(Bloomberg) –As delinquencies on multifamily mortgages pile up, lenders who had bundled those borrowings into securitizations known as commercial real estate collateralized loan obligations are racing to stave off trouble.
To keep the share of bad loans from spiking too high — a development that would cut the issuers off from the fees they collect on the CRE CLOs — they’ve been furiously buying them back. The lenders acquired $520 million of delinquent credit in the first quarter, a 210% increase on the same period last year, according to estimates by JPMorgan Chase.
It’s the latest sign of strain among the $79 billion of loans packaged into CRE CLOs, a market which grew in prominence in recent years as Wall Street financed syndicators who bought up apartment complexes with the intention of renovating them and boosting rents. When interest rates surged, many borrowers whose floating-rate loans were bundled into the securitizations were caught off guard and began falling behind on their payments.
To buy the defaulted loans, some lenders have been borrowing the money from banks and other third parties using what are known as warehouse lines, a type of revolving credit facility. It’s surprising they haven’t had more trouble accessing that debt given how quickly loans seemed to be deteriorating in quality heading into this year, said JPMorgan strategist Chong Sin.
“The reason these managers are engaged in buyouts is to limit delinquencies,” he said. “The wild card here is, how long will financing costs remain low enough for them to do that?”
One reason they have is that risk premiums, or spreads, on commercial real estate loans have tightened materially since last November. As a result, even with a more hawkish tone on the path of rates, the all-in cost of financing is still lower than where it was late last year. Still, there’s no guarantee it will remain that way.
“If the outlook for the Fed shifts materially to hikes or no rate cuts for a while, that might lead to a sharp increase in delinquencies, which can stifle issuers’ ability to buy out loans,” said Anuj Jain, a strategist at Barclays Plc, who expects buyouts to continue as distress increases in the sector.
Market Surge
CRE CLO issuance surged to $45 billion in 2021, a 137% increase from two years earlier, when buyers of apartment blocks sought to profit from the wave of workers moving to the Sun Belt from big cities. Three-year loans would give them time to complete upgrades and refinance, the thinking went.
Fast forward to today and the debt underpinning many of the bonds is coming due for repayment at a time when there’s less appetite for real estate lending, insurance costs have skyrocketed and monetary policy remains tight. Hedges against borrowing cost increases are also expiring and cost significantly more to purchase now.
Those blows helped increase multifamily assets classed as distressed to almost $10 billion at the end of March, a 33% rise since the end of September, according to data compiled by MSCI Real Assets.
“There was so much capital flowing into that space to real estate operators and developers, and that led to a lot of reckless lending,” said Vik Uppal, chief executive officer at commercial real estate lender Mavik Capital Management., who avoided the space.
The pain is now filtering through to the CRE CLO market. The distress rate for loans that were bundled into these bonds rose past 10% at the end of March, according to CRED iQ, compared with 1.7% in July last year.
The firm defines distress as any loan that’s been moved to a special servicer or is 30 days or more delinquent. Some other data providers prefer to wait until payments are 60 days or more overdue before using that classification.
Short Sellers
The outlook for the sector has caused short sellers, who borrow stock and sell it with the intention of buying it back at a lower price, to target lenders who used CRE CLOs. That’s because the issuers own the equity portion of the securities, so take the first losses when loans sour.
Short interest in Arbor Realty Trust stood above 37% on Monday, the highest level on record, according to data compiled by S&P Global Market Intelligence.
“The multifamily CRE CLO market was not prepared for rate volatility,” said Fraser Perring, the founder of Viceroy Research, which is betting against Arbor. “The result is significant distress.”
Arbor Realty declined to comment. Reached by phone on Tuesday, billionaire Leon Cooperman said that Arbor founder Ivan Kaufman has been “a good steward of my capital” and had correctly seen the need to position the company defensively more than a year ago.
CRE CLOs appealed to some investors because the issuers tend to have more skin in the game than issuers of commercial mortgage-backed securities. Critics argue the products contain loans of lower quality than you’d find in a CMBS, where loans are typically fixed rate so are, in theory at least, less exposed to interest rate hikes.
“These vehicles are a way for borrowers that need speculative financing that they often can’t get from elsewhere,” said Andrew Park, an analyst at nonprofit group Americans for Financial Reform. “CRE CLOs package the reject loans from CMBS.”
Inside: Learn what 27 an hour is how much a year, month, and day. Plus tips to budget your money. Don’t miss the ways to increase your income.
You’re probably wondering if I made $27 a year, how much do I truly make? What will that add up to over the course of the year when working? Is $27 an hour good?
Is this wage something that I can actually live on? Or do I need to find ways that I can increase my hourly wage? How much more is $27.50 an hour annually?
When you finally start earning $27 an hour, you are happy with your progress as an hourly employee. Typically, this is when many hourly employees start to become salaried workers.
In this post, we’re going to detail exactly what $27 an hour is how much a year. Also, we are going to break it down to know how much is made per month, bi-weekly, per week, and daily.
That will help you immensely with how you spend your money. Because too many times the hard-earned cash is brought home, but there is no actual plan for how to spend that money.
By taking a step ahead and making a plan for the money, you are better able to decide how you want to live, make sure that you put your money goals first, and not just living paycheck to paycheck struggling to survive.
The ultimate goal with money success is to be wise with how you spend your money.
If that is something you want too, then keep reading. You are in the right place.
$27 an Hour is How Much a Year?
