what are current refinance rates and how to choose wisely

From the lock desk, I watch rate sheets change daily - actually, intraday on volatile weeks. Today's 'best refinance rates today' are a range, not a number: credit score, LTV, occupancy, and points can move quotes 0.25%+. Yesterday a client texted from a grocery lot; an MBS slip pushed her 30-year up 0.125% before we locked.

Advanced filter: price the APR, not just rate; compare 15-year refinance rates with 30-year using identical costs; and model break-even versus paying 1 point. Cash-out refinance rates carry LLPAs; sometimes a small cash-out plus a HELOC wins. Yes, refinance rates forecast helps - but timing the 10-year isn't a plan.

• Target a break-even within 36 months; otherwise, keep flexibility.
• Ask for three lock scenarios and decide, 'should I refinance now' or wait for a float-down.
• If condo/investor, expect add-ons; shop one broker and two banks.