Current Mortgage Rates: Compare Today's Rates

Current Mortgage Rates: Compare Today's Rates

Mortgage rates are leveling off after climbing steadily since the beginning of the year. Although rates reached historic lows during the COVID-19 pandemic, they quickly reached their highest levels since 2008 earlier this year. Interest rates have been increasing in response to surging inflation, which is at its highest point in four decades, as well as the Federal Reserve raising rates multiple times for the first time since 2018. The Fed raised interest rates by 0.75 percentage points for the second time in July, one of the largest rate hikes since 1994.

Higher interest rates have significant implications for home buyers, especially as home prices remain sky-high. Higher mortgage rates, even by a few tenths of a percentage point, can add tens of thousands of dollars over the life of your loan. Higher rates shouldn't discourage you from buying a home, however. Even though rates have escalated, it's still a great time to lock in a mortgage rate, since rates are still historically low overall. Although rates crept back up and are now hovering in the mid-to-upper 5% range, generally speaking, in a rising rate environment, the sooner you act, the better, because it can help you secure a lower rate. 

"Mortgage rates have bounded more than 2 percentage points higher since the end of last year, one the largest and fastest increases ever seen," said Greg McBride, chief financial analyst at CNET's sister site Bankrate.

Here's everything you need to know about mortgage rates and how they work. 

What is a mortgage rate?

Your mortgage rate is the percentage of interest a lender charges for providing the loan you need to purchase a home. The interest helps cover the costs associated with lending money -- and there are multiple factors that determine the rate you're offered. Some are specific to you and your financial situation and others are influenced by macro market conditions, such as the overall level of demand for loans in your area or nationwide.

What factors determine my mortgage rate?

The factors that most often determine a mortgage rate are your credit score, the property's location, the size of the down payment, the terms of the loan and the type of loan. 

"A lot of mortgages are [paid back in 360 payments] over 30 years. Shorter-term loans, like 10, 15 or 20 years have lower interest rates," says Clint Lotz, president and founder of the predictive credit tech company TrackStar. "A larger down payment means a lower interest rate; if a homebuyer can make the 20% down payment, that's great, but if not, lenders will usually require the buyer to purchase PMI: private mortgage insurance."

In addition to the loan term, the loan type will impact your interest rate. Some loans have a fixed interest rate for the entire life of the loan, while others have an adjustable rate -- which could result in significantly higher payments down the road. 

Current mortgage and refinance rates

We use information collected by Bankrate, which is owned by the same parent company as CNET, to track daily mortgage rate trends. The above table summarizes the average rates offered by lenders across the country. 

What credit score do you need to get a mortgage?

Most conventional loans require a credit score of 620 or higher, but Federal Housing Administration and other loan types may accommodate lenders with scores as low as 500, depending on your down payment. If you have a high credit score, you may be offered a lower interest rate and more modest down payment. Improving your credit score before applying for a mortgage can save you money even if you already qualify for a loan.

"Credit is the biggest factor in interest rates on both mortgages and all other lending products, so making sure credit balances are below 30% is key to maximizing a credit score," says Lotz. "If a person finds errors on their credit report, they should dispute them to ensure the most accurate history."

What is annual percentage rate, and what does it mean for mortgages?

Your annual percentage rate is a key factor in choosing a mortgage. The Federal Open Market Committee lowered the US prime rate in 2020, which paved the way for today's relatively low rates: The interest rate offered to you by a lender is based on the prime rate plus whatever premium the institution decides to charge you, based on your financial situation.

How does the APR impact principal and interest?

Most mortgage loans are based on an amortization schedule: You'll pay the same amount each month for the life of the loan even though the generated interest will be highest at the beginning of the loan and will taper as the principal decreases. (Your amortization schedule will show how much of your monthly payment goes to interest and how much pays down the principal of the loan.) Ultimately, most borrowers appreciate the convenience of a fixed, predictable monthly payment. 

What else can impact my rate? 

Getting a good mortgage rate has to do with building credit but also managing it well, including saving for a down payment and keeping additional savings on hand to cover unexpected expenses. 

In most cases, you don't want to stretch so far with your down payment that you are left without cash reserves when you move into your home, and keeping some liquid savings may help your lender's confidence in your ability to pay back the loan, potentially lowering your rate.

"Banks are very keen on making sure that borrowers have sufficient savings in reserve post-closing. A good rule of thumb is six months of mortgage/tax and insurance for loans under $750,000 and 12 months for jumbo loans," says Melissa Cohn, an executive mortgage banker at Connecticut-based William Raveis Mortgage.

Keep in mind that credit scoring services like FICO adjust your credit based on mortgage inquiries; Lotz has a good piece of advice for those who are shopping around for the best rate at different lenders.

"The FICO company allows multiple mortgage inquiries within a 10-day period to be counted as one," says Lotz. "This allows a borrower to compare offers and rates from different lenders, but borrowers need to make sure they are within that one-day window, otherwise their scores will start to go down from excessive inquiries."

Shopping mortgage rates

Mortgage lenders often publish online their rates for different mortgage types, which can help you research and narrow down which lenders you apply to for preapproval. Shopping around is an important part of the process. And it's often a mistake to rush the process.

"The best rate [should be considered] -- but as important, the best service and with a reliable lender who can close the promised rate," says Cohn. "It's one thing -- especially right now -- to get quoted a rate. It's a very different matter of closing it in a timely fashion."

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Home equity line of credit heloc rates for september 2022 holiday home equity line of credit heloc rates for september 2022 movie home equity line of credit how does a home equity line of credit work home equity line of credit home equity loan home equity loan rates wells fargo home equity loan home equity loan requirements

Home Equity Line of Credit: HELOC Rates for September 2022

Home Equity Line of Credit: HELOC Rates for September 2022

A home equity line of credit, or HELOC, is a loan that allows you to borrow against the equity you've built up in your home and functions like a credit card. It provides an open line of credit that you can access for a certain amount of time (usually 10 years). During that time, you're only required to pay back the interest on money you've withdrawn, which means you can borrow a large amount of money for an extended period of time while only making minimum monthly payments.

