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

Inflation · ORIGINAL ECONOMIC RELEASE

January 2023 Producer Price Index

The Producer Price Index for final demand increased 0.7 percent in January, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices declined 0.2 percent in December 2022 and advanced 0.3 percent in…

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 Producer Price Index for final demand increased 0.7 percent in January, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices declined 0.2 percent in December 2022 and advanced 0.3 percent in November. (See table A.) On an unadjusted basis, the index for final demand rose 6.0 percent for the 12 months ended January 2023.

In January, a 1.2-percent rise in prices for final demand goods led the advance in the final demand index. Prices for final demand services also moved higher, increasing 0.4 percent.

The index for final demand less foods, energy, and trade services rose 0.6 percent in January 2023, the largest advance since moving up 0.9 percent in March 2022. For the 12 months ended in January 2023, prices for final demand less foods, energy, and trade services increased 4.5 percent.

Final Demand

Final demand goods: The index for final demand goods moved up 1.2 percent in January, the largest increase since rising 2.1 percent in June 2022. Most of the January advance is attributable to a 5.0-percent jump in prices for final demand energy. The index for final demand goods less foods and energy increased 0.6 percent. In contrast, prices for final demand foods fell 1.0 percent.

Product detail: Nearly one-third of the January rise in the index for final demand goods can be traced to prices for gasoline, which increased 6.2 percent. The indexes for residential natural gas, diesel fuel, jet fuel, soft drinks, and motor vehicles also moved higher. Conversely, prices for fresh and dry vegetables decreased 33.5 percent. The indexes for residual fuels and for basic organic chemicals also declined. (See table 2.)

Final demand services: The index for final demand services advanced 0.4 percent in January, the same as in December. Over 80 percent of the broad-based increase in January is attributable to prices for final demand services less trade, transportation, and warehousing, which rose 0.6 percent. Margins for final demand trade services moved up 0.2 percent. (Trade indexes measure changes in margins received by wholesalers and retailers.) Prices for final demand transportation and warehousing services also advanced 0.2 percent.

Product detail: A major factor in the January rise in prices for final demand services was the index for hospital outpatient care, which jumped 1.4 percent. The indexes for automobiles and automobile parts retailing; health, beauty, and optical goods retailing; portfolio management; chemicals and allied products wholesaling; and airline passenger services also moved higher. In contrast, margins for fuels and lubricants retailing fell 17.5 percent. Prices for long-distance motor carrying and for securities brokerage, dealing, and investment advice also declined.

Intermediate Demand by Commodity Type

Within intermediate demand in January, the index for processed goods advanced 1.0 percent, prices for unprocessed goods fell 5.0 percent, and the index for services increased 0.5 percent. (See tables B and C.)

Processed goods for intermediate demand: The index for processed goods for intermediate demand moved up 1.0 percent in January, the first advance since increasing 1.9 percent in June 2022. Leading the January rise, prices for processed energy goods jumped 5.4 percent. The index for processed foods and feeds advanced 0.3 percent. Conversely, prices for processed materials less foods and energy decreased 0.2 percent. For the 12 months ended in January, the index for processed goods for intermediate demand rose 3.8 percent.

Product detail: Over half of the January increase in prices for processed goods for intermediate demand can be attributed to the index for diesel fuel, which rose 10.9 percent. Prices for electric power, utility natural gas, gasoline, beef and veal, and nonferrous mill shapes also advanced. In contrast, the index for basic organic chemicals declined 2.2 percent. Prices for residual fuels and for animal and marine feed and fertilizer byproducts also decreased.

Unprocessed goods for intermediate demand: The index for unprocessed goods for intermediate demand fell 5.0 percent in January following a 1.5-percent rise in December. An 8.5-percent decline in prices for unprocessed energy materials accounted for 70 percent of the January decrease. The index for unprocessed foodstuffs and feedstuffs moved down 4.7 percent. Conversely, prices for unprocessed nonfood materials less energy increased 0.9 percent. For the 12 months ended in January, the index for unprocessed goods for intermediate demand rose 2.3 percent.

