · Jan 18, 202310-year Treasury: 3.39% · Jan 19, 202310-year Treasury: 3.48% · Jan 20, 202310-year Treasury: 3.52% · Jan 23, 202310-year Treasury: 3.46% · Jan 24, 202310-year Treasury: 3.46% · Jan 25, 202310-year Treasury: 3.49% · Jan 26, 202310-year Treasury: 3.52% · Jan 27, 202310-year Treasury: 3.55% · Jan 30, 202310-year Treasury: 3.52% · Jan 31, 202310-year Treasury: 3.39% · Feb 1, 202310-year Treasury: 3.40% · Feb 2, 202310-year Treasury: 3.53% · Feb 3, 202310-year Treasury: 3.63% · Feb 6, 202310-year Treasury: 3.67% · Feb 7, 202310-year Treasury: 3.63% · Feb 8, 202310-year Treasury: 3.67% · Feb 9, 202310-year Treasury: 3.74% · Feb 10, 202310-year Treasury: 3.72% · Feb 13, 202310-year Treasury: 3.77% · Feb 14, 202310-year Treasury: 3.81% · Feb 15, 202310-year Treasury: 3.86% · Feb 16, 202310-year Treasury: 3.82% · Feb 17, 202310-year Treasury: 3.95% · Feb 21, 202310-year Treasury: 3.93% · Feb 22, 202310-year Treasury: 3.88% · Feb 23, 202310-year Treasury: 3.95% · Feb 24, 202310-year Treasury: 3.92% · Feb 27, 202310-year Treasury: 3.92% · Feb 28, 202310-year Treasury: 4.01% · Mar 1, 202310-year Treasury: 4.08% · Mar 2, 202310-year Treasury: 3.97% · Mar 3, 202310-year Treasury: 3.98% · Mar 6, 202310-year Treasury: 3.97% · Mar 7, 202310-year Treasury: 3.98% · Mar 8, 202310-year Treasury: 3.93% · Mar 9, 202310-year Treasury: 3.70% · Mar 10, 202310-year Treasury: 3.55% · Mar 13, 202310-year Treasury: 3.64% · Mar 14, 202310-year Treasury: 3.51% · Mar 15, 202310-year Treasury: 3.56% · Mar 16, 202310-year Treasury: 3.39% · Mar 17, 202310-year Treasury: 3.47% · Mar 20, 202310-year Treasury: 3.59% · Mar 21, 202310-year Treasury: 3.48% · Mar 22, 202310-year Treasury: 3.38% · Mar 23, 202310-year Treasury: 3.38% · Mar 24, 202310-year Treasury: 3.53% · Mar 27, 202310-year Treasury: 3.55% · Mar 28, 202310-year Treasury: 3.57% · Mar 29, 202310-year Treasury: 3.55% · Mar 30, 202310-year Treasury: 3.48% · Mar 31, 202310-year Treasury: 3.43% · Apr 3, 202310-year Treasury: 3.35% · Apr 4, 202310-year Treasury: 3.30% · Apr 5, 202310-year Treasury: 3.30% · Apr 6, 202310-year Treasury: 3.39% · Apr 7, 202310-year Treasury: 3.41% · Apr 10, 202310-year Treasury: 3.43% · Apr 11, 202310-year Treasury: 3.41% · Apr 12, 202310-year Treasury: 3.45% · Apr 13, 202310-year Treasury: 3.52% · Apr 14, 202310-year Treasury: 3.60% · Apr 17, 202310-year Treasury: 3.58% · Apr 18, 202310-year Treasury: 3.60% · Apr 19, 202310-year Treasury: 3.54% · Apr 20, 202310-year Treasury: 3.57% · Apr 21, 202310-year Treasury: 3.52% · Apr 24, 202310-year Treasury: 3.40% · Apr 25, 202310-year Treasury: 3.43% · Apr 26, 202310-year Treasury: 3.53% · Apr 27, 202310-year Treasury: 3.44% · Apr 28, 202310-year Treasury: 3.59% · May 1, 202310-year Treasury: 3.44% · May 2, 202310-year Treasury: 3.38% · May 3, 202310-year Treasury: 3.37% · May 4, 202310-year Treasury: 3.44% · May 5, 202310-year Treasury: 3.52% · May 8, 202310-year Treasury: 3.53% · May 9, 202310-year Treasury: 3.43% · May 10, 202310-year Treasury: 3.39% · May 11, 202310-year Treasury: 3.46% · May 12, 202310-year Treasury: 3.50% · May 15, 202310-year Treasury: 3.54% · May 16, 202310-year Treasury: 3.57% · May 17, 202310-year Treasury: 3.65% · May 18, 202310-year Treasury: 3.70% · May 19, 202310-year Treasury: 3.72% · May 22, 202310-year Treasury: 3.70% · May 23, 202310-year Treasury: 3.73% · May 24, 202310-year Treasury: 3.83% · May 25, 202310-year Treasury: 3.80% · May 26, 202310-year Treasury: 3.69% · May 30, 202310-year Treasury: 3.64% · May 31, 202310-year Treasury: 3.61% · Jun 1, 202310-year Treasury: 3.69% · Jun 2, 202310-year Treasury: 3.69% · Jun 5, 202310-year Treasury: 3.70% · Jun 6, 202310-year Treasury: 3.79% · Jun 7, 202310-year Treasury: 3.73% · Jun 8, 202310-year Treasury: 3.75% · Jun 9, 202310-year Treasury: 3.73% · Jun 12, 202310-year Treasury: 3.84% · Jun 13, 202310-year Treasury: 3.83% · Jun 14, 2023Dec 14, 2022Mar 14, 2023Jun 14, 2023
30-year fixed mortgage26 observations10-year Treasury126 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$1,941.81/month

6.73% · Mar 9, 2023

At the later reference$1,851.06/month

6.27% · Apr 13, 2023

The illustrative principal-and-interest payment is $90.75 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 →