This ApartmentGuide article shines a spotlight on life in the Cornhusker State, where the dynamic urban life of Omaha meets the cultural hub of Lincoln. Renters will find themselves enchanted by the affordable living options along with the state’s beauty. However there are downsides to residing in Nebraska. Whether you’re contemplating a move and want to learn more about the state, here are the pros and cons of living in Nebraska.
Renting in Nebraska snapshot
1. Pro: Rich historical sites
Nebraska is home to numerous historical sites that offer a glimpse into America’s past. From the Chimney Rock National Historic Site to the Lewis and Clark National Historic Trail, the state is a treasure trove for history lovers. These sites not only provide educational experiences but also serve as beautiful locations for outdoor activities.
2. Con: Extreme weather conditions
Nebraska witnesses a diverse spectrum of weather throughout the year, with summers averaging 87 degrees Fahrenheit and winters dropping to lows of 14 degrees Fahrenheit. The state is also situated in Tornado Alley, making it susceptible to severe weather events including tornadoes and thunderstorms. This can pose challenges for residents, from property damage to disruptions in daily life.
3. Pro: Agricultural community
The state’s economy is heavily influenced by its agricultural sector, with Nebraska being a leading producer of beef, pork, corn, and soybeans. This vibrant agricultural community not only supports the local economy but also offers farm-to-table dining experiences across the state, showcasing the freshness and quality of local produce.
4. Con: Limited public transportation options
Nebraska’s public transportation options are relatively limited, especially in rural areas. This can make it challenging for residents without personal vehicles to navigate the state. In cities like Lincoln, the transit score is 24 making it a car-dependent location.
5. Pro: Affordable cost of living
Compared to many other states, Nebraska offers an affordable cost of living. Housing, groceries, and utilities are generally less expensive here, making it an attractive option for those looking to stretch their dollars further. Omaha, Nebraska’s largest city exudes this affordability where you can expect the median sale price to be $255,000 and a one-bedroom apartment averaging to $1,160. The state’s affordability is a significant advantage for residents, allowing for a comfortable lifestyle without the high costs associated with other regions.
6. Con: Limited entertainment and cultural options
While Nebraska has its charms, it may not match the entertainment and cultural offerings found in larger metropolitan areas. Residents may find the options for nightlife, dining, and cultural events more limited, which could be a drawback for those seeking a vibrant city life. However, the state’s community events and natural attractions like the Sandhills, the Great Plains and the Niobrara River offer their own appeal.
7. Pro: Natural beauty and outdoor activities
Nebraska’s natural landscapes, including the rolling Sandhills, picturesque views along the Missouri River, and vast prairies, offer ample opportunities for outdoor enthusiasts. Whether exploring the rugged terrain of Scotts Bluff National Monument, birdwatching at the Platte River, or fishing in the calm waters of Lake McConaughy, the state’s diverse geography provides endless possibilities for adventure.
8. Con: Economic dependence on agriculture
While agriculture is a cornerstone of Nebraska’s economy, this also means that the state’s economic health is closely tied to the agricultural sector. Fluctuations in commodity prices and agricultural production can have significant impacts on the state’s economy which can affect its residents.
9. Pro: Central location
Nebraska’s central location in the United States, with cities like Omaha and Lincoln situated at the intersection of major interstate highways such as I-80 and I-29, makes it a crucial transportation hub. Additionally, Union Pacific’s headquarters in Omaha and its extensive rail network further enhance the state’s connectivity to national and international markets.
10. Con: Water quality concerns
Water quality concerns pose significant challenges for Nebraska, particularly in areas where agricultural runoff and contamination are prevalent. For instance, nitrate pollution from fertilizers used in farming can seep into groundwater sources, affecting drinking water supplies and posing health risks for residents.
11. Pro: Friendly communities
One of Nebraska’s standout features is its friendly and close-knit communities, where neighbors often know each other by name. For instance, small towns like Minden and Broken Bow exemplify this sense of community, where residents come together for local events and foster strong social bonds.
12. Con: Strong winds
Nebraska’s strong winds can be a significant drawback for residents, especially in rural areas where wind speeds can reach high velocities. These gusty conditions not only make outdoor activities challenging but can also lead to property damage, soil erosion, and safety hazards on the roads.
Methodology : The population data is from the United States Census Bureau, walkable cities are from Walk Score, and rental data is from ApartmentGuide.
From the lush greenery of its forests to the towering peaks of the Cascade Range and the serene waters of the Puget Sound, Washington offers a plethora of scenic wonders to its residents. Home to bustling urban centers like Seattle and Tacoma, as well as charming smaller communities, Washington presents a spectrum of lifestyles to suit a variety of preferences. However, like any area, living in Washington comes with its own set of advantages and disadvantages. In this ApartmentGuide article, we will explore the pros and cons of living in Washington.
Renting in Washington snapshot
Population
8,000,000
Avg. studio rent
$1,489 per month
Avg. one-bedroom rent
$1,790 per month
Avg. two-bedroom rent
$2,017 per month
Most affordable cities to rent in Washington
Pullman, Yakima, Cheney
Most walkable cities in Washington
Seattle, Tacoma, Lynnwood
1. Pro: Food lovers’ paradise
Washington is a food lovers’ paradise, with a diverse culinary scene that celebrates locally sourced ingredients and international flavors. From farm-to-table restaurants in the fertile valleys of eastern Washington to seafood markets along the Pacific coast, the state offers a tantalizing array of dining options to satisfy every palate. If you’re in the Seattle area, you’ll have to try the iconic Seattle Dog, a hot dog topped with cream cheese.
2. Con: High housing costs
The state’s thriving economy has led to rapid population growth and soaring housing costs, particularly in urban areas. For example, the median home sale price in Seattle is $845,000 and the average rent for a one-bedroom apartment is $2,175. This affordability crisis can make it challenging for many residents moving to popular metros in Washington.