Product detail: Over 60 percent of the January decline in prices for unprocessed goods for intermediate demand can be attributed to the index for natural gas, which dropped 19.1 percent. Prices for ungraded chicken eggs, crude petroleum, slaughter chickens, slaughter hogs, and recyclable paper also decreased. In contrast, the index for nonferrous metal ores rose 4.5 percent. Prices for raw milk and for coal also advanced.

Services for intermediate demand: The index for services for intermediate demand moved up 0.5 percent in January after no change in December. Leading the advance, prices for services less trade, transportation, and warehousing for intermediate demand rose 0.8 percent. The index for transportation and warehousing services for intermediate demand moved up 0.4 percent. Conversely, margins for trade services for intermediate demand declined 0.6 percent. For the 12 months ended in January, the index for services for intermediate demand increased 5.9 percent.

Product detail: Over three-quarters of the January advance in the index for services for intermediate demand can be attributed to a 6.6-percent rise in prices for loan services (partial). The indexes for services related to securities brokerage and dealing (partial), chemicals and allied products wholesaling, legal services, portfolio management, and U.S. postal services also moved higher. In contrast, margins for fuels and lubricants retailing dropped 17.5 percent. The indexes for securities brokerage, dealing, and investment advice and for arrangement of freight and cargo transportation also declined.

Intermediate Demand by Production Flow

Stage 4 intermediate demand: Prices for stage 4 intermediate demand moved up 0.6 percent in January, the largest increase since advancing 0.9 percent in May 2022. In January, the index for total services inputs to stage 4 intermediate demand rose 0.7 percent, and prices for total goods inputs climbed 0.6 percent. (See table D.) Increases in the indexes for loan services (partial), electric power, services related to securities brokerage and dealing (partial), portfolio management, diesel fuel, and chemicals and allied products wholesaling outweighed declines in the indexes for securities brokerage, dealing, and investment advice; food wholesaling; and plastic packaging products. For the 12 months ended in January, prices for stage 4 intermediate demand moved up 5.1 percent.

Stage 3 intermediate demand: Prices for stage 3 intermediate demand increased 0.2 percent in January, the first advance since moving up 0.5 percent in June 2022. In January, the index for total services inputs to stage 3 intermediate demand rose 0.4 percent, while prices for total goods inputs were unchanged. Increases in the indexes for loan services (partial), diesel fuel, jet fuel, raw milk, U.S. postal services, and asphalt outweighed decreases in prices for ungraded chicken eggs, slaughter chickens, and arrangement of freight and cargo transportation. For the 12 months ended in January, the index for stage 3 intermediate demand advanced 3.8 percent.

Stage 2 intermediate demand: The index for stage 2 intermediate demand declined 1.5 percent in January after increasing 1.2 percent in December. In January, prices for total goods inputs to stage 2 intermediate demand fell 4.0 percent. Conversely, the index for total services inputs moved up 0.6 percent. Decreases in the indexes for natural gas, crude petroleum, fuels and lubricants retailing, oilseeds, arrangement of freight and cargo transportation, and basic organic chemicals outweighed advances in prices for loan services (partial), legal services, and coal. For the 12 months ended in January, prices for stage 2 intermediate demand increased 5.0 percent.

Stage 1 intermediate demand: The index for stage 1 intermediate demand rose 0.5 percent in January, the largest increase since advancing 1.0 percent in June 2022. In January, prices for total goods inputs to stage 1 intermediate demand moved up 0.8 percent, and prices for total services inputs climbed 0.2 percent. Increases in the indexes for diesel fuel, services related to securities brokerage and dealing (partial), utility natural gas, electric power, chemicals and allied products wholesaling, and gasoline outweighed declines in the indexes for basic organic chemicals; securities brokerage, dealing, and investment advice; and fuels and lubricants retailing. For the 12 months ended in January, prices for stage 1 intermediate demand moved up 4.8 percent.

