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

Inflation · ORIGINAL ECONOMIC RELEASE

April 2026 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.6 percent on a seasonally adjusted basis in April, after rising 0.9 percent in March, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the…

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 0.6 percent on a seasonally adjusted basis in April, after rising 0.9 percent in March, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 3.8 percent before seasonal adjustment.

The index for energy rose 3.8 percent in April, accounting for over forty percent of the monthly all items increase. The shelter index also increased in April, rising 0.6 percent. The index for food increased 0.5 percent over the month as the index for food at home rose 0.7 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 April. Indexes that increased over the month include household furnishings and operations, airline fares, personal care, apparel, and education. Conversely, the indexes for new vehicles, communication, and medical care were among the major indexes that decreased in April.

The all items index rose 3.8 percent for the 12 months ending April, after rising 3.3 percent for the 12 months ending March. The all items less food and energy index rose 2.8 percent over the year, following a 2.6 percent increase over the 12 months ending March. The energy index increased 17.9 percent for the 12 months ending April. The food index increased 3.2 percent over the last year.

Food

The index for food rose 0.5 percent in April after being unchanged in March. The food at home index increased 0.7 percent over the month. Five of the six major grocery store food group indexes increased in April. The index for meats, poultry, fish, and eggs increased 1.3 percent over the month as the index for beef rose 2.7 percent. The fruits and vegetables index increased 1.8 percent in April and the nonalcoholic beverages index rose 1.1 percent. The index for dairy and related products increased 0.8 percent over the month and the index for cereals and bakery products rose 0.1 percent in April.

In contrast, the index for other food at home fell 0.4 percent in April after being unchanged in March.

The food away from home index rose 0.2 percent in April. The index for limited service meals rose 0.4 percent over the month and the index for full service meals rose 0.1 percent.

The index for food at home rose 2.9 percent over the 12 months ending in April. The fruits and vegetables index rose 6.1 percent over the last 12 months. The index for other food at home increased 2.5 percent over the same period and the index for nonalcoholic beverages rose 5.1 percent. The cereals and bakery products index increased 2.6 percent over the 12 months ending in April and the meats, poultry, fish, and eggs index rose 1.5 percent over the same period. In contrast, the index for dairy and related products fell 0.6 percent over the year.

The food away from home index rose 3.6 percent over the last year. The index for full service meals rose 3.8 percent and the index for limited service meals rose 3.2 percent over the same period.

Energy

The index for energy increased 3.8 percent in April, after rising 10.9 percent in March. The gasoline index increased 5.4 percent over the month. (Before seasonal adjustment, gasoline prices increased 11.1 percent in April.) The index for electricity rose 2.1 percent in April. The fuel oil index increased 5.8 percent over the month. Conversely, the index for natural gas decreased 0.1 percent over the same period.

The index for energy increased 17.9 percent over the past 12 months and the index for gasoline rose 28.4 percent. The electricity index increased 6.1 percent over the last 12 months ending in April and the natural gas index rose 3.0 percent.

All items less food and energy

The index for all items less food and energy rose 0.4 percent in April, after rising 0.2 percent in each of the 2 preceding months. The shelter index increased 0.6 percent over the month. The index for owners' equivalent rent and the index for rent both increased 0.5 percent in April. The lodging away from home index rose 2.4 percent over the month.

The index for household furnishings and operations increased 0.7 percent over the month, after rising 0.2 percent in March. The airline fares index rose 2.8 percent in April and the personal care index rose 0.7 percent. The index for apparel rose 0.6 percent over the month and the index for education rose 0.2 percent in April. The recreation index and the motor vehicle insurance index each increased 0.1 percent in April.

The new vehicles index and the communication index each declined 0.2 percent in April. The index for used cars and trucks was unchanged over the month.

The medical care index decreased 0.1 percent in April, after falling 0.2 percent in March. The index for hospital services decreased 0.3 percent over the month. Conversely, the physicians' services index increased 0.6 percent over the month while the prescription drugs index was unchanged in April.

The index for all items less food and energy rose 2.8 percent over the past 12 months. The shelter index increased 3.3 percent over the last year. Other indexes with notable increases over the last year include medical care (+2.5 percent), airline fares (+20.7 percent), household furnishings and operations (+3.9 percent), and recreation (+2.3 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 3.8 percent over the last 12 months to an index level of 333.020 (1982-84=100). For the month, the index increased 0.9 percent prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 3.9 percent over the last 12 months to an index level of 326.541 (1982-84=100). For the month, the index increased 0.9 percent prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 3.6 percent over the last 12 months. For the month, the index increased 0.8 percent on a not seasonally adjusted basis. Please note that the indexes for the past 10 to 12 months are subject to revision.

