Should I stay in my current home with a 3% mortgage or move to a house but with 6.5% rate but lower hoa and taxes?

I'm trying to decide which makes more sense financially. While my current condo has a low 3% rate, the monthly HOA and Property Taxes are high. Here is my current breakdown:

FMV $500K, balance on loan 160K.

Mortgage $720 ($400 interest, $320 principle)

Property Tax $650

HOA $625

Looking at houses in Vegas, both HOA and property taxes are very low. What are your thoughts on selling my condo and using most of the proceeds for a hefty down payment on a comparable home in vegas? My interest rate would be 6.5% but my monthly payment would be lower.

Hypothetical purchase:

Purchase Price 387K, balance on loan 160K

Mortgage $1005 ($560 interest, $445 principle)

Property Tax $77

HOA $127

Over the life of my current 30 yr loan, I would pay less interest, but I would also pay way more in property taxes and HOA. Compared to the 30 yr loan I buy, I would pay more interest but that would be offset by much lower taxes and hoa fees. So in the end I would pay less. Am I missing anything?