Unbundle it. With credits and assistance layered in, the rate alone can't tell you whether the package is good. Start with the pieces carrying real value. No PMI is worth a lot, because it strips a recurring cost out of your payment for as long as you hold the loan. And seller-paid points didn't come out of your pocket, which changes the points math: our usual lean against points applies to spending your own cash, and seller money is a different calculation. One caution there, though. A seller credit is given in lieu of a lower purchase price, so it's your own money moved around. Use it well, and don't call it free. Where it gets murky is a closing-cost credit sitting next to a separate seller point credit, because the two can offset each other and land close to a wash. A rough way to feel the scale: a few thousand dollars of credit tends to be worth on the order of a quarter point of rate, so translate the credits into rate terms and you can see what you're really getting. Add it all up and a package like this often lands as good rather than spectacular, with a payment that's very livable. The rate itself may be average, but no PMI plus seller-paid points can make the overall structure better than the headline rate suggests. The only way to know for sure is the Loan Estimate, confirming the numbers reconcile. For a straight read on whether your specific package is competitive, that's exactly what the free Roadmap conversation checks.