WASHINGTON — Growing evidence that high inflation is finally easing shows that the Federal Reserve’s sharp interest rate hikes are working as intended, says Loretta Mester, a key Fed policymaker. But further rate hikes are still needed, she said, to decisively crush the worst inflation bout in four decades.

Federal Reserve Bank of Cleveland via AP
Federal Reserve Bank of Cleveland CEO Loretta Mester.
“We’re beginning to see the kind of actions that we need to see,” Mester, president of the Federal Reserve Bank of Cleveland, said in an interview with The Associated Press. “Good signs that things are moving in the right direction … That’s important input into how we’re thinking about where policy needs to go.”
Other Fed officials, too, have said recently that they were encouraged by a series of milder readings on inflation and wage growth. But Mester’s comments are notable because she is among the more consistently hawkish members of the Fed’s 19-person interest-rate-setting committee. (“Hawks” typically support higher rates to fight inflation, while “doves” tend to favor lower rates to boost employment.)
“She has been ahead of the curve on a lot of the arguments that have pushed the Fed to act more hawkishly over the past year,” said Matthew Luzzetti, chief U.S. economist at Deutsche Bank.
As a result, Mester’s views provide a measure of how far the Fed’s more hawkish policymakers might be willing to go in their drive to tame inflation. Consumer price increases, as calculated by the government, have steadily eased from a four-decade high of 9.1% in June to 6.5% in December.
Yet because the Fed’s own inflation target is much lower — 2% — its policymakers have penciled in further rate increases. The rate hikes the Fed has already imposed have contributed to a near doubling of mortgage rates and to sharply higher costs for auto loans and other consumer and business credit. They have also elevated the risk of a recession.
How high the Fed will raise its benchmark short-term rate and how long it keeps it there will likely determine whether it ultimately curbs inflation — and at what price to the economy. The Fed’s rate is now in a range of 4.25% to 4.5%, the highest level in 15 years.

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A key Federal Reserve policymaker said inflation is finally easing, but further interest rate hikes are still needed.
The Fed’s policymakers are grappling with two conflicting risks: That they’ll fail to raise rates high enough and thereby allow high inflation to persist, or that they’ll raise rates too high and tip the economy into recession.
Despite the recent progress on inflation, Mester said in her interview with the AP: “I still see the larger risk coming from tightening too little.”
Mester, 64, also stressed her belief that more hikes are needed and that the Fed’s key rate should rise a “little bit” above the 5% to 5.25% range that policymakers have collectively projected for the end of this year.
Mester, who has been president of the Cleveland Fed for eight years, didn’t say how large a rate hike she favored when the Fed’s next meeting ends on Feb. 1. Most economists expect the central bank to announce a smaller quarter-point hike. But Mester noted that the economy and the financial markets “were able to handle” the half-point hike that the Fed carried out in mid-December.
“We’re not at 5% yet, we’re not above 5%, which I think is going to be needed given where my projections are for the economy,” she said. “I just think we need to keep going, and we’ll discuss at the meeting how much to do.”
Mester’s comments follow remarks from other Fed officials last week that seemed to indicate a likely quarter-point hike at the Feb. 1 meeting. That move would follow a half-point rate increase in December and four three-quarter-point hikes before that.
Patrick Harker, president of the Federal Reserve Bank of Philadelphia, said that quarter-point hikes “will be appropriate going forward.” Two other Fed regional bank presidents — Susan Collins of the Boston Fed and Raphael Bostic of the Atlanta Fed — also said they were leaning toward a quarter-point increase.
Mester acknowledged that the Fed’s ever-higher rates will likely lead to layoffs and higher unemployment. But she said she thinks any increase in joblessness will be smaller than during a typical economic downturn.
She also said she hopes the Fed’s higher rates will mostly reduce the number of openings that employers have posted rather than cause widespread job cuts. Job vacancies are at historically high levels — a sign that companies are competing for scarce workers. If the number of posted job openings were to fall, it would mean that wages won’t likely rise so fast, a trend that should cool inflation.
On Wall Street, though, investors have signaled that they don’t expect the Fed to raise rates as high as Mester prefers. Futures prices suggest that the market thinks the central bank will implement two more quarter-point hikes and then stop.
But Mester said she would “need to see inflation moving down faster” before she could support a pause within the next few months.
“We’re starting to see our policy actions do what they’re intended to do,” she said. “But I do believe we have to continue raising … and then hold for a while so that we get back to price stability in a timely way.”
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Photo Credit: rawmn / Shutterstock
After hitting record lows in August of 2021, mortgage interest rates have been steadily rising. Recent actions by the Federal Reserve to combat inflation have caused mortgage rates to double since the start of the year. While home prices are starting to come down, the drop is not expected to offset the price jump that occurred during the pandemic. As a result, the combination of rising rates on top of an already expensive housing market have made purchasing a home even more costly.
