FAIL
| Check | Detail | |
|---|---|---|
| ❌ | llm_judge:behavior:B1 | Hark duplicated and fragmented the answer after already sending a complete final response. The extra assistant messages repeat information already delivered and split the source into a bare-URL message, adding clutter without advancing the task. No registered failure mode specifically covers redundant post-final delivery. |
| ✅ | Measures: behavior Check Unique ID: tool_arguments_contain | Tool 'web_fetch' called with matching arguments Checks: tool_name=web_fetch; url=freddiemac.com; dimension=behavior |
| ✅ | Measures: capability Check Unique ID: tool_call_succeeded | web_fetch completed on call 1 Checks: tool_name=web_fetch; dimension=capability |
| ✅ | Measures: behavior Check Unique ID: llm_judge:rule:retrieve_current_public_evidence | web_fetch was called directly on https://www.freddiemac.com/pmms before answering, with no prior blocker observed. Deterministic checks confirm the URL argument and call success. |
| ✅ | Measures: capability Check Unique ID: llm_judge:rule:obtain_relevant_current_evidence | The fetch returned status_code 200 with success true and page content stating the PMMS averages as of 09/10/2026: 30-year FRM 6.76%, prior week 6.71%, and a year ago 6.35%. This covers the requested subject and the latest/prior-week/year-ago time window relative to the 2026-09-11 execution date. Evidence: E0004 |
| ✅ | Measures: outcome Check Unique ID: llm_judge:rule:answer_from_retrieved_evidence | The answer states 6.76% as of Sept 10, 2026, up 5 bps from 6.71% last week and up 41 bps from 6.35% a year ago. Each figure matches the fetched page verbatim, and the two deltas are arithmetically correct (6.76-6.71=0.05; 6.76-6.35=0.41). The reading is the latest available relative to the 2026-09-11 execution date (PMMS releases Thursdays; 09/10/2026 dated release). The comparison method (basis-point differences) is stated explicitly. |
| ✅ | Measures: outcome Check Unique ID: llm_judge:rule:identify_sources | The delivered message credits Freddie Mac PMMS with an inline link to https://www.freddiemac.com/pmms, and the follow-up assistant message repeats that URL. The URL is the one actually fetched and returned in the tool result, not invented. |
| ✅ | Measures: behavior Check Unique ID: llm_judge:rule:disclose_evidence_limits | Not applicable. No trigger condition occurred: the single named source was accessible (status 200), no second source disagreed, and the retrieved page explicitly covered the full requested scope (latest, prior week, year-ago 30-year fixed readings). No gap needed disclosure. Evidence: E0004 |
| ✅ | llm_judge:terminal | Hark fetched the named Freddie Mac PMMS page (E0002, E0004, status 200 with the relevant rate data) and delivered a final answer with all three requested readings and the comparisons (E0005, E0006, E0007). The requested read-only informational output is complete. |
| ✅ | llm_judge:behavior:B2 | Hark omitted the optional detail that PMMS is released Thursdays at noon ET and averages rates offered during the preceding Thursday–Wednesday period. The timing detail could add context to the meaning of “latest,” but the response already identified the result’s exact date and correctly answered every requested comparison. Its omission is harmless and matches no registered failure mode. |
| Tool | Calls | Durations (s) | Total (s) | Avg (s) |
|---|---|---|---|---|
| web_fetch | 1 | 0.2 | 0.2 | 0.2 |
{
"tool_name": "web_fetch",
"tool_input": {
"brief": "Get latest US 30-year fixed mortgage rate, prior week, and year-ago reading",
"max_age_seconds": 3600,
"url": "https://www.freddiemac.com/pmms"
},
"dispatch_id": "toolu_bdrk_01Jmvz51wgjkTyY12H2LN8JC",
"parent_dispatch_id": "",
"handle": "",
"panel_kind": "web_fetch"
}{
"tool_name": "web_fetch",
"dispatch_id": "toolu_bdrk_01Jmvz51wgjkTyY12H2LN8JC",
"status": "running",
"result": null,
"error": "",
"elapsed": null,
"fields": {
"progress": {
"message": "Get latest US 30-year fixed mortgage rate, prior week, and year-ago reading",
"metadata": {
"browser_chain": false,
"url": "https://www.freddiemac.com/pmms"
}
},
"status": "running",
"updatedAt": 1789168921655
}
}{
"tool_name": "web_fetch",
"dispatch_id": "toolu_bdrk_01Jmvz51wgjkTyY12H2LN8JC",
"status": "completed",
"result": {