Resampling of Industries - January 2023

Effective with the release of data for January 2023, the Producer Price Index (PPI) includes data for 25 resampled industries classified according to the 2022 North American Industry Classification System (NAICS). The Bureau of Labor Statistics periodically updates the sample of producers providing data for the PPI to reflect current conditions more accurately when the structure, membership, technology, or product mix of an industry shifts. The first results of this systematic process were published in July 1986. Subsequent efforts have been completed at regular intervals.

For information on index additions, deletions, and recodes effective January 2023, see the current issue of the PPI Detailed Report online at www.bls.gov/ppi/detailed-report/ppi-detailed- report-january-2023.pdf, or contact the PPI Section of Index Analysis and Public Information at ppi-info@bls.gov or (202) 691-7705.

NAICS Code Industry 212110 Coal mining 311520 Ice cream and frozen dessert manufacturing 311710 Seafood product preparation and packaging 311811 Retail bakeries 312130 Wineries 316110 Leather and hide tanning and finishing 322120 Paper mills 325220 Artificial fibers and filaments manufacturing 327215 Glass product manufacturing, made of purchased glass 327991 Cut stone and stone product manufacturing 331420 Copper rolling, drawing, extruding, and alloying 331492 Secondary smelting, refining, and alloying of nonferrous metal (except copper and aluminum) 332992 Small arms ammunition manufacturing 333241 Food product machinery manufacturing 333612 Speed changer, drive, and gear manufacturing 334118 Computer terminal and other computer peripheral equipment manufacturing 334210 Telephone apparatus manufacturing 334514 Totalizing fluid meters and counting devices manufacturing 337122 Nonupholstered wood household furniture manufacturing 337920 Blind and shade manufacturing 339113 Surgical appliance and supplies manufacturing 339114 Dental equipment and supplies manufacturing 424500 Farm product raw material merchant wholesalers 424900 Miscellaneous nondurable goods merchant wholesalers 541610 Management consulting services

Recalculation of Seasonal Adjustment Factors

Effective with this release, seasonal adjustment factors have been recalculated to reflect price-movement patterns during 2022 for the Final Demand-Intermediate Demand (FD-ID) system and commodity- grouping indexes. This routine annual recalculation may affect previously published seasonally adjusted indexes and percent changes for January 2018 through December 2022.

Revised seasonally adjusted data for this period, as well as seasonal adjustment factors for directly adjusted commodity indexes to be used through December 2023, were released February 14, 2023. To obtain this information, contact the Producer Price Index Section of Index Analysis and Public Information at ppi-info@bls.gov or (202) 691-7705, or visit the Producer Price Index homepage at www.bls.gov/ppi.

Tables E and F below provide monthly seasonally adjusted percent changes for major FD-ID system indexes in 2022, based on former and recalculated seasonal factors. These percent changes include final price data through August 2022 and may differ from values shown in tables A through D of this release, which include final price data through September 2022 and revised interim data for October through December.

PPI Weights Updated to Reflect 2017 Census Shipment Values

With the release of January 2023 Producer Price Index (PPI) data on February 16, 2023, the Bureau of Labor Statistics updated PPI value weights to more accurately reflect recent production and marketing patterns. The updated weights are constructed using 2017 value of shipments data from the Census of Manufactures, the Census of Mining, the Census of Services, and the Census of Agriculture. These data were collected in accordance with the North American Product Classification System (NAPCS). From January 2018 through December 2022, PPI weights were based on 2012 North American Industry Classification System (NAICS) shipment values.

All PPIs were affected by this weight update, including all industry net output indexes, as well as indexes for traditional commodity groupings. In addition, weights were updated from the 2012 to the 2017 Economic Census for all Final Demand-Intermediate Demand (FD-ID) indexes, special commodity-grouping indexes, and inputs to industry indexes. This weight revision did not result in changes to the reference base for indexes, the dates when PPIs are set to 100.

