There is no single ceiling rate; there is a pricing curve, and you choose where you sit on it. Roughly 95% of borrowers get agency loans (Fannie Mae, Freddie Mac, FHA, VA, or USDA), and those loans sell into the same secondary-market pools. That is why reputable lenders price within a fairly narrow band, often an eighth of a percent or so apart. Shopping rarely uncovers magic, and a quote dramatically lower than everyone else usually hides costs or comes with service you will regret. Within that band, the par rate is the zero-point rate for your profile. From there you can pay discount points to buy the rate down (we lean against that as a default) or accept a slightly higher rate in exchange for a lender credit that offsets your closing costs. As an illustration only: if par were 6%, you might pay points to reach the low 5s, or take something near 7% and have the lender cover a chunk of your costs. Same market, different trade-offs. So no lender conjures a rate far below the market for a given profile. What actually moves the needle is a loan officer who matches you to the right program and structure for your goals and timeline. With your lease winding down, that is worth a real conversation: the free Roadmap conversation takes about 20 minutes and we run your real numbers.