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

Inflation · ORIGINAL ECONOMIC RELEASE

January 2025 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.5 percent on a seasonally adjusted basis in January, after rising 0.4 percent in December, 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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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.

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.5 percent on a seasonally adjusted basis in January, after rising 0.4 percent in December, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 3.0 percent before seasonal adjustment.

The index for shelter rose 0.4 percent in January, accounting for nearly 30 percent of the monthly all items increase. The energy index rose 1.1 percent over the month, as the gasoline index increased 1.8 percent. The index for food also increased in January, rising 0.4 percent as the index for food at home rose 0.5 percent and the index for food away from home increased 0.2 percent.

The index for all items less food and energy rose 0.4 percent in January. Indexes that increased over the month include motor vehicle insurance, recreation, used cars and trucks, medical care, communication, and airline fares. The indexes for apparel, personal care, and household furnishings and operations were among the few major indexes that decreased in January.

The all items index rose 3.0 percent for the 12 months ending January, after rising 2.9 percent over the 12 months ending December. The all items less food and energy index rose 3.3 percent over the last 12 months. The energy index increased 1.0 percent for the 12 months ending January. The food index increased 2.5 percent over the last year.

Revised Seasonal Adjustment Factors and Publication Changes

In accordance with annual practice, relative importance values have been updated, and seasonal adjustment factors were recalculated to reflect price movements from the just-completed calendar year. This process results in revisions to seasonally adjusted indexes for the previous 5 years. Revised seasonal adjustment factors and end of year files are available at www.bls.gov/web/cpi.supp.toc.htm.

Effective with this release, several indexes and average price series were discontinued, and one index title was changed. More information is available on the CPI discontinued series page at www.bls.gov/cpi/additional-resources/discontinued-series.htm and the CPI title changes page at www.bls.gov/cpi/additional-resources/series-title-changes.htm.

Food

The index for food increased 0.4 percent in January. The food at home index rose 0.5 percent over the month as four of the six major grocery store food group indexes increased. The index for meats, poultry, fish, and eggs rose 1.9 percent over the month, as the index for eggs increased 15.2 percent. This was the largest increase in the eggs index since June 2015 and it accounted for about two thirds of the total monthly food at home increase. The index for other food at home rose 0.3 percent in January and the index for nonalcoholic beverages increased 0.9 percent. The dairy and related products index rose 0.3 percent over the month.

The index for fruits and vegetables fell 0.5 percent in January, as the index for tomatoes declined 2.0 percent and the index for other fresh vegetables fell 2.6 percent. The cereals and bakery products index decreased 0.4 percent over the month as the breakfast cereal index fell 3.3 percent.

The food away from home index rose 0.2 percent in January. The index for limited service meals rose 0.3 percent over the month and the index for full service meals rose 0.1 percent.

The index for food at home rose 1.9 percent over the last 12 months. The meats, poultry, fish, and eggs index rose 6.1 percent over the last 12 months as the eggs index increased 53.0 percent. The index for nonalcoholic beverages increased 2.2 percent over the same period, while the index for other food at home rose 0.8 percent and the index for dairy and related products increased 1.2 percent. The cereals and bakery products index increased 0.4 percent over the year and the fruits and vegetables index rose 0.3 percent over the same period.

The food away from home index rose 3.4 percent over the last year. The index for limited service meals and the index for full service meals both rose 3.3 percent over the same period.

Energy

The energy index increased 1.1 percent in January. The gasoline index increased 1.8 percent over the month. (Before seasonal adjustment, gasoline prices also increased 1.8 percent in January.) The index for natural gas rose 1.8 percent over the month while the index for electricity was unchanged in January.

The energy index increased 1.0 percent over the past 12 months. The gasoline index fell 0.2 percent over this 12-month span and the fuel oil index fell 5.3 percent over that period. In contrast, the index for electricity increased 1.9 percent over the last 12 months and the index for natural gas rose 4.9 percent.

All items less food and energy

The index for all items less food and energy rose 0.4 percent in January. The shelter index increased 0.4 percent over the month. The index for owners' equivalent rent rose 0.3 percent in January, as did the index for rent. The lodging away from home index increased 1.4 percent in January.

The medical care index increased 0.2 percent over the month. The index for prescription drugs increased 2.5 percent in January and the index for hospital services rose 0.9 percent over the month. The physicians' services index increased 0.1 percent in January.

The motor vehicle insurance index rose 2.0 percent in January. The index for recreation rose 1.0 percent over the month and the index for used cars and trucks increased 2.2 percent. Other indexes that increased in January include communication, airline fares, and education. In contrast, the index for apparel fell 1.4 percent in January. The indexes for personal care and household furnishings and operations also declined over the month. The new vehicles index was unchanged in January.