Rebasing of Selected Consumer Price Index Series

Effective with this release, several CPI series were rebased to December 2024 = 100. When new base years are introduced, BLS recalculates each index back to the beginning of that series to ensure continuity. A complete list of indexes that were rebased is available at www.bls.gov/cpi/additional-resources/rebased-series.htm

Source: U.S. Bureau of Labor Statistics · Original release May 12, 2026.

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 earlierApr 12, 2026Publication referenceMay 12, 202630 days laterJun 11, 2026
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.37%Observed 6.37%Observed Unchanged vs. earlier reference6.52%Observed +15 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury4.31%Observed 4.46%Observed +15 bps vs. earlier reference4.45%Observed −1 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

Feb 12, 2026 – Aug 12, 2026
Historical mortgage and Treasury observations around May 12, 2026Each 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%5.25%7.00%Publication date30-year fixed mortgage: 6.09% · Feb 12, 202630-year fixed mortgage: 6.01% · Feb 19, 202630-year fixed mortgage: 5.98% · Feb 26, 202630-year fixed mortgage: 6.00% · Mar 5, 202630-year fixed mortgage: 6.11% · Mar 12, 202630-year fixed mortgage: 6.22% · Mar 19, 202630-year fixed mortgage: 6.38% · Mar 26, 202630-year fixed mortgage: 6.46% · Apr 2, 202630-year fixed mortgage: 6.37% · Apr 9, 202630-year fixed mortgage: 6.30% · Apr 16, 202630-year fixed mortgage: 6.23% · Apr 23, 202630-year fixed mortgage: 6.30% · Apr 30, 202630-year fixed mortgage: 6.37% · May 7, 202630-year fixed mortgage: 6.36% · May 14, 202630-year fixed mortgage: 6.51% · May 21, 202630-year fixed mortgage: 6.53% · May 28, 202630-year fixed mortgage: 6.48% · Jun 4, 202630-year fixed mortgage: 6.52% · Jun 11, 202630-year fixed mortgage: 6.47% · Jun 18, 202630-year fixed mortgage: 6.49% · Jun 25, 202630-year fixed mortgage: 6.43% · Jul 2, 202630-year fixed mortgage: 6.49% · Jul 9, 202630-year fixed mortgage: 6.55% · Jul 16, 202630-year fixed mortgage: 6.58% · Jul 23, 202630-year fixed mortgage: 6.66% · Jul 30, 202630-year fixed mortgage: 6.69% · Aug 6, 202610-year Treasury: 4.09% · Feb 12, 202610-year Treasury: 4.04% · Feb 13, 202610-year Treasury: 4.05% · Feb 17, 202610-year Treasury: 4.09% · Feb 18, 202610-year Treasury: 4.08% · Feb 19, 202610-year Treasury: 4.08% · Feb 20, 202610-year Treasury: 4.03% · Feb 23, 202610-year Treasury: 4.04% · Feb 24, 202610-year Treasury: 4.05% · Feb 25, 202610-year Treasury: 4.02% · Feb 26, 202610-year Treasury: 3.97% · Feb 27, 202610-year Treasury: 4.05% · Mar 2, 202610-year Treasury: 4.06% · Mar 3, 202610-year Treasury: 4.09% · Mar 4, 202610-year Treasury: 4.13% · Mar 5, 202610-year Treasury: 4.15% · Mar 6, 202610-year Treasury: 4.12% · Mar 9, 202610-year Treasury: 4.15% · Mar 10, 202610-year Treasury: 4.21% · Mar 11, 202610-year Treasury: 4.27% · Mar 12, 202610-year Treasury: 4.28% · Mar 13, 202610-year Treasury: 4.23% · Mar 16, 202610-year Treasury: 4.20% · Mar 17, 202610-year Treasury: 4.26% · Mar 18, 202610-year Treasury: 4.25% · Mar 19, 202610-year Treasury: 4.39% · Mar 20, 202610-year Treasury: 4.34% · Mar 23, 202610-year Treasury: 4.39% · Mar 24, 202610-year Treasury: 4.33% · Mar 25, 202610-year Treasury: 4.42% · Mar 26, 202610-year Treasury: 4.44% · Mar 27, 202610-year Treasury: 4.35% · Mar 30, 202610-year Treasury: 4.30% · Mar 31, 202610-year Treasury: 4.33% · Apr 1, 202610-year Treasury: 4.31% · Apr 2, 202610-year Treasury: 4.35% · Apr 3, 202610-year Treasury: 4.34% · Apr 6, 202610-year Treasury: 4.33% · Apr 