If this sounds familiar, you may be experiencing what researchers and clinicians increasingly call “food noise,” the persistent, intrusive thoughts about food that go beyond ordinary hunger.

The term has gained mainstream traction in recent years, largely driven by people taking who say the drugs helped silence their constant mental chatter about food.

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What Is Food Noise? Defining the Constant Preoccupation With Eating

While food noise isn’t an official scientific term, clearer definitions are emerging.

An expert panel convened at the American Society for Nutrition meeting recently published a paper in that formally defined food noise and developed a tool for measuring it. In the paper, food noise was defined as persistent thoughts about food that a person perceives as unwanted or distressing that may cause social, mental or physical problems.

Emily Dhurandhar, director of research special projects at Texas Tech University Health Sciences Center, led the team that put structure around something many patients have felt for years but lacked language to describe.

“By carefully defining food noise and creating tools to measure it, data can be generated to better inform what food noise is, who has it, what causes it and what helps to manage it,” says Dhurandhar.

Similarly, another group of researchers developed and validated a method of measuring food noise, called the “Food Noise Questionnaire,” which was published in . The five questions:

— I find myself constantly thinking about food throughout the day.

— My thoughts about food feel uncontrollable.

— I spend too much time thinking about food.

— My thoughts about food have negative effects on me and/or my life.

— My thoughts about food distract me from what I need to do.

An estimated 57% of people with experience food noise, according to commissioned by WeightWatchers and STOP Obesity Alliance. Now, for the first time, it has a clinical definition and a way to measure it.

Additionally, identifying food noise is important because it shifts the conversation away from blame to biology, behavior and better care, says Nina Crowley, a registered dietitian and health psychologist who specializes in obesity care. “Too often, people interpret constant thoughts about food as a personal failure, when in reality this is a meaningful, measurable experience that may respond to treatment.”

For some people, food noise is a mild background hum. For others, it is a relentless distraction that is disruptive to their lives, drives and contributes to .

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Common Causes of Food Noise

Researchers don’t yet have all the answers, but food noise is believed to be rooted in brain chemistry and hormonal mechanisms, particularly when someone starts a restrictive diet. During, the body may ramp up like ghrelin, while suppressing satiety signals, effectively training the brain to fixate on food. The result can feel less like a craving and more like an obsession.

Our environment compounds the problem. From the constant barrage of food advertising to the endless stream of online social pressure to eat “perfectly,” external cues can amplify mental noise that is humming in the background. and add another layer, disrupting the hormonal systems that regulate appetite and reward.

While food noise can’t be reduced to a single cause, researchers generally agree on one thing: It’s not a failure of willpower. Food noise is increasingly understood as a biologically driven experience shaped by hormones, brain chemistry and environment. Recognizing that food noise has biological roots can help alleviate the guilt and shame often felt by people experiencing it.

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The GLP-1 Connection: How Medications Quiet the Mental Chatter

Much of the current conversation about food noise has been shaped by people taking GLP-1 medications. Many people taking these drugs report a dramatic reduction in intrusive food thoughts, often describing it as “quieting the noise.”

GLP-1 is a hormone naturally involved in appetite regulation. by slowing gastric emptying and enhancing feelings of fullness.

suggests these drugs may also reduce the brain’s response to food cues, helping to decrease cravings and obsessive thoughts about eating. The drugs may act on brain pathways tied to hunger and reward, shutting off the constant food thoughts and helping someone to .

People report that foods they once craved no longer call to them, and when they do eat those foods, they’re satisfied with a smaller portion.

“For many patients, the reduction in food noise is one of the most meaningful outcomes, sometimes even independent of weight loss,” says Crowley. “Some have even suggested that this mental relief alone can be reason enough to continue treatment.”

Jack Mosley, a U.K.-based medical doctor and author of the book “Food Noise,” describes GLP-1s as noise cancelling headphones. “Metaphorically, you can put them on and go about your day, the volume on your food noise turned down low,” he says. “However, when you take off those noise cancelling headphones, your food noise can return with a vengeance,” citing a concern that when , food noise continues and weight regain can be rapid.

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Is It Hunger or Food Noise? How to Tell the Difference

We all think about food, whether it’s making dinner plans or scrolling for new recipes, but how do you know if it’s food noise or simply hunger?

“Physical hunger comes on slowly, building over time,” says Mosley. “You will feel physical hunger if you have not eaten in several hours and it’s time for dinner. In contrast, food noise comes on suddenly. It is often felt as a sudden urge and may be the feeling of cravings or even preoccupation with particular foods,” he says.

Food noise may cause you to feel distracted or preoccupied by thoughts of food throughout the day, or you may eat in response to boredom, stress or environmental cues rather than physical hunger.

“Hunger may be unpleasant but is usually temporary and easily resolved and controlled by eating something,” says Dhurandhar. “Food noise, on the other hand, is constant, unpleasant and unwanted rumination about food that is not easily resolved.”

While thinking about food can be a source of happiness when you’re hungry, the frequent thoughts about food that come with food noise are intrusive and distressing.

“Some have even expressed that they feel assaulted by constant thoughts of food, and importantly, this occurs even in the absence of hunger,” says Dhurandhar.

“What makes food noise clinically important is not just that someone thinks about food, it is that the thoughts can feel relentless, hard to suppress and disruptive to daily life,” says Crowley. “That is where it moves beyond everyday appetite or an occasional craving.”

Practical Strategies: How to Manage Food Noise

Food noise can feel overwhelming, but there are effective strategies to help quiet it. It’s especially important to focus on adequate, consistent nourishment, says Crowley. Here are some tips to help:

— Prioritize protein and fiber. Meals rich in and can improve satiety and stabilize blood sugar, reducing the hormonal swings that can amplify food thoughts.

— Eat consistently. Skipping meals or under-eating can increase food preoccupation. Regular, adequate meals help regulate hunger hormones.

— Protect your sleep. Poor sleep disrupts the hormones that regulate hunger and reward. Aiming for seven to nine hours of sleep can have a meaningful effect on appetite and cravings.

— Manage stress. does not create all food noise, but it can amplify it, so practicing coping skills proactively is often more effective than waiting until someone feels overwhelmed, says Crowley.

— Create a supportive food environment. Keep nourishing foods visible and convenient, and reduce exposure to constant food cues when possible.

— Practice mindful eating. can help reconnect you with your body’s signals.

While these behavioral strategies may help quite food noise, Crowley says there’s something uniquely effective about GLP-1 medications. “So the conversation shifts from trying to ‘get off’ them to learning how to work with them as part of long-term care,” she says.

Michelle Cardel, senior medical director at Kailera Therapeutics and co-director of a cardiometabolic center at University of Florida, says GLP?1 medications can make it dramatically easier to put healthy habits in place because the constant mental battle with food is quieter, although she says “the most durable quiet usually comes from combining medication with behavior change, therapy and environmental design.”

When to Seek Help for Food Noise

Food noise is a problem when it stops feeling like a preference and starts feeling like a prison, says Cardel. “If thoughts about eating are driving you to eat in ways that don’t feel aligned with your goals or are putting your mental, physical or financial health at risk, then it may be time to get professional help,” she says.

“Working with a clinician instead of trying to white-knuckle it is important, especially if the thoughts feel constant, distressing, or are affecting , eating patterns or quality of life,” says Crowley. “The goal is not to eliminate appetite or make food irrelevant. The goal is to turn down the volume enough that a person can actually use the nutrition and behavior strategies they already know.”

A can help with structure, under-fueling and eating patterns, she says. The advice of a is important when this overlaps with obesity, , medication use or significant appetite changes.

“If there are signs of or emotional distress, should be part of the team,” says Crowley.

If thoughts about food are taking up more mental space than you want them to, or are affecting how you eat, function or feel, that is reason enough to bring it up with a clinician, she says.

Understanding that food noise is rooted in biology, not just behavior, can be the first step toward managing it effectively and compassionately.

“When food noise quiets, you don’t just change how you eat, you change what your brain has room for,” says Cardel. “Quieting food noise frees up cognitive real estate. People suddenly have more energy for careers, creativity (and) relationships because they’re not stuck in a constant battle with their next bite. The real win isn’t just fewer cravings; it’s more peace, more presence and more choice.”

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“Preserving older adults’ ability to remain independent should be a fundamental goal, but when they need help, there are many high-quality facilities that can provide comprehensive care,” says Deborah Franklin, senior director of quality affairs at the Florida Health Care Association in Tallahassee, Florida.

An estimated 1.2 million older adults were living in nursing homes in 2025, according to . As the baby boomer generation continues to age, demand for nursing home care is expected to grow, driven by longer life expectancy, higher rates of chronic illness and increasing care needs.

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Nursing Home vs. Skilled Nursing: What Levels of Care Are Provided?

Nursing homes, also known as , are a type of that offers medical services for residents who need comprehensive care. According to the , there are more than 15,000 nursing facilities across the country.

Nursing homes provide a wide range of care, including:

— Custodial care: Assistance with (ADLs), such as dressing, eating and medication management, and dietary support through meals tailored for and nutritional needs

— Skilled medical care: 24/7 supervision from trained staff, care for chronic conditions like , specialized for residents with , and emergency medical responses for health crises

— Therapeutic services: On-site access to physical, occupational and to maintain or improve function

— Quality of life services: Recreational and social to promote engagement, mental stimulation and socialization among residents

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Nursing Home Services: More Than Just Medical Care

You should consider a nursing home if you or your loved one’s needs cannot be safely met in a home or in other housing, such as .

There are two types of nursing home stays: short-term and long-term.

Short-term care

Short-term care at a nursing home involves skilled medical care or rehabilitation following a . Common reasons include:

— Recovery after , , serious illness or injury

— or speech therapy to regain strength and independence

In some cases, individuals stay temporarily because they are too weak or unstable to return home safely, need time to arrange or equipment or require while family caregivers regroup.

These short-term stays are focused on recovery, stabilization and transitioning to a lower , such as .

“Two-thirds of people admitted to a nursing home for short-term post-acute nursing or rehabilitation care are able to return home,” adds Holly Harmon, senior vice president of quality, regulatory and clinical services at the American Health Care Association/National Center for Assisted Living (AHCA/NCAL) based in Washington, D.C.