3. Pro: Breathtaking scenery
Washington boasts stunning landscapes, including lush forests like the Hoh Rain Forest, majestic mountains like Mt. Rainier, and picturesque coastlines. The state’s abundance of outdoor recreational opportunities, such as hiking, skiing, and kayaking, make it a paradise for nature enthusiasts.
4. Con: Traffic congestion in larger cities
Traffic congestion in larger cities of Washington, such as Seattle and Tacoma, can be a significant challenge for commuters, with congested highways and crowded streets leading to long commute times and frustration. For instance, Interstate 5, which runs through Seattle, is notorious for its heavy traffic during peak hours, causing delays for drivers traveling to and from the city center. Additionally, major thoroughfares like Interstate 405 and State Route 520 often experience congestion, particularly during rush hour, impacting the efficiency of transportation networks in the region.
5. Pro: Environmentally conscious
Washington’s commitment to environmental consciousness is exemplified by initiatives such as the Clean Energy Transformation Act, which aims to transition the state to 100% clean electricity by 2045, reducing reliance on fossil fuels and mitigating climate change impacts. Additionally, the state’s extensive network of public parks and protected wilderness areas, including Olympic National Park and Mount Rainier National Park, underscores its dedication to preserving natural habitats and biodiversity for future generations to enjoy.
6. Con: Seasonal Affective Disorder in Western parts of the state
Washington grapples with seasonal affective disorder (SAD) due to its long, gloomy winters especially in the western region characterized by overcast skies and limited sunlight. Residents often combat the effects of SAD by investing in light therapy devices, seeking out indoor activities, or even planning vacations to sunnier destinations during the winter months. Despite these coping strategies, the prevalence of SAD in western Washington can pose a significant challenge to residents’ mental health and overall well-being, detracting from the quality of life in the region.
7. Pro: Cultural and entertainment events
Washington offers a vibrant cultural scene with a diverse range of entertainment events throughout the year. Seattle’s renowned music festivals like Bumbershoot and Capitol Hill Block Party draw crowds with live performances spanning various genres. Additionally, annual events such as the Washington State Fair in Puyallup showcase the state’s rich cultural heritage and provide entertainment for residents and visitors alike.
8. Con: Natural disaster risk
Washington faces natural disaster risks, particularly in seismically active areas such as the Cascadia Subduction Zone, where the potential for major earthquakes and tsunamis exists. Additionally, the state is home to active volcanoes like Mount Rainier and Mount St. Helens, which pose hazards such as volcanic eruptions and lahars.
9. Pro: Access to outdoor recreation
Access to outdoor recreation in Washington is unparalleled, with the state offering a diverse array of natural landscapes and outdoor activities. From hiking in the Enchantments to kayaking around the San Juan Islands, residents have abundant opportunities to explore the great outdoors. Additionally, iconic destinations such as La Push and Mount Rainier National Park provide world-class hiking trails, camping spots, and scenic vistas, attracting outdoor enthusiasts from near and far.
10. Con: High tourism at popular landmarks
High tourism in Washington can pose challenges for residents, leading to overcrowding, traffic congestion, and environmental degradation. For example, iconic attractions like Pike Place Market in Seattle and Mt. Rainier often experience large crowds of visitors, impacting local businesses and residents’ quality of life. Additionally, increased tourism can contribute to rising costs of living and housing prices in popular tourist destinations, making it more difficult for residents to afford housing and maintain a sense of community.
11. Pro: Charming islands
Washington’s islands offer residents a tranquil escape and unique coastal living experience. From the serene landscapes of the San Juan Islands to the rustic charm of Whidbey Island, these idyllic destinations provide opportunities for relaxation, outdoor recreation, and close-knit community living. Residents enjoy breathtaking views of the Puget Sound, abundant wildlife sightings, and a slower pace of life that embodies the essence of Pacific Northwest island living.
12. Con: Limited parking in urban areas
Parking in urban settings in Washington, such as Seattle, is often limited and expensive, with high demand for parking spaces and restricted street parking. Residents may face challenges finding parking near their homes or workplaces, leading to frustration and inconvenience. Additionally, the scarcity of parking options can result in longer commute times and increased reliance on alternative transportation methods, impacting residents’ overall mobility and quality of life.
Methodology : The population data is from the United States Census Bureau, walkable cities are from Walk Score, and rental data is from ApartmentGuide.
You stop by your local supermarket on Sunday. It’s more crowded than usual, which makes finding a parking spot a little tough. You usually pick up a favorite brand’s organic, free-range chicken breasts, but you haven’t seen them stocked in a while. Instead, all that’s available are factory-farm brands — and they seem more expensive than they should be.
And those dog biscuits from the mom-and-pop bakery across town? They’re usually here, but you can’t find them, either. You’d ask an associate for help finding them, but you don’t see any employees who aren’t busy at the registers or behind the counter.
A version of this lackluster shopping experience is what antitrust experts fear everyday shoppers may encounter if The Kroger Company’s $24.6 billion acquisition of Albertsons Companies Inc. — which would be the largest grocery merger in the nation’s history — is permitted to close. On Feb. 26, the Federal Trade Commission filed a motion to block the acquisition, which was announced in 2022. Attorneys general from eight states and Washington, D.C., joined the FTC in its suit, and the attorneys general in two other states — Colorado and Washington — filed suits of their own against the move to combine the companies.
Several antitrust experts, including academics, public policy researchers and financial analysts, told NerdWallet that a merged Kroger and Albertsons could lead to less product variety, lower product quality, higher grocery prices and an overall worse shopping experience, with stores having fewer employees available for customer service. For workers, many of whom are part of the United Food and Commercial Workers International Union (UFCW), the proposed acquisition may threaten the competitive benefits and retirement packages that the union secured, UFCW representatives told NerdWallet.
One crux of the FTC’s case against the deal is the idea that a combined Kroger-Albertsons would create a monopoly in the supermarket sector, which it considers distinct from other kinds of food retail sectors, such as club stores (Sam’s Club, Costco), premium and organic stores (Whole Foods, Sprouts), superstores (Target, Walmart), dollar stores and e-commerce sellers.
