The fine print:
The “fixed 30, prime, conforming rate...”
If you ain’t prime, or your note isn’t conforming, your rate isn’t going to be quite so attractive.
Loan amount under 417k, verifiable income, and credit score over 640 preferred. If you have some assets (even just a 401k) you can go lower (into the upper 500s even) if your debt-to-income ratio is decent.
Jumbo loans (over 417k) are about a full percentage point higher in rate right now.