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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2024 Consumer Price Index

(NOTE: This news release was reissued on June 12, 2024, to correct an error in the Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) paragraph of the news release. The release incorrectly stated that the 1-month…

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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Historical release narrative reproduced from the official public-domain source. Statistical tables, standard technical appendices, administrative material and attendance rosters are omitted; formatting is adapted for reading. Figures retain the release's historical context and may have been revised. Consult the linked source for the complete document.

(NOTE: This news release was reissued on June 12, 2024, to correct an error in the Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) paragraph of the news release. The release incorrectly stated that the 1-month percent change decreased 0.1 percent prior to seasonal adjustment. The CPI-W increased 0.1 percent prior to seasonal adjustment.)

The Consumer Price Index for All Urban Consumers (CPI-U) was unchanged 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 3.3 percent before seasonal adjustment.

More than offsetting a decline in gasoline, the index for shelter rose in May, up 0.4 percent for the fourth consecutive month. The index for food increased 0.1 percent in May. The food away from home index rose 0.4 percent over the month, while the food at home index was unchanged. The energy index fell 2.0 percent over the month, led by a 3.6-percent decrease in the gasoline index.

The index for all items less food and energy rose 0.2 percent in May, after rising 0.3 percent the preceding month. Indexes which increased in May include shelter, medical care, used cars and trucks, and education. The indexes for airline fares, new vehicles, communication, recreation, and apparel were among those that decreased over the month.

The all items index rose 3.3 percent for the 12 months ending May, a smaller increase than the 3.4-percent increase for the 12 months ending April. The all items less food and energy index rose 3.4 percent over the last 12 months. The energy index increased 3.7 percent for the 12 months ending May. The food index increased 2.1 percent over the last year.

Food

The food index rose 0.1 percent in May after being unchanged in April. The index for food at home was unchanged in May. Two of the six major grocery store food group indexes decreased over the month, two were unchanged, and the remaining two had price advances. The index for dairy and related products decreased 0.5 percent in May, led by a 1.3-percent decline in the index for milk. The nonalcoholic beverages index declined 0.3 percent over the month. The index for other food at home and the index for fruits and vegetables were both unchanged in May.

The index for meats, poultry, fish, and eggs increased 0.2 percent in May, after decreasing 0.7 percent in April. The index for cereals and bakery products also increased 0.2 percent over the month.

The food away from home index rose 0.4 percent in May, after rising 0.3 percent in the previous two months. The index for full service meals rose 0.4 percent, and the index for limited service meals increased 0.2 percent over the month.

The food at home index rose 1.0 percent over the last 12 months. The index for meats, poultry, fish, and eggs rose 2.4 percent over the last 12 months, and the index for other food at home increased 1.0 percent. Over the same period, the nonalcoholic beverages index rose 1.3 percent, and the fruits and vegetables index increased 0.6 percent. The index for cereals and bakery products rose 0.7 percent in the last year. In comparison, the dairy and related products index fell 1.0 percent over the year.

The index for food away from home rose 4.0 percent over the last year. The index for limited service meals rose 4.5 percent over the last 12 months, and the index for full service meals rose 3.5 percent over the same period.

Energy

The energy index fell 2.0 percent in May, after rising 1.1 percent in April. The gasoline index decreased 3.6 percent in May. (Before seasonal adjustment, gasoline prices fell 0.5 percent in May.) The natural gas index decreased 0.8 percent over the month, and the fuel oil index decreased 0.4 percent. The index for electricity was unchanged in May.

The energy index increased 3.7 percent over the past 12 months. The gasoline index rose 2.2 percent, and the electricity index increased 5.9 percent over this 12-month span. The index for natural gas increased 0.2 percent over the last 12 months and the index for fuel oil rose 3.6 percent over the same period.

All items less food and energy

The index for all items less food and energy rose 0.2 percent in May. The shelter index increased 0.4 percent in May and was the largest factor in the monthly increase in the index for all items less food and energy. The index for rent rose 0.4 percent over the month, as did the index for owners' equivalent rent. The lodging away from home index decreased 0.1 percent in May, after falling 0.2 percent in April.

The medical care index rose 0.5 percent in May after rising 0.4 percent in April. The index for prescription drugs rose 2.1 percent over the month, and the index for hospital services increased 0.5 percent. The physicians' services index was unchanged in May.

The used cars and trucks index rose 0.6 percent in May, following a 1.4-percent decrease in April. The index for education increased 0.4 percent over the month.

The index for airline fares fell 3.6 percent in May, following a 0.8-percent decrease in April. Over the month, the new vehicles index fell 0.5 percent, the communication index decreased 0.3 percent, and the recreation index declined 0.2 percent. The indexes for apparel, household furnishings and operations, motor vehicle insurance, and personal care also declined in May.