When we ran all of our numbers to figure out how much is $27 per hour is as an annual salary, we used the average working day of 40 hours a week.
40 hours x 52 weeks x $27 = $56,160
$56,160 is the gross annual salary with a $27 per hour wage.
As of June 2023, the average hourly wage is $33.58 (source).
Breakdown Of 27 Dollars An Hour Is How Much A Year
Typically, the average workweek is 40 hours and you can work 52 weeks a year. Take 40 hours times 52 weeks and that equals 2,080 working hours. Then, multiply the hourly salary of $27 times 2,080 working hours, and the result is $56,160.
That number is the gross income before taxes, insurance, 401K, or anything else is taken out. Net income is how much you deposit into your bank account.
That is just above the $56000 salary threshold, which is desired for a recent college graduate.
Work Part Time?
But you may think, oh wait, I’m only working part-time. So if you’re working part-time, the assumption is working 20 hours a week at $27 an hour.
Only 20 hours per week. Then, take 20 hours times 52 weeks and that equals 1,040 working hours. Then, multiply the hourly salary of $27 times 1,040 working hours and the result is $28,080.
How Much is $27 Per Month?
On average, the monthly amount would average $4,680.
Annual Amount of $56,160 ÷ 12 months = $4,680 per month
Since some months have more days and fewer days like February, you can expect months with more days to have a bigger paycheck. Also, this can be heavily influenced by how often you are paid and on which days you get paid.
Plus by increasing your wage from $25 an hour, you average an extra $347 per month. So, yes a few more dollars an hour add up!
Work Part Time?
Only 20 hours per week. Then, the monthly amount would average $2,340.
How Much is $27 per Hour Per Week
This is a great number to know! How much do I make each week? When I roll out of bed and do my job, what can I expect to make at the end of the week?
Once again, the assumption is 40 hours worked.
40 hours x $27 = $1,080 per week.
Work Part Time?
Only 20 hours per week. Then, the weekly amount would be $540.
How Much is $27 per Hour Bi-Weekly
For this calculation, take the average weekly pay of $1,080 and double it.
$1,080 per week x 2 = $2,160
Also, the other way to calculate this is:
40 hours x 2 weeks x $27 an hour = $2,160
Work Part Time?
Only 20 hours per week. Then, the bi-weekly amount would be $1,080.
How Much is $27 Per Hour Per Day
This depends on how many hours you work in a day. For this example, we are going to use an eight-hour workday.
8 hours x $27 per hour = $216 per day.
If you work 10 hours a day for four days, then you would make $270 per day. (10 hours x $27 per hour)
Work Part Time?
Only 4 hours per day. Then, the daily amount would be $108.
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$27 Per Hour is…
$27 per Hour – Full Time
Total Income
Yearly Salary (52 weeks)
$56,160
Yearly Wage (50 weeks)
$55,000
Monthly Salary (173 hours)
$4,680
Weekly Wage (40 Hours)
$1,080
Bi-Weekly Wage (80 Hours)
$2,160
Daily Wage (8 Hours)
$216
Net Estimated Monthly Income
$3,573
**These are assumptions based on simple scenarios.
Paid Time Off Earning 27 Dollars an Hour
Does your employer offer paid time off?
As an hourly employee, you may or may not get paid time off.
So, here are the scenarios for both cases.
For general purposes, we are going to assume you work 40 hours per week over the course of the year.
Case # 1 – With Paid Time Off
Most hourly employees get two weeks of paid time off which is equivalent to 2 weeks of paid time off.
In this case, you would make $56,160 per year.
This is the same as the example above for an annual salary making $27 per hour.
Case #2 – No Paid Time Off
Unfortunately, not all employers offer paid time off to their hourly employees. While that is unfortunate, it is best to plan for less income.
Life happens. There will be times you need to take time off for numerous reasons – sick time, handling an emergency, or even vacation.
So, let’s assume you take 2 weeks off without paid time off.
That means you would only work 50 weeks of the year instead of all 52 weeks. Take 40 hours times 50 weeks and that equals 2,000 working hours. Then, multiply the hourly salary of $27 times 2,000 working hours, and the result is $55,000.
40 hours x 50 weeks x $27 = $54,000
You would average $208 per working day and nothing when you don’t work.
$27 an Hour is How Much a year After Taxes
Let’s be honest… Taxes can take up a big chunk of your paycheck. Thus, you need to know how taxes can affect your hourly wage.
Also, every single person’s tax situation is different.
On the basic level, let’s assume a 12% federal tax rate and a 4% state rate. Plus a percentage is taken out for Social Security and Medicare (FICA) of 7.65%.
Gross Annual Salary: $56,160
Federal Taxes of 12%: $6,739
State Taxes of 4%: $2,246
Social Security and Medicare of 7.65%: $4,296
$27 an Hour per Year after Taxes: $42,878
This would be your net annual salary after taxes.
To turn that back into an hourly wage, the assumption is working 2,080 hours.
$42,878 ÷ 2,080 hours = $20.61 per hour
After estimated taxes and FICA, you are netting $20.61 an hour. That is $6.39 an hour less than what you thought you were paid.
This is a very highlighted example and can vary greatly depending on your personal situation. Therefore, here is a great tool to help you figure out how much your net paycheck would be.
Plus budgeting on a just over $20 an hour wage is much different.
$27 An Hour Salary Calculator
Now, you get to figure out how much you make based on your hours worked or if you make a wage between $27.01-27.99.
This is super helpful if you make $27.30, $27.40, or $27.88.
