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1.  Loan size:  A "Conforming" Loan is up the $417,000 or less.  If the loan amount is less than $100,000, generally the lender will add a premium to that pricing, for the worse. 

Conforming is priced lower than "High Balance Jumbo Conforming" which goes up to $729,000.  This is in turn priced lower than $1 over that amount which makes it a "Jumbo" loan.  Ever since the "mortgage meltdown," the Jumbo loan options were severely impacted and priced accordingly.  The Jumbo market is starting to improve and Jumbo loans that we could not do 6 months ago are "do-able" now. 

Non-owner aka Investment properties depending on "Loan-To-Value (LTV)" generally adds a 1.75% premium to the Lender's basic pricing on the loan.  "Condos" are also in that category with the "hits" starting around .75% of 1 point.  "1 point" is 1% of the loan amount, for example 1 point on a $100,000 loan would be $1000 in "points." 

Yes the intracacies of mortgage rates and pricing are quite complex.  From our side, we have to monitor these and many more facets of pricing ... don't try this at home, okay?  We are mortgage professionals ... ahaha ~

The time to refinance is NOW.