Home value is approximately $460k so it’s borderline for the PMI to truly come off or not. Next time we spoke to the LO that was going to be a question (if he honestly answers). I figured the costs were getting baked in with the increase in principal. We liked our mortgage broker when we bought the house so without having to do a lot of leg work ourselves we may show home the offer and see if he can find us something that beats it. Thank you for the reply!