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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2023 Producer Price Index

The Producer Price Index for final demand declined 0.3 percent in May, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices rose 0.2 percent in April and fell 0.4 percent in March. (See table A.)…

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 Producer Price Index for final demand declined 0.3 percent in May, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices rose 0.2 percent in April and fell 0.4 percent in March. (See table A.) On an unadjusted basis, the index for final demand moved up 1.1 percent for the 12 months ended in May.

In May, the decline in the final demand index can be traced to prices for final demand goods, which fell 1.6 percent. The index for final demand services increased 0.2 percent.

Prices for final demand less foods, energy, and trade services were unchanged in May after inching up 0.1 percent in April. For the 12 months ended in May, the index for final demand less foods, energy, and trade services increased 2.8 percent.

Final Demand

Final demand goods: Prices for final demand goods moved down 1.6 percent in May, the largest decrease since falling 1.6 percent in July 2022. Most of the May decline is attributable to the index for final demand energy, which dropped 6.8 percent. Prices for final demand foods moved down 1.3 percent. In contrast, the index for final demand goods less foods and energy increased 0.1 percent.

Product detail: Sixty percent of the May decline in the index for final demand goods can be traced to a 13.8-percent drop in prices for gasoline. The indexes for diesel fuel, chicken eggs, jet fuel, fresh and dry vegetables, and iron and steel scrap also fell. Conversely, prices for tobacco products advanced 1.7 percent. The indexes for electric power and for beverages and beverage materials also increased. (See table 2.)

Final demand services: The index for final demand services moved up 0.2 percent in May following a 0.3- percent advance in April. Leading the May increase, margins for final demand trade services rose 1.0 percent. (Trade indexes measure changes in margins received by wholesalers and retailers.) Prices for final demand services less trade, transportation, and warehousing edged up 0.1 percent. In contrast, the index for final demand transportation and warehousing services declined 1.4 percent.

Product detail: Over 40 percent of the May increase in prices for final demand services can be attributed to margins for automobiles and automobile parts retailing, which rose 4.2 percent. The indexes for fuels and lubricants retailing; apparel, footwear, and accessories retailing; securities brokerage, dealing, investment advice, and related services; machinery and vehicle wholesaling; and food wholesaling also advanced. Conversely, prices for truck transportation of freight fell 2.1 percent. The indexes for portfolio management and for health, beauty, and optical goods retailing also decreased.

Intermediate Demand by Commodity Type

Within intermediate demand in May, the index for processed goods fell 1.5 percent, prices for unprocessed goods dropped 4.8 percent, and the index for services advanced 0.2 percent. (See tables B and C.)

Processed goods for intermediate demand: Prices for processed goods for intermediate demand moved down 1.5 percent in May, the largest decrease since falling 2.5 percent in December 2022. Most of the May decline can be traced to a 6.9-percent drop in the index for processed energy goods. Prices for processed foods and feeds decreased 1.9 percent, while the index for processed materials less foods and energy was unchanged. For the 12 months ended in May, prices for processed goods for intermediate demand fell 7.1 percent, the largest 12-month decline since moving down 7.2 percent in May 2020.

Product detail: In May, over 40 percent of the decrease in prices for processed goods for intermediate demand can be traced to the index for diesel fuel, which dropped 13.7 percent. Prices for gasoline, natural gas to electric utilities, jet fuel, primary basic organic chemicals, and prepared animal feeds also fell. Conversely, the index for commercial electric power rose 1.8 percent. Prices for cold rolled steel sheet and strip and for snack chips also advanced.

Unprocessed goods for intermediate demand: The index for unprocessed goods for intermediate demand fell 4.8 percent in May after increasing 1.6 percent in April. Almost 60 percent of the broad- based decrease is attributable to a 7.8-percent drop in prices for unprocessed energy materials. The indexes for unprocessed foodstuffs and feedstuffs and for unprocessed nonfood materials less energy also moved lower, falling 3.0 percent and 3.3 percent, respectively. For the 12 months ended in May, prices for unprocessed goods for intermediate demand declined 27.5 percent, the largest 12-month decrease since dropping 28.6 percent in April 2020.

Product detail: Nearly 60 percent of the May decline in the index for unprocessed goods for intermediate demand can be traced to prices for crude petroleum, which fell 10.2 percent. The indexes for ungraded chicken eggs, corn, iron and steel scrap, slaughter hogs, and natural gas also moved lower. In contrast, raw milk prices increased 4.8 percent. The indexes for coal and for aluminum base scrap also moved higher.

Services for intermediate demand: The index for services for intermediate demand advanced 0.2 percent in May after moving up 0.7 percent in April. A major factor in the May increase was a 0.4- percent rise in prices for services less trade, transportation, and warehousing for intermediate demand. Margins for trade services for intermediate demand advanced 0.2 percent. Conversely, the index for transportation and warehousing services for intermediate demand decreased 0.9 percent. For the 12 months ended in May, prices for services for intermediate demand increased 3.9 percent.

