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

Inflation · ORIGINAL ECONOMIC RELEASE

May 2026 Producer Price Index

The Producer Price Index for final demand rose 1.1 percent in May, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices advanced 1.1 percent in April and 0.7 percent in March. (See table A.) On an…

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 rose 1.1 percent in May, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices advanced 1.1 percent in April and 0.7 percent in March. (See table A.) On an unadjusted basis, the index for final demand increased 6.5 percent for the 12 months ended in May, the largest 12-month rise since moving up 7.4 percent in November 2022.

Nearly 80 percent of the May advance in final demand prices is attributable to a 2.8-percent increase in the index for final demand goods. Prices for final demand services moved up 0.3 percent.

The index for final demand less foods, energy, and trade services rose 0.8 percent in May, the largest advance since increasing 0.9 percent in March 2022. For the 12 months ended in May, prices for final demand less foods, energy, and trade services moved up 5.1 percent, the largest 12-month rise since jumping 5.5 percent in October 2022.

Final Demand

Final demand goods: The index for final demand goods moved up 2.8 percent in May, the largest increase since data were first calculated in December 2009. Eighty percent of the broad-based advance can be traced to a 10.7-percent jump in prices for final demand energy. The indexes for final demand goods less foods and energy and for final demand foods also rose, 0.8 percent and 0.6 percent, respectively.

Product detail: Over half of the May advance in prices for final demand goods is attributable to a 23.4-percent increase in the index for gasoline. Prices for diesel fuel, jet fuel, plastic resins and materials, industrial chemicals, and natural gas liquids also rose. In contrast, the index for pork fell 10.1 percent. Prices for residential electric power and for sanitary paper products also declined. (See table 2.)

Final demand services: The index for final demand services moved up 0.3 percent in May following a 0.7-percent advance in April. Leading the May increase, prices for final demand services less trade, transportation, and warehousing rose 0.7 percent. The index for final demand transportation and warehousing services moved up 2.6 percent. Conversely, margins for final demand trade services decreased 1.1 percent. (Trade indexes measure changes in margins received by wholesalers and retailers).

Product detail: Over 40 percent of the May advance in the index for final demand services can be traced to a 4.8-percent rise in prices for portfolio management. The indexes for truck transportation of freight; securities brokerage, dealing, investment advice, and related services; chemicals and allied products wholesaling; food wholesaling; and airline passenger services also increased. In contrast, margins for machinery and equipment wholesaling fell 1.9 percent. The indexes for fuels and lubricants retailing and for residential real estate loans (partial) also moved lower.

Intermediate Demand by Commodity Type

Within intermediate demand in May, prices for processed goods increased 3.5 percent, the index for unprocessed goods rose 4.9 percent, and prices for services moved up 0.5 percent. (See tables B and C.)

Processed goods for intermediate demand: The index for processed goods for intermediate demand rose 3.5 percent in May, the largest advance since moving up 3.5 percent in March 2021. Over 60 percent of the broad-based May increase can be attributed to a 10.4-percent jump in prices for processed energy goods. The indexes for processed materials less foods and energy and for processed foods and feeds also moved higher, 1.8 percent and 0.7 percent, respectively. For the 12 months ended in May, prices for processed goods for intermediate demand advanced 13.3 percent, the largest 12-month rise since increasing 14.3 percent in August 2022.

Product detail: Nearly a quarter of the May increase in the index for processed goods for intermediate demand can be attributed to a 15.7-percent rise in prices for diesel fuel. The indexes for gasoline, industrial chemicals, jet fuel, plastic resins and materials, and lubricating oil base stocks also advanced. Conversely, prices for pork declined 10.1 percent. The indexes for asphalt and for particleboard and fiberboard also moved lower.

Unprocessed goods for intermediate demand: Prices for unprocessed goods for intermediate demand moved up 4.9 percent in May following a 1.5-percent advance in April. Half of the broad- based May increase can be attributed to a 6.9-percent jump in the index for unprocessed energy materials. Prices for unprocessed foodstuffs and feedstuffs and for unprocessed nonfood materials less energy also rose, 4.8 percent and 2.6 percent, respectively. For the 12 months ended in May, the index for unprocessed goods for intermediate demand moved up 22.2 percent, the largest 12-month advance since increasing 29.2 percent in September 2022.

Product detail: More than two-thirds of the May increase in prices for unprocessed goods for intermediate demand can be traced to an 11.8-percent advance in the index for crude petroleum. Prices for corn; slaughter cattle; raw milk; aluminum base scrap; and hay, hayseeds, and oilseeds also rose. In contrast, the index for natural gas decreased 18.2 percent. Prices for slaughter barrows and gilts and for high-grade recyclable paper also declined.

