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LOS ANGELES — The average long-term U.S. mortgage rate rose this week to its highest level since mid March, driving up borrowing costs for prospective homebuyers facing a housing market that’s constrained by a dearth of homes for sale.

Mortgage buyer Freddie Mac said Thursday that the average rate on the benchmark 30-year home loan rose to 6.57% from 6.39% last week. The average rate a year ago was 5.10%.

High rates can add hundreds of dollars a month in costs for homebuyers, limiting how much buyers can afford in a market that remains unaffordable to many Americans after years of soaring home prices and limited housing inventory.

The median monthly payment listed on applications for home purchase loans in April rose to $2,112, up nearly 12% from a year ago and a 0.9% increase from March, the Mortgage Bankers Association said Thursday.

The average rate on a 30-year home loan has risen two weeks in a row, echoing moves in the 10-year Treasury yield, which lenders use as a guide to pricing loans.

The 10-year Treasury yield has been mostly rising of late, climbing to 3.79% in afternoon trading Thursday. Two weeks ago, it was at 3.39%.

The move up in bond yields comes as investors react to stronger-than-expected economic data and the implications that could have on whether the Federal Reserve will raise interest rates again next month.

Bond traders are also factoring in the possibility that the U.S. government may default on its debt as the White House and GOP leadership wrangle over a deal to raise the federal government’s debt ceiling so it can avoid an unprecedented default as soon as June 1.

“The U.S. economy is showing continued resilience which, combined with debt ceiling concerns, led to higher mortgage rates this week,” said Sam Khater, Freddie Mac’s chief economist.

Jitters over the possibility that the government ends up defaulting on its debt could cause creditors to ask for higher interest rates on U.S. Treasury bonds, which could lead to a “significant increase” in borrowing costs, including mortgages, said Jiayi Xu, an economist at Realtor.com.

“Resolving the debt impasse sooner, rather than later, would mitigate potential adverse effects on the housing market, which is already contending with high prices and elevated mortgage rates,” Xu said.

Investors’ expectations for future inflation, global demand for U.S. Treasurys and what the Fed does with interest rates influence rates on home loans.

The Fed has raised its benchmark interest rate 10 times in 14 months. At its last meeting of policymakers, the central bank signaled that it could finally pause its yearlong campaign of rate hikes, though a pause would likely only nudge mortgage rates slightly lower.

Low mortgage rates helped fuel the housing market for much of the past decade, easing the way for borrowers to finance ever-higher home prices. That trend began to reverse a little over a year ago, when the Fed started to hike its key short-term rate in a bid to slow the economy and cool the highest inflation in four decades.

The spring homebuying season got off to a lackluster start this year as prospective buyers grappled with higher borrowing costs and a near record-low inventory of homes on the market.

Sales of previously occupied U.S. homes fell 23.2% in the 12 months ended in April, marking nine straight months of annual sales declines of 20% or more, according to the National Association of Realtors. The national median home price fell to $388,800 last month — down 1.7% from a year earlier and the biggest year-over-year drop since January 2012.

The modest pullback in home prices reflects heated competition among buyers, especially those vying for the most affordable homes. At least one-third of the homes sold last month went for more than their list price, according to the NAR.

The average rate on 15-year fixed-rate mortgages, popular with those refinancing their homes, rose to 5.97% this week from 5.75% last week. A year ago, it averaged 4.31%, Freddie Mac said.

Source: abcnews.go.com

Apache is functioning normally

Have you been diagnosed with congestive heart failure?  It can make applying for life insurance coverage becomes a bit difficult.

You may be able to get it approved, however insurance companies will  be concerned about offering you coverage because of your potentially serious medical condition.

However, it is still very possible to get insured with congestive heart failure. Obviously it doesn’t mean your heart has actually failed and stopped working, or you wouldn’t be reading this information.  It simply means it isn’t working as efficiently as it once did.

That being said, CHF, along with other heart diseases like heart attacks, congenital heart disease, and coronary heart disease, are the Number One cause of death of adults in the country.  This includes both men and women.

Since this is the case, trying to get life insurance approved can be a longer process than it would normally take.  This is because of additional underwriting requirements such as medical records having to be ordered.  If the doctor’s office is slow in getting medical records to the insurance company, it will just take longer to get approved.

This means the SOONER you APPLY for coverage, the sooner the process will get started. You can complete our brief form on this page to get the ball rolling.

If the condition is severe then your type of coverage will be impacted. First off let’s look at some underwriting guidelines for life insurance on how they relate to congestive heat failure. Hopefully this gives you a idea on what is ahead on your application.

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Life Insurance Underwriting for Congestive Heart Failure

Your agent, knowing you have CHF, will ask you some pre qualifying questions when you first talk with them. Listed below are a few of them:

  • When was your congestive heart failure diagnosed?
  • Did any health issues contribute to your diagnosis of congestive heart failure?
  • Do you have high blood pressure or hypertension?
  • What tests have you had done to evaluate your condition?
  • Do you have high cholesterol?
  • Is there any history in your family with heart disease or death in the family due to heart conditions?
  • Tobacco user?
  • Are you prescribed any medicine to help with your issues?

Even though you might take some medications, beta blockers, inhibitors, or nitrates, for your condition, you still might be insurable as long as you don’t take multiples of each and have other issues that coincide with CHF.

When it comes to life insurance underwriting, the more information you can give the better. If your application doesn’t clearly describe your condition, your chances of a bad rating or rejection go way up. Make sure to fully answer all the application questions plus give any other details you think are important.

 

Life Insurance Quotes with Congestive Heart Failure

Congestive heart failure has a wide range of different severity levels. Your life insurance quote will depend on how serious your health issues are because of your condition. Insurance companies also do not accept applicants that have recently been diagnosed with congestive heart failure because they want some time to see how the condition develops.

To avoid rejections and get the best rate, its best putting off an application for twelve months after diagnosis.. From there, your rate will depend on your condition plus your overall health.

It is even possible that you may have CHF and not even realize it because the symptoms usually don’t show up initially.  The reason they don’t is because your body and your heart can mask it at first, which is called compensation.  The symptoms will start showing up when the heart just can’t pump enough blood to the rest of your body.

