The typical cost of a home solar panel system in Louisiana was $37,053 in the second half of 2023 before incentives, according to data from EnergySage, a solar and home energy product comparison marketplace.
Hot, humid summers are common in Louisiana, and air conditioning use can contribute to high electricity bills. Solar panel systems can offset some of these costs. However, compared to many other states, most of Louisiana has a lower payback rate for electricity sold back to the grid, which decreases long-term savings and can make solar a less cost-effective option.
Solar costs in Louisiana at a glance
Typical cost of home solar system before federal solar tax credit
Typical cost of home solar system after federal solar tax credit
Median cost per watt
Average system size
Source: EnergySage, a solar and home energy product comparison marketplace founded in 2012. Data is from the second half of 2023.
Louisiana’s average cost per watt for residential solar panels is $3.10. This was slightly higher than the national average of $2.96 in the second half of 2023. Solar panel systems are slightly larger than average in Louisiana at 12kW compared to the national average of 11.6kW.
In some states, you might be required to pay for infrastructure upgrades your utility company deems necessary for activating your system. This happens more in rural zones where grid equipment hasn’t been updated in a while. In Louisiana, large interconnection charges for upgrades are rare.
Lower demand after rising interest rates
Buying a residential solar system in cash is an option for some. However, many cannot afford solar panels without a loan, and that is reducing demand in Louisiana for solar panel systems. Between the first half and second half of 2023, prices per watt in Louisiana have held steady. But for those taking out loans, interest rates can increase overall costs.
“Interest rates are really high right now, so financing residential solar is challenging, and can eat into some of the savings,” says Rebekah Olinde, a solar consultant for South Coast Solar, a solar installer in Louisiana. “I’ve seen the impact of those interest rates both on savings projections and on decision-making.”
Net metering in Louisiana
In most parts of Louisiana, there’s no longer one-to-one net metering, a billing system that allows homeowners to sell excess solar generated from solar panels at retail rates, making solar more cost-effective.
“The net metering policy for most of Louisiana changed in 2019. For any system installed after that, excess solar is now exported back to the grid at the avoided-cost rate, instead of at the retail rate,” says Olinde, noting there are some exceptions.
The avoided-cost rate, or wholesale rate, is much lower than the retail rate. The new policy
means that affected homeowners won’t see as much in long-term electricity bill savings with solar panels. Using a solar battery to store excess electricity could increase those savings, though it would add to equipment costs.
The retail rate and the avoided-cost rate change over time. The Public Service Commission of Louisiana offers a schedule of avoided-cost rates for different energy providers, as of early 2024. These rates are all under 3 cents per kilowatt-hour. The retail cost of electricity is much higher at about 13 cents per kWh, based on EnergySage data.
Property tax exemption
Like many states, Louisiana does not factor solar panels into the valuation of homes for property tax purposes.
This can essentially give you a break on your property taxes. Solar panels could potentially increase the value of your home if you choose to sell it in the future.
Energy storage in Louisiana
Some form of energy storage is a common feature of residential solar panel systems in Louisiana. In areas where full net metering isn’t available, a solar battery can allow homeowners to store and use excess power as needed, reducing their electricity bills. It can also be used as a source of backup power in the case of a power outage. In Louisiana, a typical solar battery costs $13,995 after the federal solar tax credit, according to EnergySage data from the second half of 2023.
Frequently asked questions
How should you choose a solar panel installer in Louisiana?
Gather multiple bids and compare them before making a decision. Consider factors like online customer ratings and how long companies have been in business. Be cautious about working with companies in Louisiana that send door-to-door salespeople to suggest putting solar panels on your roof; these companies often don’t give you the most competitive bids.
Can all roofs hold solar panels in Louisiana?
Solar installers may be reluctant to install on particular kinds of roofs, such as Spanish tile. The installation process can break the tiles and require expensive repairs, but it can be done.
Favorable economic trends are helping mortgage rates continue the downward trend they’ve been on for the past few months.
HousingWire‘s Mortgage Rates Center showed that the average 30-year conforming loan rate was 7.06% on Tuesday, down from 7.11% a week earlier. The 15-year conforming loan rate showed an even larger pullback, declining from 6.90% to 6.79% during the week.
That data comes on the heels of cooling inflation numbers. Last week, the Consumer Price Index (CPI) showed that prices for goods and services declined by 0.1% from May to June. They rose 3% on an annualized basis, the slowest rate of growth in more than three years.
More good news for the housing and mortgage industries arrived Monday through remarks delivered by Federal Reserve Chair Jerome Powell. At an event in Washington, D.C., Powell indicated that policymakers would not wait for inflation to reach 2% before making cuts to benchmark rates. The federal funds rate has been in a target range of 5.25% to 5.5% since July 2023.
“The implication of that is that if you wait until inflation gets all the way down to 2%, you’ve probably waited too long, because the tightening that you’re doing, or the level of tightness that you have, is still having effects which will probably drive inflation below 2%,” Powell said, according to reporting by CNBC.
According to the CME Group‘s FedWatch tool, analysts believe there is a 93% chance that rates will remain unchanged after the Fed’s meeting at the end of July. But 100% of analysts have penciled in a cut in September.
HousingWire Lead Analyst Logan Mohtashami believes that mortgage rates could fall to 6% if the 10-year Treasury yield continues to recede. The spread between the 10-year yield and the 30-year rate narrowed to 2.62% last week, down from a recent peak of 3.1% in June 2023.
Mohtashami said that mortgage rates would be 0.48% higher today if the highest levels of spreads from last year were incorporated today. The shrinking spreads are correlating with a rise in purchase mortgage applications.