HELOCs can be a good option because they have lower rates than most credit cards, personal loans, home equity loans and mortgage refinances. But HELOCs are also risky because they're secured loans, which require collateral to obtain financing: Your home serves as the collateral, so if you're unable to pay back the money you've withdrawn, you could lose your house. In addition, HELOCs have variable interest rates that mean your rate can go up or down with the market, so you won't always have a predictable monthly payment.

We'll walk you through how a HELOC works, how to decide if it's the right option for you and how it stacks up against other loan types.

Current HELOC rate trends

Right now, the average interest rate for a HELOC is 6.5%, according to Bankrate, which is owned by the same parent company as CNET. Anything below the average rate is typically considered a good rate for HELOCs. 

Interest rates for HELOCs are variable and largely determined by the benchmark interest rate, which is set by the Federal Reserve. So far this year, the Fed has raised the benchmark interest rate four times and has signaled it will continue raising rates throughout 2022. Interest rates for HELOCs tend to be lower than mortgage rates and other home equity loan rates, which is one of the benefits. They also usually have introductory periods during which they offer an even lower rate for a certain amount of time. 

What is a HELOC?

A HELOC is a home loan that allows you to tap into your home's equity over an extended period of time. You can find out how much equity you have in your home by subtracting your remaining mortgage balance from the house's current market value. So if your house is worth $500,000 and you have $300,000 left to pay off on your mortgage, you would have $200,000 in equity. Typically you can borrow up to 85% of your equity — in this case, that's $170,000.

A HELOC functions as a revolving line of credit that you can continually access. The time period when you can draw money from your line of credit is called the draw period, and it's usually 10 years for HELOCs. This could be a good option if you need access to money, but aren't sure how much you'll need (or when you'll need it). HELOCs also tend to have lower interest rates than other types of home loans or personal loans.

If you need cash for home improvements or to pay higher education costs like tuition, a HELOC can be beneficial because you can repeatedly withdraw money over the course of your loan term. Plus, you only have to pay interest on the money that you withdraw. So, if you're approved for a HELOC of $100,000 and only withdraw $25,000, you'll only pay interest on the $25,000. 

How do HELOCs work?

Since HELOCs work like a line of credit, during the draw period you can take out money as many times as you need via check or a debit card, as long as it's below your total HELOC loan amount. You must also make minimal monthly payments, typically just for the interest that accrues during the draw period. As you repay your HELOC, this money is added back to your revolving balance (so you can continue to withdraw funds).

Once the draw period comes to an end you enter the repayment period, which usually lasts between 10 to 20 years. At this point, you cannot take more money out of your HELOC. Once you're in the repayment period, your monthly payments will go up because you must start paying back the principal (the amount you withdrew) in addition to the accrued interest.

Pros of a HELOC

• Lower interest rates: HELOCs typically have lower interest rates than other home equity loans, personal loans or credit cards. 
• Long draw and repayment periods: Most HELOCs let you withdraw money for as long as 10 years, and then offer an even longer repayment period (usually up to 20 years).
  
• You can take the money in installments: You don't have to use all of the money available at once, and you only have to pay interest on the funds you withdraw.
  

Cons of a HELOC

• You have to use your own home as collateral: If you default on a HELOC or can't make your payments, you could lose your home. When you put a house up as collateral and cannot repay your loan, the bank or lender can foreclose on your home, which means they can take ownership of your house in order to make up for the money they lost. 
• They have variable interest rates: Your initial interest rate may be low, but HELOC rates are variable and not fixed. This means they can fluctuate depending on what's happening with the economy and the benchmark interest rate. This means your monthly payments are not predictable and can fluctuate over the course of the loan. While there are fixed-rate HELOCs, they are less common and are considered a hybrid between a HELOC and a home equity loan.
  
• There may be minimum withdrawal amounts: Some HELOCs have minimal initial withdrawal amounts, which could lead you to taking out more money than planned (and having to pay back more than planned).
  

HELOCs vs. home equity loans

HELOCs and home equity loans both allow you to borrow against the equity you've built up in a home. With both, you take out a second home loan in addition to your mortgage. Your home is also used as collateral to secure either type of loan. A home equity loan, however, offers a lump sum of cash that you pay back in fixed monthly installments. A HELOC, on the other hand, approves you for a set loan amount and then allows you to withdraw only what you need, when you need it.

A HELOC has a variable interest rate, whereas home equity loans are fixed-rate loans. This means, you'll have a more predictable monthly payment with a home equity loan. HELOCs are much more flexible, but your monthly payments can be more unpredictable since your interest rate can fluctuate. With a HELOC, you need to make sure you can afford your monthly interest payments if your rate shoots up.

A HELOC is better if

• You need access to credit for an extended period of time (usually 10 years)
• You need more time to repay the loan amount
  
• You want the flexibility to withdraw your money in installments and not all at once
  

A home equity loan is better if

• You want a fixed interest rate
• You want a predictable monthly repayment schedule
  
• You want one lump sum of cash and know exactly how much money you need

HELOCs vs. cash-out refinances

A cash-out refinance is a different type of loan than a HELOC: You are quite literally cashing out the equity you've built up in your home over the years. It replaces your current mortgage with a new mortgage equal to your home's value, and allows you to cash out the amount you've built in equity. If your home is valued at $300,000 and you still owe $100,000 on a mortgage, the difference of $200,000 is your home equity. Lenders often let you cash out 80% of your equity ($140,000 in this case).

