You bought your house five years ago and you believe you will be in the house only about five more years before it gets too small for your family. your original home value when you bought it was $250,000, you paid 20 percent down, and you financed closing costs equal to 3 percent of the mortgage amount. the mortgage was a 30-year fixed-rate mortgage with a 6.5 percent annual interest rate. rates on 30-year mortgages are now at 5 percent if you pay 2 points. your refinancing costs will be 1.5 percent of the new mortgage amount (excluding points). you won't finance the points and closing costs this time. a new down payment is not required. should you refinance? ignore all taxes and show your work.