“The last time we saw 12 weeks of positive trending purchase app growth was when mortgage rates reached 6%,“ Mohtashami wrote Saturday. “Purchase apps have been positive for four out of the last five weeks and mortgage rates aren’t even near 6%. Now, context is critical because we are working from the lowest bar ever, so it doesn’t take much to move the needle higher with purchase apps, as the last five weeks have shown.“
With mortgage rates stubbornly remaining above 7% for all of 2024, home-price growth has cooled and supply has increased in many areas of the country.
According to data released Tuesday by First American, U.S. home prices grew by 5.6% year over year in June. It marked the sixth straight month that the annualized appreciation rate has slowed.
Anaheim, California, led the way among the metro areas analyzed by First American with 10.2% price growth compared to June 2023. Miami (8.9%), Pittsburgh (6.5%), Las Vegas (6.4%) and San Diego (6.2%) each exceeded the national average rate of appreciation.
“Elevated mortgage rates continue to keep homeowners rate locked-in, while reducing affordability for potential first-time home buyers,” Mark Fleming, chief economist for First American, said in a statement. “The resulting pullback in demand coincided with an uptick in supply, which is cooling price growth. However, housing remains fundamentally undersupplied nationally, which will keep a floor on how low house price appreciation can fall.”
Data from Altos Research shows that the supply of single-family homes for sale shrank slightly last week to 651,000. That figure is up 38.5% year over year but is still 32% below the pre-pandemic figure of July 2019. Altos also noted that the share of listings with a price cut has grown to 38.3%.
“If we get lucky and mortgage rates ease from here on out for the rest of the year, then one place we’ll measure a rebound in demand will be fewer price cuts,“ Mike Simonsen, president of Altos Research, wrote on Monday. “When you list your home, if you don’t get the offers, you cut your price. But when a few more offers are made by newly affordably mortgages for buyers, then this stat will plateau and even tick down.“
Update 7/15/24: Letters have gone out informing cardholders will be converted to the Capital One Quicksilver (not sure if some cardholders are being offered other cards). We still don’t know who will issue the new Walmart card.
Capital One & Walmart have announced that their cobranded credit card partnership is ending. Capital One & Walmart launched two cards in 2019 and then Walmart sued Capital One in 2023 to exit the partnership, a judge ruled that Walmart could end the partnership early due to repeated customer service failures by Capital One.
Based on the statement released by both companies existing Capital One Walmart cardholders will be able to continue to use their cards and will eventually be product changed to another Capital One product. This means that whoever is going to be the new issuer of Walmart credit cards has not purchased the back book from Capital One (or Capital One didn’t want to sell it). So far no word on who will issue a new Walmart credit card.
This interview has been edited for length and clarity.
Flávia Furlan Nunes:How would each administration’s approach to the economy affect the mortgage industry?
Mark Calabria: You’re starting with the absolute most important aspect. While differences in housing mortgage policy are important, the overall driver will be the overall economy — predominantly the question of inflation and jobs. I recognize there are some out there who would argue that Trump will be more inflationary. He will be less, particularly given the experience we’ve had. That’s the benefit: We’ve had four years of Trump and almost four of Biden. There is actual history that compares.
Inflation will be more stable under Trump and you would see a decline in interest rates and mortgage rates more than you would under Biden. That said, of course, we’ve seen an overall decline in interest rates, even if they do remain somewhat high. It should be kept in mind that it doesn’t matter who the president is in 2025; we’re not going back to 3% mortgage rates. The difference between administrations, at most, would be a percentage point.
Nunes: What do you expect for the job market in a Biden or a Trump administration? Calabria: We are seeing a slowing in the job market, and in Biden 2.0, I would expect the slowing trend to continue. You would see a number of things done in the Trump administration that might put some additional steam back in the job market. But I recognize forecasting is tough here. That said, what you think will happen to inflation and jobs should be 80% of what you think will happen to the housing and mortgage market.
The traditional forecasting community consistently underestimated growth during the Trump years and consistently overestimated growth during the Biden years. I don’t want to get too much of a digression, but the typical macro models used in the forecast community are very much demand-driven. Things like regulation don’t enter their forecast. It’s not that they’re intentionally wrong; it’s just that they’re not capturing the whole picture.
Nunes: On the fiscal front, several provisions from the Tax Cuts and Jobs Act of 2017 are scheduled to expire at the end of 2025, barring action from Congress.
Calabria: Obviously, the corporate fiscal incentives are quasi-permanent. It’s the individual things that come up. With a Trump administration, you’re largely seeing some tweaks and extensions of the 2017 changes, and they certainly are discussing: what can you do in terms of perhaps stimulating the housing market?
One of the things Republicans are looking at, on the tax side, is some indexing, perhaps temporarily, of the capital gains relief that you see in homeownership. It hasn’t changed since 1997. And of course, $500,000 for a couple in 1997 was a lot of money. It’s a lot less now. Both administrations will be looking at tax incentives to reduce lock-in effects in the existing-home sell side. You can debate if one is more effective than the other. The Biden side seems to be more tax-credit driven. My sense on the Republican side? It is probably more likely focused on capital gains.
Nunes:Regarding monetary policy, The Wall Street Journal reported that Trump’s allies are “quietly” drafting proposals in an attempt to erode the Federal Reserve’s independence. What do you have to say about the independence of the Fed under a potential Trump administration?
Calabria: The Fed operates within the government. The Fed coordinates with administrations. The argument that Trump is somehow bringing a threat to the Fed’s independence is grossly exaggerated, if not completely false. I don’t have a lot of sympathy for that argument. My argument is not that there aren’t going to be some questions from the Trump administration about Fed behavior. My argument is, that’s how every administration behaves to some degree. They just do it differently.
Nunes: How do you see a Biden or a Trump administration addressing the affordability challenges?