$27 an Hour Budget – Example
You are probably wondering can I live on my own making 27 dollars an hour? How much rent or mortgage payment can you afford on 27 an hour?
Using our Cents Plan Formula, this is the best-case scenario on how to budget your $27 per hour paycheck.
When using these percentages, it is best to use net income because taxes must be paid.
In this example, above we calculated that $27 an hour was $20.61 after taxes. That would average $3573 per month.
According to the Cents Plan Formula, here is the high-level view of a $27 per hour budget:
Basic Expenses of 50% = $1787
Save Money of 20% = $715
Give Money of 10% = $357
Fun Spending of 20% = $715
Debt of 0% = $0
Obviously, that is not doable for everyone. Even though you would expect your money to go further when you are making double the minimum wage. So, you have to be strategic in ways to decrease your basic expenses and debt. Then, it will allow you more money to save and fun spending.
To further break down an example budget of $27 per hour, then using the ideal household percentages is extremely helpful.
recommended budget percentages based on $27 per hour wage:
Category
Ideal Percentages
Sample Monthly Budget
Giving
10%
$468
Savings
15-25%
$936
Housing
20-30%
$1,076
Utilities
4-7%
$140
Groceries
5-12%
$311
Clothing
1-4%
$19
Transportation
4-10%
$164
Medical
5-12%
$234
Life Insurance
1%
$14
Education
1-4%
$23
Personal
2-7%
$70
Recreation / Entertainment
3-8%
$117
Debts
0% – Goal
$0
Government Tax (including Income Taxes, Social Security & Medicare)
15-25%
$1,107
Total Gross Income
$4,680
**In this budget, prioritization was given to basic expenses. Thus, some categories like giving and saving were less.
Can I Live off $27 Per Hour?
At this $27 hourly wage, you are more than likely double the minimum wage. Things should be easy to live off this $27 hourly salary.
However, it is still slightly above the $55,000 salary. That means it can still be a tough situation.
Is it doable? Absolutely.
In fact, $27 an hour is higher than the median hourly wage of $19.33 (source). That seems backward, but typically salaried workers earn more per hour than hourly workers.
Can you truly live off $27 an hour annually?
You just have to have the desire to spend less than your income. Plus consistently save.
If you are constantly struggling to keep up with bills and expenses, then you need to break that constant cycle. It is possible to be smart with money.
You need to do is change your money mindset.
This is what you say to yourself… Okay, I have aspirations and goals to increase how much I make. This is the time to start diversifying my income into multiple streams and start investing. I am going to stretch my 27 dollars per hour.
In the next section, we will dig into ways to increase your income, but for now, is it possible to live on $27 an hour.
Yes, you can do it, and as you can see it is possible with the sample budget of $27 per hour.
Living in a higher cost of living area would be more difficult. So, you may have to get a little creative. For example, you might have to have a roommate. Move to a lower cost of living area where rent is cheaper.
Also, you must evaluate your “fun spending” items. Many of those expenses are not mandatory and will break your budget. You can find plenty of free things to do without spending money.
5 Ways to Increase Your Hourly Wage
This right here is the most important section of this post.
You need to figure out ways to increase your hourly income because I’m going to tell you…you deserve more. You do a good job and your value is higher than what your employers pay you.
Even an increase of 50 cents to $27.50 will add up over the year. An increase to $28 an hour is even better!
1. Ask for a Raise
The first thing to do is ask for a raise. Walk right in and ask for a raise because you never know what the answer will be until you ask.
If you want the best tips on how specifically to ask for a raise and what the average wage is for somebody doing your job, then check out this book. In this book, the author gives you the exact way to increase your income. The purchase is worth it or go down to the library and check that book out.
2. Look for A New Job
Another way to increase your hourly wage is to look for a new job. Maybe a completely new industry.
It might be a total change for you, but many times, if you want to change your financial situation, then that starts with a career change. Maybe you’re stressed out at work.
Making $27 an hour is too much for you and you’re not able to enjoy life, maybe changing jobs and finding another job may increase your pay, but it will also increase your quality of life.
3. Find a New Career
Because of student loans, too many employees feel like they are stuck in the career field they chose. They feel sucked into the job that they don’t like or have the potential they thought it would.
For many years, I was in the same situation until I decided to do a complete career change. I am glad I did. I have the flexibility that I needed in my life to do what I wanted when I needed to do it. Plus I am able to enjoy my entrepreneurial spirit.
4. Find Alternative Ways to Make Money
In today’s society, you need to find ways to make more money. Period.
There is no way to get around it. You need to find additional income outside a traditional nine-to-five position or typical 40 hour a week job. You will reach a point where you are maxed on what you can make in your current position or title. There may be some advancement to move forward, but in many cases, there just is not much room for growth.
So, you need to find a side hustle – another way to make money.
Do something that you enjoy, turn your hobby into a way to make money, turn something that you naturally do, and help others into a service business. In today’s society, the sky is the limit on how you can earn a freelancing income.
Must Read: 20 Genius Ways on How to Make Money Fast
5. Earn Passive Income
The last way to increase your hourly wage is to start earning passive income.
This can be from a variety of ways including the stock market, real estate, online courses, book sales, etc. This is where the differentiation between struggling financially and becoming financially sound.
By earning money passively, you are able to do the things that you enjoy doing and not be loaded down, with having a job that you need to work, and a place that you have to go to. And you still make money doing nothing.