With a HELOC, you're also cashing out your equity, but you are taking out an additional loan alongside your current mortgage. So, you will have to make your monthly mortgage payments in addition to repaying your HELOC each month. With a cash-out refinance, you are only responsible for your mortgage payment every month. However, your mortgage payment will be more expensive because you added more money onto your mortgage when you cashed out your equity.

A cash-out refinance offers you this equity in a lump sum, whereas a HELOC lets you draw on your equity in installments and offers a yearslong line of credit.

A HELOC is better if

• You need access to credit for an extended period of time (usually 10 years)
• You need a longer loan repayment period
  
• You want to the flexibility to withdraw your money in installments
  

A cash-out refinance is better if

• You want to refinance your mortgage to a lower interest rate or shorter term
• You want one one lump sum of cash and know the amount
  
• You want one fixed monthly mortgage payment
  

FAQs

What is a good HELOC rate?

Anything below the average rate is typically considered a good rate for HELOCs. Currently, the average interest rate for a HELOC is 6.5%, according to Bankrate. 

How do I qualify for a HELOC?

To qualify for a HELOC, you must have good credit, at least 15% to 20% equity in your home and a debt-to-income ratio that does not exceed 43%. (Your debt-to-income ratio is your total monthly debts divided by your gross monthly income.) So, if you make $4,000 a month before taxes and pay $1,500 in debts each month, your DTI would equal 37.5%. The lower your DTI, the better your approval chances.

If you have good or excellent credit, you could lock in a lower HELOC rate closer to 3% to 5%. If you have below average credit expect to pay rates closer to 9% to 10%. Lenders usually want to see at least a 620 credit score or higher. You can be denied for a HELOC if you don't have a high enough credit score or income. You can also be denied if you don't have enough equity built up in your home. Most lenders require at least 15% to 20%. 

What can I use a HELOC for?

You can use your line of credit for almost anything, but HELOCs are typically best for people who need access to available credit over a long period of time or who will be making recurring withdrawals. For example, HELOCs are good for home improvement projects that could potentially take years or higher education expenses like tuition.

How do I apply for a HELOC?

You have to be approved for a HELOC by a bank or lender just like with your mortgage. You will need to provide financial documents like pay stubs and information about your home's value, like your loan-to-value ratio. Lenders will also run a credit check before approving you. 

In some cases, you may need to have your home appraised to confirm its current market value. It's important to interview multiple lenders to compare rates and fees in order to find one who will give you the best rates. Some experts recommend starting with the bank or lender that already holds your mortgage, but shopping around can help you compare offers. 

More mortgage tools and resources

You can use CNET's mortgage calculator to help you determine how much house you can afford. The CNET mortgage calculator factors in variables like the size of your down payment, home price and interest rate to help you figure out how large of mortgage you may be able to afford. Using the CNET mortgage calculator can help you understand how much of a difference even a slight increase in rates can make in how much interest you'll pay over the lifetime of your loan.

Compare mortgage rates:

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When COVID-19 is no longer a pandemic: How our reality changes

When COVID-19 is no longer a pandemic: How our reality changes

This story is part of The Year Ahead, CNET's look at how the world will continue to evolve starting in 2022 and beyond.

In April 2021, I pitched a story idea to my editors: "How to cope with post-pandemic anxiety." As vaccines became widely available, I pictured parties with no masks, handshakes with no fear and all the other markers of a world going back to "normal." In this imminent post-pandemic future, I thought my biggest challenge would be re-adjusting to life outside my cocoon.

Half a year and several new COVID variants later, it has become clear that the very concept of "post-pandemic" requires re-examining. For starters, it's not clear what it means for a pandemic to end -- even scientists disagree on where to draw the line. And across the nation and world, there are wildly varying levels of coronavirus spread, vaccination rates and mitigation measures. In one state, day-to-day life may certainly feel post-pandemic, with little mask-wearing or social distancing. In a neighboring state, COVID may very much feel like a constant presence still.

Perhaps "post-pandemic" is like art: You know it when you see it. But however you define the end of the COVID pandemic, one fact remains true: It continues to escape our grasp. New, more transmissible variants push the light at the end of the tunnel back further and further, as does hesitancy around vaccines, and other factors. 

You can take heart in the fact that pandemics do, by nature, come to an eventual end. But not in the way that you think. When I pictured post-pandemic life in April 2021, I pictured the threat of COVID going away entirely, like one big switch flipped across the whole world at once. But the end of a pandemic isn't sudden, grand or neat. In fact, experts now believe that COVID will always be with us -- just not in pandemic form. And the pandemic will continue to shape our lives in some ways, even after it's over.

Here's what the end of the COVID pandemic will really look like, how we can get there, and what you can expect life to look like afterward.

How pandemics like COVID-19 end

Francesco Carta/Getty Images

There are a few ways that a pandemic can potentially end. The disease can be eradicated completely: zero cases, anywhere in the world, ever again. We can reach herd immunity, when enough people in a certain region are immune to the disease that it's eliminated there (that's what happened in the US with measles). Or the disease could become endemic: it continues circulating at a predictable baseline level, but is no longer a major health threat to most people.

With COVID, our best bet is the latter scenario, according to current expertise. In a January 2021 Nature survey of over 100 immunologists, virologists and infectious disease researchers, almost 90% said they think the coronavirus will become endemic. Herd immunity is an increasingly unrealistic goal, and eradication is unlikely -- throughout recorded history, only two diseases have ever been eradicated: smallpox and a cattle virus called rinderpest. Even the plague is here to stay.

"When SARS-CoV-2, the virus causing COVID-19 first appeared, it was new, unexpected, and quickly spread around the world," Mackenzie Weise, an epidemiologist with Wolters Kluwer Health, tells CNET. "It's realistic to think that circulation of the SARS-CoV-2 virus won't just suddenly end."