Calabria: Housing has been subjected to inflationary pressures like the rest of the economy. There’s certainly a view on the Republican side that you could address inflationary pressures writ large. For instance, the same thing that has been driving up gas and grocery prices has impacted cement, lumber or labor prices. So, they’re all caught together to some extent. If you deal with the underlying inflationary issues, that will help with housing affordability. That’s one broader aspect.
When you drill down into what’s likely to happen, you haven’t seen specific proposals. Most of the Biden proposals, even though they’ll put up some pieces of paper that say “housing supply” at the top, 90% of it is housing demand. What is a $10,000 tax credit for down payments but increasing demand? That’s not going to make housing more affordable. It may make housing more affordable to the individual who gets it, but it makes overall housing less affordable.
Nunes: What else can be done to increase the housing supply?
Calabria: Certainly, on the lending side, the constraint is not you and I get a mortgage; the constraint is the builder getting construction finance. That results from 30% to 40% of community banks since Dodd-Frank having disappeared.
You’re going to see an approach under a Trump administration that’s much more looking at how we strengthen community banks. You need to be able to do that if you want to make construction financing readily available. It’s one of the reasons that you’ve seen consolidation among the builders. You have to deal with the construction lending side of it. And you would see that addressed better under a Trump administration than in the Biden administration.
Nunes: Construction finance is only one challenge. What about labor costs?
Calabria: There’s also a constraint on skilled labor. You have limitations on electricians and carpenters, some of this of course is when you increase spending in other parts of the economy — for example, the infrastructure bill. When you increase demand in the economy for construction labor, you’re increasing the cost of housing. You can argue that it’s worth it, and that’s fine — I’m an economist by training and I don’t think there are any free lunches.
You’ll see a different conversation at a national level in terms of where people should devote their careers. So much of the conversation of the Biden administration has been about student debt relief for doctors and lawyers. You’ll see a much bigger conversation in the Trump administration about how it’s a great thing to be a plumber, carpenter and electrician, and how we strengthen apprenticeship programs. It’s not to take away from doctors and lawyers, but it’s just an emphasis on you won’t get a lot of new housing built unless you can do something about the constraints in skilled labor.
Nunes: What is your opinion on the current administration’s initiatives in the mortgage space?
Calabria: There’s been a weakening of underwriting standards by this administration, not just at FHA, but also at Fannie and Freddie. If I can be slightly humorous, my description of the Biden administration’s housing policies is that they see two families competing aggressively over one house and they believe the solution is to add a third family. You’ve seen this massive expansion, high debt-to-income lending, that has been irresponsible and doesn’t do anything other than erode affordability. That has added to housing demand.
Keep in mind that you’re in an economy where you saw big increases in homeowners insurance. If you’re getting somebody into a loan with a 50 DTI, and then suddenly they’ve got an increase in their homeowners insurance, that’s not a sustainable world. There have been increases in allowable loan to value. Obviously, there’s been a lot of pressure to increase appraisals and weaken appraisal independence, which probably has inflated housing values as well.
They’ve done things that even don’t show up as directly. The CFPB has pushed for the elimination of medical debt and other things [from credit scores]. That may be the right policy, but it inflates FICO scores. If you’re not increasing the credit box to offset that, then you are knowingly decreasing the underwriting.
Nunes: Do you think that the federal government has limited means to influence housing supply, so wouldn’t it be expected to do more on the demand side?
Calabria: Washington doesn’t have a lot of levers in terms of housing supply. I understand if you feel you have to do something, most of your tools are demand-oriented. But that said, you have to recognize that increasing demand when supply is limited makes it worse, not better. There’s a lack of recognition of that.
There have been proposals on the Republican side to release some small amounts of federal land. There’s a process in Nevada, in Clark County around Las Vegas, where you can convert federal land to housing development. The proposal is to essentially allow it in other cities. The Joint Economic Committee made some estimates, and it could result in 3 million new units being built. The federal government does have land. Some of it is in urban areas, like Denver, that are facing affordability challenges but can be converted. Nobody’s talking about chopping down the redwoods or building housing in Death Valley. But it’s hard to see this administration ever thinking about federal lands to do anything other than be dirt.
Nunes:Among the steps taken by this administration, they reduced mortgage insurance premiums for FHA loans. How do you evaluate this decision?
Calabria: It only increases demand. There are things that the industry may like. Some of that is good for overall affordability. Some of it isn’t. Did housing prices go down after they did that? Did homeownership go up after that? No.
Obviously, the industry is under tremendous pressure, particularly on the nonbank side. Rather than trying to target things that look like they help the industry, if you target things to get the overall market going, that’s the better approach. For instance, on the tax side, if you allow some capital gains relief, many people with those 3% mortgages may be willing to sell their homes, which will increase the volume, increase existing-home sales and bring some of the volume back.
Nunes:What changes could we expect for the CFPB under a potential Trump administration?
Calabria: I don’t think the CFPB is going away — as much as that would be nice. But I do think you are going to see a difference in the stance, which will matter in the mortgage industry, in terms of enforcement and obligations. The Republicans’ approach to the CFPB is to say that there are wrongdoers; we will go after the bad guys. This administration says the same thing, and that’s where the overlap is. The difference is this administration also has the view that we’re going to use the CFPB to pick winners and losers to redistribute to our friends and engage in a lot of social engineering. And that’s a much different approach from just going after the bad guys.
Writ large on compliance and regulatory costs, Trump’s CFPB will be considerably lower. Post Dodd-Frank, one of the problems has been that it costs so much more to originate loans. A tremendous amount of that is because of regulatory costs. It’s not like the bad guys get to run wild; you’d still see enforcement.
Nunes: What’s the future of HUD, in your view?