These are some standard rating classes that most life insurance companies use, though every carrier determines how you’d fall into each category, I’ll explain your chances with each class.

  • Preferred Plus:  Generally impossible. Congestive heart failure is too serious a condition and carries too many health risks for applicants to receive the best possible insurance rating.
  • Preferred:  Very difficult but not impossible. If your congestive heart failure has only mild health symptoms and you are in great health otherwise, you could get a preferred rating.
  • Standard:  The likely best rating for most applicants. Applicants that only started having heart failure at 60 or older, are in good health, and have waited at least a year after being diagnosed to apply can get a standard rating.
  • Table Rating (substandard):  Many of you will end up in this class due to the health issue.
  • Declines: Most applications within 3 to 6 months of a diagnosis for congestive heart failure.  And other persons who deal with many health issues combined with history of health

If there is a situation where you do find that due to your medical condition you are declined for traditional life insurance, then our next recommendation is to look at a guaranteed issue life insurance policy.  This type life insurance application only asks a few health questions, but not to decline your application but only to determine how much and when the death benefit would be paid out.

As you are thinking about applying for life insurance, you may also try to improve your chances of getting the best rate by doing some of the following:

  • Lower your sodium intake
  • Lower your cholesterol
  • Stop smoking
  • Exercise more often
  • Eat a healthier diet
  • Keep all other medical conditions under control with responsibly taking medications
  • Continue with proper medical care by your medical professionals

These recommendations are common sense, and your doctor may have other activities and guidelines.  Even though there really isn’t a cure for congestive heart failure, the above lifestyle choices can minimize the degree of your heart deterioration, and allow you to get a lower life insurance rate.

Other Considerations as You are Applying for Life Insurance

This is common sense, but if you haven’t thought about it, now is the time to be thinking about how much death benefit you are looking to buy.  Since you have a serious medical condition, you might not be able to afford what you would want, so be realistic in also considering how much money you have to budget for a monthly life insurance payment.

Also, how long a period will you need life insurance?  Although typically no one knows for sure when their beneficiary might be filing a claim on the policy, you will need to consider whether to buy a term life insurance plan or a permanent life insurance plan.  We can help you with making this decision.

Lastly, it would be a good idea not to drop or cancel any life insurance policy you presently own.  As you get older, the premiums increase.  So if you are comparing an old policy vs a new policy, the rates on the new policy will probably be higher than what you are paying now.

 

Congestive Heart Failure Life Insurance Case Studies

Its important to understand how filling out the application can hinder or help your approval percentage. Below are instances on how to and how not to go through the process.

Case Study: Female, 63 year old, non-smoker, diagnosed with congestive heart failure at age 61, taking Beta Blockers and Ace Inhibitors, no other health issues.

This applicant was only showing mild signs of congestive heart failure and was otherwise in very good health. She had no other health issues and no family history of heart disease. However, because of her condition, she was only receiving expensive, rated life insurance offers. We advised her to request an EKG to prove that her condition was under control. With this extra information, an insurance company gave her a much less expensive standard policy.

Case Study #2:  Male, 54 year old, diagnosed with congestive heart failure at 51, father died young from heart disease, former smoker, improved health and weight since the diagnosis

This applicant had a very poor lifestyle prior to his heart failure diagnosis. He was smoking, overweight, and had high blood pressure. This combined with his family history of heart disease led to him being rejected from all his life insurance applications. However, since his diagnosis, this applicant dramatically improved his lifestyle. He lost a good deal of weight and quit smoking which made his condition much less severe. Since his health had improved we let him know it would be smart to get a written referral from his doctor stating how much healthier he is now. By reapplying with this extra certification, this applicant was able to receive a rated policy despite his relatively risky profile.

While congestive heart failure is quite serious, it is not enough to prevent you from taking out life insurance. You just need to handle your application well. To make sure the process goes smoothly, it helps to work with expert brokers that understand this condition.

Source: goodfinancialcents.com

Apache is functioning normally

Loyalty? Not in the mortgage business. That is, if you actually want to save money on your home loan.

A few years back, an HSBC survey revealed that 52% of U.S. homeowners “switched providers” (sorry, they’re British) when obtaining subsequent mortgages.

This was mainly driven (53%) by the desire to get a better deal, aka a lower mortgage rate with fewer closing costs.

That survey also found that 46% of consumers investigated a mortgage switcheroo, again either to save money or to lock in a new low rate due to rising interest rates.

Other reasons homeowners decided to go with another mortgage company were because they moved and purchased a new property.

Or due to their current mortgage deal was expiring. I think they mean an adjustable-rate mortgage resetting.

Is It Bad to Switch Mortgage Lenders?

mortgage retention

A new report from Black Knight claims that loan servicers retained just 18% of the estimated 2.8 million homeowners who refinanced a mortgage in the fourth quarter of 2020, the lowest share on record.

Interestingly, those who refinanced to improve their rate and/or term were retained at a higher rate (23%) versus those pulling cash out as part of the transaction (11%).

This could be due to cash out refinances being harder to come by lately, and thus offered by fewer lenders. Or it just feeling more complex to the homeowner.

But here’s the biggie – among higher-credit quality rate and term refinances, borrowers who switched mortgage lenders received more than an eighth of a percent lower rate than those who refinanced and remained with their current lender/servicer.

In other words, you might get a lower mortgage rate if you switch mortgage lenders, instead of remaining loyal.

So is it bad to switch mortgage lenders? Not if you want to save money! Of course, your old lender might not feel the same way.

Mortgages Are Mostly a Commodity

  • Home loans aren’t all that different from one another
  • This is why lenders are increasingly coming up with unique ways to sell you one
  • The vast majority are 30-year fixed products whose only difference might be the interest rate or fees involved
  • And the majority just follow the underwriting guidelines of Fannie Mae, Freddie Mac, or HUD

It’s really no surprise that a lot of consumers don’t stay with their original mortgage lenders and/or loan servicers.

Aside from some existing lenders sometimes talking borrowers out of a refinance, the product is mostly the same no matter where you get it.