“The FTC is saying that, among and within the entire constellation of companies that sell groceries at retail, there are niches within that larger constellation that matter, and one of them consists entirely of traditional grocery stores,” says James B. Speta, a professor of law at Northwestern University’s Pritzker School of Law. “The company is going to argue, ‘Oh, no, you’ve got to include all these others.’ When you do, composition in that larger market is less significant.”
And that is exactly what proponents of the acquisition say: that the real competition in retail grocery comes from Walmart and other non-traditional outlets.
Scott Moses, partner and head of the grocery, pharmacy and restaurants investment banking practice at Solomon Partners, a financial advisory firm, is representing Albertsons in the deal. Moses says it doesn’t make sense to consider the supermarket sector as distinct from the broader food retail market, which now includes companies like Walmart, Amazon, Costco, Target and several others. All of these companies have invested heavily in their grocery retail businesses over the past decade, competing with supermarkets and fundamentally altering the American grocery landscape.
Walmart owns a 30% market share of broader food retail, based on February 2024 earnings reports, Moses said, and traditional supermarket grocers make up 36% of the food retailers market when supercenters, dollar chains, specialty grocers and online sellers are included. The deal is essential for Kroger and Albertsons to survive the existential threat posed by those retailers, he says.
“The amount of capital that these folks are spending to drive their subscribed members and retain customers is radically more than any supermarket can remotely fathom competing with,” Moses says. “They simply cannot do it.”
Proponents and opponents of the acquisition slice the retail food market differently and tend to cite numbers that bolster their case. According to data from Food & Water Watch, a nongovernmental organization focused on corporate accountability, a combined Kroger and Albertsons would, alongside Walmart, control 55% of the food retail market, excluding convenience stores.
Based on a broader definition of food retailers that Kroger and Albertsons prefer, the new combined company would be the second-largest food retailer in the U.S., with an 11.8% market share, second to Walmart’s 17.1% share, based on widely reported rankings from the research firm GlobalData.
Less ‘urgency’ to innovate for customers, skeptics say
Kroger and Albertsons collectively own and operate nearly 5,000 stores in 48 states. Combined, they employ nearly 700,000 workers. The companies own more than 40 standalone grocery brands, including Safeway, Fred Meyer, Jewel-Osco, Ralphs, Dillons, Tom Thumb and Vons. Their brands are in all regions of the continental U.S. but are concentrated in the West, Midwest and New England. You’ve almost certainly visited one of their stores, and there’s a solid chance that a supermarket owned by either Kroger or Albertsons is your regular grocery store of choice.
Because Kroger and Albertsons are currently competitors, they’re naturally motivated to experiment with product offerings, promotions and prices, says William E. Kovacic, director of the Competition Law Center at George Washington University. These experiments can include stocking well-liked, locally made products that cost more to buy from suppliers than mass-produced alternatives, running sales during peak shopping seasons, or offering ready-to-eat meals and hot bar options.
“The FTC argues that the transaction will reduce the urgency that companies feel to do those kinds of things,” Kovacic says.
From the companies’ perspective, there’s no shortage of urgency to continue innovating and investing in product variety and promotions, Moses says, due to increased competition from Walmart, Costco and other non-supermarket food retailers. He says he first noticed similarities around 15 years ago between competition in the grocery space and the kinds of disruptions that eventually leveled the department store space, which led to hundreds of store closures, bankruptcies and job losses. Those department store disruptions came from some of the same retailing giants currently competing in the grocery space, like Amazon, Walmart and Target.
The continued existence of supermarkets is not guaranteed, Moses says. “If supermarket grocers aren’t allowed to level the playing field, it will not be long before grocery looks like department stores, with thousands of supermarkets closed and millions of union jobs lost.”
Conversely, antitrust experts worry that under a combined Kroger-Albertsons company, consumers would wind up paying the same or higher prices for food products of equal or lower quality. Eleanor Fox, an antitrust expert and professor at New York University School of Law, pointed to the $26 billion merger of Sprint and T-Mobile in 2020 as an illustration of how two companies that already command significant market share — just as Kroger and Albertsons do in the supermarket sector — can often behave after a merger.
In 2023, a federal judge in Chicago ruled that the merger led consumers to “pay higher prices” via “taxes and fees that were previously included in the plan prices, paying new fees and surcharges, or paying more for device protection plans or accessories.”
Of course, telecommunications and grocery are two starkly different industries. Still, Fox says the case is an example of how companies will often raise prices when facing less competition, simply because they can.
“When the competitor goes away, they can manipulate, they can do various things, they can decrease quality, they can decrease service,” Fox says. “They can simply not lower prices when their costs go down.”
Kroger, for its part, has publicly committed to lowering prices following the acquisition.
Workers fear losing hard-fought union benefits
Workers advocates are concerned about the potential acquisition’s impacts and fear workers may lose significant retirement packages, benefits and work shifts if Kroger and Albertsons combine.
Kroger and Albertsons are the two largest employers of unionized grocery workers in the U.S., and the majority of their employees are represented by the UFCW. That’s a powerful negotiating tool for the union, specifically when one company is more open to an agreement or proposal than the other company, says John Marshall, capital strategies director for UFCW Local 300, which represents members across Washington state, northeast Oregon, and northern Idaho.
“Currently, we can go to Albertsons, get a tentative agreement on that particular proposal, and then go to Kroger and say, ‘Look, this is what Albertsons has agreed to. If you don’t also agree to this, we may end up going on strike at the Kroger stores,’” Marshall says. “Yeah, Kroger understands that’s a very effective tool.”
If Kroger’s acquisition goes through, Marshall says the union’s negotiating power would be weakened, and benefits once guaranteed by the union — like its competitive pension plan — may be in flux, Marshall says.
Moses disagrees.