The index for all items less food and energy rose 3.4 percent over the past 12 months. The shelter index increased 5.4 percent over the last year, accounting for over two thirds of the total 12-month increase in the all items less food and energy index. Other indexes with notable increases over the last year include motor vehicle insurance (+20.3 percent), medical care (+3.1 percent), recreation (+1.3 percent), and personal care (+2.9 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 3.3 percent over the last 12 months to an index level of 314.069 (1982-84=100). For the month, the index increased 0.2 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 3.3 percent over the last 12 months to an index level of 308.163 (1982-84=100). For the month, the index increased 0.1 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 3.2 percent over the last 12 months. For the month, the index increased 0.1 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 12, 2024.

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 13, 2024Publication referenceJun 12, 202430 days laterJul 12, 2024
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®7.09%Observed 6.99%Observed −10 bps vs. earlier reference6.89%Observed −10 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury4.48%Observed 4.31%Observed −17 bps vs. earlier reference4.18%Observed −13 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 12, 2024 – Sep 12, 2024
Historical mortgage and Treasury observations around Jun 12, 2024Each 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.3.50%5.50%7.50%Publication date30-year fixed mortgage: 6.74% · Mar 14, 202430-year fixed mortgage: 6.87% · Mar 21, 202430-year fixed mortgage: 6.79% · Mar 28, 202430-year fixed mortgage: 6.82% · Apr 4, 202430-year fixed mortgage: 6.88% · Apr 11, 202430-year fixed mortgage: 7.10% · Apr 18, 202430-year fixed mortgage: 7.17% · Apr 25, 202430-year fixed mortgage: 7.22% · May 2, 202430-year fixed mortgage: 7.09% · May 9, 202430-year fixed mortgage: 7.02% · May 16, 202430-year fixed mortgage: 6.94% · May 23, 202430-year fixed mortgage: 7.03% · May 30, 202430-year fixed mortgage: 6.99% · Jun 6, 202430-year fixed mortgage: 6.95% · Jun 13, 202430-year fixed mortgage: 6.87% · Jun 20, 202430-year fixed mortgage: 6.86% · Jun 27, 202430-year fixed mortgage: 6.95% · Jul 3, 202430-year fixed mortgage: 6.89% · Jul 11, 202430-year fixed mortgage: 6.77% · Jul 18, 202430-year fixed mortgage: 6.78% · Jul 25, 202430-year fixed mortgage: 6.73% · Aug 1, 202430-year fixed mortgage: 6.47% · Aug 8, 202430-year fixed mortgage: 6.49% · Aug 15, 202430-year fixed mortgage: 6.46% · Aug 22, 202430-year fixed mortgage: 6.35% · Aug 29, 202430-year fixed mortgage: 6.35% · Sep 5, 202430-year fixed mortgage: 6.20% · Sep 12, 202410-year Treasury: 4.16% · Mar 12, 202410-year Treasury: 4.19% · Mar 13, 202410-year Treasury: 4.29% · Mar 14, 202410-year Treasury: 4.31% · Mar 15, 202410-year Treasury: 4.34% · Mar 18, 202410-year Treasury: 4.30% · Mar 19, 202410-year Treasury: 4.27% · Mar 20, 202410-year Treasury: 4.27% · Mar 21, 202410-year Treasury: 4.22% · Mar 22, 202410-year Treasury: 4.25% · Mar 25, 202410-year Treasury: 4.24% · Mar 26, 202410-year Treasury: 4.20% · Mar 27, 202410-year Treasury: 4.20% · Mar 28, 202410-year Treasury: 4.33% · Apr 1, 202410-year Treasury: 4.36% · Apr 2, 202410-year Treasury: 4.36% · Apr 3, 202410-year Treasury: 4.31% · Apr 4, 202410-year Treasury: 4.39% · Apr 5, 202410-year Treasury: 4.42% · Apr 8, 202410-year Treasury: 4.36% · Apr 9, 202410-year Treasury: 4.55% · Apr 10, 202410-year Treasury: 4.56% · Apr 11, 202410-year Treasury: 4.50% · Apr 12, 202410-year Treasury: 4.63% · Apr 15, 202410-year Treasury: 4.67% · Apr 16, 202410-year Treasury: 4.59% · Apr 17, 202410-year Treasury: 4.64% · Apr 18, 202410-year Treasury: 4.62% · Apr 19, 202410-year Treasury: 4.62% · Apr 22, 202410-year Treasury: 4.61% · Apr 23, 202410-year Treasury: 4.65% · Apr 24, 202410-year Treasury: 4.70% · Apr 25, 