That makes customer retention difficult, especially when other lenders are aggressively marketing to homeowners.

These days, the majority of home loans are backed by the agency guidelines of Fannie Mae, Freddie Mac, or the government via FHA loans and VA loans. I think it’s something like 90% of mortgages.

This means mortgage loans are pretty homogeneous, despite what channel they’re originated in, or which institution provides the financing.

You could get the same exact home loan from a local credit union, a big bank, an online mortgage banker, or a mortgage broker.

And who really cares where you get your mortgage as long as the company is competent enough to close the thing, and honest in terms of rate and fees?

It’s not like you’re going to walk around and brag about your cool mortgage from X bank after the fact. It’s certainly not a status symbol, or a conspicuous transaction.

I’m pretty sure I’ve never had a conversation about someone’s branded mortgage before.

And I doubt an “influencer” is going to post about theirs on Instagram. Well, I take that back, they might…because someone paid them.

Mortgage Advertising Is Following the Insurance Model

  • Like mortgages, most forms of insurance are similarly boring and unoriginal
  • But that doesn’t stop mega insurers like Geico from advertising to you 24/7
  • Other insurers create catchy new names for run-of-the-mill coverage that isn’t really unique
  • Mortgage lenders are beginning to do that too in a bid to separate themselves from the crowd

This is exactly why insurance companies use celebrity endorsements and smart marketing gimmicks to get you to switch, or conversely, to stick around.

Car insurance isn’t cool or exciting and never will be, nor are mortgages, as much as I want them to be.

Ultimately, we’re all being sold the same thing, it’s just that some companies try to differentiate themselves by slapping clever names onto their products.

For example, Quicken Loan’s Rocket Mortgage is about reinventing the mortgage process, not the mortgage itself.

You’re still probably going to get a 30-year fixed home loan or some other ordinary mortgage that you would get anywhere else.

It’s just the way you get it that might change. Instead of meeting face-to-face with a banker, you might upload documents on your smartphone and authorize the release of documents electronically.

This could make the experience a lot easier and more pleasant, but it doesn’t mean you’re necessarily getting anything different.

Because everyone is basically offering their customers same thing, it comes down to price, customer service, and now perhaps clever marketing.

The one exception is portfolio home loan programs, which are actually unique to the mortgage lender providing them. These are loans kept on the originating bank’s books that contain distinct underwriting guidelines.

We’re starting to see more of them, though most lenders remain fairly cautious with the mortgage crisis still a not-too-distant memory, despite taking place a decade ago.

For example, a lot of the zero down mortgages you see are unique to the companies offering them, the latest one I came across from Ideal Credit Union.

And some of the so-called fintech disruptors like SoFi Mortgage are actually providing unique offerings like a 5/1 ARM with an interest-only option and jumbo loans as high as $3 million with just 10% down.

Be Careful Not to Pay More for the Same Exact Mortgage

  • While it’s important to use a mortgage lender you can trust
  • Such as one that can actually close your home loan competently without major delays
  • It doesn’t really matter what “brand” the mortgage it is after it funds
  • And there’s a good chance it’ll be resold to a different company shortly after closing anyway

Those exceptions aside, many of us have very similar mortgages that are only unique in terms of where they originated from.

As noted, most of today’s mortgages are conforming loans, meaning they meet the guidelines of Fannie and Freddie. Or they’re simply backed by the government via the FHA, VA, or USDA.

And just about all of them are 30-year fixed-rate loans that function exactly the same.

That’s why you have to ask yourself – if the company isn’t offering anything different, why pay more?

Might as well bargain shop and find the best mortgage rate with the lowest closing costs, instead of simply going with a household name because of a funny commercial.

At the end of the day, as long as they get you to the finish line, you’ll probably never think about your mortgage company again. Just make sure they’re reputable first…

Chances are your mortgage will be sold off in a matter of months anyway, so the company you get it from likely won’t even service it.

In fact, your final correspondence might be a notice of your home loan changing hands…

(photo: lamdogjunkie)

Source: thetruthaboutmortgage.com

Apache is functioning normally

Weddings are a big deal. You plan them for months or even years and invite everyone you know, then you have the highly-anticipated, heavily-photographed event and they all live happily ever after. (Cue the end credits.)

So much goes on behind the scenes before the big day, as anyone who’s ever attended or been in a wedding should know. But what you don’t really find out until you plan one for yourself is just how expensive and wasteful they can be. 

What’s Ahead:

The true cost of a wedding

When I was planning my wedding between 2018 and 2019, I learned pretty quickly what weddings actually cost. And I’m not just talking about the bill. 

Each year in the U.S., couples spend thousands of dollars on average on their weddings. In 2022, the national average price of a wedding was around $30,000, according to The Knot. Of course, these averages vary by state and city but could be much higher. And destination weddings can add another several thousand onto your final total.

And every year, these averages go up.

I didn’t know any of this when I got engaged. But once I started actually planning and crunching the numbers using quotes from vendors and venues, I realized that there was no way I could afford the “average wedding,” and I wasn’t sure I wanted to. 

Creating my lists also had me thinking about how all of these different “to-do” items would eventually become “to-dump” items. Those flowers would have to go somewhere, right? The table decorations would need to be disposed of, the cards tossed, and the wrapping paper from the gifts thrown in the trash. 

So I decided to try to do things a little differently. Both out of necessity because I was poor when we got married – like still in college, barely 22 years old poor – and out of a desire to be eco-friendy. 

I’m going to share seven real ways I made my wedding greener and some ideas for making your big day low(er)-waste too.

Read more: Are you financially ready to get engaged?

1. Swap the flowers

Sola wood flower bouquet

My flower total: $94.55

Swapping real flowers for sola wood, paper, fabric, or anything else that will last is a smart place to start. Because the fact of the matter is, flowers are incredibly expensive. And then they wilt and die, as cut plants are prone to doing.

For my flowers, I opted for sola wood. This is a material that comes from tapioca that can be treated and shaped almost like paper. It’s lightweight and looks darn close to the real thing.