“Stronger company unions get better wages and benefits for their members than weaker company unions, because the weaker company unions can’t afford better benefits,” Moses says. “Teammates will actually be better off.”
Most union members receive a defined benefit pension plan, says Bertha Rodríguez, a representative of UFCW 770, which represents workers in California. Under that plan, a union employee can expect retirement payouts comparable to their Social Security benefits, Marshall says, and the pension pays employees for life.
Defined benefit plans are almost always better for employees than defined contribution plans, as individuals can outlive the funds available in a 401(k) retirement account. Plus, having a defined benefit plan makes it easier to plan for retirement, because workers know exactly what their retirement savings will be worth when they retire. Also, defined benefit plans are guaranteed to pay the worker for as long as they live, unlike defined contribution plans, which can run out.
“The retirement and health care that our union has negotiated are generally far superior to nonunion benefits,” Marshall says.
Because individuals can withdraw from their 401(k) accounts before retirement, many employees wind up doing just that to cover unexpected emergency costs, such as car repairs or hospital bills, Marshall says. But most pension plans won’t allow employees to withdraw until they reach retirement age. This makes pensions a safer bet for grocery workers’ retirement savings, Marshall says. Many of those workers earn hourly wages and may therefore be more vulnerable when facing an emergency expense and have few options aside from pulling money from their retirement savings.
It’s worth noting that the FTC’s prioritization of workers’ rights is a unique hallmark of the Biden administration’s focus on worker protections, Kovacic says. In past antitrust complaints, worker protections typically aren’t cited as prominently as they are in the FTC’s allegations against Kroger and Albertsons.
“An unmistakable theme of the Biden administration’s antitrust program has been to give greater emphasis to the effect that business behavior has on worker welfare,” Kovacic says.
It also reflects the recent growth of unions in the private sector. In 2023, the unionization level in the private sector rose from 6.8% to 6.9% — an increase of more than 261,000 unionized workers, according to the Economic Policy Institute.
Fear of store closures in small towns, despite assurances
Although Kroger has explicitly stated that there will be no store closures as a result of the acquisition, both workers and antitrust experts are concerned about the possibility of closures in smaller cities and towns with fewer grocery retailers.
“Kroger and Albertsons are two of the largest supermarket chains in thousands of local communities throughout the country,” the FTC states in its suit against the deal. “In hundreds of those communities, the proposed acquisition would create a single supermarket with market shares so high as to be presumptively unlawful under the antitrust laws.”
In Gunnison, Colorado, a city south of Boulder with a population of less than 7,000, there are three traditional supermarkets: a Safeway, which is owned by Albertsons; a Kroger supermarket and a City Market, which Kroger owns. (There’s also a Walmart.) If the deal were to close, residents would have to drive 65 miles to a supermarket that’s not owned by Kroger.
“Combined, Kroger, Albertsons — were this merger to go through — and Walmart would control 55% of the food retail market,” says Karen Gardner, a senior policy associate at the Center for Science in the Public Interest, a food-focused consumer advocacy group based in Washington, D.C. “That means that there’s two CEOs who would be in control of the majority of food sold in America, and that doesn’t seem like a good idea to me.”
When asked about potential store closures, Moses rejected the notion that it would ever make financial sense for a combined Kroger-Albertsons to close any supermarkets.
“I don’t know how much more explicit they can be,” Moses says, referring to Kroger’s assurances that no stores would close due to the acquisition. “What you need, frankly, is to be larger, so you have more of an ability to invest more in lower prices, more in better stores, more in better wages, more in marketing, so that you can retain more customers.”
A hearing to evaluate the FTC’s block is scheduled for Aug. 26 in the U.S. District Court in Oregon. In January, before the FTC filed its suit, The Kroger Company issued a statement saying its acquisition of Albertsons would likely close before the end of the company’s second fiscal quarter on Aug. 17.
Welcome to the vibrant city of Sacramento, where the sun shines bright, and the river flows gracefully. With its rich history, diverse culture, and thriving arts scene, Sacramento offers a unique charm that captivates residents and visitors alike. So whether you’re searching for the perfect apartment in Sacramento or a cozy home for rent in the suburbs, you’ve come to the right place.
In this ApartmentGuide article, we’ll cut to the chase, breaking down the pros and cons of moving to Sacramento. Let’s get started and see what awaits in the city of trees and rivers.
Pros of living in Sacramento
1. Rich history and culture
Sacramento boasts a rich history and vibrant culture, offering residents a deep connection to the state’s past. From the California State Railroad Museum to the Crocker Art Museum, there are numerous opportunities to explore the city’s historical and artistic heritage. The Old Sacramento Waterfront district also provides a glimpse into the city’s Gold Rush era, with its well-preserved buildings and cobblestone streets, making it a unique and charming area to visit and live in.
2. Outdoor recreational opportunities
With its proximity to the Sierra Nevada mountains and the Sacramento and American Rivers, Sacramento provides ample opportunities for outdoor recreation. Residents can enjoy hiking, biking, and water activities, as well as picnicking and wildlife viewing in the numerous parks and nature reserves in and around the city. The American River Parkway, in particular, offers 32 miles of scenic trails for outdoor enthusiasts to explore and enjoy.
3. Thriving farm-to-fork dining scene
Sacramento is renowned for its farm-to-fork dining scene, with a plethora of restaurants and eateries sourcing their ingredients locally. The city’s farmers’ markets and food festivals celebrate the region’s agricultural abundance, offering residents access to fresh, seasonal produce and locally-sourced meats and dairy. From fine dining establishments to casual cafes, Sacramento’s culinary landscape reflects its commitment to sustainable, locally-grown food.
4. Affordable cost of living
Compared to other major cities in California, Sacramento offers a more affordable cost of living, making it an attractive option for those seeking a balance between urban amenities and financial stability. The average rent for apartments in Sacramento, is between $1,700 and $2,087 in 2024. Housing costs, in particular, are relatively lower, allowing residents to enjoy a comfortable lifestyle without the exorbitant expenses often associated with larger metropolitan areas.
