Select your Scenario
Dodge monthly mortgage insurance premiums (PMI) completely and secure the standard conventional baseline.
Explore programs requiring as little as 3% down conventional or 3.5% FHA, helping you buy sooner.
Optimize your existing debt service, lower your interest rate, or secure cash-out equity restructure.
Department of Veterans Affairs purchase loans offering 0% down payment and no monthly PMI for military.
Lock in lower interest rates with a 15-year fixed loan term to build massive equity quickly.
Finance non-owner occupied rental acquisitions or multi-unit house hacking with competitive investor pricing.
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Current Local Mortgage Rates
Sorted by lowest conforming purchase rate
| Loan Program | Today's Rate / APR | Points | Est. Payment | Action |
|---|---|---|---|---|
| Conventional 30-Yr FixedConforming | 6.794%APR 6.800% | 0 pts$0 | $4,032/moP&I $4,032 · MI $0 | See details |
| FHA 30-Yr FixedConforming | 5.970%APR 6.712% | 0 pts$0 | $4,052/moP&I $3,763 · MI $289 | See details |
| VA 30-Yr Fixed Doesn't Apply | — | — | — | Ineligible |
| Jumbo 30-Yr Fixed Doesn't Apply | — | — | — | Ineligible |
| 15-Year Conforming FixedConforming | 5.848%APR 5.857% | 0 pts$0 | $3,650/moP&I $3,650 · MI $0 | See details |
| Refinance 30-Yr FixedConforming | 6.469%APR 6.476% | 0 pts$0 | $3,899/moP&I $3,899 · MI $0 | See details |
| Investment Property FixedConforming | 7.520%APR 7.527% | 0 pts$0 | $4,336/moP&I $4,336 · MI $0 | See details |
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Compare all 26 pre-computed scenario benchmarks
Scenario Program | Down Pct | Credit score | Today's Rate | APR | Points | P&I Payment | 3-Yr Metric Cost |
|---|---|---|---|---|---|---|---|
15-Year Conforming Purchase | 20% | 740 credit score | 5.848% | 5.857% | 0 pts ($0) | $5,172/mo | $101,582 |
15-Year Rate/Term Refi | 0% | 740 credit score | 5.855% | 5.866% | 0 pts ($0) | $6,468/mo | $142,220 |
Condo 10% Down | 10% | 720 credit score | 6.988% | 7.122% | 0 pts ($0) | $4,627/mo | $161,478 |
Conventional 10% Down | 10% | 720 credit score | 6.436% | 6.561% | 0 pts ($0) | $4,372/mo | $149,901 |
Conventional 20% Down | 20% | 740 credit score | 6.794% | 6.800% | 0 pts ($0) | $4,032/mo | $124,135 |
Conventional 5% Down | 5% | 700 credit score | 6.921% | 7.364% | 0 pts ($0) | $4,851/mo | $168,964 |
Conventional Cash-Out Refi | 0% | 740 credit score | 7.282% | 7.288% | 0 pts ($0) | $5,294/mo | $181,636 |
Conventional High Balance | 10% | 740 credit score | 6.884% | 6.900% | 0 pts ($0) | $4,578/mo | $155,118 |
Conventional HomeReady 3% | 3% | 660 credit score | 6.478% | 6.815% | 0 pts ($0) | $4,732/mo | $169,263 |
Conventional Rate/Term Refi | 0% | 740 credit score | 6.469% | 6.476% | 0 pts ($0) | $4,874/mo | $162,684 |
FHA 15-Year Fixed 3.5% Down | 3.5% | 680 credit score | 5.936% | 6.686% | 0 pts ($0) | $6,384/mo | $152,210 |
FHA 3.5% Down | 3.5% | 680 credit score | 5.970% | 6.712% | 0 pts ($0) | $4,540/mo | $159,124 |
FHA Streamline (Excellent Credit) | 0% | 740 credit score | 5.936% | 6.686% | 0 pts ($0) | $4,687/mo | $164,091 |
FHA Streamline Refi | 0% | 640 credit score | 5.970% | 6.712% | 0 pts ($0) | $4,704/mo | $164,895 |
House Hacking Conforming 5% | 5% | 680 credit score | 6.894% | 7.106% | 0 pts ($0) | $4,837/mo | $174,981 |
Investment 15-Year Fixed 25% Down | 25% | 740 credit score | 5.820% | 5.855% | 0 pts ($0) | $4,840/mo | $94,763 |
Investment Property 25% Down | 25% | 740 credit score | 7.520% | 7.527% | 0 pts ($0) | $4,065/mo | $129,080 |
Jumbo Conforming | 20% | 760 credit score | 6.901% | 6.905% | 0 pts ($0) | $4,077/mo | $126,131 |
