Commercial Mortgage Market Interest Rates
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Commercial Loan Rate Benchmarks
Commercial real estate loans are priced as a spread over a benchmark index. The tables below show the current level of the benchmarks lenders use most, with recent history, so you can see where base rates stand before a financing is priced.
U.S. Treasury Yields
| Benchmark | Latest | As of | Prior day | 1 week ago | 1 month ago | 1-month change |
|---|---|---|---|---|---|---|
| 2-Year Treasury | 4.69% | Oct 23, 2026 | 4.65% | 4.74% | 4.85% | -16 bps |
| 5-Year Treasury | 4.82% | Oct 23, 2026 | 4.78% | 4.89% | 4.99% | -17 bps |
| 7-Year Treasury | 4.89% | Oct 23, 2026 | 4.86% | 4.98% | 5.05% | -16 bps |
| 10-Year Treasury | 5.00% | Oct 23, 2026 | 4.96% | 5.09% | 5.11% | -11 bps |
| 30-Year Treasury | 5.33% | Oct 23, 2026 | 5.29% | 5.43% | 5.40% | -7 bps |
Floating-Rate Benchmarks
| Benchmark | Latest | As of | Prior day | 1 week ago | 1 month ago | 1-month change |
|---|---|---|---|---|---|---|
| SOFR (overnight) | 3.90% | Oct 22, 2026 | 3.88% | 3.89% | 3.87% | +3 bps |
| 30-Day Average SOFR | 3.89% | Oct 23, 2026 | 3.89% | 3.87% | 3.69% | +20 bps |
| 90-Day Average SOFR | 3.75% | Oct 23, 2026 | 3.75% | 3.73% | 3.66% | +9 bps |
| 180-Day Average SOFR | 3.71% | Oct 23, 2026 | 3.71% | 3.70% | 3.67% | +4 bps |
| Prime Rate | 7.00% | Oct 21, 2026 | 7.00% | 7.00% | 7.00% | 0 bps |
| Effective Federal Funds Rate | 3.88% | Oct 22, 2026 | 3.88% | 3.88% | 3.88% | 0 bps |
Data retrieved October 23, 2026, 5:30 PM CDT. Sources: U.S. Treasury yields from the U.S. Department of the Treasury, Daily Treasury Par Yield Curve Rates; Prime Rate and effective federal funds rate from the Federal Reserve Board, H.15 release; SOFR and SOFR averages from the Federal Reserve Bank of New York; Federal Reserve series retrieved from FRED, Federal Reserve Bank of St. Louis. Index levels only. INSIGNIA does not publish loan rates, and nothing on this page is a quote or commitment to lend.
How Commercial Real Estate Loans Are Priced
A loan's interest rate is the benchmark plus a spread. The benchmark depends on the loan program and whether the rate is fixed or floating. Fixed-rate loans generally price over the Treasury yield that matches the loan term, while floating-rate loans price over SOFR or Prime.
| Loan program | Typical benchmark |
|---|---|
| Agency multifamily (Fannie Mae, Freddie Mac), fixed | 5-, 7-, or 10-Year Treasury matched to term |
| Agency multifamily, floating | 30-Day Average SOFR |
| CMBS conduit | Swap rates or Treasuries matched to term |
| Life insurance company | Treasury matched to term |
| Bank term loans | 5-Year Treasury, SOFR, or Prime |
| SBA 504 (SBA debenture portion) | 5- and 10-Year Treasuries |
| SBA 7(a) | Prime plus an SBA-capped spread |
| Bridge and construction | Term SOFR, sometimes Prime, plus a spread |
Most bridge loans price over 1-Month Term SOFR, a licensed index not shown here. The 30-Day Average SOFR above is a close reference point.
What Moves the Spread
The spread over the benchmark reflects the lender's view of risk on the specific transaction. The main drivers are leverage (loan to value), cash flow coverage (debt service coverage ratio and debt yield), property type and market, loan term and prepayment structure, and the sponsor's experience, liquidity, and net worth. Two loans priced on the same day over the same index can differ by 100 basis points or more.
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