5. Diverse neighborhoods and communities
Sacramento is home to a diverse array of neighborhoods and communities, each with its own unique character and charm. From the historic homes of Midtown to the friendly suburbs of Natomas, residents have a wide range of options to choose from, catering to different lifestyles and preferences. The city’s cultural diversity is also reflected in its neighborhoods, offering a rich tapestry of experiences and traditions.
Cons of living in Sacramento
1. Hot summers and limited rainfall
Sacramento experiences hot, dry summers with temperatures often exceeding 90 degrees Fahrenheit, making it challenging for residents who are sensitive to heat. Additionally, the region’s limited rainfall can lead to drought conditions, impacting water resources and contributing to the risk of wildfires during the summer months.
2. Traffic congestion and limited public transportation
Despite efforts to improve public transportation, Sacramento still faces challenges with traffic congestion and limited transit options, especially in the suburbs. With a transit score of 34, commuters may experience delays and long travel times, particularly during peak hours, impacting their daily routines.
3. Air quality and pollution
Sacramento struggles with air quality issues, particularly during the summer months when high temperatures and stagnant air can lead to increased pollution levels. Residents may find it challenging to cope with poor air quality, necessitating precautions and limitations on outdoor activities during certain times of the year.
4. Limited job opportunities in certain industries
While Sacramento offers a diverse economy, certain industries may have limited job opportunities compared to larger metropolitan areas. Residents seeking employment in specialized fields may find it challenging to secure positions that align with their career goals, requiring them to explore opportunities in neighboring cities or consider remote work options.
5. Education system challenges
Sacramento’s public education system faces challenges related to funding and resources, impacting the quality of education in some areas. Individuals may need to carefully consider their options and research schools to ensure they find the best educational fit.
Is Sacramento the right move for you?
Sacramento offers a vibrant urban environment with a rich cultural scene, diverse dining options, and plenty of job opportunities. The city also boasts a lower cost of living compared to other major cities in California. However, traffic congestion and air pollution are common drawbacks, and the hot summer temperatures can be a challenge for some residents. Overall, Sacramento presents a mix of advantages and disadvantages for those considering a move to the city.
Mike Fratantoni, the chief economist and senior vice president of research and industry technology at the Mortgage Bankers Association (MBA), addressed three major challenges in the housing market during testimony before the U.S. House of Representatives‘ Financial Services Subcommittee on Housing and Insurance.
The biggest challenge in today’s housing market is the lack of inventory, Fratantoni said in his written statement on Wednesday.
“While the demographic fundamentals of the market continue to support strong housing demand for the next several years, the market is millions of units short of that needed to support this demand,” he said.
The silver lining, however, is that builders have picked up their pace of construction. New homes now account for roughly one-third of homes on the market, which compares to a more typical historical share of 10%.
As a result, a large delivery of multifamily units is expected over the next few years, but the recent trend in elevated mortgage rates has exacerbated this supply shortfall, Fratantoni explained.
Compounding the lack of supply is the proverbial “lock-in“ effect that has disincentivized homeowners to sell their current properties, thereby giving up a low mortgage rate and taking on a new loan at a much higher rate.
“A homeowner that was able to refinance into a low-3% or high-2% mortgage rate is just much less likely to list their property,” Fratantoni told lawmakers. “It doesn’t mean they’re never going to list … but it’s a friction in the system, so it’s going to keep existing inventory much lower than it otherwise would be.
“That’s been a support to home prices, but for someone trying to get into the market, it’s really an obstacle.”
Concerns over Basel III Endgame
Fratantoni also expressed concern that the recent Basel III Endgame proposal would accelerate the trend of the mortgage market shifting away from depository institutions, particularly large banks, toward non-depositories and independent mortgage banks.
The Basel Endgame proposal — issued by the Federal Reserve, Federal Deposit Insurance Corp. (FDIC) and the Office of the Comptroller of the Currency (OCC) in July 2023 – boosted capital requirements for residential mortgage portfolios at large U.S. banks in comparison to international standards.
Under the draft proposal, 40% to 90% risk weights would be assigned for large banks that issue residential mortgages, depending on the loan-to-value ratio, which is 20 basis points above the international standard.
MBA’s comment letter highlighted the overly conservative risk weights on mortgages — particularly for low down payment loans favored by first-time homebuyers — and the lack of benefit for loans with mortgage insurance. It also mentioned the punitive treatment of mortgage servicing rights (MSRs) and the burdensome treatment of warehouse lending as being particularly negative for the mortgage market.
The Basel Endgame proposal would increase capital requirements on all three types of mortgage activities by banks — low down payment loans held on balance sheets, mortgage servicing and warehouse lending.
As a result, the Basel Endgame proposal “poses a significant risk to the stability of the housing finance market if it is not modified across all of these dimensions,” Frantantoni stated.
Rising cost of property insurance
Addressing the increased cost of property insurance for both prospective homebuyers and current homeowners is a priority for the MBA.
“The lack of availability and cost of homeowners insurance … it’s not only impacting the ability of borrowers to qualify for a loan, but increasing payments for existing homeowners to such an extent really puts them on an unstable path, so it really is front and center for us right now,” Fratantoni told lawmakers.
The average cost to insure a $300,000 home surged by 12% in 2023, reaching $1,770 per year, according to an Insurify report.
Certain insurance carriers have also limited their participation in natural disaster-prone states like California and Florida, given the increases in risks and costs.
Over the past 18 months, seven of the 12 largest insurance companies by market share in California have either paused or restricted new policies in the state, highlighted by the departures of State Farm and Allstate in June 2023.
Due to these departures and price hikes, the California FAIR Plan, the state’s insurer of last resort, has seen enrollment double over the past few years.
“Although these increases in premiums and reductions in availability of insurance have been concentrated in certain markets at this point, the concerns regarding property insurance continue to build for our lender members in the residential, multifamily and commercial sectors — and for all their customers,” Fratantoni said.
