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

Inflation · ORIGINAL ECONOMIC RELEASE

July 2026 Producer Price Index

The Producer Price Index for final demand was unchanged in July, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices edged down 0.1 percent in June and rose 0.5 percent in May. (See table A.) On…

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 was unchanged in July, seasonally adjusted, the U.S. Bureau of Labor Statistics reported today. Final demand prices edged down 0.1 percent in June and rose 0.5 percent in May. (See table A.) On an unadjusted basis, the index for final demand increased 4.7 percent for the 12 months ended in July.

In July, a 0.2-percent increase in the index for final demand services and a 2.2-percent advance in prices for final demand construction offset a 0.7-percent decrease in the index for final demand goods.

Prices for final demand less foods, energy, and trade services rose 0.4 percent in July after inching up 0.1 percent in June. For the 12 months ended in July, the index for final demand less foods, energy, and trade services advanced 4.7 percent.

Final Demand

Final demand services: Prices for final demand services advanced 0.2 percent in July after rising 0.5 percent in June. The July increase can be traced to the index for final demand services less trade, transportation, and warehousing, which moved up 0.6 percent. Conversely, the indexes for final demand transportation and warehousing services and for final demand trade services decreased 1.8 percent and 0.1 percent, respectively.

Product detail: Leading the July increase in prices for final demand services, the index for portfolio management advanced 6.5 percent. Margins for health, beauty, and optical goods retailing; automobiles and automobile parts retailing; lawn, garden, and farm equipment and supplies retailing; food and alcohol retailing; and food and alcohol wholesaling also moved higher. In contrast, prices for truck transportation of freight fell 1.8 percent. The indexes for machinery and vehicle wholesaling and for securities brokerage, dealing, and investment advice also decreased. (See table 2.)

Final demand goods: The index for final demand goods fell 0.7 percent in July after moving down 1.4 percent in June. A major factor in the July decrease was a 3.1-percent decline in prices for final demand energy. The index for final demand foods moved down 0.9 percent. Conversely, prices for final demand goods less foods and energy increased 0.1 percent.

Product detail: More than half of the July decrease in the index for final demand goods can be attributed to a 5.7-percent decline in prices for gasoline. The indexes for fresh and dry vegetables, diesel fuel, jet fuel, residual fuels, and thermoplastic resins and materials also fell. In contrast, prices for motor vehicles and equipment moved up 0.3 percent. The indexes for electric power and for grains also increased.

Intermediate Demand by Commodity Type

Within intermediate demand in July, the index for processed goods declined 0.6 percent, prices for unprocessed goods fell 1.8 percent, and the index for services rose 0.5 percent. (See tables B and C.)

Processed goods for intermediate demand: The index for processed goods for intermediate demand moved down 0.6 percent in July after decreasing 1.1 percent in June. Leading the decline in July, prices for processed energy goods fell 3.1 percent. The index for processed foods and feeds decreased 0.5 percent. Conversely, prices for processed materials less foods and energy edged up 0.1 percent. For the 12 months ended in July, the index for processed goods for intermediate demand rose 9.9 percent.

Product detail: Over half of the July decrease in the index for processed goods for intermediate demand can be traced to prices for diesel fuel, which moved down 6.7 percent. The indexes for jet fuel, basic organic chemicals, gasoline, thermoplastic resins and materials, and meats also fell. In contrast, prices for lumber increased 5.0 percent. The indexes for lubricating oil base stocks and for commercial electric power also moved higher.

Unprocessed goods for intermediate demand: Prices for unprocessed goods for intermediate demand declined 1.8 percent in July after falling 6.4 percent in June. The July decrease can be attributed to the index for unprocessed energy materials, which dropped 7.4 percent. Conversely, prices for unprocessed nonfood materials less energy and for unprocessed foodstuffs and feedstuffs moved up 1.6 percent and 0.7 percent, respectively. For the 12 months ended in July, the index for unprocessed goods for intermediate demand increased 7.1 percent.

Product detail: Leading the July decline in prices for unprocessed goods for intermediate demand, the index for crude petroleum fell 11.9 percent. Prices for fresh vegetables (except potatoes), nonferrous metal ores, slaughter steers and heifers, raw milk, and slaughter hogs also moved lower. In contrast, the index for aluminum base scrap increased 5.8 percent. Prices for grains and for natural gas also advanced.

