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

Inflation · ORIGINAL ECONOMIC RELEASE

July 2026 Consumer Price Index

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.1 percent on a seasonally adjusted basis in July after falling 0.4 percent in June, 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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The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.1 percent on a seasonally adjusted basis in July after falling 0.4 percent in June, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 3.4 percent before seasonal adjustment.

The index for shelter rose 0.1 percent in July, accounting for roughly two-thirds of the monthly all items increase. The index for food also increased 0.1 percent over the month, as the index for food away from home increased 0.3 percent. In contrast, the energy index declined 1.5 percent in July.

The index for all items less food and energy rose 0.2 percent after being unchanged in June. Indexes that increased over the month include medical care, airline fares, communication, education, and recreation. Conversely, the index for motor vehicle insurance was among the major indexes that decreased in July.

The all items index rose 3.4 percent for the 12 months ending July after rising 3.5 percent for the 12 months ending June. The all items less food and energy index rose 2.5 percent over the year, following a 2.6-percent increase over the 12 months ending June. The energy index increased 14.7 percent for the 12 months ending July. The food index increased 3.0 percent over the last year.

Food

The food index rose 0.1 percent in July, after rising 0.2 percent in June. The index for food at home decreased 0.1 percent over the month. Three of the six major grocery store food group indexes decreased in July. The meats, poultry, fish, and eggs index decreased 0.7 percent over the month as the pork index declined 1.5 percent. The index for fruits and vegetables decreased 0.1 percent in July as the index for lettuce fell 16.4 percent. The dairy and related products index decreased 0.1 percent over the month. The index for other food at home was unchanged in July.

In contrast, the nonalcoholic beverages index rose 0.9 percent in July after falling 1.5 percent in June. The index for cereals and bakery products increased 0.2 percent over the month.

The food away from home index rose 0.3 percent in July. The index for limited service meals rose 0.4 percent, and the index for full service meals rose 0.2 percent over the month.

The index for food at home rose 2.7 percent over the 12 months ending in July. The fruits and vegetables index rose 5.1 percent over the last 12 months. The index for other food at home increased 2.5 percent, and the index for nonalcoholic beverages rose 4.1 percent over the year. The meats, poultry, fish, and eggs index increased 1.9 percent over the 12 months ending in July, and the cereals and bakery products index rose 2.7 percent over the same period. In contrast, the index for dairy and related products fell 0.5 percent over the year.

The food away from home index rose 3.4 percent over the last year. The index for full service meals rose 3.4 percent, and the index for limited service meals rose 3.3 percent over the 12 months ending in July.

Energy

The index for energy decreased 1.5 percent in July, after falling 5.7 percent in June. The gasoline index decreased 2.9 percent over the month. (Before seasonal adjustment, gasoline prices decreased 2.1 percent in July.) Conversely, the index for natural gas increased 0.7 percent in July, and the index for electricity rose 0.1 percent.

The index for energy increased 14.7 percent over the past 12 months due in large part to the index for gasoline rising 24.6 percent over the same period. The natural gas index increased 4.3 percent over the 12 months ending in July, and the electricity index rose 4.2 percent.

All items less food and energy

The index for all items less food and energy rose 0.2 percent in July after being unchanged in June. The shelter index increased 0.1 percent over the month, as it did in June. The index for owners' equivalent rent rose 0.3 percent in July as did the index for rent. The lodging away from home index fell 2.8 percent over the month.

The medical care index increased 0.4 percent in July after falling 0.1 percent in June. The index for hospital services increased 0.5 percent over the month, and the index for physicians' services increased 0.2 percent. Conversely, the prescription drugs index decreased 0.8 percent in July.

The index for airline fares increased 2.2 percent over the month after rising 0.2 percent in June. The communication index rose 0.6 percent in July, and the education index increased 0.5 percent. The index for recreation increased 0.2 percent in July, and the index for used cars and trucks rose 0.4 percent. The indexes for new vehicles, household furnishings and operations, and apparel also increased over the month.

The motor vehicle insurance index declined 0.3 percent in July after falling 2.0 percent in June. The index for personal care was unchanged in July.

The index for all items less food and energy rose 2.5 percent over the past 12 months. The shelter index increased 3.2 percent over the last year. Other indexes with notable increases over the last year include airline fares (+25.5 percent), medical care (+1.7 percent), recreation (+2.6 percent), and household furnishings and operations (+2.2 percent).

Not seasonally adjusted CPI measures

The Consumer Price Index for All Urban Consumers (CPI-U) increased 3.4 percent over the last 12 months to an index level of 333.918 (1982-84=100). For the month, the index was unchanged prior to seasonal adjustment.

The Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) increased 3.4 percent over the last 12 months to an index level of 327.104 (1982-84=100). For the month, the index was unchanged prior to seasonal adjustment.

The Chained Consumer Price Index for All Urban Consumers (C-CPI-U) increased 3.3 percent over the last 12 months. For the month, the index was unchanged on a not seasonally adjusted basis. Please note that the indexes for the past 10 to 12 months are subject to revision.

The Consumer Price Index news release for August 2026 is scheduled to be published on Friday, September 11, 2026, at 8:30 a.m. (ET).

