A low rate without seeing associated line fees can be misleading. You can buy down your own rate and not even know it. Not saying you did but it's worth mentioning.having just bought a home, i can say sellers are extremely difficult to work with right now. also, i got mortgage quotes from 5 different vendors and copied them on an email chain together. got me a rate that is unheard of currently. 4.62% for 30 years.