I found a shop on Etsy that sold individual sola wood flowers in a bunch of different colors and varieties, and I used 24 of these for my bridal party. For myself, I purchased a pre-made sola bouquet from another store so I didn’t have to cobble one together. 

The great part about using sola or another material for your flowers isn’t just that it’s inexpensive but also that you get a keepsake.

I let my bridesmaids keep theirs as a memento and I have the leftovers in vases.

For me, that was it in the way of flowers. I used other decorations for everything else, including repurposed antiques and some DIY items. But there’s nothing saying you couldn’t go all out with the sola since it’s a fraction of the cost of live flowers.

Tip: Purchase sola flowers in large quantities to save even more, and buy them early so you can match them to your other decorations and customize them.

2. Buy your dress secondhand

My dress total: $700 (without alterations)

I know, I know. This one is a harder sell. Many brides have very clear visions in their heads about how they want their dresses to look and make them feel, and purchasing secondhand limits your options. Plus, thrifting a top or a pair of jeans is different from thrifting one of the most important outfits of your life.

But hear me out. No one is going to know someone else wore your dress before you. Wedding dresses usually get worn once, maybe twice, before collecting dust. And creating gowns is so labor and resource intensive that even repurposing one has an impact.

For my dress, I went to The Brides Project in Ann Arbor, Michigan. This is a nonprofit bridal boutique that collects donated dresses, sells them, and uses the profits for charitable causes. The Brides Project donates to the Cancer Support Community of Greater Ann Arbor and everyone who works there is a volunteer. 

Buying secondhand saves serious money and prevents a dress from being wasted. At the end of the day, I spent $700 on my dress and I loved it. This was in 2018 when the average cost of a wedding gown was right around $1,750. 

Tip: If you don’t have access to a secondhand bridal shop, check out your local consignment and thrift stores, go on eBay and Poshmark, or browse a marketplace specializing in pre-owned bridal gowns.

Secondhand marketplaces include:

Point is, you’ve got options.

3. Use one venue

Wedding venue with dance floor and tables and chairs set up

My venue total: $1,850

If you can find a venue with enough room for both your ceremony and reception, book it. This is one of the best decisions we made. Venue rental fees will eat up a big chunk of your budget no matter where you go, but choosing one for the whole event can help you save a little money and make things easier on yourself – and your guests.

With one venue, nobody has to kill time in between, you don’t have to get multiple places set up, and you don’t need to pay for twice the decorations. You save your elderly relatives from climbing into a car more than necessary and nobody gets lost.

This creates less waste and simplifies your planning. Plus, without all those cars on the road getting from one place to another, you’re not responsible for as many carbon emissions.

Tip: To pull this off, you have to love whatever venue you choose. Rather than picking a “blank canvas” venue you’d have to style from floor to ceiling, consider one with some personality. If you choose a place that suits your style, you don’t need to do as much decorating. 

We got married in a city club that had vintage art, furniture, and accents throughout, and our wedding was in spring when the flowers were blooming. It felt timeless and setup was minimal.

Overall, highly recommend. 

4. Skip (some of) the cards

My card total: $117.19

Physical engagement announcements, save-the-dates, invitations, and programs are nice to look at. But that’s a lot of material that’s probably just going to get recycled. And wow is it pricey.

The only paper I purchased was invitations and RSVPs. We ordered these from Paper Culture, a company that creates custom eco-friendly cards using recycled paper and bamboo. 

The cards included links to our wedding website where people could RSVP and find out everything they needed to about the event. We did receive some physical RSVPs back, but the majority of our guests used the website to “joyfully accept” or “regretfully decline.”

There are so many wedding planning websites and apps that organize everything from responses to registries in one place. You can pretty much skip most of the cards if you want to.

Great wedding websites include: 

  • The Knot
  • Zola
  • Joy
  • WeddingWire

Tip: Send invitations a little earlier than recommended if you’re doing digital. This will give guests more time to “save the date” and you more time to track down RSVPs. And you might need to give your tech-averse relatives a call if they don’t respond.

As for programs, you might not need them. I wrote down the schedule of events with times on an extra-large mirror (that I got on sale for $35) and displayed this centrally at the venue. I still have this mirror today, with the writing on it, on my wall.

Bonus tip: Not everybody needs a plus-one

Maybe this seems selfish, but we gave out plus-ones very sparingly. If we had met a person’s significant other, they were invited. Otherwise, we didn’t really want to give them hugs in the receiving line or pay for their dinner.

We made a note on the RSVPs that if someone wanted to request a plus-one they could, but no one actually did this. People get it. 

5. Choose food wisely 

Appetizers on trays and stands at wedding

My food total: $3,077.50

For many couples, the food and drink bill ends up being the biggest. The Knot 2022 Real Weddings Study found that the average food bill for a wedding comes out to $75 per person. 

But most people don’t go to a wedding for the food. In fact, this is often the worst part (just stating facts). Don’t put too much pressure on the meal you’re serving to be a highlight of the day or evening, and don’t fork over more cash than necessary.

That said, we decided to do a menu of just appetizers. We ordered enough that everybody would be able to pile their plates with several individual bites and have plenty to eat, but not so many that we’d have leftovers to deal with. 

Every venue is different, but ours charged a per-plate or per-head price on dinners and a per-item price on appetizers (or hors d’oeuvres if you want to be fancy). By choosing apps instead of plates, we saved a ton of money and gave our guests more options. They were able to enjoy dinner-sized portions and we still hear from people about how fun this was.

Tip: Some venues require you to use their caterers and might place a minimum on how much you need to order. Try to get this information before signing a contract to rent a venue. And if your venue doesn’t offer appetizers or you’re not into the whole strolling dinner thing, buffet-style meals can be an economical alternative to plated dinners.

For 130 guests, we could have spent over $9,000 going the traditional route. I’m glad we didn’t.

6. Ask for money

It’s not weird anymore to tell people you just want cash.

Especially if you and your partner already have most of the things you need or have been living together for a while, chances are you don’t need a gift from everybody coming to your wedding. Feel free to ask for money.