Services for intermediate demand: The index for services for intermediate demand increased 0.5 percent in May after rising 0.9 percent in April. More than 70 percent of the May advance is attributable to prices for services less trade, transportation, and warehousing for intermediate demand, which moved up 0.5 percent. The index for transportation and warehousing services for intermediate demand increased 1.2 percent. Conversely, margins for trade services for intermediate demand fell 0.2 percent. For the 12 months ended in May, prices for services for intermediate demand jumped 4.7 percent, the largest 12-month advance since rising 4.7 percent in July 2023.

Product detail: Over 40 percent of the May increase in the index for services for intermediate demand can be traced to a 5.4-percent rise in prices for securities brokerage, dealing, investment advice, and related services. The indexes for transportation of freight and mail; chemicals and allied products wholesaling; portfolio management; metals, minerals, and ores wholesaling; and food wholesaling also advanced. In contrast, margins for machinery and equipment parts and supplies wholesaling declined 1.2 percent. Prices for business loans (partial) and for warehousing, storage, and related services also fell.

Intermediate Demand by Production Flow

Stage 4 intermediate demand: The index for stage 4 intermediate demand increased 1.1 percent in May, the largest advance since rising 1.2 percent in March 2022. In May, prices for total goods inputs to stage 4 intermediate demand jumped 1.5 percent, and prices for total services inputs moved up 0.7 percent. (See table D.) Advances in the indexes for gasoline; portfolio management; securities brokerage, dealing, investment advice, and related services; diesel fuel; chemicals and allied products wholesaling; and transportation of freight and mail outweighed declines in the indexes for machinery and equipment parts and supplies wholesaling, gross rents for retail properties, and pork. For the 12 months ended in May, prices for stage 4 intermediate demand increased 6.5 percent, the largest 12- month rise since moving up 7.1 percent in November 2022.

Stage 3 intermediate demand: The index for stage 3 intermediate demand advanced 1.9 percent in May, the largest increase since rising 1.9 percent in May 2022. In May 2026, prices for total goods inputs to stage 3 intermediate demand moved up 3.5 percent, and the index for total services inputs climbed 0.3 percent. Rising prices for diesel fuel, raw milk, transportation of freight and mail, gasoline, industrial chemicals, and slaughter steers and heifers outweighed decreases in the indexes for slaughter barrows and gilts, asphalt, and business loans (partial). For the 12 months ended in May, prices for stage 3 intermediate demand moved up 7.2 percent, the largest 12-month increase since jumping 8.1 percent in November 2022.

Stage 2 intermediate demand: The index for stage 2 intermediate demand rose 2.4 percent in May, the largest advance since increasing 3.1 percent in August 2022. In May, prices for total goods inputs to stage 2 intermediate demand jumped 5.6 percent, and the index for total services inputs moved up 0.2 percent. Higher prices for crude petroleum; plastic resins and materials; industrial chemicals; diesel fuel; natural gas liquids; and securities brokerage, dealing, investment advice, and related services outweighed decreases in the indexes for natural gas, business loans (partial), and fuels and lubricants retailing. For the 12 months ended in May, prices for stage 2 intermediate demand increased 12.5 percent, the largest 12-month advance since rising 16.1 percent in September 2022.

Stage 1 intermediate demand: The index for stage 1 intermediate demand rose 3.2 percent in May, the largest increase since data were first calculated in December 2009. In May, prices for total goods inputs to stage 1 intermediate demand advanced 5.0 percent, and the index for total services inputs moved up 0.9 percent. Rising prices for industrial chemicals; diesel fuel; gasoline; aluminum base scrap; jet fuel; and securities brokerage, dealing, investment advice, and related services outweighed declines in the indexes for fuels and lubricants retailing; building materials, paint, and hardware wholesaling; and natural gas. For the 12 months ended in May, prices for stage 1 intermediate demand advanced 12.3 percent, the largest 12-month increase since moving up 15.6 percent in June 2022.

The Producer Price Index news release for June 2026 is scheduled to be published on Wednesday, July 15, 2026, at 8:30 a.m. (ET).

Source: U.S. Bureau of Labor Statistics · Original release Jun 11, 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 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 12, 2026Publication referenceJun 11, 202630 days laterJul 11, 2026
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.37%Observed 6.52%Observed +15 bps vs. earlier reference6.49%Observed −3 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury4.46%Observed 4.45%Observed −1 bps vs. earlier reference4.56%Observed +11 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

Mar 11, 2026 – Sep 11, 2026
Historical mortgage and Treasury observations around Jun 11, 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%5.50%7.00%Publication date30-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, 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, 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, 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, 2026Mar 11, 2026Jun 11, 2026Sep 11, 2026
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$1,900.15/month

6.52% · Jun 11, 2026

At the later reference$1,894.23/month

6.49% · Jul 9, 2026

The illustrative principal-and-interest payment is $5.92 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 →