Here is an example:
You can start a brokerage account and start trading stocks for $50. You need to learn and take the one and only investing class I recommend. Learn how the market works, watch videos, and practice in a simulator before you start using your own money.
One gentleman started with $5,000 in his trading account and now has well over $36,000 in a year. Just from practice and being consistent, he has learned that passive income is the way for him to increase his income and also not be a slave to his job.
Watch his inspiring story!
Tips to Live on $27 an Hour
In this last section, grasp these tips on how to live on $27 an hour or just above $55k yearly salary. On our site, you can find lots of money saving tips to help stretch your income further.
Here are the most important tips to live on $27 an hour. More importantly stretch how much you make, in case you are in the “I don’t want to work anymore” mindset. Highlight these!
1. Spend Less Than you Make
First, you must learn to spend less than you make.
If not you will be caught in the debt cycle and that is not where you want to be. You will be consistently living paycheck to paycheck.
In order to break that dreadful cycle, it means your expenses must be less than your income.
And when I say income, it’s not the $27 an hour. As we talked about earlier in the post, there are taxes. The amount of taxes taken out of your paycheck is called your net income which is $27 an hour minus all the taxes, FICA, Social Security, and Medicare are taken out. That is your net income.
So, your net income has to be less than your net income.
2. Living Below Your Means
You need to be happy. And living on less can actually make you happier. Studies prove that less is better.
Finding contentment in life is one thing that is a struggle for most.
We are driven to want the new shiny toy, the thing next door, the stuff your friend or family member got. Our society has trained you that you need these things as well.
Have you ever taken a step back and looked at what you really need?
Once you are able to find contentment with life, then you are going to be set for the long term with your finances.
Here is our story on owning less stuff. We have been happier since.
3. Make Saving Money Fun
You need to make saving money fun. If you’re good, since you must keep your expenses low, you have to find ways to make your savings fun!
It could be participating in a no spend challenge for the month.
It could be challenging friends not to go to Target for a week.
Maybe changing your habits and not picking up takeout and planning meals.
Start to save 5000 in a year.
Whatever it is challenge yourself.
Find new ways of saving money and have fun with it.
Even better, get your family and kids involved in the challenge to save money. Tell them the reason why you are saving money and this is what you are doing.
Here are 101 things to do with no money. Free activities without costing you a dime. That is an amazing resource for you and you will never be bored.
And you will learn a lot of things in life you can do for free. Personally, some of the best ones are getting outside and enjoying some fresh air.
4. Make More Money
If you want if you do not settle for less, then find ways to make more money. If you want more out of life, then increase your income.
You need to be an advocate for yourself.
Find ways to make more money.
It could be a side hustle, a second job, asking for a raise, going to school to change careers, or picking up extra hours.
Whatever path you take, that’s fine. Just find ways to make more money. Period.
5. No State Taxes
Paying taxes is one option to increase what you take home in each paycheck.
These are the states that don’t pay state income taxes on wages:
Alaska
Florida
Nevada
New Hampshire
South Dakota
Tennessee
Texas
Washington
Wyoming
It is very interesting if you take into account the amount of state taxes paid compared to a state with income taxes.
Also, if you live in one of the higher taxed states, then you may want to reconsider moving to a lower cost of living area. The higher taxes income tax states include California, Hawaii, New Jersey, Oregon, Minnesota, the District of Columbia, New York, Vermont, Iowa, and Wisconsin. These states tax income somewhere between 7.65% – 13.3%.
6. Stick to a Budget
You need to learn how to start a budget. We have tons of budgeting resources for you.
While creating a budget is great, you need to learn how to use one.
You do not have to budget down to every last penny.
You need to make sure your expenses are less than your income and that you are creating sinking funds for those irregular expenses.
Budget Help:
7. Pay Off Debt Quickly
The amount that you pay interest on debt is absolutely absurd.
Unfortunately, that is how many of these companies make their money from the interest you pay on debt.
If you are paying 5% to even 20-21% or higher, you need to find ways to lower that debt quickly.
Here’s a debt calculator to help you. Figure out your debt-free date.
Make that paying off debt fast is your target and main focus. I can tell you from personal experience, that it was not until we paid off our debt that we finally rounded the corner financially. Once our debt was paid off, we could finally be able to save money. Set money aside in separate bank accounts and pay for cash for things.
It took us working hard to pay off debt. We needed persistence and patience while we had setbacks in our debt-free journey.
Jobs that Pay $27 an Hour
You can find jobs that pay $27 per hour. Polish up that resume, cover letter, and interview skills.
Job Search Hint: Always send a written follow-up thank you note for your interview. That will help you get noticed and remembered.
First, look at the cities that require a minimum wage in their cities. That is the best place to start to find jobs that are going to pay higher than the federal minimum wage rate. Many of the cities are moving towards this model so, target and look for jobs in those areas.
Possible Ideas:
Virtual Assistant – Get free training NOW!
Freelance writer
Class A Truck Driver
Managers
Entry Level Marketing Jobs
Data Entry Clerks
Customer service managers
Bank tellers
Maintenance workers
Freight broker – Learn how easy it is to start!
Administrative assistants
Athletic Trainers
Event Planners
Day trader
Security guard
Movers
Warehouse workers
Electrician
Licensed Practical Nurse (LPN)
Companies that pay more than $27 per hour: Wells Fargo, Disney World, Disney Land, Bank of America, Cigna, Aetna, etc
$27 Per Hour Annual Salary
In this post, we detailed 27 an hour is how much a year. Plus all of the variables that can impact your net income. This is something that you can live off.
