Yes, points & fees all come into play. If you get loans without those, the rate has to be higher.
750 is very good, not great.
I got so disgusted at all the fees when I was younger and the surcharge for not being able to prove my income at the time that I just waited & paid cash.
Of course, I rented for FAR too long and even paying a high rate would have probably been better in hindsight. Of course, I wanted the flexibility at the time to move. Now, I know I am not going anywhere.
If I upgrade it will be in the same general area but in a better zip code for safety.