Services for intermediate demand: The index for services for intermediate demand rose 0.5 percent in July following a 0.7-percent increase in June. Most of the July advance can be traced to prices for services less trade, transportation, and warehousing for intermediate demand, which moved up 0.6 percent. Margins for trade services for intermediate demand rose 0.7 percent. Conversely, the index for transportation and warehousing services for intermediate demand fell 0.5 percent. For the 12 months ended in July, prices for services for intermediate demand increased 5.1 percent.

Product detail: Over one-third of the July advance in the index for services for intermediate demand is attributable to prices for portfolio management, which rose 6.5 percent. The indexes for internet advertising sales, food and alcohol wholesaling, management consulting services, machinery and equipment parts and supplies wholesaling, and the U.S. Postal Service also moved higher. In contrast, prices for truck transportation of freight decreased 1.8 percent. The indexes for business loans (partial) and for building materials, paint, and hardware wholesaling also declined.

Intermediate Demand by Production Flow

Stage 4 intermediate demand: Prices for stage 4 intermediate demand increased 0.6 percent in July after moving up 0.3 percent in June. In July, the index for total services inputs to stage 4 intermediate demand rose 0.9 percent, and prices for total goods inputs advanced 0.3 percent. (See table D.) Increases in the indexes for portfolio management; machinery and equipment parts and supplies wholesaling; food and alcohol wholesaling; management consulting services; metals, minerals, and ores wholesaling; and grains outweighed falling prices for gasoline, diesel fuel, and gross rents for retail properties. For the 12 months ended in July, the index for stage 4 intermediate demand rose 6.7 percent.

Stage 3 intermediate demand: Prices for stage 3 intermediate demand edged down 0.1 percent in July following a 0.2-percent decline in June. In July, the index for total goods inputs to stage 3 intermediate demand decreased 0.2 percent, while prices for total services inputs were unchanged. Declines in the indexes for diesel fuel, basic organic chemicals, slaughter steers and heifers, raw milk, and business loans (partial) outweighed advances in prices for grains; the U.S. Postal Service; management consulting services; and hay, hayseeds, and oilseeds. For the 12 months ended in July, the index for stage 3 intermediate demand increased 5.8 percent.

Stage 2 intermediate demand: The index for stage 2 intermediate demand fell 1.0 percent in July after declining 1.7 percent in June. In July, prices for total goods inputs to stage 2 intermediate demand dropped 2.8 percent. Conversely, the index for total services inputs rose 0.3 percent. Decreasing prices for crude petroleum, thermoplastic resins and materials, business loans (partial), natural gas liquids, diesel fuel, and jet fuel outweighed advances in the indexes for internet advertising sales; natural gas; and hay, hayseeds, and oilseeds. For the 12 months ended in July, prices for stage 2 intermediate demand moved up 7.6 percent.

Stage 1 intermediate demand: The index for stage 1 intermediate demand inched down 0.1 percent in July following a 0.5-percent decline in June. In July, prices for total goods inputs to stage 1 intermediate demand fell 0.6 percent. In contrast, the index for total services inputs increased 0.5 percent. Decreases in prices for basic organic chemicals, diesel fuel, primary nonferrous metals, gasoline, and truck transportation of freight outweighed advances in the indexes for portfolio management, grains, aluminum base scrap, and internet advertising sales. For the 12 months ended in July, prices for stage 1 intermediate demand rose 9.7 percent.

The Producer Price Index news release for August 2026 is scheduled to be published on Thursday, September 10, 2026, at 8:30 a.m. (ET).

Source: U.S. Bureau of Labor Statistics · Original release Aug 13, 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 earlierJul 14, 2026Publication referenceAug 13, 202630 days laterSep 12, 2026
30-year fixed mortgageNational weekly averageFreddie Mac Primary Mortgage Market Survey®6.49%Observed 6.67%Observed +18 bps vs. earlier reference6.76%Observed +9 bps vs. publication reference
10-year TreasuryDaily par yieldU.S. Department of the Treasury4.58%Observed 4.63%Observed +5 bps vs. earlier reference4.96%Observed +33 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 13, 2026 – Nov 13, 2026
Historical mortgage and Treasury observations around Aug 13, 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 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 13, 2026Aug 13, 2026Nov 13, 2026
30-year fixed mortgage26 observations10-year Treasury125 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$1,929.87/month

6.67% · Aug 13, 2026

At the later reference$1,947.79/month

6.76% · Sep 10, 2026

The illustrative principal-and-interest payment is $17.92 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 →