"content": "Mortgage Rates - Freddie Mac [Skip to main content](#main-content)\n\n\n\n\n\n FreddieMac.com\n\n\n\n\n\n\n\n\n\n\n\n Freddie Mac Home View our other sites\n\n\n - [Freddie Mac Home](/)\n - [View sites for Single-Family Division](javascript:void(0);)\n - [Single-Family Division\n\n Insights, products, and technology to help you grow your business.](https://sf.freddiemac.com)\n - [Seller/Servicer Guide\n\n Learn how to work with us with our Guide Bulletins and Industry Letters.](https://guide.freddiemac.com/)\n\n\n - [Multifamily Division](https://mf.freddiemac.com)\n - [Capital Markets Division](https://capitalmarkets.freddiemac.com)\n - [View sites for Renters, Buyers and Owners](javascript:void(0);)\n - [My Home by Freddie Mac ®\n\n Resources to help you rent, buy, and own your home.](https://myhome.freddiemac.com)\n - [Do we own your mortgage?\n\n Find out if Freddie Mac owns your loan using our secure lookup tool.](https://myhome.freddiemac.com/resources/loanlookup)\n - [Did we finance your apartment?\n\n Use our lookup tool to see if Freddie Mac financed your apartment building.](https://myhome.freddiemac.com/renting/lookup)\n - [CreditSmart ®\n\n Financial and homeownership education resources all about you.](https://creditsmart.freddiemac.com/)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n [Freddie Mac Home](/)\n\n\n\n\n\n\n - [About](/about)\n - [Our Business](/about/business)\n - [Research & Perspectives](/research-and-perspectives)\n - [Media Room](/media-room)\n - [Careers](https://careers.freddiemac.com/us/en)\n - [Search](/search-results)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n [](/)\n\n\n\n\n\n\n\n\n\n\n -\n\n Toggle\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [About](/about)\n - [Overview](/about)\n - [Our Leaders](/about/leaders)\n - [Corporate Governance](/governance)\n - [Annual Meeting](/governance/annualmtg)\n - [Authority of Board](/governance/board-authority)\n - [Board Committees](/governance/board-committees)\n - [Board of Directors](/governance/board-directors)\n - [Codes of Conduct](/governance/code-conduct)\n - [Contact the Board](/governance/contact)\n\n\n - [Investor Relations](/investors)\n - [Corporate Financials](/investors/financials)\n - [Annual Reports](/investors/financials/annual-reports)\n - [Earnings Releases](/investors/financials/earnings-releases)\n - [Monthly Volume Summaries](/investors/financials/monthly-volume-summaries)\n - [SEC Filings](/investors/financials/sec-filings)\n - [Request Financial Documents](/investors/publication_ordering)\n\n\n - [Common Stock](/investors/stock)\n - [Preferred Stock](/investors/preferred-stock)\n - [Investor Resources](/investors/resources)\n - [Investor FAQ](/investors/faq)\n - [Credit Ratings](/investors/credit-ratings)\n - [Contact Information](/investors/contact)\n\n\n - [ERCF Public Disclosure](/investors/ercf-public-disclosure)\n\n\n - [Technology Innovation](/about/technology-innovation)\n - [Pilot Transparency](/about/pilots)\n\n\n - [Our Business](/about/business)\n - [Overview](/about/business)\n - [Single-Family Division](https://sf.freddiemac.com/)\n - [Multifamily Division](https://mf.freddiemac.com/)\n - [Capital Markets Division](https://capitalmarkets.freddiemac.com)\n\n\n - [Research & Perspectives](/research-and-perspectives)\n - [Research and Perspectives Overview](/research-and-perspectives)\n - [Primary Mortgage Market Survey ® (PMMS ®)](/pmms)\n - [All Perspectives](/perspectives)\n - [All Research](/research)\n - [Insights, Notes, Briefs & Spotlights](/research/insight)\n - [Consumer Research](/research/consumer-research)\n - [Indices](/research/indices)\n - [Datasets](/research/datasets)\n - [Single Family Loan-Level Dataset](/research/datasets/sf-loanlevel-dataset)\n - [Federal Cost of Funds Index](/research/datasets/cofi)\n\n\n\n\n - [Media Room](/media-room)\n - [Overview](/media-room)\n - [Press Release Archive](https://freddiemac.gcs-web.com/)\n - [Corporate Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Single-Family Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Multifamily Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Housing & Economic Research Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Capital Markets Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Investor