Long-term care

There are a variety of reasons why older adults reside long-term in nursing homes, including:

— Advanced chronic illnesses

— or other forms of dementia

— Complex medication management needs

— Inability to safely live independently

— Need for 24/7 medical supervision

— Need for specialized care, such as feeding tubes or oxygen therapy

— Significant physical limitations, such as being bedridden or requiring help with most or all ADLs

For many families, long-term nursing care brings peace of mind by ensuring safety, medical oversight and support that may no longer be feasible through home care alone.

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How Much Does a Nursing Home Cost?

The can vary, but the monthly median cost of a semi-private room in a nursing home is $9,581, and the monthly median cost of private room is $10,798, according to .

Medicare vs. Medicaid: Who pays for long-term care?

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For short-term stays, Medicare will provide coverage, if you meet .

For long-term stays, however, will not provide coverage. In fact, according to a , 41% of those age 65 and older mistakenly assume Medicare will foot the bill.

is actually the primary payer for 63% of nursing home residents, . Medicaid is a combined federal and state program, and since rules vary by state, you should contact your state’s to see if you qualify.

For those who are eligible, Medicaid will pay for the complete cost of nursing home care, including room and board, but some facilities only have a few Medicaid-certified beds, meaning there sometimes can be a long wait.

Out-of-pocket costs and private pay options

Other ways to cover the costs include:

—

—

— Paying privately with savings or family contributions

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The Admission Process: Assessments and Paperwork

Before a resident may move into a nursing home, they are required to undergo a thorough medical evaluation to determine that they meet a nursing facility level of care, or NFLOC. These assessments provide a holistic view of a prospective resident’s medical, physical and cognitive needs, says Ann Orffeo, nurse care manager at Elder Care Solutions of WNY in Snyder, New York. They also determine the person’s existing health conditions, any specialized care requirements and how independent they are with ADLs.

These assessments vary by location. In New York, nursing homes use a Patient Review Instrument, or PRI. In Florida, the 3008 form is the standard assessment.

The assessments are typically conducted by a nurse and often require review and signature by a doctor. In some cases, a multidisciplinary team, including social workers, therapists and dietitians, may contribute to the assessment. In some states, the individual’s needs to sign the assessment.

Nursing homes will also want to discuss payment options, including eligibility for Medicare or Medicaid. Once a determination is made, a care plan, which will be updated regularly, will be developed to they need. At that point, arrangements can be made as to when they can .

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7-Step Nursing Home Transition Checklist

Whether you’re just beginning the journey to determine nursing home eligibility for a family member or at the final stages of a decision, these steps can help make the process easier:

— Caregiver and family role. Designate at least one person as the for the nursing home resident to serve as the main contact involved in participating and discussing the individual’s care plan. Primary caregivers will need support from other family members to be involved and available to help and share in the responsibilities.

— Elder care services. Families can engage the professional services of to determine short-term and long-term care needs and explore requirements.

— Legal matters. Make sure your loved one has an up-to-date health care proxy and . These legal documents will allow a designated friend or family member to make health care decisions on behalf of their loved one living in the nursing home. A living will is also recommended to show what types of treatments the person wants or doesn’t want to keep them alive.

— Move-in day: Be sure that you and other family members accompany your loved one as they transition to their new surroundings. The nursing home director of admissions and staff will be there to help make the move as simple and seamless as possible. Be prepared for your loved one to experience a as they settle in and get used to their new environment.

— Personal items. Before your loved one moves to a nursing home, make sure to pack about seven to 10 days’ worth of clothing and write their initials or names on each item to avoid confusion with other residents’ clothing. Ask the staff whether you can bring their favorite chair, pictures of family and friends and other personal mementos.

— Regular meetings. Most nursing homes will arrange semi-regular meetings to discuss your family member’s care plan and changes in their needs and medical care. Make sure these meetings happen on at least a quarterly basis with the key members of the nursing and administrative team.

— Research thoroughly. Some may have concerns about neglectful care, poor conditions or other . , talking with staff and residents, reading reviews and thoroughly vetting the nursing home are important steps to make sure it’s the right fit for your loved one. “There is a stigma associated with nursing homes that can make families hesitate to move a family member into one. That’s why it’s important for families to do thorough research,” Orffeo says.

— Resources. The Department of Health and Human Services has developed several useful booklets, including: “” and “.” Also, utilize Medicare’s to find Medicare-certified nursing homes in your area. These facilities are regularly inspected to meet federal health and safety standards set by Medicare.

Bottom Line

While most seniors want to remain independent for as long as possible, nursing homes play a critical role when health, safety or medical needs increase. They provide round-the-clock supervision, skilled nursing care and access to medical services that are often not feasible at home. Understanding what nursing homes offer, whom they serve, how care is paid for and how to choose the right facility can help families make informed, confident decisions during a challenging time and ensure their loved one receives appropriate and compassionate care.

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Update 04/24/26: This story was published at an earlier date and has been updated with new information.

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Interest rates on home loans have risen since the beginning of the U.S. war in Iran. The Middle East conflict has put upward pressure on oil prices, which can make other items more expensive to manufacture and transport. The March consumer price index report found that inflation rose 3.3% year over year, which is the fastest pace since April 2024. Put simply, higher oil prices mean higher inflation — and higher inflation means higher interest rates.

Rates have trended lower in recent weeks, partly due to the ceasefire between the U.S. and Iran, which has decreased oil prices and bond yields. The ceasefire was extended Wednesday, and the direction of mortgage rates is likely to be influenced by the progress of peace talks.

Most experts expect over the next few years, stuck above 6% for the 30-year fixed term. Although there’s always the chance that something unexpected could happen in the U.S. economy that could send rates tumbling lower, it’s unlikely that rates will fall below 3% or even 4% in the foreseeable future.

Current Mortgage Purchase Rates

Here are today’s interest rates for conforming purchase mortgages by loan term:

— : 6.352%

— : 6.264%

— : 5.541%

— : 5.497%

— 7-year ARM: 6.453%

— : 6.725%

— 3-year ARM: 8.25%

And here are the current government-backed and nonconforming mortgage rates by loan type:

— : 6.343%

— : 5.528%

— : 5.421%

[Read: ]

Current Mortgage Refinance Rates

Here are today’s mortgage refinance rates:

— 6.437%

— 20-year fixed refi: 6.436%

— 5.482%

— 10-year fixed refi: 5.542%

Mortgage refinance rates tend to follow the same trends as mortgage purchase rates, although interest rates on a mortgage refinance are often a few basis points higher than on purchase mortgages.

[Read: ]

Mortgage Rate Trends in 2026 So Far

collects weekly mortgage rate data, which can help provide context for mortgage borrowers on how and why mortgage rates change over time. Since the mortgage giant began collecting data in 1971, the median mortgage rate is 7.24%.

The 30-year fixed rate of 2.65% in January 2021, driving up demand for purchase and refinance mortgages. Since then, mortgage rates rose to nearly 8% in October 2023 before coming down to around 6.5% currently. Still, that’s nothing compared with the record high of 18.63% recorded in 1981.

You can use the interactive mortgage rates graph below to see how 30-year fixed interest rates have changed so far in 2026, .

[CHART]

Mortgage Monthly Payment Calculator

Your mortgage interest rate is just one aspect of your monthly housing payment. You’ll need to carefully consider how your home’s purchase price will impact your budget so you don’t buy more house than you can comfortably afford.

The mortgage term — or the length of your loan — will also significantly influence your monthly payments. Most borrowers opt for a 30-year fixed mortgage, which can keep monthly payments affordable because they are spread over a long repayment term. But if you can afford the higher monthly payments of a 15-year mortgage, it can save you tens of thousands of dollars in interest payments over time.

You’ll also need to consider property taxes, home insurance, homeowners association fees and , if applicable. You can use the calculator below to run the numbers for your financial situation.

How to Shop for a Mortgage

The mortgage rates we display on this page are national averages from lenders as provided to U.S. News by Zillow, not necessarily the exact rate you’ll receive. Mortgage rates fluctuate throughout the day, and some lenders may be able to offer more favorable pricing for your situation than others.

“With spring homebuying season in full swing, aspiring buyers should remember to shop around for the best mortgage rate, as they can potentially save thousands of dollars by getting multiple quotes,” says Sam Khater, chief economist at Freddie Mac, in a statement.

Here are a few tips to help you shop for the lowest mortgage rate possible for your financial situation:

— Get your finances in order. Collect the documents you’ll need to apply for a mortgage using . You should also check your credit score and get a copy of your credit report to see where you stand.

— Apply through three to five lenders. Be sure to consider different loan types (such as ) as well as different types of lenders (like online lenders versus credit unions). Keep your rate shopping to a two-week window to minimize the negative impact to your credit score.

— Compare loan estimates. This document will outline the loan’s costs, including origination charges, lender credits, discount points, as well as the loan’s interest rate and or APR. The APR includes the interest rate as well as any fees, making it a holistic way to compare the cost of multiple loan offers.

Check out this from the Consumer Financial Protection Bureau to get a better idea of what to expect when comparing loan offers.

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College costs have gone up, along with the price of just about everything else. The interest rate on student loans gets adjusted each year. . And the most recent overhaul of that impact everyone from grad students to parents to millions of borrowers who haven’t set foot on campus in years.

But one thing hasn’t changed at all since 2008. The typical freshman can still borrow no more than $5,500 in federal student loans.

Borrowing caps for undergraduates haven’t been raised since many of this year’s incoming freshmen were born. Those limits — between $5,500 and $7,500 annually for dependent students up to a total cap of $31,000 — are especially striking when you consider that grad students and parents have been free to take out hundreds of thousands of dollars in federal loans during that same time. (, although their limits remain much higher than those imposed on undergraduates.)

As borrowing limits sat still, college costs have jumped. From 2008 to today, tuition at both in-state public universities and private colleges has increased by more than 85%, according to in annual surveys. The average yearly price of tuition and fees at in-state public universities is now $12,790, while a year at the average private university will set you back $51,316 if you pay full sticker price. Those figures don’t include living expenses.

That $31,000 aggregate limit in 2008 would be the equivalent of nearly $48,000 in purchasing power today, according to the Bureau of Labor Statistics’ CPI inflation calculator. In other words, students aren’t getting the same bang for their borrowed buck.