The good news: Living with an endemic disease is strikingly different from living in a pandemic. Just take the flu. The H1N1 virus that caused the Spanish flu pandemic killed more than 50 million people from 1918-1919. That virus never really went away -- it's the genetic ancestor of the seasonal influenzas that still circulate every year. But the flu now results in far fewer deaths, and it impacts our lives in a more manageable way. 

"If [COVID] becomes endemic, it'll be like the flu," says Dr. Robert G. Lahita, director of the Institute for Autoimmune and Rheumatic Disease at St. Joseph's Health and author of the upcoming book Immunity Strong. "There'll be a spate of deaths every year in the US from the novel coronavirus or COVID, and there will also be deaths from flu, influenza, which there are every year."

We learned to live alongside the flu with a delicate balance of precaution and treatment, and we can one day do the same with SARS-CoV-2.

What life in a post-pandemic endemic world looks like

Living with the endemic version of COVID may look a lot like the post-pandemic world I envisioned back in April 2021. Mask mandates, social distancing, stay-at-home orders, travel restrictions and other mitigation measures will disappear in most places.

"I think that we will remove our masks and remove social distancing and go back to normal once this virus goes away," Lahita says. "And it will go away, but it will be with us in some form forever. The pandemic will go away."

COVID vaccines will still be necessary, possibly every year like the flu shot, Lahita says. They'll be especially important for people who are vulnerable to severe illness, like immunocompromised people and the elderly. Vaccine mandates may be here to stay, too -- the COVID vaccines could, for example, join the list of immunizations that children and teens are required to get in order to attend school. (So far, only California and Louisiana have gone that route.)

Getty Images

One sign that we've reached endemicity is that hospitalizations and deaths stay at a constant level, which health care services can predict and manage, and which the public considers an acceptable risk. As with other endemic diseases like the flu, COVID's impact on individual people will vary. To some of us, flu season is no big deal. To others, it's a risky and scary time. 

And truthfully, it would help if we kept wearing masks, washing our hands religiously and using other preventive measures against both flu and COVID, even after the pandemic stage. But in reality, only a small group of cautious people are willing to keep taking those steps once they're not required. For most, the cost of fear and isolation is too high.

"There's always the subset of the population that becomes very anxious and very obsessive. Those people will continue to wear masks and will socially distance and avoid groups and gatherings and restaurants and theaters and so on. There's always that subgroup," Lahita says.

Similarly, there will continue to be many people who hesitate to get a COVID vaccine. "Even when it becomes endemic and no longer a pandemic, people will still be arguing about not getting injected with antigen or with messenger RNA to protect them," Lahita says.

How we get there, and when

Boston Globe

"The ideal scenario toward endemicity is that enough people receive immune protection in order to significantly reduce ongoing transmission, severe illnesses, hospitalizations and deaths," Weise explains. 

There are two ways to get immune protection from COVID: get vaccinated, or recover from a coronavirus infection. Of those two, it's easy to see why vaccination is the ideal route. "Because COVID-19 vaccines are extremely effective at preventing all the above, vaccine-induced immunity is the only logical path towards this goal," Weise says. As we've seen over and over in the last two years, battling a COVID infection is unpredictable and can have fatal outcomes in otherwise healthy people.

Weise continues: "I'm optimistic that we can reach a point when COVID-19 isn't a severe threat to most people, but we desperately need more people to step up and get vaccinated." To be more specific, Lahita predicts that at least a 50% vaccination rate in most countries would be necessary for endemicity to occur.

Because vaccines play such a crucial role in ending the pandemic, public health officials are working hard to get them into everyone's hands (or arms). But the pharmaceutical industry hasn't made it easy. Moderna and Pfizer, which have two of the most effective vaccines against COVID-19, have refused to share their mRNA technology with other companies or scientists. Meanwhile, high-income countries have been accused of "hoarding" vaccine doses and have failed to follow through on promises to donate enough extras to poorer countries to bridge the gap, despite pleas from the World Health Organization. 

Robyn Beck/AFP/Getty Images

As of this writing, only 3.7% of people in low-income countries have been fully vaccinated, compared to 69.1% in high-income countries. But even the US, with plenty of doses to go around, has struggled to meet goals for vaccination rate as a result of people who are vaccine-hesitant or resistant. As of the end of December, more than 65% of the US population ages 5 and older is fully vaccinated.

Their unvaccinated status has an impact on everyone, Weise explains: "The problem is that viral transmission is sustained among susceptible [unvaccinated] persons, and we can't anticipate how or where these people may interact with one another, or even with vaccinated persons to perpetuate further spread."

The more that the virus spreads, the more that it mutates into new variants, each of which has the potential to be more transmissible, more deadly, or more resistant to current vaccines. And unlike man-made vaccines, viruses know no borders.

With the majority of the world still not fully vaccinated, the end of the pandemic still feels like a long way off to many experts. "Eventually, I think that the virus will be controlled. It may take years, however, for that to happen, because of the unvaccinated masses," Lahita says.

It's also important to note that endemicity won't happen everywhere at once. Some places will reach this stage sooner, depending on vaccination and infection rates. New York City may be among the first cities in the US to get there, thanks to high rates of immunity from vaccines and prior infections. 

If the coronavirus continues to have such disproportionate impacts, it could become similar to malaria or HIV: the pandemic will be "over'' in richer countries, but still a deadly force in others. If that's the case, the WHO could downgrade it to an epidemic (like a pandemic, but not worldwide).

Has COVID-19 changed us for good?

Luis Alvarez/Getty Images

Even after the pandemic ends, its society-wide effects may stay with us in ways that we can't predict quite yet. In addition to millions of lives lost, the pandemic created challenges and disruptions to every imaginable part of life, leading to a mental health crisis and collective trauma that will likely persist long after it's over.

