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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2023 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) rose 0.1 percent in May on a seasonally adjusted basis, after increasing 0.4 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) rose 0.1 percent in May on a seasonally adjusted basis, after increasing 0.4 percent in April, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 4.0 percent before seasonal adjustment.

The index for shelter was the largest contributor to the monthly all items increase, followed by an increase in the index for used cars and trucks. The food index increased 0.2 percent in May after being unchanged in the previous 2 months. The index for food at home rose 0.1 percent over the month while the index for food away from home rose 0.5 percent. The energy index, in contrast, declined 3.6 percent in May as the major energy component indexes fell.

The index for all items less food and energy rose 0.4 percent in May, as it did in April and March. Indexes which increased in May include shelter, used cars and trucks, motor vehicle insurance, apparel, and personal care. The index for household furnishings and operations and the index for airline fares were among those that decreased over the month.

The all items index increased 4.0 percent for the 12 months ending May; this was the smallest 12-month increase since the period ending March 2021. The all items less food and energy index rose 5.3 percent over the last 12 months. The energy index decreased 11.7 percent for the 12 months ending May, and the food index increased 6.7 percent over the last year.

Food

The food index rose 0.2 percent in May. The food at home index increased 0.1 percent over the month, following a 0.2-percent decrease in April. Three of the six major grocery store food group indexes increased over the month. The index for fruits and vegetables increased 1.3 percent in May, following a 0.5-percent decrease in April. The other food at home index rose 0.4 percent over the month, and the nonalcoholic beverages index increased 0.7 percent.

The index for meats, poultry, fish, and eggs decreased 1.2 percent in May, as the index for eggs fell 13.8 percent, the largest decrease in that index since January 1951. The dairy and related products index declined 1.1 percent over the month, and the cereals and bakery products index was unchanged in May.

The food away from home index rose 0.5 percent in May. The index for full service meals increased 0.4 percent over the month and the index for limited service meals increased 0.5 percent.

The food at home index rose 5.8 percent over the last 12 months. The index for cereals and bakery products rose 10.7 percent over the 12 months ending in May. The remaining major grocery store food groups posted increases ranging from 0.3 percent (meats, poultry, fish, and eggs) to 9.2 percent (other food at home).

The index for food away from home rose 8.3 percent over the last year. The index for full service meals rose 6.8 percent over the last 12 months, and the index for limited service meals rose 8.0 percent over the same period.

Energy

The energy index fell 3.6 percent in May after rising 0.6 percent in April. The gasoline index decreased 5.6 percent in May, following a 3.0-percent increase in the previous month. (Before seasonal adjustment, gasoline prices fell 1.4 percent in May.)

Other energy components also declined. The natural gas index decreased 2.6 percent over the month , the fourth consecutive decrease in that index. The index for electricity decreased 1.0 percent in May, after falling 0.7 percent in both April and March. The fuel oil index also declined in May, down 7.7 percent.

The energy index fell 11.7 percent over the past 12 months. The gasoline index decreased 19.7 percent over the last 12 months, while the natural gas index fell 11.0 percent, and the fuel oil index fell 37.0 percent over the span. In contrast, the index for electricity rose 5.9 percent over the last year.

All items less food and energy

The index for all items less food and energy rose 0.4 percent in May, as it did in April and March. The shelter index increased 0.6 percent over the month after rising 0.4 percent in April. The index for rent rose 0.5 percent in May, as did the index for owners' equivalent rent. The index for lodging away from home increased 1.8 percent in May after decreasing 3.0 percent in April.

The shelter index was the largest factor in the monthly increase in the index for all items less food and energy. Among the other indexes that rose in May was the index for used cars and trucks, which increased 4.4 percent, and the index for motor vehicle insurance which increased 2.0 percent. The indexes for apparel, personal care, and education also increased in May.

Several indexes declined in May, led by the household furnishings and operations index which fell 0.6 percent over the month. This was the first decline in that index since June 2021 and also the largest 1-month decline since August 2009. The index for airline fares decreased 3.0 percent over the month, following a 2.6-percent decline in April. The index for communication fell 0.3 percent over the month. The index for new vehicles and the index for recreation each declined 0.1 percent in May.

The medical care index increased 0.1 percent in May, after being unchanged the previous month. The index for hospital services rose 1.0 percent over the month, after a 0.5-percent increase in April. The prescription drugs index increased 0.1 percent in May, while the physicians' services index declined 0.5 percent.

