Nashville mortgage rates for February 9 to 13, 2026 remained steady, with the 30-year fixed rate averaging 6.09% and the 15-year fixed rate averaging 5.44%. The 10-year Treasury yield edged lower while mortgage-backed securities pricing improved modestly, though spreads held near 2.00%, limiting deeper rate compression across Davidson County, Williamson County, and the broader Middle Tennessee housing market. In practical terms, borrowing conditions changed little week over week, keeping affordability highly sensitive to small movements in rates.
Market Summary
- Nashville 30-year fixed mortgage rate averaged 6.09% during February 9 to 13, 2026
- Nashville 15-year fixed mortgage rate averaged 5.44% across Middle Tennessee
- FHA 30-year mortgage rates held near 6.01% for qualified borrowers in Davidson and Williamson County
- The 10-year Treasury yield remained near 4.09%, serving as the primary benchmark for mortgage pricing
- Mortgage spreads remained near 2.00%, limiting further rate compression
- Federal Reserve policy stance remained restrictive with no material liquidity changes during the week ending February 13, 2026
Mortgage Rate Dashboard
What Is Driving Nashville Mortgage Rates Right Now?
Mortgage rates in Nashville continue to follow movements in the 10-year Treasury yield. According to the latest data from the Freddie Mac Primary Mortgage Market Survey, benchmark 30-year and 15-year rates moved modestly lower during the week.
Bond markets remained steady during the week ending February 13, 2026, reflecting stable inflation expectations and limited macroeconomic surprises. Data from the Mortgage Bankers Association Weekly Applications Survey showed contract rates holding near recent levels, reinforcing the stability narrative.
Mortgage spreads remain moderately elevated relative to historical norms. When spreads remain near 2.00%, borrowers experience rates that stay somewhat higher than Treasury levels alone would imply. Federal Reserve policy remains restrictive, though no new balance sheet adjustments occurred during the week.
Macro Snapshot | February 13, 2026
Strategic Borrower Considerations in Today’s Market
In the current rate environment, structure matters as much as timing. Buyers evaluating 30-year fixed loans versus shorter-term products must balance monthly affordability with long-term flexibility.
Temporary buydowns continue to appear in select new construction and resale transactions across Davidson County. These structures can reduce early payment pressure while preserving long-term rate stability.
For sellers, reduced volatility often supports listing confidence and improved transaction velocity. Many homeowners who secured materially lower rates in prior cycles continue to weigh the lock-in effect before listing.
For broader mortgage strategy guidance, visit our Nashville Mortgage Rates Today page for ongoing analysis and context.
Nashville and Middle Tennessee Implications
In Williamson County markets such as Brentwood and Franklin, higher loan balances amplify rate sensitivity. Even modest rate changes can materially alter monthly obligations.
In Davidson County neighborhoods including East Nashville, Green Hills, Sylvan Park, and West Meade, buyers remain payment-focused. FHA and VA borrowers in emerging suburban corridors remain particularly sensitive to short-term rate direction.
For additional market-level interpretation, explore our Mortgage Rates and Financing category for structured weekly updates.
What to Watch Next Week
- Inflation data releases
- Treasury auction demand
- Federal Reserve commentary
- Mortgage application trends
Rate direction will continue to hinge primarily on Treasury movement and mortgage spread behavior rather than headline-driven volatility.