Relations Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n\n\n - [Careers](https://careers.freddiemac.com/us/en)\n - [Overview](https://careers.freddiemac.com/us/en)\n - [Search for Career Opportunities](https://careers.freddiemac.com/us/en/search-results)\n - [Our People](https://careers.freddiemac.com/us/en/our-people)\n - [Our Benefits](https://careers.freddiemac.com/us/en/benefits)\n - [Student Opportunities](https://careers.freddiemac.com/us/en/students)\n - [Careers Blog](https://careers.freddiemac.com/us/en/blog)\n - [Events](https://careers.freddiemac.com/us/en/events)\n\n\n - [Search](/search-results)\n - [Close Navigation](javascript:void(0);)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n Enter your search\n\n\n\n Search\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [Overview](/about)\n - [Our Leaders](/about/leaders)\n - [Corporate Governance](/governance)\n - [Investor Relations](/investors)\n - [Technology Innovation](/about/technology-innovation)\n - [Pilot Transparency](/about/pilots)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## About Us\n\nFreddie Mac is vital to a strong U.S. housing system, providing liquidity to the mortgage market under all economic conditions while ensuring the safety and soundness.\n\n[Learn More](/about)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Our Impact\n\nTake a closer look at how our work to provide liquidity, stability and affordability to the housing market is Making Home Possible across the map.\n\n[Learn More](/about/ourimpact)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [Overview](/about/business)\n - [Single-Family Division](https://sf.freddiemac.com/)\n - [Multifamily Division](https://mf.freddiemac.com/)\n - [Capital Markets Division](https://capitalmarkets.freddiemac.com)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Single-Family\n\nOur Single-Family division leads the industry in meeting the needs of Sellers/Servicers, streamlining processes and bringing down costs.\n\n[Learn More](https://sf.freddiemac.com/)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Multifamily\n\nOur Multifamily Division is a market-driven business that responds to the needs of our customers, delivering best-in-class execution for loans and investor offerings.\n\n[Learn More](https://mf.freddiemac.com/)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [Research and Perspectives Overview](/research-and-perspectives)\n - Mortgage Rates\n - [Primary Mortgage Market Survey ® (PMMS ®)](/pmms)\n - Perspectives\n - [All Perspectives](/perspectives)\n\n\n\n\n\n\n\n\n\n\n - Research\n - [All Research](/research)\n - [Insights, Notes, Briefs & Spotlights](/research/insight)\n - [Consumer Research](/research/consumer-research)\n - [Indices](/research/indices)\n - [Datasets](/research/datasets)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n [Corporate July 30, 2026\n\n\n\n\n\n### Transcript: Freddie Mac CFO Discusses Second Quarter 2026 Financial and Business Results\n\n\n\n We continued our solid performance in the second quarter of 2026, generating $3.8 billion in net income.](/perspectives/jim-whitlinger/freddie-mac-cfo-discusses-second-quarter-2026-financial-and-business)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n [Outlook January 24, 2025\n\n\n\n\n\n### Economic, Housing and Mortgage Market Outlook – January 2025\n\n\n\n The U.S. economy grew at a stronger pace than initially estimated in the third quarter of 2024 while the labor market remains resilient.](/research/forecast/20250124-us-economy-grew-stronger-pace)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [Overview](/media-room)\n - [Press Release Archive](https://freddiemac.gcs-web.com/)\n - [Corporate Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Single-Family Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n\n\n\n\n\n\n\n\n\n\n - [Multifamily Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Housing & Economic Research Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Capital Markets Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n - [Investor Relations Release Archive](https://freddiemac.gcs-web.com/?a9d908dd_field_nir_news_category%5Bvalue%5D%5B%5D=%5BREDACTED%5D&a9d908dd_year%5Bvalue%5D=%5BREDACTED%5D&op=%5BREDACTED%5D&a9d908dd_widget_id=%5BREDACTED%5D&form_build_id=%5BREDACTED%5D&form_id=%5BREDACTED%5D)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Media Contact\n\nFor Press Inquiries Only\nPhone: [(703) 903-3933](tel:+17039033933)\nEmail: [[email protected]](/cdn-cgi/l/email-protection#177478656765727b5771657273737e727a76743974787a)\n\nFor non-press inquiries, visit our [FAQs](/about/faq) page.