It is important to note that the basic structures of the PPI commodity and FD-ID classification systems did not change as a result of the weight revision. However, PPIs classified according to the NAICS were updated to reflect 2022 NAICS definitions established by the U.S. Census Bureau. The weight update also resulted in shifting relative importance values. These shifts impacted aggregate indexes in a manner commensurate with the relative gains and losses in value weights from 2012 to 2017.

In addition, PPI sample updates normally occurring with the release of October 2022 and February 2023 data were combined and released in conjunction with the release of January 2023 PPI data in February 2023.

Commodity and FD-ID relative importance figures for December 2022 were released on February 14, 2023, two business days prior to the release of January 2023 PPI data. This information is available on the PPI website at www.bls.gov/ppi/tables/. A concordance between Census product codes and PPI commodity codes is available upon request by contacting the PPI Section of Index Analysis and Public Information at ppi-info@bls.gov or (202) 691-7705.

Source: U.S. Bureau of Labor Statistics · Original release Feb 16, 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 producer prices from the seller’s perspective

The Producer Price Index measures changes in prices received by domestic producers. It differs from the Consumer Price Index, which follows prices paid by urban consumers. Check the release’s classification: older reports emphasize finished goods, while the headline framework changed to final demand in 2014. Distinguish goods from services, monthly from annual changes, and final from intermediate demand where reported. Producer-price movements do not establish an equal change in consumer inflation or explain the benchmark movements below on their own. BLS Producer Price Index overview.