Many wedding planning websites have built-in options for collecting cash contributions (we called ours the “Honeymoon Fund” but I’ve also seen “Newlywed Fund”). This is easier for your guests because they can just virtually send cash without having to buy and wrap a gift and better for you because you can get what you really need. Bonus, there are no boxes or piles of wrapping paper to get rid of.

Tip: Don’t worry about offending anyone. A lot of your guests have been in your shoes. They know weddings are expensive and would probably be more than happy to help you out this way instead of buying you a pan or sheet set.

7. Rethink the diamond

My ring total: $2,000

Okay, so this one isn’t technically for the wedding. But it’s important.

Consider an alternative to a diamond engagement ring if you’re planning to get engaged. There are much more sustainable options out there than the standard diamond, and ones that won’t break the bank.

Moissanite is one of the trendiest non-diamond stones but precious gems like sapphires, emeralds, morganite, and opal can be fantastic choices for couples looking to save money. 

And if you love traditional diamonds, that’s great too! There are so many ways to buy diamond rings that don’t involve going to a big box store.

Tip: Antique shops and estate sales are perfect for finding vintage rings and many online retailers carry gorgeous rings without the markups you typically see. Try Blue Nile for discounted conflict-free diamonds.

You can also choose an “imperfect” diamond. This is what I did. I have a salt-and-pepper diamond from Alexis Russell and it’s pretty perfect to me. It’s certified conflict-free and made with recycled gold. 

When I got engaged in 2018, my husband spent $2,000 on this ring. That year, couples were spending over $7,800 on average for engagement rings. 

Read more: Where’s the best place to buy diamonds? 

When to splurge

The great thing about getting married is that you get to do what you want. It’s your day. 

You and your partner can strive for a greener wedding if you feel compelled, and that can look however you want it to look. Compromising in some areas and splurging in others is the best way to have the wedding you’ve been dreaming of without too much guilt or sticker shock.

You should splurge on the parts of your wedding that matter most to you and your partner, and try to save on the things that don’t. For example, maybe you love fresh flowers. You can’t imagine a wedding without fresh flowers, so you get these and rent the rest of your decorations or buy them used.

Or maybe the pictures are most important to you. To balance out this cost, maybe you serve cupcakes or cookies instead of a tiered wedding cake. 

There are no wrong answers, as long as you’re doing what makes you happy.

Bottom line

The wedding industry is due for a shake-up, and enough people making tiny changes to their big days could have a huge impact on the planet.

With careful planning and some compromises, we were able to completely recoup what we spent on our wedding in gifts and cash contributions. That means we got married without debt, and that was worth celebrating in and of itself.

Our wedding was by no means the most eco-friendly it could have been. And if I were to plan it again today, I’d probably try to do better. But I feel good about the little changes we did make.

Read more: 

Source: moneyunder30.com

Apache is functioning normally

This is a guest post from Joanna Lahey, an associate professor of economics at the George H.W. Bush School of Government and Public Service at Texas A&M University and the National Bureau of Economic Research (NBER).

Ellen’s note: Joanna has written four articles about health insurance. This is the first, and every Saturday for the next month, we’ll be publishing one. Given the readers’ concern over the cost of health insurance as well as the ability to get insurance, we think her articles will be a great addition to GRS.

We save for retirement in order to smooth our consumption over time. Money saved now when we have income allows us to eat more than cat food when we’re retired and not bringing in as much.

Mikey eating cat food

Insurance works in much the same way, except instead of smoothing our consumption over time, we’re smoothing it over conditions of the world. In the good state of the world, the one in which we haven’t been hit by a bus, we spend money on insurance. In the bad state of the world, the one in which the bus hits us, the insurance company pays out money to help compensate us for our medical care.

People value this insurance because they are risk averse. For most people, losing money hurts us more than gaining the equivalent amount of money makes us happy. We’re willing to pay a little extra during good times to offset the bad times.

Of course, in reality it’s a little bit more complicated than that. Insurance companies have an incentive to keep you from getting into that bad state of the world, so they might pay for annual check-ups and other sorts of preventive care. Additionally, some people like the idea of using health insurance as a prepayment for expected medical expenses. However, preventive care and prepayment are not technically insurance even if they are bundled in with many policies. The point of insurance is to make the bad times less bad by paying for insurance during the good times and accepting a payout during the bad times.

In an ideal world, this insurance system would just work and the free market could handle everything. People would pay their expected cost of insurance into the insurance system and the insurance would pay out for the people who were unlucky enough to get hit by buses or have other health problems.

Unfortunately, there’s a problem. People who know that they are likely to use medical care value insurance more than people who believe they will never get sick. The problem arises when people know their expected medical costs better than insurance companies do. This situation is called “asymmetric information” — one party (you) knows more than the other party (the insurance company) does.

Death Spiral in the Insurance Market

In this world of asymmetric information, there is theoretically no way for an insurance company to make a profit, or to even exist in the private market. If the insurance company sells insurance at the average cost of medical care — what it expects to pay out on average — then people who know deep down that they’re healthy are going to prefer not to buy the insurance. People who know they are likely to get sick are more than willing to pay the average cost of medical care and sign up in droves. When that happens, the average cost of medical care that the insurance company sees goes up, so they have to charge higher rates for coverage. That means that the folks who expect to have ingrown toenails but no other health problems will drop coverage while the people who expect to get diabetes will stay on. That drives up the average cost of health insurance further, which means that the next healthiest group of people will stop buying coverage and only the most expensive stay on. Eventually only the most expensive person will be willing to buy insurance (and he or she probably won’t be able to afford it). The market fails, and insurance cannot be offered. The private insurance market is broken.

Asymmetric information and this “lemons problem” (the term coined in an article by George Akerlof) are why it is so very difficult to get coverage on the private market and why the coverage is so expensive. It’s also why private coverage deliberately doesn’t cover conditions like pregnancy if it can legally choose not to.