“The purchasing power of that amount has really gone down a lot,” says Jordan Matsudaira, a professor of economics and public policy at American University and the director of the PEER Center, a research hub based at the university.

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Federal Student Loans: The First Financing Option for Most

Most students who need to borrow for college look to federal student loans first, and there are several reasons for this.

These loans, offered through the Department of Education, don’t require the borrower to have a qualifying credit score or a certain debt-to-income ratio. Every undergraduate student who takes out a loan pays the same interest rate, and that rate is better than most would get through a private lender. This year’s rate is 6.39%.

Federal loans also come with more protections than private loans. Borrowers have access to more affordable income-driven repayment plans and forbearance options. Some can get their remaining loan balance canceled after making a certain number of payments.

Federal student loans make up more than 90% of the student loan market.

Why Undergrad Loan Limits Haven’t Budged

The government makes all sorts of regular adjustments to keep up with inflation. Social Security checks, retirement account maximums and tax brackets all shift as expenses and earnings grow.

Student loan borrowing caps aren’t tied to inflation in any way, and increasing them would require legislative action. In the 18-year stretch since the last increase, through both Democratic and Republican administrations, we haven’t really come close to bumping up the limits.

“I don’t recall it ever coming up in a focused policy conversation,” says Matsudaira, who served in both the Obama and Biden administrations and was the chief economist for the Department of Education during the Biden years.

The 2008 increase came largely as a response to the financial crisis, with policymakers opening up more access to federal loans to ensure students could still finance their education as the private credit market tightened. In the following years, with heightened public attention on debt, there was little political appetite on either side of the aisle to raise loan limits for a group consisting largely of .

But there was another reason the caps weren’t being raised: Data suggested that despite rising costs, the stagnant borrowing limits didn’t appear to be resulting in a greater financial strain on students.

“Although inflation has eroded the purchasing power of loan limits, this trend has not yet coincided with more students reaching their annual loan limit,” authors Kristin Blagg and Jason Delisle wrote in a analyzing loan limits and inflation. “The share of all undergraduates borrowing the maximum has been roughly constant for well over a decade. But that trend occurred during a period of very low inflation and could soon change.”

In fact, they found that the percentage of undergraduate students borrowing the maximum actually dropped from roughly 22% to 20% between 2008 and 2018. Blagg says it’s possible that new data from the high-inflation post-pandemic years might show a reversal of that trend.

She also notes that policymakers have used other tools that may be helping to reduce the need for students to borrow up to the limit. Pell Grants, which is funding given to lower-income students that doesn’t have to be repaid, have become more generous. Since 2008, the maximum amount awarded to Pell recipients has increased from $4,731 to $7,395 annually. A recent change to the Pell Grant formula also has expanded eligibility to more students.

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Which Undergraduates are Borrowing the Maximum?

Blagg expects the decrease in purchasing power of student loans to potentially push some students into taking on greater amounts of debt from less-desirable lending options.

“The decline in loans in real value for undergraduate borrowers means it’s increasingly likely that they may have to look other places for the capital if they need it,” says Blagg, a principal research associate at the Urban Institute. “That might be parents borrowing for their children. That might also be .”

Certain undergraduate students are more likely to bump up against the caps than others, the Urban Institute report found. Nearly 30% of dependent students pursuing bachelor’s degrees borrow the maximum, while less than 15% of those in certificate or associate’s degree programs reach the limit. That’s not particularly surprising, since bachelor’s degrees generally come with higher price tags.

Dependent Black students are the demographic that’s most likely to borrow up to the limit, with 32% reaching the max. The report found that among those pursuing bachelor’s degrees, low-income students were about as likely as other students to borrow up to the cap.

The caps can often pose a challenge to students as they get closer to finishing their degree, says Jeannie Tarkenton, founder and CEO of Funding U, a private lender that provides no-cosigner loans designed to fill financing gaps for students. She says students may be able to cover their first years with a mix of savings and loans, but funding becomes harder as they exhaust their savings and approach their borrowing limits.

“It gets people on track into college, and then inevitably there’s not enough to get all the way to graduation,” says Tarkenton.

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Ideas for Adjusting Undergrad Borrowing Limits

Several ideas have been floated as alternatives for setting undergraduate borrowing caps.

The House version of the One Big Beautiful Bill actually called for increases to both the annual and aggregate limits for undergraduates. Under that proposal, annual limits would have been tied to the median cost of attendance for a student’s program of study, and the total limit would have been raised to $50,000. Those provisions didn’t make it into the final version of the bill.

Some proponents of raising the limits suggest making the annual cap mirror the average cost of an in-state public university. Others suggest focusing more on increasing access to grants rather than allowing students to take on additional debt.

Matsudaira says he believes the limit should increase, and a good first step would be to adjust it to inflation.

“I think having a limit that adjusts with inflation is a pretty natural idea and consistent with the way we handle these kinds of issues in a lot of other settings overall,” he says. “That would be my first pass at it, is just kind of keeping the purchasing power of these things reasonably constant over time.”

More from U.S. News

originally appeared on

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Interest rates on home loans have risen since the beginning of the U.S. war in Iran. The Middle East conflict has put upward pressure on oil prices, which can make other items more expensive to manufacture and transport. The March consumer price index report found that inflation rose 3.3% year over year, which is the fastest pace since April 2024. Put simply, higher oil prices mean higher inflation — and higher inflation means higher interest rates.

Rates have trended lower in recent weeks, partly due to the ceasefire between the U.S. and Iran, which has decreased oil prices and bond yields. The ceasefire was extended Wednesday, and the direction of mortgage rates is likely to be influenced by the progress of peace talks.

Most experts expect over the next few years, stuck above 6% for the 30-year fixed term. Although there’s always the chance that something unexpected could happen in the U.S. economy that could send rates tumbling lower, it’s unlikely that rates will fall below 3% or even 4% in the foreseeable future.

Current Mortgage Purchase Rates

Here are today’s interest rates for conforming purchase mortgages by loan term:

— : 6.351%

— : 6.272%

— : 5.533%

— : 5.497%

— 7-year ARM: 6.444%

— : 6.725%

— 3-year ARM: 8.25%

And here are the current government-backed and nonconforming mortgage rates by loan type:

— : 6.281%

— : 5.527%

— : 5.421%

[Read: ]

Current Mortgage Refinance Rates

Here are today’s mortgage refinance rates:

— 6.446%

— 20-year fixed refi: 6.459%

— 5.482%

— 10-year fixed refi: 5.542%

Mortgage refinance rates tend to follow the same trends as mortgage purchase rates, although interest rates on a mortgage refinance are often a few basis points higher than on purchase mortgages.

[Read: ]

Mortgage Rate Trends in 2026 So Far

collects weekly mortgage rate data, which can help provide context for mortgage borrowers on how and why mortgage rates change over time. Since the mortgage giant began collecting data in 1971, the median mortgage rate is 7.24%.

The 30-year fixed rate of 2.65% in January 2021, driving up demand for purchase and refinance mortgages. Since then, mortgage rates rose to nearly 8% in October 2023 before coming down to around 6.5% currently. Still, that’s nothing compared with the record high of 18.63% recorded in 1981.

You can use the interactive mortgage rates graph below to see how 30-year fixed interest rates have changed so far in 2026, .

[CHART]

Mortgage Monthly Payment Calculator

Your mortgage interest rate is just one aspect of your monthly housing payment. You’ll need to carefully consider how your home’s purchase price will impact your budget so you don’t buy more house than you can comfortably afford.

The mortgage term — or the length of your loan — will also significantly influence your monthly payments. Most borrowers opt for a 30-year fixed mortgage, which can keep monthly payments affordable because they are spread over a long repayment term. But if you can afford the higher monthly payments of a 15-year mortgage, it can save you tens of thousands of dollars in interest payments over time.

You’ll also need to consider property taxes, home insurance, homeowners association fees and , if applicable. You can use the calculator below to run the numbers for your financial situation.

[CALCULATOR]

How to Shop for a Mortgage

The mortgage rates we display on this page are national averages from lenders as provided to U.S. News by Zillow, not necessarily the exact rate you’ll receive. Mortgage rates fluctuate throughout the day, and some lenders may be able to offer more favorable pricing for your situation than others.

“With spring homebuying season in full swing, aspiring buyers should remember to shop around for the best mortgage rate, as they can potentially save thousands of dollars by getting multiple quotes,” says Sam Khater, chief economist at Freddie Mac, in a statement.

Here are a few tips to help you shop for the lowest mortgage rate possible for your financial situation:

— Get your finances in order. Collect the documents you’ll need to apply for a mortgage using . You should also check your credit score and get a copy of your credit report to see where you stand.

— Apply through three to five lenders. Be sure to consider different loan types (such as ) as well as different types of lenders (like online lenders versus credit unions). Keep your rate shopping to a two-week window to minimize the negative impact to your credit score.

— Compare loan estimates. This document will outline the loan’s costs, including origination charges, lender credits, discount points, as well as the loan’s interest rate and or APR. The APR includes the interest rate as well as any fees, making it a holistic way to compare the cost of multiple loan offers.

Check out this from the Consumer Financial Protection Bureau to get a better idea of what to expect when comparing loan offers.

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The Department of Housing and Urban Development also announced the adoption of modernized credit scoring models for underwriting Federal Housing Administration loans, although an exact timeline wasn’t given. Together, the FHA and GSEs back or insure the vast majority of mortgage loans in the U.S.

“We are modernizing credit scoring with more predictive models, helping millions of Americans who responsibly pay rent qualify for mortgages,” says Federal Housing Finance Agency Director Bill Pulte in .

Keep reading to learn more about how these changes could impact mortgage applicants in 2026.

Limited Rollout Will Be Followed by Broader Use

With today’s changes, are implementing a new credit scoring system for the first time in decades. But the adoption of alternative credit scoring models has been a long time in the making.

The , signed into law in 2018, sought to modernize mortgage lending by requiring the FHFA to establish processes for Fannie and Freddie to approve new credit scoring models.

Nearly a decade after the bill was first introduced in 2017, the GSEs are implementing the use of VantageScore 4.0 as a “limited rollout to approved lenders” to ensure operational readiness before broad availability. VantageScore says it can score 33 million more consumers under its 4.0 version compared with earlier credit scoring models.

