If your house is worth a good bit more than the balance on your mortgage, pluse the amount owed on the equity line, and you've got good credit, you could refinance the whole she-bang and get into a fixed-rate loan. If you're not in love with your house, you could sell it and find something else and, again, lock in on a fixed rate loan. As a realtor, I say do the second ! As for best rates... it depends on your credit, usually local small banks can do more for you, but in addition to that, check with a few mortgage BROKERS, who are able to shop around with numerous other companies, as opposed to mortgage LENDERS who work for one particular company. Also be aware that most mortage loan officers work on commission and may steer you to products that are most profitable to them. So if you have a friend or relative in the business, start there... they will be more likely to find you the best deal possible.