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This year, real estate investors and homeowners alike are closely watching high mortgage rates, yet many may not fully understand the mortgage spread—the difference between the 30-year fixed mortgage rate and the 10-year Treasury rate. This spread plays a significant role in determining borrowing costs and can impact investment strategies, making it essential for real estate investors to understand its implications.
What is the Mortgage Spread?
The mortgage spread is the difference between the 30-year fixed mortgage rate and the 10-year Treasury bond yield. This spread exists because mortgage lenders assume additional risk compared to the U.S. government, which issues Treasury bonds considered risk-free. The spread reflects factors such as:
Credit risk – The possibility that borrowers may default on their loans
Inflation expectations – Higher inflation can erode the purchasing power of long-term payments, prompting lenders to demand higher rates
Federal Reserve policy – Interest rate decisions and monetary policy influence both Treasury yields and mortgage rates
Market liquidity – When financial markets face uncertainty or disruptions, mortgage rates may rise relative to Treasuries, widening the spread
Historical Trends in the Mortgage Spread
Using data from Freddie Mac (30-year mortgage rate) and the Federal Reserve Economic Data (FRED) (10-year Treasury rate), we can see that the mortgage spread fluctuates over time:
1980s: The spread remained relatively stable, averaging around 1.5% to 2%, despite high interest rates
2008 Financial Crisis: The spread jumped to over 3% due to extreme market uncertainty and tighter lending standards
2020 COVID-19 Pandemic: Initially, the spread spiked above 2.5% but later declined as the Federal Reserve intervened
2023-2025: The spread has remained historically elevated, fluctuating between 2.5% and 3%, as inflation and Federal Reserve policies continue to influence investor sentiment
How It Impacts Real Estate Investors
For real estate investors, a widening mortgage spread means higher borrowing costs, making financing properties more expensive. However, it also signals potential opportunities for cash buyers and investors leveraging 1031 exchanges to acquire properties without being as affected by rising interest rates.
Key takeaways for investors
Higher spreads mean higher borrowing costs, which can influence investment strategies, especially for those leveraging financing.
Markets with growing inventory and price reductions (such as Florida and Texas) may offer more favorable buying conditions for investors.
Cash buyers and 1031 exchange investors can benefit by avoiding high mortgage rates and reallocating capital efficiently.
Leveraging a 1031 exchange to Navigate Today’s Market
For investors looking to diversify their real estate portfolio tax-deferred, a 1031 exchange could be an effective strategy. Equity 1031 Exchange provides Qualified Intermediary services for investors seeking to reinvest proceeds from the sale of one investment property into another while deferring capital gains taxes.
Understanding the mortgage spread is crucial for real estate investors navigating today’s interest rate environment. By staying informed on key financial indicators, market conditions, and investment strategies like 1031 exchanges, investors can make more confident and strategic decisions.
To learn more about using a 1031 exchange to defer taxes on your next real estate investment, visit getequity1031.com.
Equity Trust Company is a directed custodian and does not provide tax, legal, or investment advice. Any information communicated by Equity Trust is for educational purposes only, and should not be construed as tax, legal, or investment advice. Whenever making an investment decision, please consult with your tax attorney or financial professional.
The role of Equity 1031 Exchange, LLC (formerly Midland 1031, LLC) as Qualified Intermediary is limited to acting as qualified intermediary within the meaning of Regulations section 1.1031(k)-1(g)(4) for Federal and state income tax purposes. In this regard, Equity 1031 Exchange is not providing other legal, investment, or due diligence services. The taxpayer/exchanger must direct all investment transactions and choose the investment(s) for the exchange. Nothing contained herein shall be construed as investment, legal, tax or financial advice or as a guarantee, endorsement, or certification of any investments, legal effect or tax consequences of the transfer, conveyance and exchange of the Relinquished Property and/or the Replacement Property.
BiggerPockets/PassivePockets is not affiliated in any way with Equity Trust Company or any of Equity’s family of companies. Opinions or ideas expressed by BiggerPockets/PassivePockets are not necessarily those of Equity Trust Company nor do they reflect their views or endorsement. The information provided by Equity Trust Company is for educational purposes only. Equity Trust Company, and their affiliates, representatives and officers do not provide legal or tax advice. Investing involves risk, including possible loss of principal. Please consult your tax and legal advisors before making investment decisions. Equity Trust and Bigger Pockets/Passive Pockets may receive referral fees for any services performed as a result of being referred opportunities.
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James Schlimmer
SVP, Real Estate Growth Officer
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James P. Schlimmer is recognized as an innovator and trailblazer in the real estate and title industry, with over 12 y…Read More
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