Product detail: Leading the May advance in the index for services for intermediate demand, prices for business loans (partial) rose 3.2 percent. The indexes for securities brokerage, dealing, investment advice, and related services; food wholesaling; fuels and lubricants retailing; investment banking; and ground courier and messenger services also moved higher. In contrast, prices for truck transportation of freight fell 2.1 percent. The indexes for portfolio management and for machinery and equipment parts and supplies wholesaling also declined.

Intermediate Demand by Production Flow

Stage 4 intermediate demand: Prices for stage 4 intermediate demand decreased 0.2 percent in May after increasing 0.4 percent in April. In May, the index for total goods inputs to stage 4 intermediate demand moved down 0.6 percent. Conversely, prices for total services inputs edged up 0.1 percent. (See table D.) Decreases in the indexes for gasoline; diesel fuel; portfolio management; machinery and equipment parts and supplies wholesaling; warehousing, storage, and related services; and grains outweighed rising prices for securities brokerage, dealing, investment advice, and related services; business loans (partial); and commercial electric power. For the 12 months ended in May, the index for stage 4 intermediate demand advanced 1.5 percent.

Stage 3 intermediate demand: The index for stage 3 intermediate demand declined 1.0 percent in May, the fourth consecutive decrease. In May, prices for total goods inputs to stage 3 intermediate demand fell 2.4 percent. In contrast, the index for total services inputs inched up 0.1 percent. Declines in prices for diesel fuel; ungraded chicken eggs; jet fuel; grains; gasoline; and warehousing, storage, and related services outweighed increases in the indexes for business loans (partial), raw milk, and asphalt. For the 12 months ended in May, prices for stage 3 intermediate demand fell 6.5 percent, the largest 12-month decrease since dropping 8.1 percent in May 2020.

Stage 2 intermediate demand: The index for stage 2 intermediate demand declined 1.4 percent in May after rising 1.3 percent in April. In May, prices for total goods inputs to stage 2 intermediate demand moved down 4.0 percent. Conversely, the index for total services inputs advanced 0.6 percent. Falling prices for crude petroleum, gas fuels, iron and steel scrap, prepared animal feeds, broadcast and network television advertising time sales, and primary basic organic chemicals outweighed increases in the indexes for business loans (partial), fuels and lubricants retailing, and coal. For the 12 months ended in May, prices for stage 2 intermediate demand decreased 9.8 percent, the largest 12-month decline since dropping 10.3 percent in April 2020.

Stage 1 intermediate demand: The index for stage 1 intermediate demand declined 0.9 percent in May, the largest decrease since moving down 1.8 percent in December 2022. In May, prices for total goods inputs to stage 1 intermediate demand fell 1.8 percent, while the index for total services inputs was unchanged. Decreasing prices for diesel fuel, gasoline, natural gas to electric utilities, grains, iron and steel scrap, and truck transportation of freight outweighed advances in the indexes for securities brokerage, dealing, investment advice, and related services; residual fuels; and commercial electric power. For the 12 months ended in May, prices for stage 1 intermediate demand declined 3.6 percent, the largest 12-month decrease since dropping 4.5 percent in July 2020.

