You need to talk to a large, reputable bank. NOT a online bank, NOT an out of town broker. Wherever you are, I am sure that you have a Wells Fargo near you. They are the first people that I would recommend. Everyone has the same rates and the same programs. All fixed rate mortgages are going to be based on the 10 year treasury bond.
So many factors to consider besides rate. I would make sure to get a FIXED rate. I don't care what anyone says. If rates go down, you can always refinance to a lower FIXED rate. If rates go up, you are protected.
Other factors, what do you actually qualify for? Who cares if ABC Bank has 6% if they won't give it to you. How much are they charging you to get that rate? Origination? Discount points? Processing fee, application fees, other inflated fees??
I will give you 5.5%, if you are willing to pay for it!! I will give you 7% for free! It's easy math. Think about how long you will be in your home and how large your payments and balance are. half of one percent on a $80,000 mortgage is not much monthly, but on a $300,000 mortgage, it is significant. If plan to stay in this house forever, lower rate is better. If you will sell in like 3 years, lower fees might make more sense. Ask your realtor to suggest somone local! It is much easier to get good service when you can look someone in the eye. I can do your loan in any of the 50 states. I would rather help you find someone local in your area.
wellsfargo.com click on mortgage and you can search for soemone local. I have friends all over the country if you would like a referral. Good luck!