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Photo Credit: rawmn / Shutterstock
After hitting record lows in August of 2021, mortgage interest rates have been steadily rising. Recent actions by the Federal Reserve to combat inflation have caused mortgage rates to double since the start of the year. While home prices are starting to come down, the drop is not expected to offset the price jump that occurred during the pandemic. As a result, the combination of rising rates on top of an already expensive housing market have made purchasing a home even more costly.
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In 2021, the average interest rate for a 30-year mortgage was 2.96%, nearly half the average interest rate for a 30-year mortgage over the last 30 years—5.74%. The Federal Reserve began raising interest rates in March of this year, starting gradually and then more aggressively as inflation remained stubbornly high. As a result, mortgage rates are rising at their fastest pace in decades. Just recently, 30-year mortgage interest rates topped 7%.
Mortgage rates are now at the highest they’ve been in 20 years. And despite a decline in home prices, the monthly mortgage payment for a median-priced home in the U.S. remains about 50% higher than before the rate increases. While mortgage interest rates are largely determined by macroeconomic trends, prospective home buyers do have ways of securing a lower rate—including maintaining good credit and putting down a larger down payment on their home purchase.
In 2021, the average interest rate for a 30-year mortgage was 2.96%, nearly half the average interest rate for a 30-year mortgage over the last 30 years—5.74%. The Federal Reserve began raising interest rates in March of this year, starting gradually and then more aggressively as inflation remained stubbornly high. As a result, mortgage rates are rising at their fastest pace in decades. Just recently, 30-year mortgage interest rates topped 7%.
Mortgage rates are now at the highest they’ve been in 20 years. And despite a decline in home prices, the monthly mortgage payment for a median-priced home in the U.S. remains about 50% higher than before the rate increases. While mortgage interest rates are largely determined by macroeconomic trends, prospective home buyers do have ways of securing a lower rate—including maintaining good credit and putting down a larger down payment on their home purchase.
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Another factor in determining mortgage interest rates is location. Interest rates vary geographically due to local market conditions, the financial health of residents, and laws governing lenders. Across the U.S., 41.6% of all approved home purchase loans had interest rates below 3.0% in 2021. However, in some parts of the country the majority of approved mortgage loans secured rates below this figure. At the state level, North Dakota and Massachusetts had the largest share of fixed-rate mortgages with rates below 3.0% in 2021, at 58.5% and 54.8% respectively. In comparison, fewer buyers in the Southeast received favorable rates. Just 27.7% of approved mortgages in Mississippi had rates of less than 3.0%—the lowest level in the country.
To determine the U.S. metropolitan areas that get the best mortgage interest rates, researchers at Construction Coverage analyzed the latest data from the 2021 Home Mortgage Disclosure Act. The researchers ranked metros according to the share of all fixed-rate mortgages with less than a 3.0% interest rate. Researchers also calculated the share of 30-year and 15-year mortgages with less than a 3.0% rate, and the median interest rate across all fixed-rate mortgages.
Here are the metros with the best mortgage interest rates.
Another factor in determining mortgage interest rates is location. Interest rates vary geographically due to local market conditions, the financial health of residents, and laws governing lenders. Across the U.S., 41.6% of all approved home purchase loans had interest rates below 3.0% in 2021. However, in some parts of the country the majority of approved mortgage loans secured rates below this figure. At the state level, North Dakota and Massachusetts had the largest share of fixed-rate mortgages with rates below 3.0% in 2021, at 58.5% and 54.8% respectively. In comparison, fewer buyers in the Southeast received favorable rates. Just 27.7% of approved mortgages in Mississippi had rates of less than 3.0%—the lowest level in the country.
To determine the U.S. metropolitan areas that get the best mortgage interest rates, researchers at Construction Coverage analyzed the latest data from the 2021 Home Mortgage Disclosure Act. The researchers ranked metros according to the share of all fixed-rate mortgages with less than a 3.0% interest rate. Researchers also calculated the share of 30-year and 15-year mortgages with less than a 3.0% rate, and the median interest rate across all fixed-rate mortgages.
Here are the metros with the best mortgage interest rates.