Lenders that are not participating in the initial rollout will continue using .

[Read: ]

The changes only begin with VantageScore 4.0. Soon, lenders will be permitted to use FICO 10T for loans delivered to Fannie and Freddie.

Like VantageScore 4.0, FICO 10T uses trended credit data to score millions more consumers than before. FICO says that mortgage approvals can increase by 5% without adding risk for lenders under 10T compared with the current scoring models.

“By incorporating newer models with more predictive power, we can support sustainable access to homeownership and keep safety, soundness and operational readiness at the center,” says Jake Williamson, executive vice president at Fannie Mae, in a .

[Compare: ]

Newer Credit Scoring Models Could Reduce Costs

The Mortgage Bankers Association, an industry trade group, has long advocated for further modernization of credit scoring. By allowing for more scoring models to participate in mortgage lending, competition could drive down prices for consumers at a time when housing costs are prohibitively high for many.

“Expanding the set of acceptable credit scoring models to include VantageScore 4.0 and FICO 10T will help foster a more transparent and dynamic market, broaden access to sustainable credit, and put downward pressure on costs for GSE and FHA borrowers,” says MBA president and CEO Bob Broeksmit, in a statement.

Though, the fee to run your credit report accounts for a very small portion of your closing costs.

Ultimately, the adoption of additional credit scoring models in the mortgage industry is just one piece of the puzzle when it comes to fixing housing affordability. For meaningful changes to be felt in consumers’ pockets, more work will need to be done to bring wages, home prices and mortgage costs into better equilibrium.

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Both roles require graduate-level education and allow providers to diagnose conditions, order tests, prescribe medications and guide patient care.

“Both nurse practitioners and physician associates play important roles in providing high-quality care,” says Valerie Fuller, president of the American Association of Nurse Practitioners.

For students on the fence about which career pathway to choose, here are some things to know.

Prerequisites, Admissions and Program Structure

Becoming a NP or PA requires attending and completing the required prerequisites for admission.

Prerequisites

Prospective NP students must first earn a bachelor’s degree in and obtain registered nurse licensure, then build on that clinical training through advanced graduate-level NP coursework and practice, Fuller says.

[Read: ]

“That background means NP students enter advanced education with direct patient care experience and a strong understanding of the health care system,” says Fuller, who also has a Ph.D. in nursing and a degree.

For PA programs, students typically earn a science-related bachelor’s degree, such as biology or kinesiology, and complete prerequisites classes such as anatomy, physiology, microbiology, chemistry, biochemistry, and psychology or human development, says Lindsey Hammett Loonkishu, chair and program director for the department of physician assistant education at the in Ohio.

“Pre-PA students gain clinical experience before applying for PA school. Most PA schools require somewhere between 250 to 2,000 hours, although requirements vary by program,” Loonkishu says.

Most PA programs accept a wide range of direct patient care experience, commonly as a certified nursing assistant, medical assistant or EMT in hospitals, clinics or long-term care settings, and many also require PA shadowing to understand the role, Loonkishu adds.

Admissions

Nurse practitioner programs emphasize academics, clinical experience and patient care.

“As demand for the profession continues to grow, programs are increasingly competitive and are looking for candidates who are both clinically prepared and passionate about improving patient outcomes,” Fuller says.

[Read: ]

PA programs are highly competitive, typically requiring strong GPAs and significant hands-on patient care experience.

“Typical acceptance rates are in the 20 to 30% range,” Loonkishu says.

Program Structure

NP programs are rigorous programs at the master’s or level that build on nursing training, combining advanced coursework in assessment, diagnosis and treatment with supervised clinical rotations focused on specific patient populations, Fuller says. They can last two to four years.

“After completing their program,” she notes, “graduates must pass a national board certification exam in their and meet state licensure requirements before they can practice.”

PA master’s programs are typically 24 to 30 months. They combine classroom instruction with extensive clinical training, are nationally standardized and train generalists who can specialize through rotations or on-the-job experience, Loonkishu says.

“This generalist approach allows PAs to change specialties without going back for formal training.”

Cost and Return on Investment

Students should weigh cost against long-term return on investment when deciding between becoming a NP or PA.

Demand for both roles is growing rapidly. According to the U.S. Bureau of Labor Statistics, employment of physician associates — formerly known as physician assistants — is projected to increase 20% from 2024 to 2034, while jobs for nurse practitioners are expected to grow 35% over the same period.

Both careers also offer strong earning potential. The BLS reports mean annual wages of roughly $136,900 for physician associates and $132,000 for nurse practitioners, reflecting their advanced training and central role in patient care.

“Nurse practitioners are consistently ranked among the top jobs in the country, with strong earning potential, job stability and flexibility across care settings,” Fuller notes.

[Read: ]

NP and costs are often comparable, but can vary widely by institution.

“PAs generally have a slightly higher salary, although this is marginally higher and varies from state to state and by specialty,” Loonkishu says. “They are able to start working sooner at their full salary than NPs, since NPs have longer training.”

However, she notes, RNs may work as a RN after their BSN and sometimes during NP training, “which equalizes cost.”

Licensure and Certification Requirements

PAs must take the Physician Assistant National Certifying Examination after graduation and pass a recertification exam every 10 years thereafter. PAs must also achieve 100 hours of continuing medical education every two years to maintain their certification, Loonkishu says.

“Nurse practitioners are nationally certified and licensed at the state level to diagnose, treat and manage patient care,” Fuller says.

How to Choose Between Nurse Practitioner and Physician Associate

Students should select the career path that best reflects their values, supports their long-term goals and matches how they want to engage with patients, experts say.

Becoming a NP can be a good choice for students interested in patient-centered care, lifelong learning and who “want to play a meaningful role in helping patients navigate an increasingly complex health care system,” Fuller says. “Individuals who are drawn to a challenging, clinically focused education and who value building relationships with patients often find the NP path to be a strong fit.”

A PA can be a good fit for students who prefer the science-based medical model similar to , want to move directly from undergraduate to graduate training, and seek flexibility to change specialties, Loonkishu says.

“PAs work with a collaborating physician in most states. NPs can practice independently in some states,” Loonkishu says. “Both jobs are projected to have continued growth due to the shortage of health providers, especially in rural and underserved communities.”

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While Trump’s track record as a real estate mogul and businessman has been a roller coaster ride at times, Forbes currently estimates his net worth at $6.2 billion. For any American looking to invest like Trump, here are eight Trump stocks to buy that are among his largest holdings, according to his financial disclosures.

Trump Media & Technology Group Corp. ()

Trump Media & Technology Group is a media company that prioritizes free speech. It is the parent company of social media platform Truth Social, which was created in 2022 after Trump was kicked off Facebook and Twitter in 2021. Trump is a major stakeholder of Trump Media, owning 114.75 million shares representing about 41% of the company. Trump Media shocked Wall Street in December 2025 by announcing a merger with TAE Technologies, making Trump Media one of the only publicly traded fusion companies. Today, Trump’s stake in Trump Media is worth more than $1 billion.

Blue Owl Capital Corp. ()

Blue Owl Capital is a specialty that invests in debt and equity of middle market commercial enterprises. The company specifically looks for investment opportunities that have favorable risk profiles, including senior secured, subordinated or mezzanine loans and equity-related instruments. Blue Owl’s goal is to generate income that can be distributed to shareholders as dividends. OBDC shares have a 13% dividend yield, making it an extremely attractive income source. Blue Owl Capital Corporation is an affiliate of Blue Owl Capital Inc. (), another top Trump investment. Trump holds more than $5 million worth of OBDC stock.

Apple Inc. ()

Despite his frequent public criticisms of Big Tech, Trump also holds large stakes in several blue-chip U.S. . Apple produces the iPhone, iPad, Apple Watch, Mac computers and other personal computing devices. In addition, its Services segment includes its App Store, Apple Music, iCloud and licensing businesses. In exchange for agreeing to invest $100 billion in U.S. jobs and suppliers, Apple secured an exemption to Trump’s semiconductor tariffs. The White House website also includes Apple’s pledge to invest $600 billion in U.S. manufacturing and workforce training in its running list of Trump’s second-term accomplishments. According to Trump’s filings, he holds more than $650,000 worth of AAPL stock.

Microsoft Corp. ()

Microsoft is the world’s largest software company and is best known for Windows, Office and Azure cloud services. In January 2025, Microsoft CEO Satya Nadella and President Brad Smith met with Trump at Mar-a-Lago to discuss policies related to technology and cybersecurity. In May 2025, Trump’s Federal Trade Commission dropped a lawsuit against Microsoft that was launched in 2022 to challenge Microsoft’s $69 billion acquisition of video game publisher Activision Blizzard. In early 2026, Microsoft filed a brief encouraging a federal court to block the Trump administration’s designation of Anthropic’s technology as a national security risk. Trump reportedly owns more than $630,000 of MSFT stock.

[Read: ]

Nvidia Corp. ()

Nvidia designs and sells high-end graphics and video processing chips used for desktop and gaming personal computers, AI applications, and other advanced computing servers and supercomputers. Nvidia has been one of the in the market in the past 15 years, boosting Trump’s investing returns. Trump’s export restrictions initially prevented Nvidia from selling its advanced H200 high-bandwidth memory artificial intelligence chips to China, but the administration subsequently announced H200 chip sales are now allowed if the U.S. government is paid a 25% fee. Trump reported owning at least $615,000 of NVDA stock as of his latest filings.

Blackstone Inc. ()

Blackstone is an alternative asset manager that specializes in raising and investing capital and providing financial advisory services. The company manages private equity funds, credit-focused funds, real estate funds, funds of hedge funds, and collateralized loan and debt obligations. Blackstone CEO Stephen Schwarzman has been a key Trump supporter and a major donor to his campaigns. However, Blackstone’s stock dropped by as much as 9.3% in January 2026 when Trump announced plans to ban institutional investors from buying single-family homes. Trump owns stakes in BX stock in multiple investment accounts worth a combined value of more than $603,000.