Calabria: HUD is not going away. There may be some changes in some of those programs. And that’s fine, because much of what they’re doing today is just adding to demand without added supply. And of course, you’re not going to be able to deal with inflationary pressures unless you’re willing to make some changes to the budget. And if we’re going to make changes to the budget, anything, including HUD, should be on the table.
Nunes: Would a Trump administration’s goal be to resume some of its past projects, such as releasing Fannie and Freddie from conservatorship or implementing more caps on their purchases?
Calabria: There’s a much higher chance in a Trump administration of Fannie and Freddie coming out of conservatorship. You don’t need Congress to do it. Having been the guy who started it, I know a lot of work was done. There’s a road map; it’s all doable. It’s a benefit to the industry because you reduce the degree to which politics drives. You have to go back to letting Fannie and Freddie behave as businesses. It will bring a lot more certainty to the industry.
The restrictions put in place were always done to minimize disruptions to the primary purchase market. In 2020, when investment caps were put in place, everybody said the sky was falling. Did the sky fall? No. That business got picked up. It was done by other people. Trump is a developer. The guy spent his entire life in real estate. He tends to have people in the administration who understand how the housing and mortgage markets work.
Just like you saw in 2021, any constraints on Fannie and Freddie will be done to minimize disruption in the mortgage market. You can look at all these people who said in 2018 and 2019 that Calabria would kill the mortgage market. It didn’t happen. Nobody benefits from a strong Fannie and Freddie more than the mortgage industry.
Nunes: One initiative from Freddie Mac is a pilot program to purchase closed-end second mortgages. Do you support this idea?
Calabria: I would certainly expect that to get suspended. Should we be spending the portfolio on second mortgages instead of mortgages that are purchases? I recognize that the industry is hurting. Everybody wants to focus on things that bring the overall market back. But you can’t blow up Fannie and Freddie at the cost of it. That might feel good in the short run, but it’s not the right approach in the long run.
Nunes: A topic that’s been covered extensively at HousingWire is the National Association of Realtors’ settlement and changes to agent commission structures. What are your thoughts on that?
Calabria: If you remember, there was a 2020 settlement with NAR. That got thrown out the door. There’s a very high likelihood that it reverts back to the 2020 settlements. Again, that doesn’t stop some of the litigation out there. But you would see a very different stance toward the real estate industry and the kind of war on Realtors comes to an end.
Nunes: Who would you expect to lead federal housing agencies and companies under a potential second Trump term?
Calabria: It’s too early to say. But you’re likely to have people who are both experienced regulators and people with deep experience in the capital markets. You’ll have people who have experience with Trump’s style and understand how he governs. It’s less surprising, perhaps, this time around.
Nunes: Would you return to the government? If so, in what capacity?
Calabria: I believe in public service. If asked to serve in a capacity to make a difference, I would certainly be inclined to accept. But which capacity, that’s up to the president. You don’t get to choose it. My interest is broadly financial services.
Student borrowers can no longer apply for Income Share Loans (ISLs) on Stride Funding’s website as of summer 2024. While the ISL program is still available, students must apply directly through a participating and eligible institution.
Stride encourages interested students to contact their financial aid or admissions office to see if they offer Stride programs. Stride representatives say there will be no impact to those who already have Stride loans.
Stride began offering ISLs in 2019 under the name AlmaPact. They are known for providing student loan funding based on a student’s future income potential as opposed to their credit rating. This funding model allows students to obtain loans without a co-signer.
Stride also now offers Employer-Sponsored Loans. This program matches students with employers who vet and select them while conditionally committing to hiring them after graduation. Employers will then pay up to a certain amount of the hires’ student loans based upon the student being employed with them for a set period.
What now?
Compare offers from many lenders to find the best offer for your financial situation. Or compare student loan lenders by category:
If you’re seeking a lender to refinance your student loans, use our refinance calculator to assess lenders and find the best one for your needs:
Note: This calculator assumes that after you refinance, you’ll make minimum monthly payments.
Or compare student loan refinance lenders by category:
¹Loans may be issued by Stride Funding, Inc or FinWise Bank, a Utah-chartered bank, Member FDIC. All loans are subject to individual approval and adherence to underwriting guidelines. Program restrictions, other terms, and conditions apply.
Powell to Congress: Higher rates are “the absolute best thing we can do for the housing market…” – “…particularly for younger people who are not yet in the housing market.”
By Wolf Richter for WOLF STREET.
However we want to interpret this, it’s fascinating. Powell told Congress on Tuesday: “There’s no question that higher interest rates are making it harder to buy homes in the short term. But in the longer term, this is the best thing, particularly for younger people who are not yet in the housing market.”
Did he mean that younger people would benefit from lower home prices, or at least an end of the home-price increases, and that higher rates are going to accomplish that? I don’t know. To speak that truth would be, sacrilege?
“Higher interest rates” means higher than they used to be, so even if the Fed cuts its rates a few times in the future, they’d still be much higher than before the pandemic, and mortgage rates would still be much higher as well.
The purpose of the higher rates is to “get back to 2% inflation for the whole economy,” he said, according to MarketWatch, “so that the housing market can be on a better foundation.”
These higher rates are “the absolute best thing we can do for the housing market and for the economy [so as] to sustainably bring inflation back down, so that people aren’t talking about it anymore,” he said.
Higher for Longer: 7% mortgages a year so far.
According to the Mortgage Bankers Association today, the average conforming 30-year fixed mortgage rate was 7.0% in the latest reporting week.
The 7% mortgage has been a fixture in the housing market for a year. This measure of the average mortgage rate has hovered around 7% since July 2023, ranging from 6.75% at peak-Rate-Cut Mania in January 2024 to 7.9% in October 2023. It has been above 6% since September 2022.