How much is 27 dollars an hour annually…
$56,160
This is right between $56000 per year and $57k a year.
In this post, we highlighted ways to increase your income as well as tips for living off your wage.
Use the sample budget as a starting point with your expenses.
You will have to be savvy and wise with your hard-earned income. But, with a plan, anything is possible!
Still thinking I don’t want to work anymore, you aren’t alone and need to start to plan for your early retirement.
Learn exactly how much do I make per year…
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.
“We just really heavily speak to that in the preapproval process, making sure they understand the temporariness of the rate, the importance of the rate,” he said. “We talk about permanent buydowns, we talk about adjustable-rate mortgages, we talk about the future opportunities to refinance and having reduced cost to refinance. “We talk about the … [Read more…]
In Delaware, the allure of small-town charm meets the convenience of city living, making it an ideal destination for renters seeking a balanced lifestyle. From the bustling urban center of Wilmington, with its rich history and thriving arts scene, to the youthful energy of Newark, home to the University of Delaware, the state caters to diverse experiences. In this ApartmentGuide article, we’ll explore the pros and cons of living in Delaware, providing insights into what makes it a distinctive place to call home.
Renting in Delaware snapshot
Population
1,031,890
Avg. studio rent
$958 per month
Avg. one-bedroom rent
$1,054 per month
Avg. two-bedroom rent
$1,254 per month
Most affordable cities to rent in Delaware
Smyrna, Newark, Dover
Most walkable cities in Delaware
Wilmington, Newark, Dover
1. Pro: Rich historical sites
Delaware, known as “The First State,” boasts a wealth of historical landmarks and museums that offer a glimpse into the nation’s past. From the cobblestone streets of New Castle to the expansive grounds of the First State National Historical Park, residents can immerse themselves in the early colonial and American history that shaped the nation.
2. Con: Traffic congestion
Despite its small size, Delaware experiences significant traffic congestion, particularly around Wilmington and during the summer season. The influx of tourists heading to popular destinations like Rehoboth Beach can lead to frustrating delays on major routes such as I-95. If you’re planning a drive, it’s wise to schedule around rush hour and consider peak times to ensure a smoother journey.
3. Pro: No sales tax
Delaware does not have sales tax which is a major perk for residents, offering significant savings on everyday purchases. This policy covers a broad spectrum of goods, from clothing to electronics, enhancing the purchasing power of residents and contributing to a higher standard of living. With no sales tax to worry about, Delaware residents can enjoy greater affordability and value when shopping for essentials.
4. Con: Limited public transportation
Public transportation options in Delaware are somewhat limited, especially outside of Wilmington. In fact, in cities like Dover, the transit score is 28, meaning there are a few nearby transit options. This can pose challenges for those who rely on public transit for their daily commute or for accessing essential services.
5. Pro: Access to beaches
Delaware’s coastline is home to some of the most beautiful beaches in the Mid-Atlantic, such as Rehoboth Beach and Bethany Beach. These beaches offer residents and visitors a chance to enjoy seaside leisure activities, boardwalk attractions, and community events.
6. Con: Seasonal crowds
The appeal of Delaware’s beaches also brings seasonal crowds, particularly in the summer months. This influx can lead to crowded beaches, increased traffic, and higher prices in coastal towns like Lewes, impacting the tranquility of the off-season.
7. Pro: Vibrant arts and culture scene
Delaware’s arts and culture scene is thriving, with numerous galleries, theaters, and festivals. The Grand Opera House in Wilmington and the annual Firefly Music Festival in Dover are just a couple of examples that highlight the state’s cultural offerings.
8. Con: Weather variability
Delaware’s weather exhibits significant variability, ranging from hot and humid summers to cold and snowy winters, which can be perceived as a drawback by some residents. Coastal areas are particularly vulnerable to storms and flooding, posing challenges for infrastructure and property maintenance. Moreover, the state’s location in the Mid-Atlantic region exposes it to the potential impacts of hurricanes and nor’easters.
9. Pro: Proximity to major cities
Delaware’s strategic location in the Mid-Atlantic offers easy access to several major cities. Residents can enjoy day trips or weekend getaways to places like Philadelphia, Washington D.C., and New York City, all within a few hours’ drive. In fact, Wilmington is around a 22 minute train ride to Philadelphia on the Northeast Regional train.
10. Con: Air quality issues
Delaware contends with air quality issues, primarily due to its industrial activity and transportation infrastructure. Cities like New Castle face challenges with air pollution stemming from heavy traffic and industrial emissions, impacting respiratory health.
11. Pro: Community and small-town feel
Despite its proximity to major urban centers, Delaware maintains a sense of community and small-town charm. Towns like Lewes and Smyrna offer a slower pace of life with friendly neighborhoods, local markets, and community events.
12. Con: Limited job market
Delaware’s job market faces limitations, notably due to its small size and concentration in certain industries. While sectors like finance and pharmaceuticals thrive, opportunities may be limited in other fields, impacting job diversity. Additionally, the state’s proximity to major metropolitan areas like Philadelphia and Baltimore means some residents commute for broader employment options.
Methodology : The population data is from the United States Census Bureau, walkable cities are from Walk Score, and rental data is from ApartmentGuide.
Wednesday brought a full schedule of events and data for the bond market to digest and bonds dictate day to day changes in mortgage rates. The morning’s data was perfectly palatable, resulting in modest strength heading into the afternoon’s Fed announcement.