Side note: You may have noticed that even though the private health insurance market is broken, it still exists. That’s because of that risk aversion we talked about in the previous section — most people value insurance more than its expected cost. If they value it enough, they’re willing to pay more and are able to get over the death spiral. Incidentally, David Cutler, one of the main architects of the Affordable Care Act, argues that the individual mandate is not needed — we just need to get the price low enough and risk aversion will get people to buy. Jon Gruber, another of the architects, disagrees — he doesn’t think it is likely that risk aversion will overcome the adverse selection problem.

Why is Health Insurance in the U.S. Bundled With Employment?

The solution to the problem? Group markets for insurance. In a group market, people are in a group for some reason that has nothing to do with health insurance. Working for the same employer functions especially well because adults who work are healthier on average than adults who don’t work. Everyone in the group is charged the same amount for insurance, and the average cost is low enough that the downward death spiral doesn’t occur. The bigger the group, the more risk and costs are spread out and the happier the insurance company is. Large companies get cheaper insurance rates than smaller companies because it’s less likely with a large company that the boss is getting insurance because he just found out his wife has cancer (and even if he did, that cost is spread out across more workers).

Doesn’t that argue that we should have just one group for everybody? Well, yes. However, for historical reasons (price controls during WWII, as several folks pointed out in the comments of this Ask the Readers post), we ended up with our groups being attached to employment. That’s fine if you’re employed by a large firm that offers insurance (or married to someone who is), but makes things more difficult if you’re not.

Why don’t we just tear the system down and start from scratch? Well, it is difficult to destroy a private industry that is around 7 percent of our economy, especially when said industry has powerful lobbyists. It may be more efficient to have government-provided health insurance, but the costs of getting to that point would be large.

Given our current political and institutional situation, we can still get to universal health care even if single-payer insurance is unlikely. In the U.S. that means something like the Affordable Care Act, with its universal mandate, subsidies, and regulations prohibiting preexisting-condition exclusions or charging prices based on anything other than age and tobacco status. I will talk more about the basics of the Affordable Care Act in a future post.

How Much Insurance Should be Provided?

In the ideal world, insurance companies would provide full insurance. They would pay 100 percent of your medical care and maybe something to compensate you for pain and suffering. You’d have to pay a larger premium to get the insurance, but it would be worth it because if you got hit by a bus you wouldn’t be out of pocket for anything. Unfortunately, this is not an ideal world and people are flawed.

  • If you knew you were going to get compensated, you might be less careful about looking both ways before crossing the street.
  • If going to the doctor is completely free, you might go in for a sniffle right away just to be on the safe side rather than waiting a few days.
  • If someone else is paying, you might move to more expensive infertility treatments faster than if you have to pay the bill yourself.
  • Your doctor might decide to do extra tests that only have a small chance of finding anything, because why not?

We call these changes in behavior caused by the program availability “moral hazard.” Moral hazard occurs when people do bad things they wouldn’t have done if they were bearing the full cost of their actions.

Political economy side note: The trade-offs caused by moral hazard are one of the main points of disagreement between political parties. Public programs help deserving people who need help, but they can also cause people to do bad things in order to qualify for the public programs (through moral hazard). Programs that help children tend to be popular with politicians on both sides because children don’t have moral hazard with respect to government programs — they’re not the decision-makers.

In order to keep moral hazard down, it is optimal to provide less than full insurance. So insurance companies don’t pay the full amount of every bill. That’s why we have deductibles and co-payments and coinsurance.

Terms You Need to Know

Premium: The (usually monthly) amount that you pay to the insurance company to buy insurance. (Mine is $693/month for my dependents and me.)

Deductible: Some amount of money that you have to pay before the insurance starts paying anything. (Mine is $750.)

Co-payment: A flat dollar amount that you pay when you show up at the doctor (or the hospital) no matter how much your visit actually costs. (Mine is $35 for in-network and $45 for out-of-network.)

Coinsurance: After you reach your deductible, you may still be responsible for some of the costs. Coinsurance is a percent of the costs that you pay. (Mine is 30 Percent.)

Sometimes economists will group all three of these together: deductible, co-payment, and coinsurance under the umbrella term of “co-payment.” We do this because they’re all ways of cost-sharing and thus reducing moral hazard. Living in Texas, I get all three types. The bill for my daughter’s birth was $750 for the deductible, $35 co-payment for the doctor, and 30 percent coinsurance of $2,345 + $191 + $218 is $826 for my share of the rest (assuming that all of the bills have finally come in). So a total bill of $1,611.

That’s a lot of information about the basics of health insurance. Next time I will talk about the pros and cons of different kinds of insurance you can get in the U.S. (PPO, HMO, HDHP, ACO).

Source: getrichslowly.org

Apache is functioning normally

Paying off student loan debt may seem like a small step on your financial path – but for some people, it’s a lengthy journey all on its own. A 2013 survey found that the average borrower took over 20 years to pay back their loans.

If you’d like to become debt free in your 20s, you’ll need a plan that takes into account your personal circumstances and all available repayment options. We’ll help you come up with the best strategy in the article below.

What’s Ahead:

Pros and cons of paying off student loans early

Pros

  • Save on total interest
  • Remove the psychological burden of student loans
  • Make it easier to qualify for other loans

Cons

  • May earn more money by investing extra funds
  • Can delay other financial and personal milestones
  • May miss out on future loan forgiveness opportunities

How to pay off student loans early

Paying off your student loans early is just like paying off any other debt. You’ll need to get your information together so you  know you what you’re dealing with. Then you’ll choose a loan to focus on and start paying them off one a time, paying as much extra as you can.

Two things that can make the pay off go even faster are lowering your interest rate on private loans and increasing your income. Lower interest rates means more money goes to your balance and more income will mean you can make larger payments.

Organize your loans

If you recently graduated and don’t know how to find your student loan information, log onto the Federal Student Aid (FSA) website to locate your federal loans. You will need your FSA ID and password. If you don’t remember your username or are having trouble logging in, contact the FSA at 1-800-433-3243.

The FSA website will only list your federal loans. To find your private student loans, check your official credit report from all three credit bureaus at www.AnnualCreditReport.com. Your credit report should list any private student loans taken out.