Known for its university, athletics, and natural beauty, Eugene offers a variety of neighborhoods that are perfect for renters who prefer to navigate on foot. From the lively streets of Downtown to the serene paths of Fairmont, each neighborhood has its own charm. Rentals are fairly expensive, though, with the average one-bedroom apartment costing $1,520.
In this ApartmentGuide article, we will take you on a virtual tour of the most walkable neighborhoods in Eugene, providing insights to help you find your perfect fit. So, get ready to explore the pedestrian-friendly side of Eugene.
All data sourced March 2024.
1. West University
Walk Score: 93
West University is the most walkable neighborhood in Eugene, with a Walk Score of 93. Known for its close proximity to the University of Oregon, residents and visitors alike can explore the area and take advantage of its walkable layout. Notable attractions include the Jordan Schnitzer Museum of Art and University Park.
Search for West University apartments for rent.
2. Downtown
Walk Score: 91
Downtown has a Walk Score of 91, making it the second most walkable neighborhood in Eugene. There’s a lot to love about the area, from its historic buildings to its bustling nightlife. While you’re walking around the neighborhood, check out the Hult Center for the Performing Arts.
See Downtown apartments for rent.
3. Jefferson Westside
Walk Score: 86
Jefferson Westside is the third most walkable neighborhood in the city. There are numerous walkable areas and attractions throughout Jefferson Westside, like Monroe Park and the Fifth Street Public Market. And if you’re in the mood for an adventure, you’re not far from the Willamette River.
Find Jefferson Westside apartments for rent.
4. Whiteaker
Walk Score: 80
Whiteaker has plenty of amenities a resident might need within walking distance. From the Ninkasi Brewing Company to the Owen Rose Garden, you’re sure to find something to love. A notable amenity is the Whiteaker Community Market, which is a great spot for locals and visitors alike.
Browse Whiteaker apartments for rent.
5. University
Walk Score: 80
As the fifth most walkable neighborhood in the city, University is known for its academic atmosphere. Consider exploring the Museum of Natural and Cultural History or grabbing a bite to eat at the Falling Sky Pizzeria and Public House with friends. There are plenty of other amenities in this scholarly community as well, like the Knight Library and the Matthew Knight Arena.
Discover University apartments for rent.
6. South University
Walk Score: 78
South University has a Walk Score of 78, making it the sixth most walkable neighborhood in Eugene. Known for its residential charm, residents and visitors can choose from walkable amenities such as the Washburne Park and Hayward Field. While you’re out, check out the Prince Puckler’s Ice Cream.
Look for South University apartments for rent.
7. Far West
Walk Score: 67
Far West is the seventh most walkable neighborhood in Eugene. This suburban community has quite a few hotspots for residents to visit on foot, including Westmoreland Park and the Cascade Manor. While you’re walking, take a moment to smell the flowers at the Madison Meadow.
Search for Far West apartments for rent.
8. Amazon
Walk Score: 64
Amazon has a Walk Score of 64, making it the eighth most walkable neighborhood in the city. There’s a lot to love about the area, from grabbing a bite to eat at nearby Cafe Yumm!, to taking a walk at Amazon Park. If you’re up for a longer outing, nearby Hendricks Park is popular among locals.
Find Amazon apartments for rent.
9. Friendly
Walk Score: 62
The ninth most walkable neighborhood in Eugene is Friendly. Pedestrians can enjoy the variety of restaurants, cafes, and shops, like the Friendly Street Market, Cornbread Cafe, and the Provisions Market Hall. It’s also easy to walk over to the Wayne Morse Family Farm for a great day out.
Peruse Friendly apartments for rent.
10. Fairmont
Walk Score: 53
Fairmont is the tenth most walkable neighborhood in the city. Local attractions here include the Laurelwood Golf Course and Washburne Park, providing residents a spot to get together and enjoy their community. However, with a walk score of 53, it may be a challenge to complete errands on foot.
Discover Fairmont apartments for rent.
Check out more walkable cities in Oregon.
Methodology: Walk Score, a Redfin company, helps people find walkable, bikeable, and transit-friendly places to live, rating areas on a scale from 0-100. To calculate a Walk Score for a given point, Walk Score analyzes thousands of walking routes to nearby amenities, population density, and metrics such as block length and intersection density. Points are awarded based on the distance to amenities in each category.
In the vast and sun-kissed state of California, the allure of urban living is redefined by its major cities, each offering a diverse culture and lifestyle. This ApartmentGuide article takes you on a journey through the vibrant streets of Los Angeles, where the entertainment industry meets a melting pot of cultures, to the scenic beauty and laid-back vibe of San Diego, showcasing the state’s dynamic rental markets. Renters are drawn to California not just for its weather but for the promise of a lifestyle that blends urban convenience with natural beauty, from the sprawling beaches to the bustling city centers. Here are the major cities in California to consider moving to.
1. Los Angeles, California
Population: 3,898,747 Average rent for a one-bedroom apartment: $2,614 Average rent for a two-bedroom apartment: $3,700 Los Angeles, CA apartments for rent Los Angeles, CA homes for sale
Los Angeles is known for the Hollywood Sign, Griffith Observatory, and the Santa Monica Pier. Visitors flock to Universal Studios Hollywood for a glimpse behind the scenes of their favorite films and television shows, while art enthusiasts explore the prestigious Getty Center for its impressive collection spanning centuries.
2. San Diego, California
Population: 1,386,932 Average rent for a one-bedroom apartment: $2,744 Average rent for a two-bedroom apartment: $3,617 San Diego, CA apartments for rent San Diego, CA homes for sale
With a desirable climate, miles of sandy beaches, and natural deep-water harbor, San Diego is a perfect place to live. The city offers a laid-back lifestyle with a strong focus on outdoor activities, including surfing, boating, and hiking. Cultural attractions like the San Diego Zoo, Balboa Park, and numerous museums provide enriching experiences.