Contrary to impression given by many news headlines on Fed day, there is rarely any significance to the Fed’s actual decision to hike/cut/hold steady at any given meeting by the time the meeting actually happens. Markets will have long since priced in the likely outcome based on economic data and Fed policy transparency.
In other words, it was a surprise to no one that the Fed held rates steady at this meeting. Bond traders tuned in for other reasons–mainly to hear what Powell had to say at the 2:30pm ET press conference.
There were a few ways Powell could have framed the recent set-backs seen in inflation data. Some analysts thought he might say more to entertain the possibility of rate hike instead of a rate cut. Powell (and, indeed, the Fed announcement itself) definitely acknowledged that inflation data meant a delay for the Fed’s next move, but in the press conference, Powell reiterated that the next move was much more likely to be a cut, based on the trajectory of the data.
Bonds improved and many mortgage lenders were able to re-issue slightly lower rates compared to the morning levels. The average 30yr fixed rate is still elevated by 2024’s standards, but nicely lower compared to yesterday’s latest levels.
(Bloomberg) — UK house prices fell at the sharpest pace in eight months after the cost of mortgages crept higher, one of the country’s biggest lenders said, underscoring continued cost-of-living pressures on consumers ahead of a general election later this year.
Most Read from Bloomberg
The figures from Nationwide Building Society followed a scaling back of bets on Bank of England interest rate cuts this year, which pushed up the cost of home loans in markets. That’s strained the ability of people to afford to buy a property and held back a recovery from last year’s slump.
Higher borrowing costs have hurt Prime Minister Rishi Sunak’s government in the eyes of voters and reminded voters of the big jump in mortgage rates that Liz Truss triggered during her short term as premier in late 2022. The UK slipped into a recession last year, and the weak recovery so is reflected in the housing market.
“Though mortgage affordability is much better than it was last summer, it remains very stretched relative to historical norms,” said Peter Arnold, chief economist at EY UK. “A strong recovery in house prices and activity is unlikely.”
The Conservatives are defending seats in local authorities including mayors in West Midlands and Tees Valley in key local elections on Thursday. Sunak is widely expected to call a general election in the autumn.
Nationwide estimated house prices fell 0.4% in April after an 0.2% decline the month before. Economists had expected a 0.1% monthly increase. The average cost of a home is now £261,962 ($326,680), which is about 4% below the peak in the summer of 2022.
What Bloomberg Economics Says …
“The shift in the interest rate outlook was the catalyst for the change in sentiment at the start of the year, encouraging buyers to enter the market. However, borrowing costs have risen recently as investors reappraise how far the Bank of England will cut interest rates over concerns about persistent price pressures in both the UK and US. The best-buy five-year fix are above 4.1% having dropped below 4% at the start of the year. That will hit affordability.”
—Niraj Shah, Bloomberg Ecoomics. Click for the REACT.
Home prices have stagnated over the past year, up just 0.6%. That’s much less than the 1.2% gain economists had expected.
“The slowdown likely reflects ongoing affordability pressures, with longer term interest rates rising in recent months, reversing the steep fall seen around the turn of the year,” Robert Gardner, chief economist at Nationwide, said in a report Wednesday.
Nationwide said research it did with Censuswide found that almost half of the prospective first-time buyers looking to secure a home in the next five years have delayed their plans.
“Among this group, the most commonly cited reason for delaying their purchase is that house prices are too high (53%), but it is also notable that 41% said that higher mortgage costs were preventing them from buying,” Nationwide said.
Another 55% of people said they’d be willing to buy in a cheaper area of the country or where they could get a bigger property — half willing to move more than 30 miles away.
The UK housing market has defied expectations of a sharp downturn last year, yet its recovery over the last few months has remained weak. Prospective buyers are still finding it hard to come up with the money for a deposit, while the benchmark lending rate is at a 16-year high.
BOE officials warning of lingering price pressures have pushed up two- and five-year swap rates, used to set the bulk of mortgage products. That suggests households would still be spending a higher share of their incomes on mortgage payments than they did in the decade to 2007, according to Bloomberg Economics.
Nationwide’s figures contrast with more upbeat data from the BOE showing mortgage approvals rose to the highest in 18 months in March. Banks and building societies authorized 61,325 home loans, up from 60,497 in February and the most since September 2022.
Separate data released Tuesday from HM Revenue & Customs, the UK tax authority, showed property transactions climbing for a third month to 84,200 in March.
However, a recent resurgence in borrowing costs has raised questions over whether the recovery can continue. Natwest, Santander and Nationwide all have increased mortgage rates this month in response to rising swap rates, which are used to set the bulk of mortgage products.
For the 1 million households due to refinance fixed-rate mortgages by end of the year, new loans will be pricier than the ones they are currently on.
“Buyers and sellers are starting to accept the new reality of the housing market in the face of current interest rate levels,” said Nathan Emerson, CEO of Propertymark.
–With assistance from Andrew Atkinson.
(Updates with comment and context from first paragraph.)
95% of Parents Saving for Kids’ College Expenses Expect to Cover Over Half the Costs, According to Northwestern Mutual Planning & Progress Study 2 in 3 parents who are helping their kids cover college costs expect their children to pay for part of the educational expenses; 1 in 3 say the parents will pay for … [Read more…]
In early January 2024, I wrote an answer to reader-of-the-blog Vince’s question about his retirement portfolio. A quick summary of that article is:
If Vince’s portfolio is $4.2M and his annual spending needs are $100,000, he’ll be entering retirement following (essentially) a “2.38% Rule.” That’s way more conservative than the classic 4% Rule.