People who financed a home purchase with mortgage rates at 6% or 7% or over 7% since September 2022, hoping that they would be able to refinance that mortgage quickly into a 4% mortgage, have gotten stuck with their mortgage payments.
These new homeowners with 7% mortgages and big mortgage payments may be forced to cut back spending on other goods and services, thereby lowering demand for those goods and services. The Fed is counting on them to do that. They’re one of the official transmission channels of Fed policy rates to the overall economy, to lower demand, and thereby lower inflationary pressures.
Potential homebuyers today have to do the same calculus: When will mortgage rates drop far enough to make it worthwhile refinancing a 7% mortgage, given the points and expenses involved in a refi? This is a tough call – especially since renting an equivalent house is now a lot less costly on a monthly basis.
Compared to the pre-QE era, a 7% mortgage rate is not breaking new ground: From 1970 through 2001, mortgage rates ranged from 7% to 18%. Lower home prices made those higher mortgage rates work.
But ultra-low mortgage rates fuel housing bubbles. When mortgage rates dropped as low as 5.5% in 2005, they fueled Housing Bubble 1, which led to the Housing Bust from 2006-2012. The pandemic-era below-3% mortgages did a wonderful job inflating housing prices in a historic manner.
But now, these 7% mortgages conflict with the too-high prices. And something has to give.
With prices too high, buyers’ strike continues.
Mortgage applications to purchase a home in the latest reporting week remained near the historic lows in the data going back to 1995, and have been there over the past 12 months. The record lows in the data were set in November 2023 and February 2024. Note the mini-spike in January 2024 at the peak of Rate-Cut Mania.
Mortgage applications to purchase a home in the latest week plunged by almost half from the same period in 2021 and 2019:
From 2023: -13%
From 2022: -36%
From 2021: -47%
From 2019: -48%
Mortgage applications are an early indication of home sales volume – an early indication that buyers who need mortgages remain on strike because prices are too high with those rates:
Inventory has been rising, as sales plunged amid rising new listings, and so active listings exploded in some metros on a year-over-year basis in June, and for the US overall, they jumped by 37% year-over-year. And there’s now plenty to choose from, but prices are too high.
Mortgage applications to refinance a home collapsed in 2022 when mortgage rates surged, and have remained steadfastly at these collapsed levels. Refis without cash-out have nearly vanished. Most of the few refis that are still taking place are cash-out refis.
In the latest reporting week, applications for refinance mortgages edged down further and were down by 84% from the same week in 2021 and by 70% from the same week in 2019.
Refis are a function of mortgage rates. They had experienced a historic boom when mortgage rates plunged to the 2.5%-3.0% range. And they collapsed when mortgage rates began to surge starting in early 2022.
The chart shows the inverse relationship between refi applications (red) and mortgage rates (blue).
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A survey of mortgage default servicing leaders revealed that foreclosures are expected to rise slowly during the second half of 2024, while ample amounts of home equity should keep many properties in loss mitigation from moving into foreclosure status.
Auction.com, a marketplace for distressed home sales, released its 2024 Seller Insights report on Friday. The report covers a wide variety of insights from default servicing professionals who were surveyed at the company’s annual Disposition Summit in April.
Fifty-seven percent of survey respondents expect growth of 1% to 4% in their organization’s foreclosure volumes during the latter half of this year. Ten percent expect an increase of 5% or more while another 10% anticipate a decrease of 5% or more.
“Completed foreclosure volumes have remained at about half of their 2019 levels this year thanks in large part to more robust loss mitigation options coming out of the pandemic,” Auction.com chief business officer Joe Cutrona said in the report.
Half of loans in loss-mitigation status at the time of the survey were expected to “permanently perform“ and avoid foreclosure status, Auction.com reported. This included 58% of conforming loans purchased by Fannie Mae and Freddie Mac, 49% of government-backed loans and 34% of nonagency loans.
Home equity levels also played a role in these responses as respondents estimated that the seriously delinquent loans (90 or more days past due) in their portfolio had a combined loan-to-value ratio of 65% on average.
“The home equity cushion is being creatively utilized by mortgage servicers and policymakers to help distressed homeowners avoid foreclosure,” Elan Chambers, Auction.com’s senior vice president of strategic partnerships and business development, said in the report.
Rising costs for homeowners insurance and property taxes were cited by respondents as the biggest potential risks for higher delinquency rates in 2024. These “hidden” homeownership costs led the list of risk factors, followed by rising consumer debt delinquencies, rising unemployment, commercial mortgage defaults and declining home prices.
“Although the risk of rapidly rising delinquencies in the near term remains low, there are some signs of consumer and homeowner stress emerging,” said Daren Blomquist, Auction.com’s vice president of market economics.
Default servicing professionals were also asked for their views on unemployment, mortgage rates and home prices. Respondents expected the U.S. unemployment rate to end this year at 3.6%, with mortgage rates declining to an average of 6.3%. Three in four respondents believe that home price appreciation will remain positive through 2024, while 21% anticipate a pullback of less than 5%.
“Our partners in the default servicing industry are on the frontlines of any emerging risk in the mortgage market, and we communicate regularly with them to identify those risks and build solutions of value,” Auction.com CEO Jason Allnutt said.
“Nearly halfway through the year, leaders in this industry are telling us that the risk of rapidly rising delinquencies and foreclosures this year remains low and that they expect a soft landing in the housing market and broader economy despite an expectation that mortgage rates will remain relatively high throughout the remainder of the year.”
Stride Funding stopped providing student borrowers with Income Share Loans (ISL) in the summer of 2024. Now, the company only offers Employer-Sponsored Loans.
Stride’s Employer-Sponsored Loan program will match students with employers who vet and select them while committing to hiring them after graduation. Employers will then pay the hires’ student loans based upon the student being employed with them for a set period.