But the long-term legacy of the COVID-19 pandemic may not be all negative. Past pandemics have led to new habits that improved health for years to come. Screen doors, for example, were popularized as a way to prevent malaria and other mosquito-borne diseases. The AIDS pandemic shifted condom usage into the mainstream, and the tuberculosis epidemic led people to stop sharing drinking cups and spitting in public. Some pandemics have also led to sweeping improvements in economics, education, housing and public health.

Will similar changes happen after COVID? In the University of California, Berkeley's World After COVID project, 57 scientists shared predictions about how the COVID-19 pandemic may change society, in both positive and negative ways. Their positive forecasts included greater solidarity, renewed social connections, and a greater effort to address our world's structural inequalities. 

Many experts in Berkeley's study also pointed to the embracing of technology, which played an unprecedented role in our lives when COVID-19 kept us indoors. During the pandemic, tech innovations like virtual reality and QR codes took on new life, not to mention the explosion in remote work and telehealth.

Similarly, in a Pew Research survey of 915 "innovators, developers, business and policy leaders, researchers and activists," almost all respondents agreed that we'll be living in a much more tech-driven society after the pandemic: a "tele-everything" world, with all its pros and cons. 

Remote work is likely here to stay, but that doesn't mean offices are doomed to disappear. Surveys show that most office workers would prefer not going back to the office full-time, but their bosses feel the opposite. If Australia's reopening is any indication, there won't be one single path forward -- instead, different companies will take different approaches, and we'll live with a mix of remote, in-office and hybrid work setups.

One thing the COVID pandemic has taught us is that you really just never know. The crisis exposed how delicate our regular routines are, on both an individual and a global scale. We've seen how difficult and yet surprisingly doable it is to adjust to a new normal, and how disarming it is not to know what to expect. Even experts aren't fortune tellers, and no one can say for sure when the pandemic will be declared over, or what will happen in the years to come.

The pandemic will continue to surprise us, even after it's over. But first, we have to get there.

The information contained in this article is for educational and informational purposes only and is not intended as health or medical advice. Always consult a physician or other qualified health provider regarding any questions you may have about a medical condition or health objectives.

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Microsoft Windows 10 review: Microsoft gets it right

Microsoft Windows 10 review: Microsoft gets it right

When Microsoft unveiled Windows 10 in 2015, it delivered an elegant operating system that could -- for the first time -- fulfill the potential of each modern computing form factor. Equally proficient on a touchscreen tablet, laptop, or conventional desktop PC, Windows 10 resuscitated the operating system's best features while setting the stage for Microsoft's ongoing innovation streak that includes idiosyncratic products like the Surface Pro 4, Surface Book and, more recently, the Surface Studio -- a desktop PC for artists and designers in need of high-end horsepower and display -- and the Surface Dial, a touch-friendly dial designed to facilitate fine contextual controls.

Late 2016 update

The next generation of the popular Surface tablet, the rumored Surface Pro 5, is expected to appear in the spring of 2017 -- timing that may coincide with the rollout of the next version of Windows, a free update scheduled for the first half of 2017. Windows "Creators Update" will introduce 4K video game streaming and support "augmented reality," bringing 3D capabilities to legacy applications such as Paint and PowerPoint. It will support 3D rendering for Microsoft's HoloLens technology, which will be incorporated into forthcoming devices from Acer, Lenovo, Dell, HP and Asus. And it will enable a virtual touchpad that lets you control external monitors from tablets, without need for a mouse.

It's worth mentioning that Apple delivered its own operating system overhaul in September 2016. MacOS Sierra added some new features inspired by its own mobile operating system. And though Apple clearly wishes to continue the integration of Macs and iOS products, providing additional incentives to keep your hardware inside Apple's walled garden, it's not always a perfect fit. In fact, the new MacBooks announced in early October 2016, equipped only with USB-C ports, can't connect to the new iPhone 7 and its Lightning Connector, without an adapter.

Editors' note: The original Microsoft Windows 10 review, first published in July 2015, follows.

Windows 10 is the Goldilocks version of Microsoft's venerable PC operating system -- a "just right" compromise between the familiar dependability of Windows 7, and the forward-looking touchscreen vision of Windows 8.

This new Windows, available as a free upgrade for existing Windows 7 and Windows 8 noncorporate users, is built from the ground up to pursue Microsoft's vision of a unified OS that spans all devices without alienating any one platform. It's an attempt to safeguard Microsoft's crumbling software hegemony, assailed on all sides by Google and Apple. And it's a vision of the future as Microsoft sees it, where a single user experience spans every piece of technology we touch. Welcome to Windows as a service.

Yes, this new OS is chock-full of fresh features. To name just a few: a lean, fast Internet Explorer replacement called Edge; Microsoft's Siri-like voice-controlled virtual assistant, Cortana; and the ability to stream real-time games to your desktop from an Xbox One in another room. (And in case you're wondering: there is no "Windows 9" -- Microsoft skipped it, going straight from 8 to 10.)

Windows 10 bridges the gap between PC and tablet. Nate Ralph/CNET

But Windows 10 is also the end of a long, awkward road that began with the release of Windows 8 in 2012, when Microsoft tried to convince a world of keyboard and mouse wielders that touchscreens were the way to go -- or else. Ironically, in 2015, the PC hardware for that touchscreen future is now here -- everything from 2-in-1s such as the Lenovo Yoga line to convertible tablets with detachable keyboards, like Microsoft's own Surface. And Windows 10 smoothly lets users transition from "tablet" to "PC" mode on such devices like never before.