Source: U.S. Bureau of Labor Statistics · Original release Aug 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 earlierJul 13, 2026Publication referenceAug 12, 202630 days laterSep 11, 2026
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.49%Observed 6.69%Observed +20 bps vs. earlier reference6.76%Observed +7 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury4.62%Observed 4.68%Observed +6 bps vs. earlier reference4.96%Observed +28 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

May 12, 2026 – Nov 12, 2026
Historical mortgage and Treasury observations around Aug 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.4.00%5.75%7.50%Publication date30-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, 202630-year fixed mortgage: 6.67% · Aug 13, 202630-year fixed mortgage: 6.65% · Aug 20, 202630-year fixed mortgage: 6.66% · Aug 27, 202630-year fixed mortgage: 6.71% · Sep 3, 202630-year fixed mortgage: 6.76% · Sep 10, 202630-year fixed mortgage: 6.95% · Sep 17, 202630-year fixed mortgage: 7.03% · Sep 24, 202630-year fixed mortgage: 7.28% · Oct 1, 202630-year fixed mortgage: 7.40% · Oct 8, 202630-year fixed mortgage: 7.40% · Oct 15, 202630-year fixed mortgage: 7.32% · Oct 22, 202630-year fixed mortgage: 7.24% · Oct 29, 202630-year fixed mortgage: 7.18% · Nov 5, 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, 202610-year Treasury: 4.63% · Aug 13, 202610-year Treasury: 4.68% · Aug 14, 202610-year Treasury: 4.72% · Aug 17, 202610-year Treasury: 4.71% · Aug 18, 202610-year Treasury: 4.65% · Aug 19, 202610-year Treasury: 4.69% · Aug 20, 202610-year Treasury: 4.74% · Aug 21, 202610-year Treasury: 4.70% · Aug 24, 202610-year Treasury: 4.64% · Aug 25, 202610-year Treasury: 4.66% · Aug 26, 202610-year Treasury: 4.67% · Aug 27, 202610-year Treasury: 4.73% · Aug 28, 202610-year Treasury: 4.75% · Aug 31, 202610-year Treasury: 4.79% · Sep 1, 202610-year Treasury: 4.79% · Sep 2, 202610-year Treasury: 4.77% · Sep 3, 202610-year Treasury: 4.78% · Sep 4, 202610-year Treasury: 4.80% · Sep 8, 202610-year Treasury: 4.83% · Sep 9, 202610-year Treasury: 4.95% · Sep 10, 202610-year Treasury: 4.96% · Sep 11, 202610-year Treasury: 4.97% · Sep 14, 202610-year Treasury: 5.00% · Sep 15, 202610-year Treasury: 5.01% · Sep 16, 202610-year Treasury: 4.94% · Sep 17, 202610-year Treasury: 5.01% · Sep 18, 202610-year Treasury: 4.96% · Sep 21, 202610-year Treasury: 4.96% · Sep 22, 202610-year Treasury: 5.11% · Sep 23, 202610-year Treasury: 5.18% · Sep 24, 202610-year Treasury: 5.17% · Sep 25, 202610-year Treasury: 5.24% · Sep 28, 202610-year Treasury: 5.26% · Sep 29, 202610-year Treasury: 5.29% · Sep 30, 202610-year Treasury: 5.24% · Oct 1, 202610-year Treasury: 5.28% · Oct 2, 202610-year Treasury: 5.31% · Oct 5, 202610-year Treasury: 5.27% · Oct 6, 202610-year Treasury: 5.28% · Oct 7, 202610-year Treasury: 5.22% · Oct 8, 202610-year Treasury: 5.24% · Oct 9, 202610-year Treasury: 5.21% · Oct 13, 202610-year Treasury: 5.19% · Oct 14, 202610-year Treasury: 5.10% · Oct 15, 202610-year Treasury: 5.09% · Oct 16, 202610-year Treasury: 5.15% · Oct 19, 202610-year Treasury: 5.12% · Oct 20, 202610-year Treasury: 5.13% · Oct 21, 202610-year Treasury: 4.96% · Oct 22, 202610-year Treasury: 5.00% · Oct 23, 202610-year Treasury: 5.00% · Oct 26, 202610-year Treasury: 4.99% · Oct 27, 202610-year Treasury: 5.05% · Oct 28, 202610-year Treasury: 4.98% · Oct 29, 202610-year Treasury: 4.94% · Oct 30, 202610-year Treasury: 4.91% · Nov 2, 202610-year Treasury: 4.95% · Nov 3, 202610-year Treasury: 4.90% · Nov 4, 202610-year Treasury: 4.84% · Nov 5, 202610-year Treasury: 4.86% · Nov 6, 202610-year Treasury: 4.88% · Nov 9, 202610-year Treasury: 4.98% · Nov 10, 2026May 12, 2026Aug 12, 2026Nov 12, 2026
30-year fixed mortgage26 observations10-year Treasury126 observations
Dots show published observations only. Missing dates remain blank, with no interpolation. The future portion of the window has no observations. 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$1,933.84/month

6.69% · Aug 6, 2026

At the later reference$1,947.79/month

6.76% · Sep 10, 2026

The illustrative principal-and-interest payment is $13.94 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 →