Stride began offering ISLs in 2019 under the name AlmaPact. They were known for providing student loan funding based on a student’s future income potential as opposed to their credit rating. This funding model allowed students to obtain loans without a co-signer.
In 2022, Stride partnered with FinWise, a Utah-based state-chartered bank, to expand their ISL program for students. The company also provided loan funding to students attending universities as well as bootcamps and certificate programs.
What now?
Compare offers from many lenders to find the best offer for your financial situation. Or compare student loan lenders by category:
If you’re seeking a lender to refinance your student loans, use our refinance calculator to assess lenders and find the best one for your needs:
Note: This calculator assumes that after you refinance, you’ll make minimum monthly payments.
Or compare student loan refinance lenders by category:
Sign in the window of a mortgage lender’s office in Lake Oswego, Oregon. 2020.
Anyone shopping for a house can attest that mortgage rates remain high in the U.S. In June 2024, the 30-year fixed rate mortgage rate was around 6.9 percent. For comparison, it was around 3.6 percent in January 2019, just prior to the pandemic. Will mortgage rates come down from their current high levels? While no forecast of the future can be certain, lower mortgage rates are in fact quite likely.
Given recent monetary policy, it is reasonable to think that inflation will eventually return to two percent per year, or at least to the neighborhood of two percent. Current short-term Treasury rates are about 5.25 percent per year. With inflation at 2 percent, a 5.25 percent nominal Treasury bill rate would imply a historically very high real Treasury rate—that is, the Treasury rate net of inflation. Not that long ago, the real rate on Treasury bills was negative. The real rate on Treasury securities is temporarily high due to the Federal Reserve’s policy goal of lowering the inflation rate.
Inflation is down substantially from two years ago. The Personal Consumption Expenditures Price Index grew 2.6 percent over the twelve month period ending May 2024. It grew 6.7 percent over the twelve month period ending May 2022. There is no indication that inflation will increase and, given the Federal Reserve’s determination so far, it is reasonable to think that the inflation rate will settle down somewhere between 2 and 3 percent per year, if not at 2 percent. Given a historical average real rate on short-term Treasury bills near zero, the short-term Treasury rate is likely to be in the neighborhood of 3 percent.
If short-term Treasury rates decrease, why would housing mortgage rates decrease? Part of the reason is because long-term Treasury bond yields will decrease. Long-term Treasury rates reflect expectations of future short-term rates; lower expected future short-term rates lower long-term Treasury rates. Lower long-term Treasury rates will result in lower long-term mortgage rates, but that is nowhere near all the story.
Figure 1 shows the 30-year mortgage rate and the 10-year Treasury yield separately. Figure 2 shows the spread, or difference, between the two. The 10-year Treasury yield commonly is used for comparisons to mortgage rates because the actual terms of mortgages are shorter than 30 years and because the 10-year Treasury security is traded more frequently than 30-year Treasury securities, making its price and yield more informative.
The 30-year mortgage rate and the 10-year Treasury yield have both increased since 2020, but the increase in the spread is quite notable. The spread can be interpreted as a risk spread, because Treasury securities are risk free in terms of paying the promised number of dollars. (They are nominally risk free but not really risk free.) Why has the risk spread increased?
A risk lenders face is the risk of prepayment of the mortgage. Prepayment of the mortgage is a risk because it generally is associated with the borrower purposefully refinancing the mortgage to obtain a lower interest rate. That lower interest rate for the borrower also is a lower interest rate for the lender if the lender replaces the refinanced mortgage with another mortgage.
Prepayment risk is the largest single risk for lenders. When, as now, interest rates are temporarily high, prepayment risk on new mortgages is high because rates are likely to be lower in the future, which will make it profitable for borrowers to refinance at those lower rates. Effectively, the expected terms of mortgages decrease.
Another risk frequently mentioned, foreclosure due to a recession, actually doesn’t create a risk for lenders. The large majority of mortgages in the United States are guaranteed by the federal government agencies popularly known as Fannie Mae, Freddie Mac and Ginnie Mae. If a borrower defaults, the federal agency guaranteeing the mortgage pays off the mortgage and absorbs the loss after the home is foreclosed and sold. Voila, default risk doesn’t matter to lenders!
Foreclosure creates a different risk, though, than default risk and loss. Foreclosure of a mortgage backed by the Federal government results in prepayment. Default still is a risk but it is not a risk of loss; it is a risk of prepayment. Even if the foreclosure is not motivated by a relatively high interest rate, the lender always has the risk that the rate will be lower on another mortgage it might acquire to replace the foreclosed mortgage.
Prepayment is not the only risk associated with mortgages. The Federal Reserve acquired a very large portfolio of mortgages as part of its policy of Quantitative Easing. Mortgages are bundled into securities called Mortgage Backed Securities (MBSs) which can be traded after the mortgages are issued. For some time, the Federal Reserve was acquiring amounts of MBSs equal to the new issues of mortgages. The rationale of these purchases was to lower mortgage rates. While not unequivocal, statistical evidence indicates that these purchases did lower mortgage rates.
The Federal Reserve now is selling MBSs as it unwinds Quantitative Easing. These sales account for some part of the increase in the mortgage rates and in the spread between the mortgage rate and the yield on Treasury securities.
Lower long-term Treasury rates and lower spreads in the near future will translate into lower mortgage rates. A lower-inflation environment will be associated with lower short-term interest Treasury rates if the Federal Reserve continues pursuing its current policy of lowering the inflation rate. Lower short-term interest rates will translate into lower long-term rates because long-term rates will reflect expectations of these lower short-term interest rates. These lower interest rates will create prepayments but will lower the risk of future prepayments, causing the spread between mortgage and Treasury rates to decline. In addition, the Federal Reserve eventually will stop selling MBSs, which also will lower the spread. In sum, mortgage rates will decrease because of lower inflation and lower risk-free interest rates, less prepayment risk and fewer sales of MBSs by the Federal Reserve.
