1. is the house a sellable/marketable item? can you get asking price?
2. if you sell this house, then where do you go? what is the plan? buy a new home? do you have the $$ for that? what is your price range?
3. can you refi for a full 2 points lower in rate?
4. if you do refi, how long do you plan on staying? if you do another 30 year mortgage that is a LONG time.
5. if you truly LOVE it, then stay.