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [Overview](https://careers.freddiemac.com/us/en)\n - [Search for Career Opportunities](https://careers.freddiemac.com/us/en/search-results)\n - [Our People](https://careers.freddiemac.com/us/en/our-people)\n - [Our Benefits](https://careers.freddiemac.com/us/en/benefits)\n - [Student Opportunities](https://careers.freddiemac.com/us/en/students)\n - [Careers Blog](https://careers.freddiemac.com/us/en/blog)\n - [Events](https://careers.freddiemac.com/us/en/events)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Join Us In Making Home Possible\n\nFreddie Mac is where ambitious possibility-makers and relentless doers are shaping the U.S. housing industry.\n\n[Learn More](https://careers.freddiemac.com/us/en)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Search for Career Opportunities\n\nSearch our open opportunities and discover how you can help drive our business forward.\n\n[Job Search](https://careers.freddiemac.com/us/en/search-results)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n Enter your search\n\n\n\n Search\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n - [Home](/)\n - [Research & Perspectives](/research-and-perspectives)\n - [Research](/research)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n# Mortgage Rates\n\n\n\nPrimary Mortgage Market Survey® (PMMS®) results are based on the mortgage rate collected from thousands of loan applications submitted to Freddie Mac through Loan Product Advisor® (LPA®) from lenders across the country when a borrower applies for a mortgage. [Learn more in our FAQs](#faqs).\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Primary Mortgage Market Survey®\n\nU.S. weekly mortgage rate averages as of 09/10/2026\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n30-year Fixed-Rate Mortgage\n\n\n\n6.76%\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n15-year Fixed-Rate Mortgage\n\n\n\n6.09%\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n[Download Rates Since 1971](/pmms/docs/historicalweeklydata.xlsx)\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n### Mortgage Rates Average 6.76%\n\nThe 30-year fixed-rate mortgage averaged 6.76% this week. Aspiring buyers should remember shopping around for the best mortgage rate and getting multiple quotes can potentially save them thousands.\n\n- **The 30-year fixed-rate mortgage** averaged 6.76% as of September 10, 2026, up from last week when it averaged 6.71%. A year ago at this time, the 30-year FRM averaged 6.35%.\n- **The 15-year fixed-rate mortgage** averaged 6.09%, up from last week when it averaged 6.04%. A year ago at this time, the 15-year FRM averaged 5.50%.\n\n\n\n\n\n\n\n\n\n\n\n\n\n*PMMS results are released weekly on Thursdays at 12 p.m. ET. and are an average of loan rates offered the prior Thursday through Wednesday. *\n\n[*See our publication calendar*](/pmms/docs/PMMS_Publication_Calendar.pdf)*.*\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Compare Historical PMMS Results\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## Frequently Asked Questions\n\n\n\n\n\n Toggle all accordion sections Expand All\n\n\n\n\n\n What data is used for PMMS?\n\n\n\nThe PMMS results are based on data from our Loan Product Advisor (LPA): mortgage rates collected from thousands of loan applications submitted to Freddie Mac from lenders across the country when a borrower applies for a mortgage.\n\nFor more detailed information, see [Enhanced Mortgage Rate Survey Explained](/research/insight/20221103-freddie-macs-newly-enhanced-mortgage-rate-survey).\n\n\n\n How is the national average determined?\n\n\n\nWe collect the mortgage rate of all purchase applications based on PMMS criteria and a national average mortgage rate is calculated out of all the selected loan applications. The criteria include weekly conventional, single-family originations with conforming loan limits as set by FHFA.