Gerald P. Dwyer
Gerald P. Dwyer is a Professor and BB&T Scholar at Clemson University. From 1997 to 2012, he served as Director of the Center for Financial Innovation and Stability and Vice President at the Federal Reserve Bank of Atlanta. Dwyer’s research has appeared in leading economics and finance journals, as well as publications by the Federal Reserve Banks of Atlanta and St. Louis. He serves on the editorial boards of the Journal of Financial Stability, Economic Inquiry, and Finance Research Letters. He is a past President and member of the Executive Committee of the Association of Private Enterprise Education. He is also a founding member of the Society for Nonlinear Dynamics and Econometrics, an organization for which he served as President and Treasurer.
Dwyer earned his Ph.D. in Economics at the University of Chicago, his M.A. in Economics at the University of Tennessee, and his B.B.A. in Business, Government, and Society at the University of Washington.
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Are you ready to save money in advance for Christmas this year? Then, you are in the right place.
With this Christmas Budget Challenge, you will be prepared for holiday spending and not be scrambling at the last minute.
Get prepared for a debt free Christmas!
Tired of overspending? This challenge is perfect for you.
Tired of the post-Christmas debt hangover? This is exactly what you need.
The Christmas Budget Challenge is wonderful for someone who wants to take control of their life both their time and their money. Plus enjoy a debt free holiday season!
In 2019, the average family spent $900 on Christmas, according to Statista. Do you have $900 lying around for just Christmas gifts, decor, food and any other miscellaneous Christmas items?
Be honest with yourself.
If the answer is no, don’t fret. That is probably 90% of society. Keep reading and you can change that.
In order to have a debt free Christmas, you must save up in advance and plan your Christmas budget.
If the statistics hold true, then collectively over one trillion will be spent on the holiday season. So, you need to be prepared for next Christmas.
Remember, saving money is setting money aside today to be used for a future purpose.
So, what are the tips and tricks on how to have a debt free Christmas?
We want a Debt Free Christmas!
In order to have less stress around Christmas, the goal is to fund your Christmas money envelopes the week of November 1st.
That way you have plenty of time to shop around, get the best deals, and be the first one with wrapped presents.
Let’s talk about Christmas money envelopes… They are the perfect place to put your cash so you have money saved when the holiday comes. No paying on credit cards and having the January debt hangover.
If you prefer an online option, then use a savings builder account.
We want a debt free holiday season!
Even a smaller holiday that you can afford is better than a huge holiday that you can’t afford. Period.
Please note… Just because you may finish your Christmas shopping early, doesn’t mean it is a free pass to keep spending on those last minute items. That will wreck every Christmas budget.
Download the Christmas Budget Tracker and Gift Planner now.
Celebrate a debt free Christmas
It’s that time of the year again. The Christmas budget is looming and you’re scrambling to find a way to pay for it, or at least limit how much it will cost.
Christmas is a time of giving, family fellowship, and memories.
Christmas is not an unexpected expense.
You don’t want to be stressed or worry about how you are going to pay for it.
Debt Free Christmas tips: Plan ahead and use these money saving tips.
How to have a Debt Free Christmas
Christmas is financial stress and debt, but there are ways to plan for it so that you can have a debt-free Christmas. By saving up now, you will be able to afford the things you want without having to worry about repaying loans in January.
You need these debt-free holiday tips in your life! This is exactly how to enjoy Christmas with no money – specifically NO DEBT.
A debt free Christmas!
Also, once you enjoy living a debt free Christmas, you have learned many of the millionaire habits that will help you all year round.
1. Save Up Money Early
The sooner you start saving for Christmas, the better off you will be when the holiday gets closer.
As with any of our money saving challenges, it takes a little discipline to set money aside for a specific purpose and only use it for that purpose.
Shortly, we will go into detail on how much money to save based on your budget for Christmas.
In our household, we have a sinking fund that each month we add a pre-determined amount towards. It is a lean $50 per month because we prefer a minimalist home and choose experiences over gifts.
2. Implement the 3 Gift Rule
This is the best way to make a minimalist Christmas a possibility by limiting the number of gifts each person gets – especially the kids.
Let’s be honest… so times, it is hard to limit ourselves to only buying a few items.
With the 3 gift rule at Christmas, you are able to stay with your Christmas budget. Plus you will be able to buy high-quality gifts instead of purchasing a bunch of small gifts (to make it seem like you are making Christmas gift-giving bigger and better).
For our household, our 3 gift rules follow this:
Something to wear
Something to read
And don’t forget the fun!
3. Plan Ahead
There are two ways to plan ahead.
First, use our Christmas Budget template to help you decide how much you need to spend and how much you can spend. This will help you to plan in advance the best gifts for your loved ones.
Second, to shop off-season or on clearance. Our perfect example was our oldest needed new snowpants, so I bought them in June for the upcoming winter. I paid pennies compared to the retail price and had an awesome much-wanted present.
By planning ahead, it will also take off much of the stress that you are experiencing around the festive holiday parties.
4. Pick Your Traditions
Have you ever considered which traditions are your favorites? Which do you do because they are your traditions even if you don’t enjoy them and they are costly?
One year, I decided to poll my own family on their favorite family traditions. Their top five list were all things that were frugal, didn’t cost much money, or were volunteering to help others.
This is where family politics can become friction between families.
You have to choose what works for you and your family and your budget. (Not theirs!)
5. Be Brave and Say No
Let’s face it. Saying no is hard and sometimes isn’t fun.