The index for all items less food and energy rose 3.3 percent over the past 12 months. The shelter index increased 4.4 percent over the last year, the smallest 12-month increase since January 2022. Other indexes with notable increases over the last year include motor vehicle insurance (+11.8 percent), medical care (+2.6 percent), education (+3.8 percent), and recreation (+1.6 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 3.0 percent over the last 12 months to an index level of 317.671 (1982-84=100). For the month, the index increased 0.7 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 3.0 percent over the last 12 months to an index level of 311.172 (1982-84=100). For the month, the index increased 0.7 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 2.8 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 Feb 12, 2025.

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 earlierJan 13, 2025Publication referenceFeb 12, 202530 days laterMar 14, 2025
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.93%Observed 6.89%Observed −4 bps vs. earlier reference6.65%Observed −24 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury4.79%Observed 4.62%Observed −17 bps vs. earlier reference4.31%Observed −31 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

Nov 12, 2024 – May 12, 2025
Historical mortgage and Treasury observations around Feb 12, 2025Each 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.4.00%5.75%7.50%Publication date30-year fixed mortgage: 6.78% · Nov 14, 202430-year fixed mortgage: 6.84% · Nov 21, 202430-year fixed mortgage: 6.81% · Nov 27, 202430-year fixed mortgage: 6.69% · Dec 5, 202430-year fixed mortgage: 6.60% · Dec 12, 202430-year fixed mortgage: 6.72% · Dec 19, 202430-year fixed mortgage: 6.85% · Dec 26, 202430-year fixed mortgage: 6.91% · Jan 2, 202530-year fixed mortgage: 6.93% · Jan 9, 202530-year fixed mortgage: 7.04% · Jan 16, 202530-year fixed mortgage: 6.96% · Jan 23, 202530-year fixed mortgage: 6.95% · Jan 30, 202530-year fixed mortgage: 6.89% · Feb 6, 202530-year fixed mortgage: 6.87% · Feb 13, 202530-year fixed mortgage: 6.85% · Feb 20, 202530-year fixed mortgage: 6.76% · Feb 27, 202530-year fixed mortgage: 6.63% · Mar 6, 202530-year fixed mortgage: 6.65% · Mar 13, 202530-year fixed mortgage: 6.67% · Mar 20, 202530-year fixed mortgage: 6.65% · Mar 27, 202530-year fixed mortgage: 6.64% · Apr 3, 202530-year fixed mortgage: 6.62% · Apr 10, 202530-year fixed mortgage: 6.83% · Apr 17, 202530-year fixed mortgage: 6.81% · Apr 24, 202530-year fixed mortgage: 6.76% · May 1, 202530-year fixed mortgage: 6.76% · May 8, 202510-year Treasury: 4.43% · Nov 12, 202410-year Treasury: 4.44% · Nov 13, 202410-year Treasury: 4.43% · Nov 14, 202410-year Treasury: 4.43% · Nov 15, 202410-year Treasury: 4.42% · Nov 18, 202410-year Treasury: 4.39% · Nov 19, 202410-year Treasury: 4.41% · Nov 20, 202410-year Treasury: 4.43% · Nov 21, 202410-year Treasury: 4.41% · Nov 22, 202410-year Treasury: 4.27% · Nov 25, 202410-year Treasury: 4.30% · Nov 26, 202410-year Treasury: 4.25% · Nov 27, 202410-year Treasury: 4.18% · Nov 29, 202410-year Treasury: 4.19% · Dec 2, 202410-year Treasury: 4.23% · Dec 3, 202410-year Treasury: 4.19% · Dec 4, 202410-year Treasury: 4.17% · Dec 5, 202410-year Treasury: 4.15% · Dec 6, 202410-year Treasury: 4.20% · Dec 9, 202410-year Treasury: 4.22% · Dec 10, 202410-year Treasury: 4.26% · Dec 11, 202410-year Treasury: 4.32% · Dec 12, 202410-year Treasury: 4.40% · Dec 13, 202410-year Treasury: 4.39% · Dec 16, 202410-year Treasury: 4.40% · Dec 17, 202410-year Treasury: 4.50% · Dec 18, 202410-year Treasury: 4.57% · Dec 19, 202410-year Treasury: 4.52% · Dec 20, 202410-year Treasury: 4.59% · Dec 23, 202410-year Treasury: 4.59% · Dec 24, 202410-year Treasury: 4.58% · Dec 26, 202410-year Treasury: 4.62% · Dec 27, 