3. San Jose, California
Population: 1,013,240 Average rent for a one-bedroom apartment: $2,711 Average rent for a two-bedroom apartment: $3,255 San Jose, CA apartments for rent San Jose, CA homes for sale
San Jose, the heart of Silicon Valley, is a global tech hub with a bustling economy. The city is home to numerous tech companies like Meta, innovative startups, and a diverse population. Residents enjoy a high quality of life, great educational institutions, and a variety of cultural and recreational activities.
4. San Francisco, California
Population: 873,965 Average rent for a one-bedroom apartment: $3,479 Average rent for a two-bedroom apartment: $4,518 San Francisco, CA apartments for rent San Francisco, CA homes for sale
San Francisco is known for its iconic Golden Gate Bridge, historic cable cars, and vibrant cultural scene. The city’s diverse neighborhoods offer a wide range of dining, shopping, and entertainment options. The city’s scenic beauty and cultural richness make it a captivating place to call home.
5. Fresno, California
Population: 542,107 Average rent for a one-bedroom apartment: $1,337 Average rent for a two-bedroom apartment: $1,652 Fresno, CA apartments for rent Fresno, CA homes for sale
Fresno serves as the agricultural heartland of California, offering a blend of urban and rural living. The city is a gateway to the Sierra Nevada mountains, providing easy access to outdoor adventures in Yosemite National Park and beyond. Fresno’s cultural scene is growing, with local wineries, farm-to-table restaurants, and art venues enriching the community.
6. Sacramento, California
Population: 524,943 Average rent for a one-bedroom apartment: $1,872 Average rent for a two-bedroom apartment: $2,087 Sacramento, CA apartments for rent Sacramento, CA homes for sale
Sacramento, the state capital, is rich in history and political activity. The city has many beautiful parks like Capitol Park, and a growing farm-to-fork movement. Sacramento’s riverfront location offers scenic beauty and recreational activities, making it an appealing place for those seeking a dynamic yet laid-back lifestyle.
7. Long Beach, California
Population: 466,742 Average rent for a one-bedroom apartment: $2,230 Average rent for a two-bedroom apartment: $2,885 Long Beach, CA apartments for rent Long Beach, CA homes for sale
Long Beach is a coastal city with a diverse population and a strong sense of community. The city is known for its waterfront attractions, including the historic Queen Mary and the Aquarium of the Pacific.
8. Oakland, California
Population: 440,646 Average rent for a one-bedroom apartment: $2,460 Average rent for a two-bedroom apartment: $3,325 Oakland, CA apartments for rent Oakland, CA homes for sale
The city of Oakland offers a rich culinary landscape, with an array of international cuisines. Oakland’s parks and green spaces, including the expansive Redwood Regional Park, provide residents with ample outdoor recreation opportunities.
9. Bakersfield, California
Population: 403,455 Average rent for a one-bedroom apartment: $1,445 Average rent for a two-bedroom apartment: $1,632 Bakersfield, CA apartments for rent Bakersfield, CA homes for sale
Bakersfield is known for its strong agricultural industry and as the birthplace of the Bakersfield sound, a genre of country music. The city offers a close-knit community with a slower pace of life. Residents enjoy a variety of outdoor activities, including exploring the nearby Sequoia National Forest.
10. Anaheim, California
Population: 346,824 Average rent for a one-bedroom apartment: $2,055 Average rent for a two-bedroom apartment: $2,550 Anaheim, CA apartments for rent Anaheim, CA homes for sale
Anaheim is globally renowned for its theme parks, including the iconic Disneyland Resort. Beyond the parks, the city offers a vibrant sports scene, with professional hockey and baseball teams. The city’s mix of entertainment, sports, and dining makes it a lively place to live.
Methodology : The population data was retrieved from the United States Census Bureau for 2021, while the average rental data was sourced from Rent.com in March 2024.
Are you eligible for the zero-down USDA home loan?
What if you could secure a USDA home loan that allows you to buy a house with no down payment, competitive mortgage rates, and reduced mortgage insurance costs?
It might sound like a dream, but it’s entirely possible with the USDA mortgage program. Designed to assist low- and moderate-income Americans in becoming homeowners, USDA loans provide incredibly affordable financing options for eligible buyers.
Essentially, USDA mortgages empower individuals to transition from renting to owning, even when they thought homeownership was out of reach.
Verify your USDA loan eligibility. Start here
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>Related: How to buy a house with $0 down: First-time home buyer
What is a USDA loan?
USDA loans are mortgages backed by the U.S. Department of Agriculture as part of its Rural Development Guaranteed Housing Loan program. The USDA offers financing with no down payment, reduced mortgage insurance, and below-market mortgage rates.
Verify your USDA loan eligibility. Start here
The USDA mortgage program is intended for home buyers with low-to-average household incomes. In order to qualify, you must also purchase a home in a “rural area” as the USDA defines it. Those who are eligible can use a USDA mortgage to buy a home or refinance one they already own.
USDA loans offer nearly unbeatable benefits for qualified borrowers. So if this program sounds like a good fit for you, it’s worth getting in touch with a participating lender to find out if you’re eligible.
How do USDA loans work?
The U.S. Department of Agriculture insures USDA loans. Thanks to government guarantees and subsidies, lenders can offer 100% financing and below-market interest rates without taking on too much risk.
Verify your USDA loan eligibility. Start here
Although the USDA backs this program, it typically isn’t the one lending money. Instead, private lenders are authorized to offer USDA loans. That means you can get a USDA mortgage from many mainstream banks, mortgage lenders, and credit unions.
The application process for a USDA mortgage works just like any other home loan. You’ll compare rates and choose a lender, complete an application (often online), provide financial documents, wait for the lender’s approval, and then set a closing day.
The only exception is for very low-income borrowers, who may qualify for a USDA Direct home loan. In this case, you’d go straight to the Department of Agriculture to apply rather than to a private lender.