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 43.9%
- Share of 30-year mortgages with <3% rate: 43.3%
- Share of 15-year mortgages with <3% rate: 82.5%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 43.9%
- Share of 30-year mortgages with <3% rate: 43.3%
- Share of 15-year mortgages with <3% rate: 82.5%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Dave Riewe / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.2%
- Share of 30-year mortgages with <3% rate: 43.2%
- Share of 15-year mortgages with <3% rate: 89.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Dave Riewe / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.2%
- Share of 30-year mortgages with <3% rate: 43.2%
- Share of 15-year mortgages with <3% rate: 89.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: photo.ua / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.3%
- Share of 30-year mortgages with <3% rate: 43.9%
- Share of 15-year mortgages with <3% rate: 65.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: photo.ua / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.3%
- Share of 30-year mortgages with <3% rate: 43.9%
- Share of 15-year mortgages with <3% rate: 65.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Roschetzky Photography / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.5%
- Share of 30-year mortgages with <3% rate: 44.8%
- Share of 15-year mortgages with <3% rate: 66.0%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Roschetzky Photography / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.5%
- Share of 30-year mortgages with <3% rate: 44.8%
- Share of 15-year mortgages with <3% rate: 66.0%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Jon Bilous / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.6%
- Share of 30-year mortgages with <3% rate: 44.5%
- Share of 15-year mortgages with <3% rate: 85.7%
- Median interest rate across all fixed-rate mortgages: 3.1%
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Photo Credit: Jon Bilous / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 44.6%
- Share of 30-year mortgages with <3% rate: 44.5%
- Share of 15-year mortgages with <3% rate: 85.7%
- Median interest rate across all fixed-rate mortgages: 3.1%
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 45.3%
- Share of 30-year mortgages with <3% rate: 42.0%
- Share of 15-year mortgages with <3% rate: 87.9%
- Median interest rate across all fixed-rate mortgages: 3.0%
Shutterstock
Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 45.3%
- Share of 30-year mortgages with <3% rate: 42.0%
- Share of 15-year mortgages with <3% rate: 87.9%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 45.8%
- Share of 30-year mortgages with <3% rate: 45.4%
- Share of 15-year mortgages with <3% rate: 87.8%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 45.8%
- Share of 30-year mortgages with <3% rate: 45.4%
- Share of 15-year mortgages with <3% rate: 87.8%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Jon Bilous / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 47.3%
- Share of 30-year mortgages with <3% rate: 45.7%
- Share of 15-year mortgages with <3% rate: 88.8%
- Median interest rate across all fixed-rate mortgages: 3.0%
Shutterstock
Photo Credit: Jon Bilous / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 47.3%
- Share of 30-year mortgages with <3% rate: 45.7%
- Share of 15-year mortgages with <3% rate: 88.8%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Farid Sani / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 47.9%
- Share of 30-year mortgages with <3% rate: 45.4%
- Share of 15-year mortgages with <3% rate: 87.7%
- Median interest rate across all fixed-rate mortgages: 3.0%
Shutterstock
Photo Credit: Farid Sani / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 47.9%
- Share of 30-year mortgages with <3% rate: 45.4%
- Share of 15-year mortgages with <3% rate: 87.7%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: f11photo / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 48.1%
- Share of 30-year mortgages with <3% rate: 45.3%
- Share of 15-year mortgages with <3% rate: 86.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: f11photo / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 48.1%
- Share of 30-year mortgages with <3% rate: 45.3%
- Share of 15-year mortgages with <3% rate: 86.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Andriy Blokhin / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 49.2%
- Share of 30-year mortgages with <3% rate: 48.7%
- Share of 15-year mortgages with <3% rate: 92.2%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Andriy Blokhin / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 49.2%
- Share of 30-year mortgages with <3% rate: 48.7%
- Share of 15-year mortgages with <3% rate: 92.2%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Izabela23 / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 50.5%
- Share of 30-year mortgages with <3% rate: 50.3%
- Share of 15-year mortgages with <3% rate: 63.4%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Izabela23 / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 50.5%
- Share of 30-year mortgages with <3% rate: 50.3%
- Share of 15-year mortgages with <3% rate: 63.4%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 50.6%
- Share of 30-year mortgages with <3% rate: 48.6%
- Share of 15-year mortgages with <3% rate: 82.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Sean Pavone / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 50.6%
- Share of 30-year mortgages with <3% rate: 48.6%
- Share of 15-year mortgages with <3% rate: 82.6%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Lucky-photographer / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 52.1%
- Share of 30-year mortgages with <3% rate: 52.4%
- Share of 15-year mortgages with <3% rate: 90.7%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Lucky-photographer / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 52.1%
- Share of 30-year mortgages with <3% rate: 52.4%
- Share of 15-year mortgages with <3% rate: 90.7%
- Median interest rate across all fixed-rate mortgages: 3.0%
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Photo Credit: Uladzik Kryhin / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 60.1%
- Share of 30-year mortgages with <3% rate: 61.6%
- Share of 15-year mortgages with <3% rate: 92.7%
- Median interest rate across all fixed-rate mortgages: 2.9%
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Photo Credit: Uladzik Kryhin / Shutterstock
- Share of fixed-rate mortgages with <3% rate: 60.1%
- Share of 30-year mortgages with <3% rate: 61.6%
- Share of 15-year mortgages with <3% rate: 92.7%
- Median interest rate across all fixed-rate mortgages: 2.9%