202410-year Treasury: 4.55% · Dec 30, 202410-year Treasury: 4.58% · Dec 31, 202410-year Treasury: 4.57% · Jan 2, 202510-year Treasury: 4.60% · Jan 3, 202510-year Treasury: 4.62% · Jan 6, 202510-year Treasury: 4.67% · Jan 7, 202510-year Treasury: 4.67% · Jan 8, 202510-year Treasury: 4.68% · Jan 9, 202510-year Treasury: 4.77% · Jan 10, 202510-year Treasury: 4.79% · Jan 13, 202510-year Treasury: 4.78% · Jan 14, 202510-year Treasury: 4.66% · Jan 15, 202510-year Treasury: 4.61% · Jan 16, 202510-year Treasury: 4.61% · Jan 17, 202510-year Treasury: 4.57% · Jan 21, 202510-year Treasury: 4.60% · Jan 22, 202510-year Treasury: 4.65% · Jan 23, 202510-year Treasury: 4.63% · Jan 24, 202510-year Treasury: 4.53% · Jan 27, 202510-year Treasury: 4.55% · Jan 28, 202510-year Treasury: 4.55% · Jan 29, 202510-year Treasury: 4.52% · Jan 30, 202510-year Treasury: 4.58% · Jan 31, 202510-year Treasury: 4.54% · Feb 3, 202510-year Treasury: 4.52% · Feb 4, 202510-year Treasury: 4.43% · Feb 5, 202510-year Treasury: 4.45% · Feb 6, 202510-year Treasury: 4.49% · Feb 7, 202510-year Treasury: 4.51% · Feb 10, 202510-year Treasury: 4.54% · Feb 11, 202510-year Treasury: 4.62% · Feb 12, 202510-year Treasury: 4.52% · Feb 13, 202510-year Treasury: 4.47% · Feb 14, 202510-year Treasury: 4.55% · Feb 18, 202510-year Treasury: 4.53% · Feb 19, 202510-year Treasury: 4.50% · Feb 20, 202510-year Treasury: 4.42% · Feb 21, 202510-year Treasury: 4.40% · Feb 24, 202510-year Treasury: 4.30% · Feb 25, 202510-year Treasury: 4.25% · Feb 26, 202510-year Treasury: 4.29% · Feb 27, 202510-year Treasury: 4.24% · Feb 28, 202510-year Treasury: 4.16% · Mar 3, 202510-year Treasury: 4.22% · Mar 4, 202510-year Treasury: 4.28% · Mar 5, 202510-year Treasury: 4.29% · Mar 6, 202510-year Treasury: 4.32% · Mar 7, 202510-year Treasury: 4.22% · Mar 10, 202510-year Treasury: 4.28% · Mar 11, 202510-year Treasury: 4.32% · Mar 12, 202510-year Treasury: 4.27% · Mar 13, 202510-year Treasury: 4.31% · Mar 14, 202510-year Treasury: 4.31% · Mar 17, 202510-year Treasury: 4.29% · Mar 18, 202510-year Treasury: 4.25% · Mar 19, 202510-year Treasury: 4.24% · Mar 20, 202510-year Treasury: 4.25% · Mar 21, 202510-year Treasury: 4.34% · Mar 24, 202510-year Treasury: 4.31% · Mar 25, 202510-year Treasury: 4.35% · Mar 26, 202510-year Treasury: 4.38% · Mar 27, 202510-year Treasury: 4.27% · Mar 28, 202510-year Treasury: 4.23% · Mar 31, 202510-year Treasury: 4.17% · Apr 1, 202510-year Treasury: 4.20% · Apr 2, 202510-year Treasury: 4.06% · Apr 3, 202510-year Treasury: 4.01% · Apr 4, 202510-year Treasury: 4.15% · Apr 7, 202510-year Treasury: 4.26% · Apr 8, 202510-year Treasury: 4.34% · Apr 9, 202510-year Treasury: 4.40% · Apr 10, 202510-year Treasury: 4.48% · Apr 11, 202510-year Treasury: 4.38% · Apr 14, 202510-year Treasury: 4.35% · Apr 15, 202510-year Treasury: 4.29% · Apr 16, 202510-year Treasury: 4.34% · Apr 17, 202510-year Treasury: 4.42% · Apr 21, 202510-year Treasury: 4.41% · Apr 22, 202510-year Treasury: 4.40% · Apr 23, 202510-year Treasury: 4.32% · Apr 24, 202510-year Treasury: 4.29% · Apr 25, 202510-year Treasury: 4.23% · Apr 28, 202510-year Treasury: 4.19% · Apr 29, 202510-year Treasury: 4.17% · Apr 30, 202510-year Treasury: 4.25% · May 1, 202510-year Treasury: 4.33% · May 2, 202510-year Treasury: 4.36% · May 5, 202510-year Treasury: 4.30% · May 6, 202510-year Treasury: 4.26% · May 7, 202510-year Treasury: 4.37% · May 8, 202510-year Treasury: 4.37% · May 9, 202510-year Treasury: 4.45% · May 12, 2025Nov 12, 2024Feb 12, 2025May 12, 2025
30-year fixed mortgage26 observations10-year Treasury124 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$1,973.79/month

6.89% · Feb 6, 2025

At the later reference$1,925.89/month

6.65% · Mar 13, 2025

The illustrative principal-and-interest payment is $47.90 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 →