The index for all items less food and energy rose 5.3 percent over the past 12 months. The shelter index increased 8.0 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 (+17.1 percent), recreation (+4.5 percent), household furnishings and operations (+4.2 percent), and new vehicles (+4.7 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 4.0 percent over the last 12 months to an index level of 304.127 (1982-84=100). For the month, the index increased 0.3 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 3.6 percent over the last 12 months to an index level of 298.382 (1982-84=100). For the month, the index increased 0.2 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 4.3 percent over the last 12 months. For the month, the index increased 0.2 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 13, 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 earlierMay 14, 2023Publication referenceJun 13, 202330 days laterJul 13, 2023
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.35%Observed 6.71%Observed +36 bps vs. earlier reference6.96%Observed +25 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury3.46%Observed 3.84%Observed +38 bps vs. earlier reference3.76%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 13, 2023 – Sep 13, 2023
Historical mortgage and Treasury observations around Jun 13, 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%5.25%7.50%Publication date30-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, 202330-year fixed mortgage: 6.69% · Jun 15, 202330-year fixed mortgage: 6.67% · Jun 22, 202330-year fixed mortgage: 6.71% · Jun 29, 202330-year fixed mortgage: 6.81% · Jul 6, 202330-year fixed mortgage: 6.96% · Jul 13, 202330-year fixed mortgage: 6.78% · Jul 20, 202330-year fixed mortgage: 6.81% · Jul 27, 202330-year fixed mortgage: 6.90% · Aug 3, 202330-year fixed mortgage: 6.96% · Aug 10, 202330-year fixed mortgage: 7.09% · Aug 17, 202330-year fixed mortgage: 7.23% · Aug 24, 202330-year fixed mortgage: 7.18% · Aug 31, 202330-year fixed mortgage: 7.12% · Sep 7, 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, 202310-year Treasury: 3.72% · Jun 15, 202310-year Treasury: 3.77% · Jun 16, 202310-year Treasury: 3.74% · Jun 20, 202310-year Treasury: 3.72% · Jun 21, 202310-year Treasury: 3.80% · Jun 22, 202310-year Treasury: 3.74% · Jun 23, 202310-year Treasury: 3.72% · Jun 26, 202310-year Treasury: 3.77% · Jun 27, 202310-year Treasury: 3.71% · Jun 28, 202310-year Treasury: 3.85% · Jun 29, 202310-year Treasury: 3.81% · Jun 30, 202310-year Treasury: 3.86% · Jul 3, 202310-year Treasury: 3.95% · Jul 5, 202310-year Treasury: 4.05% · Jul 6, 202310-year Treasury: 4.06% · Jul 7, 202310-year Treasury: 4.01% · Jul 10, 202310-year Treasury: 3.99% · Jul 11, 202310-year Treasury: 3.86% · Jul 12, 202310-year Treasury: 3.76% · Jul 13, 202310-year Treasury: 3.83% · Jul 14, 202310-year Treasury: 3.81% · Jul 17, 202310-year Treasury: 3.80% · Jul 18, 202310-year Treasury: 3.75% · Jul 19, 202310-year Treasury: 3.85% · Jul 20, 202310-year Treasury: 3.84% · Jul 21, 202310-year Treasury: 3.86% · Jul 24, 202310-year Treasury: 3.91% · Jul 25, 202310-year Treasury: 3.86% · Jul 26, 202310-year Treasury: 4.01% · Jul 27, 202310-year Treasury: 3.96% · Jul 28, 202310-year Treasury: 3.97% · Jul 31, 202310-year Treasury: 4.05% · Aug 1, 202310-year Treasury: 4.08% · Aug 2, 202310-year Treasury: 4.20% · Aug 3, 202310-year Treasury: 4.05% · Aug 4, 202310-year Treasury: 4.09% · Aug 7, 202310-year Treasury: 4.02% · Aug 8, 202310-year Treasury: 4.00% · Aug 9, 202310-year Treasury: 4.09% · Aug 10, 202310-year Treasury: 4.16% · Aug 11, 202310-year Treasury: 4.19% · Aug 14, 202310-year Treasury: 4.21% · Aug 15, 202310-year Treasury: 4.28% · Aug 16, 202310-year Treasury: 4.30% · Aug 17, 202310-year Treasury: 4.26% · Aug 18, 202310-year Treasury: 4.34% · Aug 21, 202310-year Treasury: 4.34% · Aug 22, 202310-year Treasury: 4.19% · Aug 23, 202310-year Treasury: 4.23% · Aug 24, 202310-year Treasury: 4.25% · Aug 25, 202310-year Treasury: 4.20% · Aug 28, 202310-year Treasury: 4.12% · Aug 29, 202310-year Treasury: 4.12% · Aug 30, 202310-year Treasury: 4.09% · Aug 31, 202310-year Treasury: 4.18% · Sep 1, 202310-year Treasury: 4.27% · Sep 5, 202310-year Treasury: 4.30% · Sep 6, 202310-year Treasury: 4.27% · Sep 7, 202310-year Treasury: 4.26% · Sep 8, 202310-year Treasury: 4.29% · Sep 11, 202310-year Treasury: 4.27% · Sep 12, 202310-year Treasury: 4.25% · Sep 13, 2023Mar 13, 2023Jun 13, 2023Sep 13, 2023
30-year fixed mortgage26 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$1,937.82/month

6.71% · Jun 8, 2023

At the later reference$1,987.85/month

6.96% · Jul 13, 2023

The illustrative principal-and-interest payment is $50.03 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 →