usually quarter higher.

Different market use diff strategy.

If the rate goes down, choose short term program to save money. And use no cost loans since you may need refi a couple of times.

If the rate goes up, choose longer term, you can pay points or fees if you plan to stay longer. Otherwise, it's about the same. No cost loans and 'you pay cost" loans have a break-even period of around 4 years(depends on the rate, loan amount or fees).