Broadcom Inc. ()

Broadcom is a diversified global analog semiconductor supplier. At a November 2017 White House event with Trump, Broadcom announced it would be relocating its headquarters from Singapore to the U.S., a move that Trump praised as “a great day for the American worker.” Just days later, Broadcom began negotiations to acquire U.S.-based Qualcomm. Trump ultimately rejected the deal via executive order in March 2018, citing national security risk concerns. Nevertheless, Trump owns more than $580,000 in AVGO stock according to filings, which has been a top performer thanks to Wall Street’s seemingly insatiable appetite for AI technology stocks.

Alphabet Inc. (, )

Alphabet is one of the world’s largest online search and advertising companies and is the parent company of Google and YouTube. Trump has had a contentious relationship with Google. During and after his first term, he accused Google of election interference, liberal-leaning bias and suppression of positive search results related to Trump. In September 2025, YouTube agreed to a $24.5 million settlement related to a lawsuit Trump filed after his account was suspended following the riots on Jan. 6, 2021. Nevertheless, Trump owns stakes in both GOOG and GOOGL stock worth a combined value of more than $431,000.

Trump Crypto Investments

Outside of stocks, Trump also has several . Trump reportedly holds approximately 15.75 billion WLFI tokens representing a $1.2 billion investment in crypto firm World Liberty Financial. He also has a 70% stake in DT Marks DEFI LLC, which itself holds a roughly 40% stake in World Liberty Financial. Companies affiliated with Trump famously launched $TRUMP and $MELANIA meme coins in January 2025. Trump Organization affiliates and investment interests own about 80% of the $TRUMP coins. Trump also has indirect exposure to Bitcoin via Trump Media, which holds 9,542 BTC worth over $737 million. Finally, Trump has disclosed two cryptocurrency wallets holding Ethereum worth over $1 million.

[Read: ]

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Investors often look to stocks near their highs as indicators of market leadership, signaling confidence in . These high-flying firms stand out not only for their stock performance but also for strong underlying fundamentals and innovation pipelines, as well as massive market values that show staying power.

If you’re tired of seeing red on Wall Street and looking for market leaders, these hot stocks at or near new 52-week highs are worth consideration.

*Based on daily closing prices dating back to April 23, 2025.

Advanced Micro Devices Inc. ()

Over the decades, Advanced Micro Devices has solidified its position as a leading . Today AMD is seeing strong demand in the age of artificial intelligence. Its best-in-class chips are used for next-gen computing and markets, and AMD continues to gain market share from competitors by delivering competitive performance and energy efficiency. The company is actually near all-time highs in addition to new 52-week highs, thanks to projections of 35% revenue growth this year and another 45% growth in fiscal year 2027 on top of that.

Alphabet Inc. ()

Alphabet is the parent company of Google and YouTube, making it a dominant force in global communications and advertising. The firm’s services division also continues to generate substantial cash flow through app distribution via Google Play, and its Google Cloud data storage arm has also emerged as a significant growth engine. Earnings per share were up more than 30% in Q4, and they’re projected to grow at a roughly 20% rate in both 2026 and 2027. Google’s leadership in AI-driven search and cloud services positions the company for sustained growth as it pushes toward new 52-week highs.

Amazon.com Inc. ()

Amazon is a force in e-commerce, and in recent years has also grown to dominate cloud computing thanks to a business model built on scale, efficiency and innovation. While its retail operations remain a cornerstone, the company hasn’t seen a slowdown in revenue — its latest earnings report reveals a 13% growth rate in the top line. That’s in part because Amazon remains a staples leader and not just a discretionary hub, and subscription services such as Amazon Prime provide consistency in sales and profits. Amazon Web Services stands out as Amazon’s most profitable segment on top of this core, providing cloud computing and storage solutions to enterprises worldwide that are increasingly in demand in the .

Caterpillar Inc. ()

Founded in 1925, Caterpillar is a global leader in construction and mining equipment. The firm has an unmatched reputation for durability, reliability and engineering excellence that makes it the go-to company for both the private and public sector. CAT has evolved into energy infrastructure recently, including microgrid equipment and fuel cells, which resonates with remote mining customers but also has growth potential in other applications. Its shares are trading at 52-week highs after a big run-up in an otherwise challenging marketplace, driven by forecasts of continued improvement in profits and sales for the next two years.

[READ: ]

Citigroup Inc. ()

Citigroup stock has doubled in the last 12 months and has shown no signs of slowing down, as this diversified continues to thrive. The biggest proof of this was a tremendous 56% jump in Q1 earnings, highlighting strong operations as well as effective cost management. Growth in both retail and institutional segments has contributed to improved financial performance. The timing couldn’t be better, as Wall Street has shown renewed confidence in the banking sector on the hopes that lower interest rates are on the way soon.

GE Vernova Inc. ()

After the slow-motion split-up of industrial giant General Electric over the last two decades, GE Vernova has emerged as an energy leader built on the legacy of its parent company. Operating across , wind and grid power segments, the company offers a comprehensive suite of technologies to meet the energy needs of the future. Thanks to both long-term alternative energy demand driven by climate change and short-term energy uncertainty , GE Vernova’s technology is in high demand. As a result, double-digit revenue growth is forecast for 2026 and 2027 as this stock continues to set new 52-week highs.

Intel Corp. ()

Like its peer AMD, Intel remains a cornerstone of the thanks to its leading role in the semiconductor industry. The firm has a long history of innovation in computing and data center technologies. A strong baseline demand for chips, along with growth projections driven by AI, make INTC one of the hottest large-cap stocks on Wall Street this year. What’s more, the company is benefiting from a 10% ownership stake taken by the U.S. government in August — providing certainty and stability, as well as a signal that this homegrown chipmaker is a strategically important company that isn’t going anywhere.

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Average Lifetime Credit Card Debt by State

If you’re a Jersey Girl living in New Jersey, your lifetime credit card debt hovers around $450,000. However, if you’re sipping iced tea on your porch in Mississippi, your lifetime credit card debt is closer to $330,000.

Which States Have the Most Credit Card Debt?

These are the five states with the most lifetime credit card debt (excluding interest charges):

[CHART]

Alaska has the highest lifetime credit card debt average at $484,620, which is 22% above the national average. The state’s remote location is a key factor in the amount of debt accumulated, due to the costs related to fuel, food and transportation.

According to the cost of living index from World Population Review, four out of the five states that have the highest credit card debt are also the most expensive places to live in the U.S.

The top 10 most expensive states to live in are (D.C. is not counted):

— Hawaii

— California

— Massachusetts

— New York

— Alaska

— Maryland

— New Jersey

— Washington

— Vermont

— Maine

There is significant overlap, indicating one can influence the other.

Which States Have the Least Credit Card Debt?

These are the five states with the least credit card debt (excluding interest charges):

[CHART]

Iowa has the lowest lifetime credit card debt average at $319,740. Interestingly enough, all five states with the lowest credit card debt average require high school students to take a financial literacy course in order to graduate.

How to Avoid Credit Card Debt

The simplest way to avoid credit card debt is to not keep a balance on your credit card. It’s a slippery slope that can quickly snowball into overwhelming debt.

To best avoid debt, you should:

— Treat your credit card like a . Only make purchases on your credit card when you know you can pay off the amount right away. This forces you to pause and determine if something is a want or a need.

— Time major purchases. If you’re buying a large appliance or booking a trip, try to time it with what you have in savings or have allocated for your budget. Putting the least amount possible on credit will ensure you’re not drowning in interest.

— Consider deferred-interest products. Speaking of large appliances, some stores offer deferred-interest credit cards, allowing you to take advantage of a promotional period.

— Consider balance transfer credit cards. If there’s a balance hanging over your head with a high interest rate, consider a balance transfer credit card. Just know that you will likely pay a fee of 3% to 5% to transfer each balance.

[Read: ]

If you already — then employ a like:

— The debt snowball method. Tackle the debt with the lowest balance first, making the on all other debts.

— The debt avalanche method. Tackle the debt with the highest interest rate first, making the minimum required payments on all other debts.

— The debt blizzard method. A combination of the debt snowball and debt avalanche methods, the debt blizzard is best for consumers with a number of debt accounts and high balances. Focus on the smaller accounts first, paying them off until you have a more manageable number of accounts. Then, you shift focus and pay down your accounts with the highest interest first.

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Its $3.1 trillion market cap makes it the fourth-most-valuable company in the U.S. stock market, behind Nvidia Corp. (), Alphabet Inc. (, ) and Apple Inc. ().

Microsoft is also one of the Magnificent 7 companies, a group of seven companies that dominate and drive the performance of the S&P 500 index. It is also committed to as it seeks to remain a leader in the technology of the future.

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But should you add MSFT to your portfolio?

Let’s evaluate MSFT following the principle of Warren Buffett: “It’s better to buy a wonderful company at a fair price than a fair company at a wonderful price.”

Is MSFT a ‘Wonderful Company’? A Look at the Fundamentals

In his book, “Only the Best Will Do,” Peter Seilern identifies 10 markers of quality companies. Let’s consider whether Microsoft is a quality company based on these factors:

1. Sustainable and scalable business model: Microsoft has a diversified revenue base from three segments: Productivity and Business Processes (Microsoft 365, Teams, LinkedIn), Intelligent Cloud (Azure, server products, cloud services), and Personal Computing (Windows, Surface devices, Xbox gaming and Bing search).

Microsoft predominantly uses a subscription model, and it segments its market using bundling and versioning. It also has B2C and B2B products, which makes it more flexible to adopt different pricing strategies based on demand elasticity.

2. Superior industry growth: Microsoft operates in high-growth industries like cloud computing, artificial intelligence and enterprise software.

3. Consistent industry leadership: Microsoft has been a long-term leader in productivity software, enterprise cloud and developer tools.

4. Sustainable competitive advantage: Some of its durable competitive advantages include high switching costs, brand popularity, network effect, economies of scale and strong intellectual property.

5. Strong organic growth: Though Microsoft is known for making smart acquisitions, its growth has also been driven by rising demand for its Azure and 365 products.

It also has low debt-to-equity (0.32), debt-to-EBITDA (0.68) and debt-to-free-cash-flow (1.59) ratios, compared to its peers and other players in the .

6. Geographic or customer diversification: Microsoft has a global presence, with millions of enterprise and consumer customers worldwide. It also has three main segments, which give it a diversified revenue base.

7. Low capital intensity and high return on capital (ROC): Software models often require low capital expenditure, which translates into low capital intensity and high ROC. Microsoft has a high return on invested capital of 28.8% and return on capital employed of 26.6%.