7, 202610-year Treasury: 4.29% · Apr 8, 202610-year Treasury: 4.29% · Apr 9, 202610-year Treasury: 4.31% · Apr 10, 202610-year Treasury: 4.30% · Apr 13, 202610-year Treasury: 4.26% · Apr 14, 202610-year Treasury: 4.29% · Apr 15, 202610-year Treasury: 4.32% · Apr 16, 202610-year Treasury: 4.26% · Apr 17, 202610-year Treasury: 4.26% · Apr 20, 202610-year Treasury: 4.30% · Apr 21, 202610-year Treasury: 4.30% · Apr 22, 202610-year Treasury: 4.34% · Apr 23, 202610-year Treasury: 4.31% · Apr 24, 202610-year Treasury: 4.35% · Apr 27, 202610-year Treasury: 4.36% · Apr 28, 202610-year Treasury: 4.42% · Apr 29, 202610-year Treasury: 4.40% · Apr 30, 202610-year Treasury: 4.39% · May 1, 202610-year Treasury: 4.45% · May 4, 202610-year Treasury: 4.43% · May 5, 202610-year Treasury: 4.36% · May 6, 202610-year Treasury: 4.41% · May 7, 202610-year Treasury: 4.38% · May 8, 202610-year Treasury: 4.42% · May 11, 202610-year Treasury: 4.46% · May 12, 202610-year Treasury: 4.46% · May 13, 202610-year Treasury: 4.47% · May 14, 202610-year Treasury: 4.59% · May 15, 202610-year Treasury: 4.61% · May 18, 202610-year Treasury: 4.67% · May 19, 202610-year Treasury: 4.57% · May 20, 202610-year Treasury: 4.57% · May 21, 202610-year Treasury: 4.56% · May 22, 202610-year Treasury: 4.50% · May 26, 202610-year Treasury: 4.48% · May 27, 202610-year Treasury: 4.45% · May 28, 202610-year Treasury: 4.45% · May 29, 202610-year Treasury: 4.47% · Jun 1, 202610-year Treasury: 4.46% · Jun 2, 202610-year Treasury: 4.49% · Jun 3, 202610-year Treasury: 4.47% · Jun 4, 202610-year Treasury: 4.55% · Jun 5, 202610-year Treasury: 4.56% · Jun 8, 202610-year Treasury: 4.53% · Jun 9, 202610-year Treasury: 4.55% · Jun 10, 202610-year Treasury: 4.45% · Jun 11, 202610-year Treasury: 4.48% · Jun 12, 202610-year Treasury: 4.47% · Jun 15, 202610-year Treasury: 4.43% · Jun 16, 202610-year Treasury: 4.49% · Jun 17, 202610-year Treasury: 4.46% · Jun 18, 202610-year Treasury: 4.51% · Jun 22, 202610-year Treasury: 4.50% · Jun 23, 202610-year Treasury: 4.41% · Jun 24, 202610-year Treasury: 4.40% · Jun 25, 202610-year Treasury: 4.38% · Jun 26, 202610-year Treasury: 4.38% · Jun 29, 202610-year Treasury: 4.44% · Jun 30, 202610-year Treasury: 4.48% · Jul 1, 202610-year Treasury: 4.49% · Jul 2, 202610-year Treasury: 4.48% · Jul 6, 202610-year Treasury: 4.55% · Jul 7, 202610-year Treasury: 4.56% · Jul 8, 202610-year Treasury: 4.54% · Jul 9, 202610-year Treasury: 4.56% · Jul 10, 202610-year Treasury: 4.62% · Jul 13, 202610-year Treasury: 4.58% · Jul 14, 202610-year Treasury: 4.55% · Jul 15, 202610-year Treasury: 4.57% · Jul 16, 202610-year Treasury: 4.55% · Jul 17, 202610-year Treasury: 4.60% · Jul 20, 202610-year Treasury: 4.63% · Jul 21, 202610-year Treasury: 4.67% · Jul 22, 202610-year Treasury: 4.71% · Jul 23, 202610-year Treasury: 4.69% · Jul 24, 202610-year Treasury: 4.65% · Jul 27, 202610-year Treasury: 4.61% · Jul 28, 202610-year Treasury: 4.67% · Jul 29, 202610-year Treasury: 4.68% · Jul 30, 202610-year Treasury: 4.75% · Jul 31, 202610-year Treasury: 4.70% · Aug 3, 202610-year Treasury: 4.63% · Aug 4, 202610-year Treasury: 4.63% · Aug 5, 202610-year Treasury: 4.69% · Aug 6, 202610-year Treasury: 4.65% · Aug 7, 202610-year Treasury: 4.72% · Aug 10, 202610-year Treasury: 4.70% · Aug 11, 202610-year Treasury: 4.68% · Aug 12, 2026Feb 12, 2026May 12, 2026Aug 12, 2026
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$1,870.63/month

6.37% · May 7, 2026

At the later reference$1,900.15/month

6.52% · Jun 11, 2026

The illustrative principal-and-interest payment is $29.52 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 →