Jumbo Elite Premium 10% Down | 10% | 760 credit score | 6.712% | 6.741% | 0 pts ($0) | $4,498/mo | $137,932 |
Lower Credit FHA 3.5% | 3.5% | 580 credit score | 5.979% | 6.721% | 0 pts ($0) | $4,544/mo | $159,329 |
Second Home 10% Down | 10% | 720 credit score | 5.983% | 6.529% | 0 pts ($0) | $4,167/mo | $140,416 |
Second Home 20% Down | 20% | 740 credit score | 6.884% | 6.900% | 0 pts ($0) | $4,070/mo | $125,814 |
VA 0% Down | 0% | 700 credit score | 5.992% | 6.209% | 0 pts ($0) | $4,734/mo | $156,067 |
VA Cash-Out Refi | 0% | 640 credit score | 5.998% | 6.338% | 0 pts ($0) | $4,737/mo | $156,210 |
VA IRRRL Streamline Refi | 0% | 640 credit score | 6.007% | 6.133% | 0 pts ($0) | $4,742/mo | $156,424 |
VA Military 10% Down | 10% | 720 credit score | 6.067% | 6.143% | 0 pts ($0) | $4,257/mo | $134,678 |
Frequently Asked Questions
What are today's mortgage rates in Barnstable County, MA across different loan programs?
Today's benchmark conventional 30-year fixed mortgage rate in Barnstable County, MA is 6.794% (with an estimated monthly payment of $3,320). Active program rates also include FHA 30-year fixed loans at 5.970% and VA 0%-down fixed loans at 5.992%. These rates are calibrated daily by Safe Rate's pricing engine matching active local market conditions.
What is the recent mortgage rate trend in Barnstable County, MA?
Mortgage rates have shown typical daily fluctuations driven by inflation data and bond yields. Over the past 90 days, conventional 30-year fixed rates in Barnstable County, MA have fluctuated between a low of 6.447% and a high of 6.907%. You can track these daily movements by using the 90-day rate history and trajectory chart featured on this page.
Is an FHA or Conventional loan more cost-effective in Barnstable County, MA?
Choosing between FHA and Conventional depends on your down payment budget and credit score. For a typical home priced at $773,638 in Barnstable County, MA, a standard 20%-down Conventional loan requires an upfront cash down payment of $154,728 but keeps your monthly payment lower at $3,320/mo (at 6.794% interest) with no monthly PMI. In comparison, an FHA loan requires only $27,077 (3.5% down) but has an estimated payment of $3,738/mo (at 5.970% interest) due to mandatory FHA mortgage insurance (MIP). Local Nuance: The typical local FHA loan amount of $746,561 falls comfortably within the local HUD FHA loan limit of $889,684 (1-unit), making FHA financing an exceptionally accessible, high-leverage entry point into the market.
What is the maximum conforming loan limit in Barnstable County before needing a Jumbo loan?
The 2025 conforming conventional loan limit for a 1-unit property in Barnstable County is $806,501. With a typical local home value of $773,638 in , a standard 20%-down mortgage requires a loan size of $618,910. Because this is within the $806,501 conforming threshold, buyers can easily qualify for standard conforming conventional financing with competitive rates.
How does the median home value in Barnstable County, MA impact estimated mortgage payments?
The median home value in Barnstable County, MA is estimated at $773,638. Buying a typical home here with a standard 20% down payment ($154,728) translates to an estimated starting monthly mortgage payment of $3,320 (principal and interest). Compared to the local area median household income of $99,549 ($8,296/mo), this basic housing payment represents approximately 40.0% of gross monthly household income. Because this housing cost exceeds the standard 36% lender DTI guideline, buyers in this high-value area may need larger down payments, lower debt balances, or co-borrower income to qualify.