8. A solid financial position: As we have seen, Microsoft has low debt ratios compared to its peers and the sector average. Its net borrowing is also negative, and it has $77.4 billion in free cash flow, for an FCF-per-share of $10.42.

9. Transparent accounts: Microsoft is well-known for its high reporting standards. Its accounts are audited by Deloitte.

10. Management quality: Microsoft is currently being led by Chairman and CEO Satya Nadella, who has been praised for spearheading the company’s cloud and AI pivot.

Microsoft’s management has also balanced consistent returns to shareholders (quarterly payouts for more than 20 consecutive years) with reinvestment for growth.

However, many may question the impact of large acquisitions and massive AI investment on shareholders’ short-term returns.

[Read: ]

Is MSFT Selling at a Fair Price?

Most analysts currently rate MSFT as a “strong buy.”

According to the website Stock Analysis, the average rating for 35 analysts who cover MSFT is “strong buy,” and the 12-month target price is $583.21. That represents 34.7% upside compared to the stock’s April 22 closing price of $432.92.

A trailing comps analysis of MSFT reveals that these analysts might be on to something.

Using Alphabet, Amazon.com Inc. (), Apple, Meta Platforms Inc. () and Nvidia as peers, Microsoft has a 20.9% downside on enterprise value (EV) to revenue, 51.3% upside on EV-to-EBITDA, 30.8% upside on price-to-earnings (P/E) ratio and 10.2% upside on price-to-FCF, for a mean upside of 17.9%.

A discounted cash flow valuation by Guru Focus also found an 11.9% upside on Microsoft. However, a similar valuation by Alpha Spread, using different assumptions, found MSFT to be overvalued.

If you are a strict value investor, then the potential 17.9% and 11.9% upside on MSFT might be insufficient, since you would be targeting a 20% margin of safety.

However, the consensus estimate of analysts is that there is a roughly 35% upside on MSFT.

As you know, valuation is subjective. Though an average of multiple analysts’ valuations can take away some of the subjectivity, there is no guarantee that analysts are not influenced by each other’s opinions, thus reinforcing the subjectivity problem.

Should You Buy MSFT?

If you are considering MSFT as a long-term play, you need to be aware of some pros and cons that affect its position as a long-term value driver:

Pros of MSFT

— Cloud computing plus AI: Microsoft sits at the intersection of cloud computing and artificial intelligence. Azure continues to be a leading global cloud platform even as the company embeds AI capabilities into its product suite. Also, since Microsoft has access to millions of enterprise users, it can easily distribute its AI solutions to them, converting the AI hype into actual revenue.

— Strong business models: Microsoft’s enterprise software, like Windows, 365, Azure, LinkedIn and GitHub, is tightly integrated into how organizations function, creating high switching costs. Also, this makes it easy for Microsoft to earn recurring and predictable revenues .

— Strong financials: Microsoft has a strong balance sheet, with $89 billion in cash and cash equivalents and $77 billion in FCF. It also has strong margins and returns on capital, which point to both operational and capital efficiency. These strong financials give it a good foundation for growth.

Cons of MSFT

— Valuation risk: Many believe that a P/E ratio of 26 means that investors have already priced in much of the future upside of MSFT. This high growth expectation means that any slowdown in growth or AI monetization can lead to a drawdown in the stock’s price.

— Competition: Microsoft will not have a free run in the cloud and AI space. Competition from Amazon, Google and other AI-native companies will put pressure on its market share and position.

— Regulatory scrutiny: Microsoft is facing antitrust investigations in cloud licensing, AI bundling and gaming acquisitions. Depending on how these investigations go, there could be a limit to Microsoft’s investment and operational flexibility, and compliance costs may increase.

— High capex and slower cloud growth: An earnings report published in January showed a slowdown in the growth of Microsoft’s cloud business. Yet, the company continues to prioritize large capital spending on AI over growth in cloud revenue. This led to an almost 10% drop in the stock’s price, the largest one-day decline since 2020.

This implies that much of the expected growth for Microsoft is tied to AI, making it sensitive to news about AI progress and setbacks. Ultimately, Microsoft remains a high-quality business with durable competitive advantages and strong long-term prospects.

However, the investment case today hinges less on whether the company is fundamentally sound and more on whether it can meet or exceed the high expectations embedded in its valuation.

If its AI strategy delivers meaningful, scalable profits, it is likely to remain a top-tier compounder for years to come. If not, investors may still own a great business, but one that delivers more modest returns than anticipated.

In the end, you should talk to your about how MSFT may or may not fit into your portfolio.

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Many younger investors have never experienced an environment like that, but for older generations, it was once common for equity income to meaningfully exceed today’s levels.

That said, the macroeconomic backdrop was atypical. Inflation at the time was running above 7%, well above the Federal Reserve’s long-term 2% target, and it wasn’t brought under control until Paul Volcker raised interest rates into the double digits, triggering a recession.

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Today, the picture looks very different. As of April 22, the S&P 500’s trailing-12-month dividend yield sits at just 1.1%. Part of that decline comes down to math.

Yield is calculated as dividends per share divided by share price, so as stock prices rise, yields fall. With the S&P 500 repeatedly hitting new highs, the denominator has grown faster than the numerator.

The other factor is how companies allocate capital today. Rather than , many firms prefer to do share buybacks or reinvest profits into growth and acquisitions. This is especially true in a market increasingly dominated by .

For example, the iShares Core S&P 500 ETF (ticker: ) holds over a third of its weight in technology, including the “” stocks. These companies are collectively investing hundreds of billions in artificial intelligence and infrastructure instead of prioritizing dividends.

As a result, income-focused investors may find the S&P 500 less appealing as a core holding. One alternative is high-dividend exchange-traded funds, or ETFs, which target stocks with above-average yields.

These can be passive index-based strategies that screen for dividend-paying companies, or actively managed portfolios that pick based on fundamentals. In either case, they can provide a way to generate higher income or gain exposure to companies trading at more reasonable valuations.

Here are seven of the best high-dividend ETFs to buy today:

Vanguard High Dividend Yield ETF ()

“Vanguard’s high-dividend ETFs are built on transparent, rules-based indexes designed to provide higher income while managing risk,” says Kathy Kellert, head of index equity product at Vanguard. “ETFs like VYM don’t explicitly target value stocks, but instead screen for higher-yielding stocks and weight them by market cap.” This ETF currently pays a 2.4% 30-day SEC yield after deducting a 0.04% expense ratio.

“These indexes naturally tilt toward larger, more established companies rather than distressed high-yield names,” Kellert explains. “For investors, the result is a disciplined, broadly diversified approach to accessing higher dividend income.” VYM’s portfolio trades at a lower 21.7 price-to-earnings ratio compared to the market, while maintaining strong quality with an average 18% return on equity.

SPDR Portfolio S&P 500 High Dividend ETF ()

SPYD selects the 80 highest-yielding dividend stocks from the S&P 500 and weights them equally, resulting in an above-average 4.5% 30-day SEC yield. This index methodology significantly reduces exposure to technology stocks, which make up just 2.5% of the portfolio. The ETF has attracted more than $7.2 billion in assets under management, helped in part by its low 0.07% expense ratio.

“Recent returns also showcase the embedded style bias of SPYD,” says Matthew Bartolini, managing director and global head of research strategists at State Street Investment Management. “As a dividend strategy, SPYD carries a value-oriented tilt and is up 6.4% year-to-date, driven by heightened sector exposure in real estate, energy and utilities stocks relative to the technology-heavy S&P 500 index.”

Invesco S&P 500 High Dividend Low Volatility ETF ()

SPHD builds on a similar foundation as SPYD but adds another layer of screening. Rather than selecting stocks based on yield alone, this ETF also applies a low-volatility filter to reduce risk. Specifically, it targets the 50 S&P 500 stocks with both the and the lowest trailing-12-month volatility, while also applying caps on sector and individual stock concentration.

“SPHD’s low-volatility filter helps avoid ‘dividend traps,’ where high yields may signal financial stress,” explains Nick Kalivas, head of factor and core equity product strategy at Invesco. It currently pays a 4.7% 30-day SEC yield after accounting for a 0.3% expense ratio. Unlike SPYD, which distributes income quarterly, SPHD pays dividends on a monthly basis. The ETF has returned 4.4% this year through April 22 on a total return basis.

VanEck Durable High Dividend ETF ()

“DURA tracks the Morningstar U.S. Dividend Valuation Index, which applies a multi-step screening process rooted in Morningstar’s equity research,” explains Coulter Regal, product manager at VanEck. “Eligible companies must first rank in the top half by trailing yield, and from there, the index screens for financial health using Morningstar’s ‘Distance to Default’ model and incorporates fair value estimates.”

After deducting a 0.3% expense ratio, DURA’s portfolio of 70 stocks currently pays a 2.8% 30-day SEC yield. “The result is a portfolio that does not simply chase yield, but systematically filters for companies whose dividends are supported by balance sheet durability and whose shares are trading at attractive prices,” Coulter says. Year to date, DURA has outperformed, at 9% on a total return basis.

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iShares Core High Dividend ETF ()

Similar to DURA, HDV also tracks a Morningstar dividend-focused index, using a more layered screening process than simple high-yield strategies. In addition to a balance sheet-based “distance-to-default” score, HDV’s benchmark applies an “economic moat rating” that evaluates competitive advantages, along with an “uncertainty rating” that adjusts for the reliability of analyst forecasts.

The ETF holds a concentrated portfolio of 75 stocks, weighted by the cash dividends paid over the trailing year. This approach can lead to higher turnover when the index reconstitutes, as companies move in and out based on changing fundamentals. The portfolio is currently tilted toward , energy and health care. HDV charges a 0.08% expense ratio and delivers a 3% 30-day SEC yield.

WisdomTree U.S. High Dividend Fund ()

Many dividend strategies use fundamental weighting instead of market-cap weighting. Rather than assigning weights based on size, these indexes use metrics that are believed by academics to potentially deliver outperformance. DHS is a good example. It tracks the WisdomTree U.S. Dividend Index, which weights stocks based on the total cash dividends each company is expected to pay, not their yield.