Nearest published observation on or before each target date
Benchmark30 days earlierJan 17, 2023Publication referenceFeb 16, 202330 days laterMar 18, 2023
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.33%Observed 6.32%Observed −1 bps vs. earlier reference6.60%Observed +28 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury3.53%Observed 3.86%Observed +33 bps vs. earlier reference3.39%Observed −47 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 16, 2022 – May 16, 2023
Historical mortgage and Treasury observations around Feb 16, 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%5.00%7.00%Publication date30-year fixed mortgage: 6.61% · Nov 17, 202230-year fixed mortgage: 6.58% · Nov 23, 202230-year fixed mortgage: 6.49% · Dec 1, 202230-year fixed mortgage: 6.33% · Dec 8, 202230-year fixed mortgage: 6.31% · Dec 15, 202230-year fixed mortgage: 6.27% · Dec 22, 202230-year fixed mortgage: 6.42% · Dec 29, 202230-year fixed mortgage: 6.48% · Jan 5, 202330-year fixed mortgage: 6.33% · Jan 12, 202330-year fixed mortgage: 6.15% · Jan 19, 202330-year fixed mortgage: 6.13% · Jan 26, 202330-year fixed mortgage: 6.09% · Feb 2, 202330-year fixed mortgage: 6.12% · Feb 9, 202330-year fixed mortgage: 6.32% · Feb 16, 202330-year fixed mortgage: 6.50% · Feb 23, 202330-year fixed mortgage: 6.65% · Mar 2, 202330-year fixed mortgage: 6.73% · Mar 9, 202330-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, 202310-year Treasury: 3.67% · Nov 16, 202210-year Treasury: 3.77% · Nov 17, 202210-year Treasury: 3.82% · Nov 18, 202210-year Treasury: 3.83% · Nov 21, 202210-year Treasury: 3.76% · Nov 22, 202210-year Treasury: 3.71% · Nov 23, 202210-year Treasury: 3.68% · Nov 25, 202210-year Treasury: 3.69% · Nov 28, 202210-year Treasury: 3.75% · Nov 29, 202210-year Treasury: 3.68% · Nov 30, 202210-year Treasury: 3.53% · Dec 1, 202210-year Treasury: 3.51% · Dec 2, 202210-year Treasury: 3.60% · Dec 5, 202210-year Treasury: 3.51% · Dec 6, 202210-year Treasury: 3.42% · Dec 7, 202210-year Treasury: 3.48% · Dec 8, 202210-year Treasury: 3.57% · Dec 9, 202210-year Treasury: 3.61% · Dec 12, 202210-year Treasury: 3.51% · Dec 13, 202210-year Treasury: 3.49% · Dec 14, 202210-year Treasury: 3.44% · Dec 15, 202210-year Treasury: 3.48% · Dec 16, 202210-year Treasury: 3.57% · Dec 19, 202210-year Treasury: 3.69% · Dec 20, 202210-year Treasury: 3.68% · Dec 21, 202210-year Treasury: 3.67% · Dec 22, 202210-year Treasury: 3.75% · Dec 23, 202210-year Treasury: 3.84% · Dec 27, 202210-year Treasury: 3.88% · Dec 28, 202210-year Treasury: 3.83% · Dec 29, 202210-year Treasury: 3.88% · Dec 30, 202210-year Treasury: 3.79% · Jan 3, 202310-year Treasury: 3.69% · Jan 4, 202310-year Treasury: 3.71% · Jan 5, 202310-year Treasury: 3.55% · Jan 6, 202310-year Treasury: 3.53% · Jan 9, 202310-year Treasury: 3.61% · Jan 10, 202310-year Treasury: 3.54% · Jan 11, 202310-year Treasury: 3.43% · Jan 12, 202310-year Treasury: 3.49% · Jan 13, 202310-year Treasury: 3.53% · Jan 17, 202310-year Treasury: 3.37% · Jan 18, 202310-year Treasury: 3.39% · Jan 19, 202310-year Treasury: 3.48% · Jan 20, 202310-year Treasury: 3.52% · Jan 23, 202310-year Treasury: 3.46% · Jan 24, 202310-year Treasury: 3.46% · Jan 25, 202310-year Treasury: 3.49% · Jan 26, 202310-year Treasury: 3.52% · Jan 27, 202310-year Treasury: 3.55% · Jan 30, 202310-year Treasury: 3.52% · Jan 31, 202310-year Treasury: 3.39% · Feb 1, 202310-year Treasury: 3.40% · Feb 2, 202310-year Treasury: 3.53% · Feb 3, 202310-year Treasury: 3.63% · Feb 6, 202310-year Treasury: 3.67% · Feb 7, 202310-year Treasury: 3.63% · Feb 8, 202310-year Treasury: 3.67% · Feb 9, 202310-year Treasury: 3.74% · Feb 10, 202310-year Treasury: 3.72% · Feb 13, 202310-year Treasury: 3.77% · Feb 14, 202310-year Treasury: 3.81% · Feb 15, 202310-year Treasury: 3.86% · Feb 16, 202310-year Treasury: 3.82% · Feb 17, 202310-year Treasury: 3.95% · Feb 21, 202310-year Treasury: 3.93% · Feb 22, 202310-year Treasury: 3.88% · Feb 23, 202310-year Treasury: 3.95% · Feb 24, 202310-year Treasury: 3.92% · Feb 27, 202310-year Treasury: 3.92% · Feb 28, 202310-year Treasury: 4.01% · Mar 1, 202310-year Treasury: 4.08% · Mar 2, 202310-year Treasury: 3.97% · Mar 3, 202310-year Treasury: 3.98% · Mar 6, 202310-year Treasury: 3.97% · Mar 7, 202310-year Treasury: 3.98% · Mar 8, 202310-year Treasury: 3.93% · Mar 9, 202310-year Treasury: 3.70% · Mar 10, 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, 2023Nov 16, 2022Feb 16, 2023May 16, 2023
30-year fixed mortgage26 observations10-year Treasury125 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$1,860.83/month

6.32% · Feb 16, 2023

At the later reference$1,915.98/month

6.60% · Mar 16, 2023

The illustrative principal-and-interest payment is $55.15 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.

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