For the rest of the PC universe -- including those who still prefer good old-fashioned keyboard and mouse navigation -- Windows 10 is a welcome return to form. The Start menu, inexplicably yanked from 8, is back and working the way you expect it to. Those live tiles from the Windows 8 home screen still exist, but they've been attached to the Start menu, where they make a lot more sense. And the fiendishly hidden Charms bar has been morphed into the more straightforward (and easier to find) Action Center.

As always, there are some quibbles and gripes with the end product, but all-in-all -- after living with Windows 10 for months -- I can say it's a winner. It's flexible, adaptable and customizable. And it's been battle-tested by an army of beta testers for the better part of a year, making it one of the most robust operating system rollouts in recent memory.

A fresh Start

The Start menu is back; it's almost funny how relieving that is. That humble Start button has been a fixture on the lower left corner of the Windows desktop since the halcyon days of Windows 95, offering speedy access to apps and settings. Press it on Windows 10, and you'll see the latest step in a long conversation about the state of the PC industry.

I spend more time than I'd like to admit rearranging the Start Menu. Screenshot by Nate Ralph/CNET

The past sits on the left: a neat column with shortcuts to your most used apps. Press the "All Apps" button and you'll get an alphabetical list of all of the apps installed on your PC. There are folders in there too -- press them, and extra options will fly out, just like they always have.

The future -- or at least, the future as Microsoft envisions it -- sits on the right side of the Start menu. These are the colorful, animated live tiles that debuted in Windows 8, pulling double duty as app shortcuts and informative widgets. You can resize these live tiles, drag them about to arrange them into groups and pin as many apps as you'd like -- the entire Start menu can be shrunk or expanded to suit your liking. It's essentially a miniaturized version of the fullscreen Start menu we saw in Windows 8. Hate live tiles? Then unpin them to excise them from your computer, leaving you with the narrow column of frequently used apps we've known for so long.

One step back, two steps forward

The Start menu in Windows 10 is admission that Windows 8 maybe have been a bit too forward thinking. But Microsoft hasn't abandoned that vision of unifying all manner of devices under a single operating system: Continuum in Windows 10 is the latest attempt to bridge the gap between touch and non-touch devices, and this time it doesn't force us to relearn how to work with our PCs.

To start, there's no divide between the Windows 8-style "Modern" apps you get from the Windows app store, and those you install the old-fashioned way. Everything exists as a traditional windowed app, sharing space on the desktop. If you're on a two-in-one device like Microsoft's Surface Pro 3 , pop the keyboard off and Windows 10 will switch to tablet mode. The Start menu and your apps will stretch to take up the entire screen, and all of the miscellaneous apps and shortcuts on your taskbar will disappear, to give your finger fewer obstacles to hit.

Apps go fullscreen, and the taskbar gets a little less cluttered in tablet mode. Screenshot by Nate Ralph/CNET

Reattach the keyboard, and everything slots back into place. It's an instantaneous, seamless process (once you've shooed away the annoying confirmation window). It's also entirely optional: you can disable the feature and switch to tablet mode manually, or forget that this whole touch concept exists at all.

This is what Windows 8 always should've been: an operating system that bridges the divide between touch and non-touch, without alienating folks who fall into one camp or the other. Like it or not, the future belongs to devices with touchscreens. But Microsoft (finally) understands that we'll all get there at own pace, and Continuum makes the transition painless. And now that there are so many hybrid devices to choose from, making the switch to touch without abandoning the interface we know is more important than ever.

Learning new tricks

Microsoft hasn't stopped at making touch make sense on a Windows PC. With Windows 10, just about every facet of the OS has been tweaked and updated, and a few new features have been rolled in. In typical Microsoft fashion, there's a dizzying array of keyboard shortcuts and touch gestures for each of these features, giving you no fewer than three ways to access the things you're trying to get to. No need to memorize them all -- just use whatever suits you (or your device) best.

Virtual desktops

If I had to pick my favorite new feature, I'd go with virtual desktops. Click the new Task View button on the taskbar and you'll get a bird's-eye view of all of the apps you've got open. Drag one of those apps onto the "new desktop" button, and it'll be moved to its own independent workspace. I can keep one workspace focused on work, a separate desktop for gaming forums, yet another workspace for the new camera lenses I'm checking out; there's no limit to the amount of virtual desktops you can create, and each one is treated as its own little private island.

Virtual desktops help you spread your apps across several workspaces. Screenshot by Nate Ralph/CNET

Virtual desktops are far from a new development, and they've been available in past versions of Windows thanks to third-party apps. But it's nice to see Microsoft catching up here. The feature could still use some work: desktops are numbered, but if you create a lot of them it can be hard to keep track of where everything is. The "traditional" Win32 apps you might download and install from a website are happy to open a new instance on any desktop, while clicking the shortcut on an app from the Windows store will yank you back to whatever desktop you used it on last.

You can move apps across virtual desktops -- just drag them, or right-click to shunt them over -- but there's no way to reorder the virtual desktops themselves, which would be really useful for staying organized. I'd also like to be able to set a different wallpaper for every virtual desktop -- I can do both of those things in Apple's OSX operating system, and have always found it really handy.

Windows Snap

The Snap feature introduced in Windows 7 has gotten a bit of an upgrade, too. Drag an app to the left or right side of the screen, and it'll "snap" to fill that space. The new Snap Assist feature will then chime in, showing you little thumbnails of any other apps that are currently open -- click a thumbnail, and it'll fill up the remaining space. You can also snap an app into a corner of your display and fill your screen with up to four apps, divided equally across the screen -- this could prove useful for folks with massive monitors.

Action Center

The new Action Center replaces the "Charms" introduced in Windows 8, and is another nod to mobile operating systems. Click the Action center icon on the taskbar to bring up a panel that houses all of your app notifications, and offers quick access to a few important system settings, like toggling your Wi-Fi network or switching in and out of tablet mode -- you can choose the options that turn up here in the settings menu. If you're coming from Windows 7 and have no idea where to find some of the settings you're used to, there's a good chance you'll find them here.