That base weighting is then adjusted using a composite risk score based on value, quality and momentum factors. Companies that score well receive higher weights, while weaker names are scaled down. According to WisdomTree, the portfolio trades at a modest 15.9 times earnings, and after a 0.38% expense ratio, currently pays a 3.6% 30-day SEC yield with monthly distributions.

Schwab U.S. Dividend Equity ETF ()

On the surface, SCHD looks like a plain-vanilla, high-dividend ETF, offering a 3.3% 30-day SEC yield at a low 0.06% expense ratio. But the appeal runs deeper once you look at its underlying benchmark, the Dow Jones U.S. Dividend 100 Index. The process starts by screening for companies with at least 10 consecutive years of dividend payments, which helps filter for consistency and durability.

From there, it applies a composite ranking system that assesses free cash flow to total debt, return on equity, dividend yield and five-year dividend growth rate. It then selects the top 100 stocks that pass these checks. The index is rebalanced quarterly, with a full reconstitution each year designed to add new eligible companies and remove those that no longer meet SCHD’s index criteria.

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Fun fact, the date April 14 is no coincidence, as it refers to the numbers 4.14, the rounded first digits of Planck’s constant, “a fundamental constant at the heart of quantum physics,” notes MDPI, a Basel, Switzerland-based open scientific publishing platform.

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World Quantum Day comes at an opportune time for the industry, as multiple reports point to the giant strides it has made.

What’s Quantum Computing’s Growth Potential?

According to Persistence Market Research, the worldwide quantum computing market is valued at $698.6 million in 2026 and is expected to rise to $1.7 billion by 2033. That’s a compound annual growth rate of 13.7% over the next seven years.

Another headlining study from Fujitsu titled “Quantum Computing: From Experimentation to Strategic Positioning,” notes that the quantum computing industry is at a pivotal point, with “groundbreaking breakthroughs” ahead.

“Today, quantum computing remains in the research and proof-of-concept stage, with applications limited to toy problems that show potential rather than provide practical business value,” the Fujitsu report states. This year, “the focus will shift from simply counting qubits and technical demonstrations to building robust hybrid infrastructures, developing quantum-ready workforces, and forming the partnerships that will be important when fault-tolerant quantum computers emerge in the early 2030s.”

Industry observers say the days of sluggish momentum are over for the quantum computing industry.

“Capital is flowing, and the market is maturing,” says Jeremy Samuelson, executive vice president of AI and innovation at Integrated Quantum Technologies. “Buyers and investors are moving from ‘qubit counting’ to reliability, error correction and economic utility as the real gating factors.” In short, funding remains strong, but it’s becoming more focused where there’s credible technical and go-to-market execution.

How Soon Will Quantum Computing See Commercial Success?

When it comes to commercial timelines, Samuelson says the industry is seeing two divergent patterns emerge, depending on exactly what quantum computing experts mean by “commercial.”

“If by ‘commercial’ we mean paid pilots, government/defense adoption, early enterprise deployments and quantum-adjacent revenue, that’s happening now and accelerating,” he says. “If we mean broad, fault-tolerant, utility-scale quantum computing that beats classical systems on economically important workloads, then that’s still a 2030s story for most architectures.”

One key credibility anchor that quantum industry veterans are seeing is that timelines are being benchmarked more rigorously. “DARPA’s Quantum Benchmarking Initiative is explicitly designed to verify whether any approach can reach utility scale (value exceeds cost) by 2033,” Samuelson says. “That kind of independent validation is good for the industry, as it separates hype from engineering reality.”

With momentum on their side, investors are looking for an easy entry into the complex world of quantum computing through , with a burgeoning number taking off. These five quantum ETFs are making the biggest impression right now:

Defiance Quantum ETF ()

Assets: $4.1 billion Expense ratio: 0.4% One-year return: 88.4%

The Defiance Quantum ETF is a real outperformer, easily besting the Nasdaq-100 in 2024 and 2025, with a return of 50.5% against the Nasdaq-100’s 25.7% advance in 2024 and a return of 36.7% in 2025, nearly doubling the Nasdaq-100’s 20.8% gain.

It’s not a “quantum only” fund, with assets also steered into and semiconductor companies. The fund balances powerhouse technology stocks like Nvidia Corp. () and International Business Machines Corp. () with smaller quantum plays like IonQ Inc. () and D-Wave Quantum Inc. () to give investors a broad shot at some of the most profitable brands in technology, with some ballast attached if those smaller quantum stocks grow too volatile. Weighting is also roughly equal among all the fund’s stocks, with holdings ranging from 1.7% to 2% of the portfolio for the fund’s top 10 companies.

The fund is up 19% so far in 2026, well ahead of the Nasdaq-100’s roughly 7% gain. It’s up 88.4% over the past year, with an annualized 23.4% gain over the past five years. Plus, of all of the top 10 holdings, none are rated below “hold” by a consensus of analysts, with four “strong buys” listed in that group.

WisdomTree Quantum Computing Fund ()

Assets: $46.1 million Expense ratio: 0.45% Year-to-date return: 21.1%

Launched in October 2025, the WisdomTree Quantum Computing Fund is a new player in the quantum investment landscape that strips out many of the that other funds tend to hold. This means that you won’t have an unwanted overlap with other investments that you may already hold. You also won’t risk losing out on the upside if one of the ETF’s startups begins to rally.

After a pullback, this fund is in major rebound mode. There are risks with WQTM, especially given its low , but with the quantum industry growing so fast right now, it’s a decent risk to take. WQTM has no one-year performance number, but it is up 21.1% year to date, well ahead of its category.

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iShares U.S. Technology ETF ()

Assets: $21.1 billion Expense ratio: 0.38% One-year return: 63.8%

Another good way to spread some risk from quantum computing stocks is via BlackRock’s iShares U.S. Technology ETF, a larger fund with a broader focus on companies that have proven to excel in developing like quantum computing. This means that the fund holds positions in quantum tech development as well as electronics, software, hardware and the development of powerful .

The fund has been a solid producer for shareholders, returning 63.8% over the past year. Its three-year return is impressive, too, at 33.3% versus 27.7% for its category over the same period.

This means that you’ll get exposure to quantum computing firms alongside tech giants Nvidia (17% of the fund), Apple Inc. () (14%) and Alphabet Inc. (, ) (13%). Consequently, this ETF should be viewed as a more generalized fund than pure plays like QTUM and WQTM.

Trading around $213, the fund recently earned a “strong buy” rating from 112 analysts canvassed by TipRanks.com, with an average price target of $245, indicating a 15% potential upside.

State Street SPDR S&P Semiconductor ETF ()

Assets: $2.2 billion Expense ratio: 0.35% One-year return: 154.5%

This , with $2.2 billion in total assets, uses a passive management strategy designed to track the total return of the S&P Semiconductor Select Industry Index. That gives quantum computing investors indirect exposure through , as well as select quantum industry stocks. The fund pairs big-brand chip names like Marvell Technology Inc. (), with a $144.5 billion market cap, with smaller semiconductor plays like Lattice Semiconductor Corp. (), with a $16.4 billion market cap. In fact, about 75% of the fund is invested in non-large-cap technology stocks, which might be a selling point for growth-minded quantum computing and semiconductor investors but not for stability-minded tech investors.

The fund is reasonably priced with a 0.35% expense ratio, meaning XSD investors pay $35 annually on a $10,000 investment.

XSD is performing well so far in 2026, with the fund up 37% year to date versus 13% for its category, according to Morningstar.

Ark Autonomous Technology & Robotics ETF ()

Assets: $2.2 billion Expense ratio: 0.75% One-year return: 105.6%

At an 0.75% expense ratio, the Ark Autonomous Technology & Robotics ETF is one of the stickier quantum ETF price points, but you can’t argue with the results. On average, the fund has returned 21.8% annually over the past decade. Just check out the past three years, when ARKQ produced returns of 48.8% in 2025, 33.9% in 2024 and 40.7% in 2023, easily dusting its category numbers (7.6%, 16.5% and 21.4%, respectively).

Structurally, the mid-cap, Ark Autonomous Technology & Robotics ETF holds $2.2 billion in assets and aims to track long-term capital growth in the information technology sector.

Analysts note only about three to five of the fund’s holdings are directly in quantum computing companies, with Rigetti Computing Inc. () as a good example, but there’s a robust (and obvious) argument to be made that stocks like Alphabet, Nvidia and Amazon.com Inc. (), all held in ARKQ, operate directly in the quantum realm, too. It’s an actively managed ETF, and its management team isn’t shy about moving in and out of direct quantum computing industries. For example, ARKQ recently divested a significant position in Quantum-Si Inc. () in late 2025, so investors need to be aware of how quickly and regularly quantum stocks can come and go from the fund.

That’s OK if you seek a reliable, with a range of emerging technologies from the fields of quantum computing, AI and robotics. If that’s the case, ARKQ is a leader when it comes to picking firms with high growth potential in their respective fields.

How to Invest in Long-Horizon Tech Like QC

A practical framework for quantum exposure should incorporate key strategies, market experts say.

“Treat QC like frontier tech, not mature tech,” Samuelson advises. “Even specialist investors acknowledge QC won’t be replacing supercomputers in 2026, and industrial scale remains elusive. Expect volatility, longer timelines and frequent resets of market narrative.”

As with all emerging technologies, the quantum computing space is .

“Companies that have large supply chains or partnership relationships with countries or other international locations may face risk from tariffs, regulatory scrutiny or export restrictions,” says Martin Robinson, director and investment analyst at Amzonite, a hedge fund advisor for high-net-worth individuals. “All of these items can impact the cost, timeline and ultimately the market dynamics of a particular technology and should be taken into account when evaluating the overall direction of the sector.”

What to Look for in Quantum Computing Stocks or ETFs

Investors interested in gaining exposure to the quantum computing space should focus on companies or ETFs with a clearly defined research pipeline, robust partnerships, diversified technology applications and strong intellectual property. “Rather than trying to chase down the latest headline name, doing your research can help mitigate the risks,” Robinson says.

If you are new to quantum computing investing, thoroughly research the space, understand that it is a high-risk, long-term investment opportunity and consider spreading your exposure across multiple companies or ETFs to help mitigate volatility. “While quantum computing is a very interesting technology, it is essential to align your expectations with both the science behind the technology and the realities of the marketplace,” he says.