Before you start throwing extra money toward your student loans, you should figure out how much you owe. Open a spreadsheet and write down the following information for each loan:

  • Lender name
  • Monthly payment
  • Interest rate
  • Total loan amount
  • Federal or private loan

Having all the information in one place will help you determine the most efficient debt payoff strategy.

Research loan forgiveness options

If you have federal student loans, you may be eligible for several loan repayment and forgiveness programs. Taking advantage of these programs can help you pay less each month while also saving on total interest.

The Public Service Loan Forgiveness (PSLF) program will cancel any remaining balance after 120 monthly payments while working for an eligible nonprofit or government organization. Borrowers must be on an income-driven repayment plan during that time to qualify for PSLF, so their monthly payments will be lower than normal.

There are also many loan repayment programs geared toward professionals in the healthcare and legal fields. You can have tens of thousands of loans forgiven in exchange for working in an underserved community for a few years.

Choose a loan repayment strategy

If you want to pay off your loans ahead of schedule, you can choose between the debt snowball or debt avalanche method.

The debt snowball method involves paying extra on the loan with the lowest loan balance. Once that loan is paid off, you will add extra money to the loan with the next smallest balance. The debt snowball method has been proven to be more motivating to borrowers.

The debt avalanche method means adding extra to the loan with the highest interest rate. Once you pay off that loan, you will focus on the loan with the next highest interest rate. The avalanche strategy will result in saving the most money on total interest, though it may take you more time to repay individual loan balances.

Refinance private student loans

Borrowers with private student loans may be able to refinance those loans to a lower interest rate, saving them more interest in the long run. Start by comparing your current interest rates to overall market rates. If your rates are higher than what other lenders are offering, it may be time to refinance. Use our student loan refinancing calculator to see how much you could save.

If you have multiple private loans with high interest rates, you may be able to refinance all of those loans into one loan with the same lender. This will also simplify repayment.

Borrowers with federal student loans should think twice before refinancing, as those loans will then be converted into private loans. Once you refinance federal loans, you will lose all the perks and benefits like income-driven repayment plans, loan forgiveness programs and long deferment and forbearance options. It’s best to leave federal loans as they are.

If you need to refinance your private student loans here’s our list the best companies for student loan refinancing.

When making extra student loan payments, it’s important to ensure that these funds are being diverted correctly. Some lenders will take the extra funds and apply it to the next monthly payment instead of adding it to the principal.

Contact the lender and ask them how to ensure your extra payment will go toward the principal. Then, double check each month to verify that your payment has been applied correctly.

Find ways to earn more money

If you can’t afford to pay extra on your loans and want to, it’s time to evaluate your budget. But as inflation continues to plague regular Americans, cutting expenses may not be enough. Getting a side hustle or increasing your salary may be the only way to funnel more money toward your loans.

Here are some ideas for how to make extra money.

What about Biden’s student loan forgiveness program?

As of early this year, there is a new plan being discussed for those on income driven paymen plans. With this new plan, payments for undergrad would be set at 5% of your discretionary income (this is government speak for “take home pay minus a small amount for basic living expenses”) and after you’ve made payments for 20 years any remaining balance is forgiven.

Graduate loan payments would be 10% of discretionary income and those who borrowed less than $12,000 would only have to make payments for 10 years before forgiveness would set in.

Summary

Paying off your student loans early may seem like the best financial decision you can make – but don’t do it at the expense of your other life goals. For example, if you want to buy a house, you will have to save for a down payment. If you want to quit your job and become self-employed, you may need some start-up funds.

Also, don’t forget to invest for retirement while paying off your loans. The power of compound interest means you can reap huge rewards when you start investing early. You should also have a substantial emergency fund in place before you pay extra on your loans. This will prevent you from having to take on more debt if something unexpected happens.

Related

Source: moneyunder30.com

Apache is functioning normally

You’ve found the ideal house in a great location. Before you start packing your moving boxes, make sure it’s a sound investment too. Most of us wouldn’t dream of buying a used car without a mechanical checkup. Yet with only a couple of 20-minute walk-throughs, we consider buying a home that’s much more expensive.

That makes little sense to Joseph Zagone with CENTURY 21 Aspen Real Estate in Ruidoso, New Mexico. “An inspection is one of the best investments a buyer can make,” he says.
Inspection Protection image 1

Here’s what you should know—and what not to ask.

What to Expect: The inspector will check all components in your house, leaving termite, septic system, and well inspections to specialists. (Here is a list of checkpoints.) A typical inspection costs $300–$400 and takes about three hours. Even if you’re an out of state buyer, arrange to tag along, Zagone says. You can see problems firsthand and you may learn valuable things such as where to find the water shutoffs.

Why it Pays: Experienced do-it-yourselfer Rebecca Anderson didn’t think an inspection would find anything she hadn’t noticed—until the inspector opened up the furnace and discovered a cracked heat exchanger. The upshot? The sellers threw in half the cost of a new furnace.

The Forbidden Question: Only one question is off-limits: “Should I buy this house or not?” That decision is yours alone. “I tell them to read the report completely and call me with questions,” says Gary Havens, owner of Good Havens Home Inspections in greater Minneapolis/St. Paul. “If I feel real comfortable about it, I’ll say I’d feel good about my kids buying it.”

The Seller’s Role: There is nothing to keep a seller from being present for the inspection too, though Zagone doesn’t encourage it. He prefers to help his potential seller line up a handyman beforehand to repair any existing problems. It’s also wise to initiate a separate inspection of your own. Learn more on Ccentury21.com under the “Selling Advice” tab.

Joe Zagone CENTURY 21 Aspen Real Estate, Ruidoso, New Mexico; www.joezagonerealestate.com

HIS CODE: “I want to know about any problems and have them remedied before I place a house on the market. My goal is win-win negotiating, to sell a sound house with no surprises at the correct price.”

OFF-HOURS: In the winter Joe serves as a certified ski instructor on nearby slopes. In warmer weather—even in winter—he makes good use of the seven golf courses in his area.

WHAT GOT HIM INTO REAL ESTATE: “My dad wasan engineer and later a real estate agent in this area. I took economics and marketing in college and worked as a carpenter’s helper in the summers. It all added up to a great background for becoming an agent. I love it.” He’s been in real estate 30 years and has been the top-producing CENTURY 21® Professional Champion in New Mexico for seven of the last eight years. He and his wife, Joan—also a Sales Professional—have five children.