Source: U.S. Bureau of Labor Statistics · Original release Jun 14, 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 earlierMay 15, 2023Publication referenceJun 14, 202330 days laterJul 14, 2023
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.35%Observed 6.71%Observed +36 bps vs. earlier reference6.96%Observed +25 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury3.50%Observed 3.83%Observed +33 bps vs. earlier reference3.83%Observed Unchanged 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 14, 2023 – Sep 14, 2023
Historical mortgage and Treasury observations around Jun 14, 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%5.25%7.50%Publication date30-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, 202330-year fixed mortgage: 6.39% · May 18, 202330-year fixed mortgage: 6.57% · May 25, 202330-year fixed mortgage: 6.79% · Jun 1, 202330-year fixed mortgage: 6.71% · Jun 8, 202330-year fixed mortgage: 6.69% · Jun 15, 202330-year fixed mortgage: 6.67% · Jun 22, 202330-year fixed mortgage: 6.71% · Jun 29, 202330-year fixed mortgage: 6.81% · Jul 6, 202330-year fixed mortgage: 6.96% · Jul 13, 202330-year fixed mortgage: 6.78% · Jul 20, 202330-year fixed mortgage: 6.81% · Jul 27, 202330-year fixed mortgage: 6.90% · Aug 3, 202330-year fixed mortgage: 6.96% · Aug 10, 202330-year fixed mortgage: 7.09% · Aug 17, 202330-year fixed mortgage: 7.23% · Aug 24, 202330-year fixed mortgage: 7.18% · Aug 31, 202330-year fixed mortgage: 7.12% · Sep 7, 202330-year fixed mortgage: 7.18% · Sep 14, 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, 202310-year Treasury: 3.57% · May 17, 202310-year Treasury: 3.65% · May 18, 202310-year Treasury: 3.70% · May 19, 202310-year Treasury: 3.72% · May 22, 202310-year Treasury: 3.70% · May 23, 202310-year Treasury: 3.73% · May 24, 202310-year Treasury: 3.83% · May 25, 202310-year Treasury: 3.80% · May 26, 202310-year Treasury: 3.69% · May 30, 202310-year Treasury: 3.64% · May 31, 202310-year Treasury: 3.61% · Jun 1, 202310-year Treasury: 3.69% · Jun 2, 202310-year Treasury: 3.69% · Jun 5, 202310-year Treasury: 3.70% · Jun 6, 202310-year Treasury: 3.79% · Jun 7, 202310-year Treasury: 3.73% · Jun 8, 202310-year Treasury: 3.75% · Jun 9, 202310-year Treasury: 3.73% · Jun 12, 202310-year Treasury: 3.84% · Jun 13, 202310-year Treasury: 3.83% · Jun 14, 202310-year Treasury: 3.72% · Jun 15, 202310-year Treasury: 3.77% · Jun 16, 202310-year Treasury: 3.74% · Jun 20, 202310-year Treasury: 3.72% · Jun 21, 202310-year Treasury: 3.80% · Jun 22, 202310-year Treasury: 3.74% · Jun 23, 202310-year Treasury: 3.72% · Jun 26, 202310-year Treasury: 3.77% · Jun 27, 202310-year Treasury: 3.71% · Jun 28, 202310-year Treasury: 3.85% · Jun 29, 202310-year Treasury: 3.81% · Jun 30, 202310-year Treasury: 3.86% · Jul 3, 202310-year Treasury: 3.95% · Jul 5, 202310-year Treasury: 4.05% · Jul 6, 202310-year Treasury: 4.06% · Jul 7, 202310-year Treasury: 4.01% · Jul 10, 202310-year Treasury: 3.99% · Jul 11, 202310-year Treasury: 3.86% · Jul 12, 202310-year Treasury: 3.76% · Jul 13, 202310-year Treasury: 3.83% · Jul 14, 202310-year Treasury: 3.81% · Jul 17, 202310-year Treasury: 3.80% · Jul 18, 202310-year Treasury: 3.75% · Jul 19, 202310-year Treasury: 3.85% · Jul 20, 202310-year Treasury: 3.84% · Jul 21, 202310-year Treasury: 3.86% · Jul 24, 202310-year Treasury: 3.91% · Jul 25, 202310-year Treasury: 3.86% · Jul 26, 202310-year Treasury: 4.01% · Jul 27, 202310-year Treasury: 3.96% · Jul 28, 202310-year Treasury: 3.97% · Jul 31, 202310-year Treasury: 4.05% · Aug 1, 202310-year Treasury: 4.08% · Aug 2, 202310-year Treasury: 4.20% · Aug 3, 202310-year Treasury: 4.05% · Aug 4, 202310-year Treasury: 4.09% · Aug 7, 202310-year Treasury: 4.02% · Aug 8, 202310-year Treasury: 4.00% · Aug 9, 202310-year Treasury: 4.09% · Aug 10, 202310-year Treasury: 4.16% · Aug 11, 202310-year Treasury: 4.19% · Aug 14, 202310-year Treasury: 4.21% · Aug 15, 202310-year Treasury: 4.28% · Aug 16, 202310-year Treasury: 4.30% · Aug 17, 202310-year Treasury: 4.26% · Aug 18, 202310-year Treasury: 4.34% · Aug 21, 202310-year Treasury: 4.34% · Aug 22, 202310-year Treasury: 4.19% · Aug 23, 202310-year Treasury: 4.23% · Aug 24, 202310-year Treasury: 4.25% · Aug 25, 202310-year Treasury: 4.20% · Aug 28, 202310-year Treasury: 4.12% · Aug 29, 202310-year Treasury: 4.12% · Aug 30, 202310-year Treasury: 4.09% · Aug 31, 202310-year Treasury: 4.18% · Sep 1, 202310-year Treasury: 4.27% · Sep 5, 202310-year Treasury: 4.30% · Sep 6, 202310-year Treasury: 4.27% · Sep 7, 202310-year Treasury: 4.26% · Sep 8, 202310-year Treasury: 4.29% · Sep 11, 202310-year Treasury: 4.27% · Sep 12, 202310-year Treasury: 4.25% · Sep 13, 202310-year Treasury: 4.29% · Sep 14, 2023Mar 14, 2023Jun 14, 2023Sep 14, 2023
30-year fixed mortgage27 observations10-year Treasury129 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$1,937.82/month

6.71% · Jun 8, 2023

At the later reference$1,987.85/month

6.96% · Jul 13, 2023

The illustrative principal-and-interest payment is $50.03 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 →