202410-year Treasury: 4.67% · Apr 26, 202410-year Treasury: 4.63% · Apr 29, 202410-year Treasury: 4.69% · Apr 30, 202410-year Treasury: 4.63% · May 1, 202410-year Treasury: 4.58% · May 2, 202410-year Treasury: 4.50% · May 3, 202410-year Treasury: 4.49% · May 6, 202410-year Treasury: 4.47% · May 7, 202410-year Treasury: 4.48% · May 8, 202410-year Treasury: 4.45% · May 9, 202410-year Treasury: 4.50% · May 10, 202410-year Treasury: 4.48% · May 13, 202410-year Treasury: 4.45% · May 14, 202410-year Treasury: 4.36% · May 15, 202410-year Treasury: 4.38% · May 16, 202410-year Treasury: 4.42% · May 17, 202410-year Treasury: 4.44% · May 20, 202410-year Treasury: 4.41% · May 21, 202410-year Treasury: 4.43% · May 22, 202410-year Treasury: 4.47% · May 23, 202410-year Treasury: 4.46% · May 24, 202410-year Treasury: 4.54% · May 28, 202410-year Treasury: 4.61% · May 29, 202410-year Treasury: 4.55% · May 30, 202410-year Treasury: 4.51% · May 31, 202410-year Treasury: 4.41% · Jun 3, 202410-year Treasury: 4.33% · Jun 4, 202410-year Treasury: 4.29% · Jun 5, 202410-year Treasury: 4.28% · Jun 6, 202410-year Treasury: 4.43% · Jun 7, 202410-year Treasury: 4.47% · Jun 10, 202410-year Treasury: 4.39% · Jun 11, 202410-year Treasury: 4.31% · Jun 12, 202410-year Treasury: 4.24% · Jun 13, 202410-year Treasury: 4.20% · Jun 14, 202410-year Treasury: 4.28% · Jun 17, 202410-year Treasury: 4.22% · Jun 18, 202410-year Treasury: 4.25% · Jun 20, 202410-year Treasury: 4.25% · Jun 21, 202410-year Treasury: 4.25% · Jun 24, 202410-year Treasury: 4.23% · Jun 25, 202410-year Treasury: 4.32% · Jun 26, 202410-year Treasury: 4.29% · Jun 27, 202410-year Treasury: 4.36% · Jun 28, 202410-year Treasury: 4.48% · Jul 1, 202410-year Treasury: 4.43% · Jul 2, 202410-year Treasury: 4.36% · Jul 3, 202410-year Treasury: 4.28% · Jul 5, 202410-year Treasury: 4.28% · Jul 8, 202410-year Treasury: 4.30% · Jul 9, 202410-year Treasury: 4.28% · Jul 10, 202410-year Treasury: 4.20% · Jul 11, 202410-year Treasury: 4.18% · Jul 12, 202410-year Treasury: 4.23% · Jul 15, 202410-year Treasury: 4.17% · Jul 16, 202410-year Treasury: 4.16% · Jul 17, 202410-year Treasury: 4.20% · Jul 18, 202410-year Treasury: 4.25% · Jul 19, 202410-year Treasury: 4.26% · Jul 22, 202410-year Treasury: 4.25% · Jul 23, 202410-year Treasury: 4.28% · Jul 24, 202410-year Treasury: 4.27% · Jul 25, 202410-year Treasury: 4.20% · Jul 26, 202410-year Treasury: 4.17% · Jul 29, 202410-year Treasury: 4.15% · Jul 30, 202410-year Treasury: 4.09% · Jul 31, 202410-year Treasury: 3.99% · Aug 1, 202410-year Treasury: 3.80% · Aug 2, 202410-year Treasury: 3.78% · Aug 5, 202410-year Treasury: 3.90% · Aug 6, 202410-year Treasury: 3.96% · Aug 7, 202410-year Treasury: 3.99% · Aug 8, 202410-year Treasury: 3.94% · Aug 9, 202410-year Treasury: 3.90% · Aug 12, 202410-year Treasury: 3.85% · Aug 13, 202410-year Treasury: 3.83% · Aug 14, 202410-year Treasury: 3.92% · Aug 15, 202410-year Treasury: 3.89% · Aug 16, 202410-year Treasury: 3.86% · Aug 19, 202410-year Treasury: 3.82% · Aug 20, 202410-year Treasury: 3.79% · Aug 21, 202410-year Treasury: 3.86% · Aug 22, 202410-year Treasury: 3.81% · Aug 23, 202410-year Treasury: 3.82% · Aug 26, 202410-year Treasury: 3.83% · Aug 27, 202410-year Treasury: 3.84% · Aug 28, 202410-year Treasury: 3.87% · Aug 29, 202410-year Treasury: 3.91% · Aug 30, 202410-year Treasury: 3.84% · Sep 3, 202410-year Treasury: 3.77% · Sep 4, 202410-year Treasury: 3.73% · Sep 5, 202410-year Treasury: 3.72% · Sep 6, 202410-year Treasury: 3.70% · Sep 9, 202410-year Treasury: 3.65% · Sep 10, 202410-year Treasury: 3.65% · Sep 11, 202410-year Treasury: 3.68% · Sep 12, 2024Mar 12, 2024Jun 12, 2024Sep 12, 2024
30-year fixed mortgage27 observations10-year Treasury128 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$1,993.89/month

6.99% · Jun 6, 2024

At the later reference$1,973.79/month

6.89% · Jul 11, 2024

The illustrative principal-and-interest payment is $20.10 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 →