Source: century21.com

Apache is functioning normally

Most mortgage lenders offer both home purchase loans and refinances. But Direct Access Funding is all about the refis.

In fact, the Southern California based lender refers to itself as a the “refinance division” of its parent company.

Seeing that most refinances are driven by the desire to obtain a lower mortgage rate, there’s a good chance their pricing is competitive.

They say they’ve got the best refinancing rates period and quality customer service to boot, which their reviews seem to back up.

So if you’re an existing homeowner looking for a better mortgage, they could be worth looking into. Let’s dig into the details.

Direct Access Funding Fast Facts

  • A direct-to-consumer mortgage lender that offers home refinance loans
  • Founded in 1998, headquartered in Irvine, California
  • The refinance division of Absolute Home Mortgage Corporation
  • Licensed to do business in 15 states and the District of Columbia
  • Their parent company funded $2 billion in home loans last year
  • Claim to offer the best mortgage refinance rates

As the name implies, Direct Access Funding is a direct-to-consumer mortgage lender based in Irvine, California, which is in the heart of Orange County.

Instead of a physical branch network, they work remotely with customers from a central call center to help you process and close your loan.

The company is located near many other mortgage lenders, including CashCall Mortgage, ClearPath Lending, loanDepot, and Watermark Home Loans.

As noted, they dabble only in mortgage refinancing, meaning their target market is existing homeowners as opposed to home buyers.

They are actually a division of Absolute Home Mortgage Corporation based out of Fairfield, New Jersey, which originated about $2 billion in home loans last year.

They’re currently licensed to do business in 15 states and the District of Columbia.

Those states include Arizona, California Colorado, Connecticut, Delaware, Florida, Illinois, Maryland, New Jersey, North Carolina, Ohio, Oregon, Pennsylvania, Tennessee, and Virginia.

How to Apply with Direct Access Funding

To get started, you can call them on the phone or simply visit their website and begin on your own.

Your best move might be to get in touch with a licensed loan officer first to discuss mortgage rates, lender fees, and overall eligibility.

Once you get the information you need to proceed, you can fill out their digital mortgage application online.

It allows you to complete the form 1003 electronically, eSign disclosures, and upload supporting documents via a secure portal.

Once your loan is submitted, you’ll be able to manage your loan online from start to finish.

It’s unclear if the processing and underwriting of your loan is completed in-house or at their parent company’s headquarters.

Regardless, their goal is to make refinancing stress-free and they employ the latest technology and solutions to make that happen.

Because they focus on existing homeowners only, the process should be faster than traditional banks and lenders.

Loan Programs Offered by Direct Access Funding

  • Rate and term refinances
  • Cash out refinances
  • Streamline refinances
  • No cost refinances
  • Conforming loans backed by Fannie Mae and Freddie Mac
  • FHA loans
  • Fixed-rate mortgages in various loan terms

Direct Access Funding seems to be solely focused on mortgage refinances for existing homeowners.

This includes rate and term refinances, cash out refinances, and streamline refinances.

They can also structure your loan as a no cost refinance through the use of lender credits so nothing needs to be paid out of pocket.

In terms of loan types, I believe they only originate conforming loans backed by Fannie Mae and Freddie Mac, along with FHA loans.

It’s unclear if they offer VA loans or jumbo loans as well.

You can get a fixed-rate mortgage such as a 30-year fixed or a 15-year fixed, and possibly an adjustable-rate mortgage too.

They lend on primary residences, second homes, and investment properties, including condos/townhomes.

All in all, their product menu isn’t vast but should cover most of the population.

Direct Access Funding Mortgage Rates

While they claim to have the “best” mortgage rates for a refinance loan, they don’t list their rates online. At least not on their website.

However, you might find them on third-party websites alongside other lenders in mortgage rate tables.

My assumption is their rates are very competitive since they’re a branchless, refinance-only lender.

And because refis are generally pursued to save money, they will need to beat your existing rate to earn your business.

But do take the time to compare their quote to other lenders to be sure. And also ask about any lender fees, such as a loan origination fee or application fee.

I’d classify them as a low-cost mortgage lender because of their lightweight business model (lack of branches and advertising), which is a good thing if you’re looking for lowest possible rate/fee.

Direct Access Funding Reviews

On Experience.com, Direct Access Funding has an impressive 4.91-star rating out of a possible 5 from over 1,000 customer reviews.

You are able to filter the reviews by loan officer to see how certain individuals have performed in the past. If a certain person stands out, be sure to ask for them when calling in.

Over at Google, they have an even better 4.9-star rating from nearly 200 reviews, which is pretty close to perfection.

Lastly, they’ve got a 4.9 rating on Bankrate from 15 reviews, with 100% of reviewers indicating they’d recommend the company to others.

Their parent company Absolute Home Mortgage Corp. is an accredited company with the Better Business Bureau (since 2013) and currently holds an ‘A+’ rating based on complaint history.

All of these reviews give them some legitimacy, even if they’re not a household name like some of the larger lenders out there.

In closing, Direct Access Funding seems to be a streamlined refinance shop that could be a good fit for an existing homeowner looking for a lower mortgage rate or cash out.

They’re probably best suited for those with plain vanilla loan scenarios (e.g. W-2 employee, conforming loan amount, single-family residence).

If that’s you, they might be able to beat your existing mortgage rate and save you money each month.

But those with more complex loan scenarios (self-employed borrowers, investors, jumbos) may want to look elsewhere.

Direct Access Funding Pros and Cons

The Pros

  • Can apply for a home loan online in minutes without a human
  • Offer a digital mortgage application (paperless process)
  • Say they offer the best refinance rates
  • Excellent reviews from past customers
  • Parent company is accredited, A+ BBB rating

The Cons

  • Not licensed in all states
  • No branch locations
  • Only offer refinancing products (not home purchase loans)
  • No mention of lender fees

Source: thetruthaboutmortgage.com