He doesn’t need to expose himself to undo risk. 60% stocks, 55% stocks, 50% stocks…Vince will be successful in any of these portfolios. Since he has “won the game” of career financial success, he can “stop playing the game” by taking some of his chips off the table a.k.a. reducing his exposure to risk assets (stocks).
Vince wrote back! He asked this week:
If the market goes down, should I perform my annual rebalance into stocks, or because we have 20 years of spending in our fixed income portion of our portfolio, should we only rebalance into bonds from now on when our equities get too high. It may come back to living comfortably vs. passing on more money to heirs. (I choose the former).
Vince
Ahh! Rebalancing. Let’s dive in.
Two Sentences on Rebalancing
Rebalancing is the act of adjusting the asset allocation within an investment portfolio (how much in stocks? how much in bonds? etc.) to maintain the desired level of risk and return.
To learn more, here’s a deep dive on the topic of rebalancing.
Vince’s Question, Summarized
This is such an interesting question!
Vince is asking:
Should Vince’s rebalancing go in both directions?
If stocks are up compared to bonds, should Vince sell stocks to buy more bonds?
If stocks are down compared to bonds, should he sell bonds to buy more stocks?
Why does it matter? Because part of Vince’s portfolio approach is that his bond allocation represents 20 years’ worth of spending in his portfolio. He’s not measuring in percentages! He’s measuring in years’ worth of spending.
So, in essence, Vince is asking: should he rebalance, even if doing so results in him having “fewer years of bonds” than he’s comfortable with?
We need to understand two different schools of thought regarding portfolio construction. These two schools are definitely similar but with slight, nuanced differences.
The first is the “bottoms-up, bucket method” described on the blog before. It recommends an investor assign a timeline to every dollar in their portfolio, then align those timelines with appropriate levels of risk in investment assets. The money with a 6-month timeline needs to be in cash or ultra low-risk Treasury notes. The money with a 30-year timeline should be in higher risk assets (like stocks) in search of greater returns.
The other common approach is the “expected risk, expected return” method. This approach uses historical data and the investor’s unique risk appetite (a combination of their age, their cashflow needs, their unique mental approach to losing money, etc.) to hone in on the “right” allocation for them. Younger, riskier investors can stomach more stocks, while older, risk-averse investors should own more bonds, etc.
Ideally, the portfolio’s future “expected returns” are then used to test the validity of the overall financial plan (e.g. via Monte Carlo simulation).
Which Method is “Right?”
Which method is right?
Both methods work. And, in theory, both should lead to very similar outcomes. The two methods differ more in mindset than in “brass tacks.”
I prefer the “bottoms-up, bucket method” because it puts planning first (“give the dollar a job and a timeline”) and then determines appropriate investments. I used that approach in my original response to Vince. He is also using that method in his new question today. Vince feels particularly safe with 20 years’ worth of spending in fixed income. Those dollars have timelines, and he’s built an appropriate cash, CD, and bond ladder for those timelines.
Is It Right to Rebalance?
Should Vince rebalance? Let’s start by using some reasonable numbers to add color to Vince’s question.
Let’s say Vince needs $100,000 per year from his portfolio. And, based on his personal risk tolerance, he wants 20 years of that annual spending in bonds**. Easy math. That’s $2 million in bonds.
**For what it’s worth, most of the time for most investors, their timelines beyond 10 years should not be in bonds. The math simply says otherwise – that money should be in a higher risk asset, like stocks.
But finance is personal. And many retirees are acutely aware of the fact that “this is all the money I have!” Extra caution – aka extra fixed income – is understandable. It’s helps the investor sleep at night…return on sleeplessness!!! And as long as that extra fixed income doesn’t damage the portfolio’s probability of success, I’m ok with it.
Ok. $2 million in bonds, meaning the rest of Vince’s $4.3M portfolio (as of this writing) is in stocks. That’s $2.3M in stocks. That’s a 55% stock, 45% bond allocation.
Next, we need hypothetical returns.
Let’s say over the rest of 2024, bonds provide their expected 5% interest while stocks drop 8%. But Vince withdraws $100,000 (from bonds, because that’s why they’re there) to support his annual expenditures. Vince’s portfolio will shift to $2.1M in stocks, $2.0M in bonds.
That’s a 51% stock, 49% bond portfolio. Should Vince rebalance to 55% / 45%?! Let’s go back to first principles. Why did Vince end up 55/45 in the first place?
Because he wanted 20 years of bonds to cover his next 20 years of expenses, and everything thereafter went to stocks. And because his financial plan appears to be perfectly successful with that portfolio.
We should look through that exact same lens when considering rebalancing.
Does Vince still need 20 years of bonds to sleep at night? Or, with one more year in the rearview mirror, is he comfortable with 19 years of bonds? This is a mental/personal question.
Depending on that answer, does Vince need more/fewer bonds than he has right now?
And finally, does his financial plan’s probability of success change depending on his rebalancing? This is a math/brass tacks question.
Based on Vince’s investing rationale, his rebalancing decision is a function of bond prices.“I said I needed ~20 years of bonds to sleep at night; do I have them?”
The stock portion of his portfolio has little to do with that! If stocks go up 30%, but he still has 20 years of bonds, I don’t think he should rebalance into even more bonds.