Wi-Fi Sense

I'd be remiss if I didn't mention Wi-Fi Sense. While technically not a new feature (it's part of Windows Phone 8.1) its presence in Windows 10 should've been a welcome addition: Wi-Fi Sense connects your devices to trusted Wi-Fi hotspots.

I love the idea. Automatically sharing Wi-Fi credentials with my friends would remove much of the hassle of most social gatherings, when people just want to jump on my Wi-Fi network. And -- this part is key -- Wi-Fi Sense doesn't share your actual password, so it theoretically eases a social transaction (the sharing of Wi-Fi connectivity) without necessarily compromising my network security.

Until Wi-Fi sense offers granular control over sharing, I'd avoid it. Screenshot by Nate Ralph/CNET

But the implementation is, in a word, daft. I do want to automatically share my network with a select group of friends who are visiting, and have them return the favor. I don't want to automatically share access with everyone in my Outlook address book, or on Skype, or the random assortment of folks I've added on Facebook over the years. Give me the ability to choose who I share access with, down to the individual, and I'll give it a shot. Until then, I'll be leaving Wi-Fi Sense off -- I recommend you do too.

Windows Hello and Windows Passport

Microsoft is also beefing up security with Windows Hello. The feature will use your Windows 10 devices' camera or a fingerprint scanner to turn your body into a password. Once you've authenticated yourself with Windows Hello, Windows Passport will then give you access to a number of third-party sites and products, without forcing you to log in all over again. This should make it a bit more convenient to log in to your devices, so you don't skimp on traditional measures, like having a robust password. The only catch is that Hello isn't widely supported on a lot of existing hardware: you'll need a device sporting Intel's RealSense camera, or a fingerprint scanner.

Chatting with Cortana

Microsoft's virtual assistant Cortana isn't exactly a new feature, as she's been on Windows Phone for just over a year. But the company's answer to Apple's Siri, Amazon's Alexa and Google Now has made the transition to the desktop with Windows 10, taking over the OS' search functionality, while also handling quite a few housekeeping duties. You can have Cortana trawl through your email and calendar, and keep you notified of any upcoming flights you're taking, or packages you're expecting. She can set reminders and track stocks, and you can even dictate email messages for her to send to your contacts. Cortana can also be set to listen for you to say "Hey, Cortana," and can be trained to recognize several different voices. If you want to learn more about Cortana, head over to my preview on Microsoft's virtual assistant .

Cortana will help you get things done. James Martin/CNET

I'm torn. I love Google Now's proactive stream of useful information, served to me whenever I need it. But my primary mobile device is an Android phone and not a Windows Phone, which keeps my interactions with Cortana sequestered to my desktop.

She's not especially useful here. Windows 10's Voice recognition is rather accurate, but if I have to send an email message and I'm at my desk, I'm just going to use my email client. She'll offer recommendations for places to eat or things to see, but that'd be a lot more useful when I'm out and about than at my desk. The same goes for reminders, which are decidedly less useful if I can't access them anywhere.

Cortana will be making her way to Android and iOS devices later this year, which should clear up most of these issues -- provided most of her functionality crosses platforms without issue. I'll still turn to Cortana for the occasional joke, but until it's available on a phone I use regularly, I'll be sticking to Google for Now.

Microsoft Edge rethinks the browser

Microsoft has added a brand-new browser into Windows 10, and it's called Microsoft Edge. Introducing a new browser in a world that already has Google Chrome, Mozilla Firefox and Apple's Safari is a pretty bold move. Doubly so when your previous effort was Internet Explorer -- once a juggernaut in the space, now the Internet's favorite punchline.

Annotate webpages with Microsoft's Edge browser. James Martin/CNET

Edge is a fast, modern browser that offers quite a few commendable features. Cortana is integrated right into the browser, and she'll offer detailed information on things like the weather or flight statuses while you're typing into the browser's address bar. Navigate over to a bar or restaurant's website, and Cortana can pull up a little sidebar full of useful information, like reviews or directions. The webnote feature lets you scribble on webpages and share your annotations to OneNote or via email, and you can use the Reading view option to strip a website down to its bare essentials. Edge has also been built with tighter security from the start, to hopefully circumvent some of the headaches that erupted from Internet Explorer.

But there are no extensions to tame overzealous advertisements, or enhance websites like Reddit, or simply organized my tabs -- I've been thoroughly spoiled by Google Chrome. There's no way to sync tabs or bookmarks across devices, and you currently can't import bookmarks from other browsers. All those features will be available eventually, with support for extensions coming sometime before the end of the year -- like Windows 10, Edge is a constantly evolving work in progress. But it's going to take a lot for someone like me, wholly enmeshed in Google's ecosystem, to ditch Chrome for something new. Internet Explorer also isn't going anywhere: it'll remain a part of Windows for the foreseeable future, as legacy apps are dependent on it. Head over to my Microsoft Edge preview to learn more about Microsoft Edge .

Getting your game on

Windows 10 adds and tweaks a few things in the entertainment department. The Xbox Video and Xbox Music apps have been renamed to Movies & TV and Groove Music, respectively. Their function is identical: any music and video files on your device can be found here, but it mostly serves as a means to convince you to buy or rent content from Microsoft's stores. You've got plenty of streaming services to choose from, for music and video.

Xbox Live achievements for Solitaire? Brilliant. Screenshot by Nate Ralph/CNET

If you're a gamer, the Xbox app will prove far more interesting. It's a window into your Xbox Live feed, letting you see what your friends are up to and send them messages, browse recordings people have made, compare achievements, and all of the expected ways of interacting with the social network. But if you own an Xbox One, you can stream activity from your console to any device running Windows 10.