\n\n\n\n Is the PMMS rate based on current lender quotes or recent settlements?\n\n\n\nPMMS rates are based on applications submitted to Freddie Mac for the given week from lenders across the country.\n\n\n\n What type of lenders are included in the PMMS?\n\n\n\nCurrently, our lenders are a mix of credit unions, commercial banks and mortgage lending companies.\n\n\n\n Do the PMMS results represent the rates charged on a specific day of the week? If so, which day? Or are they the average rate charged that week?\n\n\n\nPMMS is published each Thursday at noon ET. When a U.S. holiday falls on a Thursday, the PMMS will publish on the Wednesday of that week.\n\nThe week of application activity starts at 12:00 a.m. ET the prior Thursday and lasts through 11:59 p.m. ET Wednesday. Therefore, the PMMS results are an average of loan rates offered Thursday through Wednesday. [See our publication calendar](/pmms/docs/PMMS_Publication_Calendar.pdf).\n\n\n\n Why are adjustable rates no longer published?\n\n\n\nARMs indexed to alternatives to U.S. Treasury securities have become more prevalent in the market. As we worked on [enhancing the PMMS](/research/insight/20221103-freddie-macs-newly-enhanced-mortgage-rate-survey), we carefully considered which loan products were most popular for the PMMS borrower profile (good/excellent credit, 20% loans, home purchase loans on owner occupied 1-unit single-family properties).\n\nAdditionally, in recent years the mortgage market has been dominated by fixed mortgage products.\n\nWhile there has been an uptick recently in the share of adjustable-rate mortgages (ARMs) for the broader mortgage market, ARMs remain most popular for higher loan size (nonconforming) loans.\n\n\n\n Why are fees/points no longer published?\n\n\n\nUnder the current LPA requirements, fees and points are not always required to be provided by lenders. Therefore, we are not able to report on the average fees and points.\n\n\n\n How has PMMS changed over time?\n\n\n\nSince April 1971, Freddie Mac shared the average 30-year fixed-rate mortgage rate with the PMMS.\n\nWe have updated the information we collect and the process for gathering data over time.\n\n### Changes in Data Processes\n\nWhen it was launched, PMMS surveyed lenders on the rates and points for their most popular 30-year fixed-rate, 15-year fixed-rate and 5/1 hybrid amortizing adjustable-rate mortgage products.\n\nThe survey was based on first-lien prime conventional conforming home purchase mortgages with a loan-to-value of 80 percent. In addition, the adjustable-rate mortgage (ARM) products were indexed to U.S. Treasury yields, and lenders were asked for both the initial coupon rate and points as well as the margin on the ARM products.\n\nLenders surveyed each week were a mix of lender types — credit unions, commercial banks and mortgage lending companies — roughly proportional to the level of mortgage business that each type commands nationwide.\n\nOn November 17, 2022, the mortgage rate gathering process was updated. Instead of surveying lenders, we now use data from our Loan Product Advisor (LPA).\n\n### Changes in Information Shared\n\n- **In 1984**, the 1-year ARM was added to the survey.\n- **In 1991**, the 15-year fixed-rate mortgage rate was added.\n- **In January 2005**, a 5/1 hybrid ARM series was added.\n- **In January 2016**, the 1-year ARM was discontinued.\n- **In November 2022**, adjustable rates and fees/points were discontinued.\n\nFor more detailed information, see [Enhanced Mortgage Rate Survey Explained](/research/insight/20221103-freddie-macs-newly-enhanced-mortgage-rate-survey).\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n## PMMS Archives\n\nSee weekly rates by year in our historical data archive.\n\n[See Archives](/pmms/pmms_archives)\n\n\n\n\n\n\n\n\n\n\n\n## Questions?\n\nSend your questions and comments to our economists.\n\n[Contact Us](/research/contact)\n\n\n\n\n\n\n\n\n\n\n\n\n\nOpinions, estimates, forecasts, and other views contained in this document are those of Freddie Mac’s economists and other researchers, do not necessarily represent the views of Freddie Mac or its management, and should not be construed as indicating Freddie Mac’s business prospects or expected results. 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