Off the Balance Beam
As asset prices move, our portfolio allocations shift like desert sand beneath our feet. Our targeted risk and return can veer off course and our financial plan’s likelihood of success can decay. These are reasons to rebalance.
However, rebalancing isn’t always needed, depending on your portfolio and the unique rationale of your financial plan. As in Vince’s case, some market movements create more rebalancing needs than others.
Thank you for reading! If you enjoyed this article, join 8000+ subscribers who read my 2-minute weekly email, where I send you links to the smartest financial content I find online every week.
-Jesse
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Nestled in the heart of the Great Plains, North Dakota offers residents a unique blend of rugged natural beauty, strong community ties, and a rich cultural heritage. From the vibrant urban atmosphere of Fargo to the serene charm of Bismarck, the state capital, North Dakota captivates with its distinct sense of tranquility. However there are cons to living in this state. In this ApartmentGuide article, we’ll uncover the pros and cons of living in North Dakota, so you can learn what life is like in “The Peace Garden.”
Renting in North Dakota snapshot
Population
783,926
Avg. studio rent
$610 per month
Avg. one-bedroom rent
$823 per month
Avg. two-bedroom rent
$923 per month
Most affordable cities to rent in North Dakota
Jamestown, Minot, Dickinson
Most walkable cities in North Dakota
Grand Forks, Fargo, Minot
1. Pro: Expansive natural landscapes
North Dakota offers residents vast natural landscapes to explore and enjoy, including the Badlands, Theodore Roosevelt National Park, and the prairies of the Red River Valley. These expansive areas provide opportunities for outdoor recreation such as hiking, camping, and wildlife watching where you could see some bighorn sheep.
2. Con: Harsh winter weather
North Dakota experiences harsh winter weather conditions, with frigid temperatures, heavy snowfall, and strong winds posing challenges for residents. Cities like Minot and Williston often contend with blizzards and extreme cold snaps, leading to hazardous driving conditions and disruptions to daily life.
3. Pro: Low population density
North Dakota has a low population density, which contributes to a peaceful and uncrowded living environment. With fewer people per square mile compared to more densely populated states like California, residents enjoy spaciousness and a sense of tranquility.
4. Con: Limited entertainment options
North Dakota may have fewer entertainment options, particularly in terms of cultural attractions, dining establishments, and nightlife. Cities like Grand Forks and Fargo offer some entertainment venues and events, but residents may find a lack of diversity and variety in recreational activities compared to other populous states.
5. Pro: Strong job market
North Dakota’s strong job market is fueled by its thriving energy sector, as well as opportunities in agriculture, healthcare, and technology. Cities like Bismarck offer diverse employment prospects, providing stability and opportunities for career advancement.
6. Con: Geographic isolation
North Dakota’s geographic isolation, coupled with its low population density, can contribute to feelings of isolation and limited access to services and amenities. Rural towns and communities, such as Rugby and Devils Lake, may be far removed from major urban centers and regional hubs, leading to challenges in accessing certain services.
7. Pro: Affordable cost of living
North Dakota maintains an affordable cost of living, with lower housing costs, utilities, and overall expenses compared to many other states. Cities like Grand Forks and Minot offer residents access to affordable housing options, with median home prices and rental rates below the national average. For instance, the median home price in Grand Forks is $227,000 and the average rental price for a one-bedroom is $897. These lower costs makes housing more attainable for many North Dakotans.
8. Con: Limited public transportation
North Dakota may have limited public transportation options, especially in rural areas, which can hinder residents’ mobility and access to essential services. Even in major cities like Fargo, public transportation options are limited. Fargo has a transit score of 24, meaning there is a few nearby public transportation options available for residents. This lack of public transportation infrastructure can pose challenges for individuals without access to private vehicles.
9. Pro: Clean air
North Dakota has clean air quality, with minimal pollution and pristine natural surroundings contributing to a healthy living environment. The state’s expansive rural areas and low population density help maintain air quality standards, ensuring residents can breathe fresh, unpolluted air.
10. Con: Seasonal allergies
North Dakota’s changing seasons can exacerbate allergies for some residents, particularly during the spring and fall when pollen levels are high. Cities like Bismarck and Minot may experience pollen allergies triggered by trees, grasses, and weeds, including sagebrush, ragweed, and wormwood.
11. Pro: Outdoor recreation
North Dakota offers abundant opportunities for outdoor recreation, with its vast natural landscapes and diverse terrain. Residents can enjoy activities such as fishing on Lake Sakakawea, skiing in the Turtle Mountains, or exploring the trails of Sheyenne National Grassland. For example, the Maah Daah Hey Trail provides hikers, bikers, and horseback riders with scenic vistas and challenging terrain to explore amidst the state’s natural beauty.
12. Con: Economic dependence
Methodology : The population data is from the United States Census Bureau, walkable cities are from Walk Score, and rental data is from ApartmentGuide.
Steering clear of unfriendly economic data has been an increasingly challenging task for the bond market in April. While it might be an overstatement to say we’re going out with a bang, today’s Employment Cost Index (ECI) is at least a loud pop. ECI–a measure of labor costs and compensation (including benefits)–is not a report that had been on the trader radar as a big ticket market mover until Powell began mentioning it regularly in the past few years.
Today’s installment painted an unfriendly picture for inflation/rates by suggesting the progress seen through Q4 was reversing in a major way in Q1.
The bond market reaction was clear and immediate at 8:30am, even if it wasn’t as huge as we might see for a CPI or NFP that suggested hotter inflation or spending power.