It's awesome. No, it's not a game changer, and certainly not a reason to run out and grab an Xbox One. But it's still awesome: if someone wants to use the television, I can just plug an Xbox One controller into one of my PCs and continue plugging away at the Xbox One version of The Witcher 3 . The quality of the experience is going to be dependent on your network, so I'd recommend making sure both your console and the PC you're streaming to are connect to your LAN. The console also can't be used by others when it's streaming so this won't enable cooperative gaming. But if you frequently find yourself sharing the TV and have a PC with Windows 10 on hand, it's a fun little addition that could come in handy.

Handy tools for shutterbugs

The new Photos app isn't going to replace something like Adobe Lightroom, but if you take a lot of photos and are looking for a simple tool to keep things organized, you'll do well here.

Use the Photos app to make quick, non-destructive edits to your pictures. Screenshot by Nate Ralph/CNET

The Photos app scans your devices and OneDrive account for photos, and automatically arranges them into albums. You can use the app as a way to keep track of your pictures, but it also offers some basic editing tools too. If you prefer a hands-off approach, Photos will automatically enhance all of the photos it finds, wrangling red eye and sorting out exposure levels -- it works on RAW files, too. But don't worry: the edits Photos makes are non-destructive, so you can undo any changes it makes, or prevent it from altering your photos altogether.

Windows, everywhere

Windows 10 has finally arrived, but this version of Windows is fundamentally different from any that have come before it. It will truly be an everywhere OS, a concept Microsoft will be pushing with Windows 10 Mobile , and Universal Apps. We've been here before: apps developed for Windows 8 and Windows Phone 8 could share much of their code, which was supposed to make it easy to create a single app that ran everywhere.

Microsoft's universal apps share an identical codebase: the Excel client on your desktop, for example, will be the exact same client as the one on your phone, with elements adjusted to make sense of the different display, and the lack of a keyboard or mouse. You can currently get a taste of this on the latest version of Windows 10 Mobile, and while I wouldn't recommend editing spreadsheets on your smartphone, it's possible.

Universal apps will lead to their own challenges, as developers will have to weigh creating rich, robust apps that can run on a mobile device, against developing apps that can make use of all of the power a full PC can bring to bear. Microsoft is already drafting a solution using Continuum. Microsoft has demonstrated Continuum for phones: plug a Windows Phone into a display, and the interface will one day morph to mimic the PC-based version of Windows. You'll see the desktop, desktop-versions of Windows Store apps, and get full mouse and keyboard support. There's no word on when Continuum for phones will be available, or what devices it'll run on, but it offers a tantalizing glimpse of what Microsoft has in store.

Getting ready for what's next

The Windows Update process will be key to getting everyone on board with Microsoft's vision of the future of Windows. It'll also prove to be one of the most contentious elements: if you're running the standard Home version of Windows 10, updates are automatic and can't be refused.

This is a great thing. Windows' Achilles' heel has long been its nigh-ubiquity, which makes it a prime target for malware and other digital nastiness. A computer that's kept up to date is a happy computer, as it will offer you the best chance of avoiding viruses and other unpleasant things.

You can delay updates, but you can't avoid them. Screenshot by Nate Ralph/CNET

This is also a terrible thing. Many of us have encountered software updates that don't quite work out, occasionally breaking more than they fix. One of the last updates to the Windows 10 preview has been triggering software crashes, a recurring reminder that things occasionally don't work out as intended.

Microsoft has plans in place to mitigate these snafus: those of us who've signed up for the Windows Insider program can opt to continue serving as beta testers in perpetuity, and we'll be receiving every update first, for better or worse. But an army of five million testers could go a long way toward making sure these compulsory updates go as smoothly as possible. Insiders will also be able to continue driving the future of Windows by sharing feedback on features and functionality in Windows as they are developed.

I still worry that something will eventually slip through the cracks, and that will be the forced update that sours everyone's mood on the whole process. But I still favor Microsoft's approach: better to deal with the occasional botched update than have the legion of vulnerable or compromised devices that currently exists.

Conclusion

In an ideal world, we'd just call Microsoft's latest operating system "Windows," and sweep version numbers and codenames under the rug. That "10" gives the impression that something comes next, when in reality Windows is transitioning from something you buy (begrudgingly) once every few years, to a living document that's constantly being updated, and tweaked. For many Windows users expecting a predictable upgrade cadence, this is going to be a difficult transition.

Windows 10 will mean the end of grand, sweeping changes, with a marked increase in the sort of minute, quality-of-life tweaks we've grown accustomed to on our smartphones and tablets. Cortana will learn new tricks, and the interface will become flexible enough to support entirely new kinds of devices, like Microsoft's HoloLens . Should Windows Phone survive, we'll eventually see the world Microsoft envisioned back at the launch of Windows 8, when every device was supposed to feel right at home.

All of that comes later. What we have, at present, is a fast, functional OS that that is equally at home on a beefy gaming rig as it is on a Surface tablet. It does everything you expect it to, and bakes in all of the improvements Windows 8 brought to bear. Both Cortana and Edge have a long road ahead of them before they'll supplant Google's vicelike grip on my digital life, but the novelty of dictating emails and requests to my PC is not lost on me. And then there's the price: free, for those upgrading from Windows 7 or Windows 8.

If you're running Windows 7 or Windows 8 you've little to lose, and quite a bit to gain, by making the jump to Windows 10. If you're still on Windows XP, you've probably got your reasons. But Windows 10 marks the first steps in a transition from operating system to ecosystem, a wild dream that gets a little less crazy every time I ask my PC a question, or pop the keyboard of my laptop to get some reading done. This is Microsoft's second attempt at bringing us the future, and this time they're getting it right.

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