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Interest rates on home loans have risen since the beginning of the U.S. war in Iran. The Middle East conflict has put upward pressure on oil prices, which can make other items more expensive to manufacture and transport. The March consumer price index report found that inflation rose 3.3% year over year, which is the fastest pace since April 2024. Put simply, higher oil prices mean higher inflation — and higher inflation means higher interest rates.

Rates have trended lower in recent weeks, partly due to the ceasefire between the U.S. and Iran, which has decreased oil prices and bond yields. The ceasefire was extended Wednesday, and the direction of mortgage rates is likely to be influenced by the progress of peace talks.

Most experts expect over the next few years, stuck above 6% for the 30-year fixed term. Although there’s always the chance that something unexpected could happen in the U.S. economy that could send rates tumbling lower, it’s unlikely that rates will fall below 3% or even 4% in the foreseeable future.

Current Mortgage Purchase Rates

Here are today’s interest rates for conforming purchase mortgages by loan term:

— : 6.387%

— : 6.305%

— : 5.525%

— : 5.497%

— 7-year ARM: 6.404%

— : 6.842%

— 3-year ARM: 8.25%

And here are the current government-backed and nonconforming mortgage rates by loan type:

— : 6.339%

— : 5.513%

— : 5.421%

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Current Mortgage Refinance Rates

Here are today’s mortgage refinance rates:

— 6.478%

— 20-year fixed refi: 6.5%

— 5.477%

— 10-year fixed refi: 5.542%

Mortgage refinance rates tend to follow the same trends as mortgage purchase rates, although interest rates on a mortgage refinance are often a few basis points higher than on purchase mortgages.

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Mortgage Rate Trends in 2026 So Far

collects weekly mortgage rate data, which can help provide context for mortgage borrowers on how and why mortgage rates change over time. Since the mortgage giant began collecting data in 1971, the median mortgage rate is 7.24%.

The 30-year fixed rate of 2.65% in January 2021, driving up demand for purchase and refinance mortgages. Since then, mortgage rates rose to nearly 8% in October 2023 before coming down to around 6.5% currently. Still, that’s nothing compared with the record high of 18.63% recorded in 1981.

You can use the interactive mortgage rates graph below to see how 30-year fixed interest rates have changed so far in 2026, .

[CHART]

Mortgage Monthly Payment Calculator

Your mortgage interest rate is just one aspect of your monthly housing payment. You’ll need to carefully consider how your home’s purchase price will impact your budget so you don’t buy more house than you can comfortably afford.

The mortgage term — or the length of your loan — will also significantly influence your monthly payments. Most borrowers opt for a 30-year fixed mortgage, which can keep monthly payments affordable because they are spread over a long repayment term. But if you can afford the higher monthly payments of a 15-year mortgage, it can save you tens of thousands of dollars in interest payments over time.

You’ll also need to consider property taxes, home insurance, homeowners association fees and , if applicable. You can use the calculator below to run the numbers for your financial situation.

[CALCULATOR]

How to Shop for a Mortgage

The mortgage rates we display on this page are national averages from lenders as provided to U.S. News by Zillow, not necessarily the exact rate you’ll receive. Mortgage rates fluctuate throughout the day, and some lenders may be able to offer more favorable pricing for your situation than others.

“With spring homebuying season in full swing, aspiring buyers should remember to shop around for the best mortgage rate, as they can potentially save thousands of dollars by getting multiple quotes,” says Sam Khater, chief economist at Freddie Mac, in a statement.

Here are a few tips to help you shop for the lowest mortgage rate possible for your financial situation:

— Get your finances in order. Collect the documents you’ll need to apply for a mortgage using . You should also check your credit score and get a copy of your credit report to see where you stand.

— Apply through three to five lenders. Be sure to consider different loan types (such as ) as well as different types of lenders (like online lenders versus credit unions). Keep your rate shopping to a two-week window to minimize the negative impact to your credit score.

— Compare loan estimates. This document will outline the loan’s costs, including origination charges, lender credits, discount points, as well as the loan’s interest rate and or APR. The APR includes the interest rate as well as any fees, making it a holistic way to compare the cost of multiple loan offers.

Check out this from the Consumer Financial Protection Bureau to get a better idea of what to expect when comparing loan offers.

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But what levels of care does assisted living offer and who is each level designed to support?

Here, we’ll break down the common care levels in assisted living communities to help you determine how best to take advantage of the benefits this can offer older adults.

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What Is Assisted Living?

Assisted living communities aim to preserve your loved one’s independence while providing support for , including:

— Medication management

— Bathing

— Dressing

— Toileting

— Emergency assistance

They also generally keep an eye on your loved one, making sure they’re eating well and engaging with other residents.

“When home care is no longer an option, assisted living can be a godsend,” says Dr. Elizabeth Landsverk, a geriatrician based in the San Francisco area. She offers an online telemedicine, education and support resource for eldercare professionals, and families.

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Levels of Care in Assisted Living Communities

No two are exactly alike, but many offer up to five levels of care in assisted living.

Quick check: Which level matches your needs?

Level 1: No assistance

Also sometimes called , this lowest level is for seniors who don’t need daily assistance. At this level, older adults effectively live independently and manage their own affairs, but they have access to assistance and support if they need it. For example, this resident may benefit from reminders to take their as directed. Or, when a resident needs assistance with a complicated task — like programming a new smartphone or setting up a new television — staff can lend a hand.

This resident is ; they may still be working or volunteering and can drive off campus as they wish. Their decision to join the community is often driven by a desire for social contact and and access to age-appropriate activities or to alleviate the demands of maintaining a home.

Access to communal meals and also enables the resident to pursue other interests and reduces the burden of managing dietary needs, shopping and meal preparation.

Level 2: Low or minimal assistance

Adults residing in this are still largely mobile and don’t require ongoing supervision, but they typically need support with one of the ADLs, such as bathing or dressing. This resident may also benefit from more contact with staff and other residents.

For example, if they , more frequent check-ins may prevent a slide into , which often leads to more intensive care needs.

In addition, residents at this assisted living care level typically show signs of difficulty with some of the more complex ADLs. For example, a resident may have lost some dexterity due to and may need help opening pill bottles or buttoning a shirt. Many also benefit from reminders about:

— Meal times

— When to take medications

— How best to manage personal hygiene

Level 3: Moderate assistance

Residents who’ve progressed to this level of care typically retain some mobility and but likely need assistance or supervision with most or all ADLs. For example, a resident at this level might be able to dress on their own but need staff to help them with bathing.

Residents in the moderate assistance tier often struggle with meal preparation or remembering to take medications, and they can still benefit greatly from social interaction and activities with staff and other residents.

Level 4: Full assistance

What is the highest level of care in assisted living? In many facilities, it’s Level 4. At this level, residents may not be mobile and may need near-constant support.

The care can look similar to that provided in a but it is not medical in nature. Rather, the services offered focus on helping the resident do what they still can for themselves, whether that’s eating with a fork, brushing their hair or participating in a group craft project according to their ability.

Level 5: Memory care

Communities that offer often list it as a separate level because of its specialized nature.

In , the Level 5 resident is a patient with dementia or another type of cognitive impairment who is unable to care for themselves.

At this level, residents receive ongoing support and supervision based on their needs. Care typically covers all ADLs and is administered by staff who have been specially trained in techniques to assist people with and other cognitive impairments.

“Dedicated memory care ‘neighborhoods’ are generally equipped to care for a senior through and dementia with the various behaviors associated with those diseases,” explains Haidy Andrawes, center administrator at Park Vista Assisted Living in Fullerton, California.

Communities that cater to memory care patients may further stratify the levels of care in assisted living on offer. Some may have specialized tiers designed to support people with:

—

— Other types of dementia

—

— Other conditions that lead to cognitive decline

Since these conditions are progressive, patients in earlier stages of these diseases typically need less hands-on support than people with advanced dementia. As those needs advance, staff will provide more direct, hands-on care to residents.

What Is Enhanced Assisted Living Care?

Some assisted living communities offer an additional tier of care sometimes called “enhanced assisted living care.” This type of personalized care features medical support, such as nurses or checking in regularly. This level of care in assisted living is aimed at supporting residents with complex medical needs.

This care is similar to but still less intensive than what’s typically found in . It may also share some similarities with memory care, as people with dementia and other progressive, chronic conditions may benefit from more intensive medical intervention before needing to move to a .

A key difference between enhanced assisted living care and more conventional assisted living is the staff-to-patient ratio. Residents in an enhanced assisted living situation typically have more direct contact with staff, and those workers may have additional training to better manage medically complex residents.

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How Do Assisted Living Communities Make Care Assessments?

Assisted living communities typically use a formal evaluation process to determine the appropriate level of care for a prospective resident. These assessments may consider a wide range of factors, such as:

— Whether the senior has any medical conditions or chronic diseases that require daily intervention

— Whether the senior is experiencing any loss of cognitive function

— How well the senior is able to communicate needs and preferences

— Whether the senior is able to perform any or all ADLs without assistance

— How involved family members plan to be while the senior is in assisted living

These assessments are made in several ways, including:

— Observation of how they engage with others and perform tasks

— Reports from any (family or a home health aide, for example) who have been involved in the senior’s care previously

— The senior’s doctors or other health care providers

— A physical exam that checks mobility and fine motor skills

— Questioning and evaluation for mental health challenges or or reasoning ability

Once staff at the assisted living facility have evaluated the senior, they can draw up a personalized care plan that caters to their specific needs.

You can also bring in a to aid in the assessment process, says Jenny Munro, executive director of The Heritage at Fox Run, a senior living community in Council Bluffs, Iowa, that’s part of Heritage Communities based in Omaha, Nebraska.

Geriatric care managers have varied educational and professional backgrounds with a specialized focus on issues associated with , Munro adds. Through consultation, assessments and , care coordination and , these senior care professionals can help develop the right approach for your loved one.

How Assisted Living Levels of Care Affect Cost

Generally speaking, the more care you need, the more it will cost. Pricing, however, can vary, depending on the type of facility, location and which services are used.

The median in the U.S. is $6,200per month, according to . Memory care costs, such as in Level 5, tend to be higher than assisted living because of the specialized care and staff training. U.S. News estimates that the average is $7,645 per month.

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