But, you desire a debt free Christmas more than anything else this year.
Your personal financial future is more important than spending money you don’t have.
Quick example: you are invited to 5 parties with family and/or co-workers. Each party has a $20 gift limit for each person attending. So, you are dropping $200 as a couple on parties that aren’t your first priority.
It is okay to opt-out of gift exchanges. Be clear with your reasons and tame their expectations of you.
Make it is time to find a community that shares some of the same money values as you!
Christmas Budget Challenge for a Debt Free Christmas
All of the Christmas Budget Challenges will be based on the average Christmas budget each year. (That number from above is based on average spending.) Just remember that number is a collective of gifts, food, decorations, and any miscellaneous holiday items.
Because every family and their personal finance situation is unique, we will break this Christmas Budget challenge up into various spending levels.
You choose which will work best for your family.
Related Resource: 8 Simple Tips to Stay on Budget at Christmas
Let’s discuss how these numbers we decided on for the Christmas Budget Challenge. First, the average family spent $900 on Christmas in 2019, according to Statista. Regardless of whether you think that number is jaw-dropping high or way too low. That was the average amount spent. Those are the statistics.
So, for this challenge to have a debt free Christmas, we are going to break that into three different levels.
Christmas Budget Challenges Levels:
Average Christmas Budget – $900
Frugal Christmas Budget – $450
Luxury Christmas Budget – $1,800
Just a side note…The average spending of $900 at Christmas includes amounts put on credit cards that weren’t able to be fully paid off.
The goal is to save $900 by the week of November 1st. (Don’t worry about counting weeks. The key dates and weeks are listed below.)
That means saving money for Christmas weekly.
This challenge is about having a debt-free Christmas and holiday season.
Don’t think it is possible to have a fabulous holiday season without debt?
Let me tell you… IT IS POSSIBLE!
We have done it each and every year. There is no post-hangover stress or guilt on how much was spent.
Also, makes sure to check the end of the post for the dates for 2020!
Average Christmas Budget – $900
For the first challenge, we are going to be average. Plain, old average. Nothing fancy here. Also, we are assuming the average spending is the same as the average Christmas budget.
We are making the assumption that you plan to spend the average amount as each American family did in 2017.
Average Plan
Weekly Amount to Save
44 Weeks
$20
30 Weeks
$30
23 Weeks
$40
18 Weeks
$50
15 Weeks
$60
9 Weeks
$100
Frugal Christmas Budget – $450
Next, the frugal Christmas budget is half of the average amount spent on the holidays. A fabulous Christmas put together for under $450. Personally, we have always limited the number of gifts.
Think outside the (Amazon) box!
Or take on a frugal lifestyle or thrifty lifestyle.
Simplicity is key.
Frugal Budget
Weekly Amount to Save
44 Weeks
$10
30 Weeks
$15
23 Weeks
$20
18 Weeks
$25
15 Weeks
$30
9 Weeks
$50
Luxury Christmas Budget – $1,800
Lastly, the luxury Christmas budget is for someone who has the capability to spend more and wants to make sure it is done without debt. By saving in advance, there are so many more options available when the holidays roll around.
You plan to save $1,800 for the holiday season.
Luxury Plan
Weekly Amount to Save
44 Weeks
$40
30 Weeks
$60
23 Weeks
$80
18 Weeks
$100
15 Weeks
$120
9 Weeks
$200
Key Dates:
Based on when you are reading this post will determine how much to start saving by date.
Don’t just pin this post later… be prepared!!
52 Week Savings Plan: November 1st 40 Week Savings Plan: January 25th 30 Week Savings Plan: April 5th 23 Week Savings Plan: May 24th 18 Week Savings Plan: June 28th 15 Week Savings Plan: July 19th 9 Week Savings Plan: August 30th
Download the Christmas Budget Tracker and Gift Planner now.
Where to Save Christmas Money
Now, it is one thing to say, “I’m going to start saving money for Christmas this year.”
It is completely different to actually act on it.
The BIG recommendation is to get it outside your temptation to spend!!
There are two options on where to save your Christmas budget money.
Savings Option 1 –
The first option is an online account.
Personally, this is my favorite. Simple reason on why. It is harder to access the money (it takes 2-3 days for the money to be transferred back to your local bank account). Plus, it is simple to set up an automatic transfer and forget. Then, money is set aside in a separate account until you need the funds.
Every month, we add the same amount to our sinking fund.
Savings Option 2 –
The second option is to use a cash envelope.
This one comes with the temptation to dive into the money set aside for a debt free Christmas. Personally, I think the prettier the envelope, the likelihood to actually use it goes up, too.
Check out the list of Best Cash Envelopes. Pick up your Christmas money envelope now!
Large family: How to have a debt-free Christmas
In order to avoid a debt-free Christmas, you need to start the year by saving your first paycheck. The rest of the money from that point on went towards Christmas expenses and was budgeted for that holiday.
The key is you cannot spend money set aside for this purpose.
By doing this, you are able to have an exciting Christmas without any debts.
Still, stressed about giving the best gifts for your large family? Here are great gift ideas that are affordable and thoughtful.
Enjoy These Debt Free Holiday Tips?
That is a bunch of simple and easy tips to make sure you learn how to have a debt free Christmas!
Are you up for the challenge? Make this year your first debt-free holiday season.
Start saving now in order to have a debt free Christmas.
And enjoy a stress-free holiday!
More Christmas Resources for you!
Know someone else that needs this, too? Then, please share!!
Did the post resonate with you?
More importantly, did I answer the questions you have about this topic? Let me know in the comments if I can help in some other way!
Your comments are not just welcomed; they’re an integral part of our community. Let’s continue the conversation and explore how these ideas align with your journey towards Money Bliss.