Types of USDA loans
For eligible individuals and families looking to buy, build, or renovate a home in a rural area, the USDA offers three main mortgage loan types. The loan programs are as follows:.
Verify your USDA loan eligibility. Start here
USDA Guaranteed Loans
Approved private lenders, such as banks and mortgage companies, provide USDA loan guarantees to qualified borrowers. A USDA guaranteed loan is one in which the government backs a portion of the loan, lowering the lender’s risk and allowing them to offer more favorable terms to the borrower. These loans frequently have low interest rates, no down payment, and more lenient credit requirements. The property must be in an eligible rural area as the USDA defines it, and borrowers must meet household income requirements that vary depending on location and household size.
USDA Direct Loans
The USDA also offers the Single Family Housing Direct loan through the Section 502 Direct Loan Program. These loans are meant to help low-income families buy, build, or fix up small homes in rural areas. The USDA, rather than private lenders, provides funding for direct loans as opposed to guaranteed loans. These loans have favorable terms, such as low interest rates (as low as 1% with payment assistance) and long repayment periods (up to 38 years for eligible applicants). Income, creditworthiness, and the property’s location in an eligible rural area determine eligibility for direct loans.
USDA Home Improvement Loan
The USDA’s Single Family Housing Repair Loans and Grants program, also known as the Section 504 program, provides financing for home improvements. This program provides low-interest, fixed-rate loans and grants to low-income rural homeowners for necessary home repairs, improvements, and modifications that make their homes safer, more energy-efficient, and more accessible. However, if you’re looking for one, you might have a difficult time finding this type of USDA home loan. They are not widely available from lenders.
USDA loan eligibility requirements
To be eligible for a USDA home loan, you’ll need to meet a number of requirements that vary depending on whether you are applying for a USDA loan guarantee or a USDA direct loan.
Verify your USDA loan eligibility. Start here
Some general requirements, however, apply to all USDA loans, specifically those based on both buyer and property eligibility.
USDA loan property requirements
Eligible rural area
The USDA defines an eligible area in rural America as having a population of 20,000 or fewer. To check if the property you’re considering falls within these designated areas, the USDA’s eligibility site provides all the necessary information. We also provide a USDA eligibility map below.
Single-family primary residence
USDA loans are exclusively available for primary residences. Neither investment properties nor second homes are eligible for this program.
Meet safety standards
The property must adhere to the USDA’s minimum property requirements, which focus on safety, structural integrity, and adequate access to utilities and services.
USDA loan borrower requirements
Income limits
You must meet USDA monthly income limits, meaning your household income can’t exceed 115% of the area median income. Conforming to USDA income eligibility requirements ensures the program is accessible to those it’s intended to serve.
Stable income
Applicants are required to demonstrate a stable and dependable income, typically for at least 24 months, before applying. This helps ensure borrowers can maintain their loan payments.
Creditworthiness
Although USDA loans are known for their flexible credit requirements, creditworthiness is still important. Lenders usually seek a minimum credit score of 640 for guaranteed loans, with USDA Direct Loans potentially having more lenient criteria.
Debt-to-income ratio
Your monthly debt, including future mortgage payments, generally should not exceed 41% of your gross monthly income. However, lenders may make exceptions based on credit score and available cash reserves.
Citizenship status
Applicants need to be U.S. citizens, U.S. non-citizen nationals, or qualified aliens with a valid Social Security number to qualify for a USDA loan.
USDA loan eligibility map
The USDA eligibility map is a valuable online resource for potential borrowers. It helps them identify if a property is situated in an area of rural America that qualifies for USDA home loans.
Verify your USDA loan eligibility. Start here
Users can enter a specific address or explore areas of the map to see if they qualify for USDA guaranteed loans or direct loans by using this interactive map.
1 Source: USDAloans.com, based on Housing Assistance Council data
USDA loan rates
Compared to other home loan programs, USDA mortgage interest rates are some of the lowest available.
Check your USDA loan rates. Start here
The VA loan, specifically tailored for veterans and service members, stands alongside the USDA loan as one of the few government-backed loan programs offering competitively low rates. Due in large part to the security that government subsidies and guarantees provide, both the USDA and VA programs are able to offer interest rates below the market average.
Other mortgage programs, like the FHA loan and conventional loan, can have rates around 0.5%–0.75% higher than USDA rates on average. That said, mortgage rates are personal. Getting a USDA loan doesn’t necessarily mean your rate will be “below-market” or match the USDA loan rates advertised.
How to get the best USDA mortgage rates
Strengthening your financial standing is essential for obtaining the best USDA loan rates. Here are some helpful techniques for improving your personal finances:
Boost your credit score.Improving your credit score is an important step toward getting the best USDA loan rates. Taking steps to improve your credit score before applying for a USDA loan often proves beneficial.
Consider a down payment. While a down payment is not required for USDA loans, it can demonstrate to the lender your commitment to repaying the loan. This could also help lenders find your application more appealing.
Minimize existing debt.Lowering your debt-to-income ratio (DTI) by paying off existing high-interest debts can make you more appealing to lenders. It demonstrates that you are capable of handling your loan and making payments on time.
Shop around for lenders.Exploring loan options with multiple participating lenders is a smart move that can save you thousands of dollars over the life of the loan. Comparing their interest rates, fees, closing costs, and loan terms can help you identify the most appealing offer. It’s possible that first-time home buyers will find better options than what USDA loans can offer.
USDA loan costs
When it comes to financing a home purchase with a USDA loan, it’s not just the mortgage rate that you need to consider. You’ll be responsible for various fees and costs, which can add up over time. Understanding these costs upfront can help you make a more informed decision and plan your budget accordingly.
Here’s a breakdown of the expenses you can expect:.
USDA mortgage insurance
The USDA guarantees its mortgage loans, meaning it offers protection to approved mortgage lenders in case borrowers default. But the program is partially self-funded. To keep this loan program running, the USDA charges homeowner-paid mortgage insurance premiums.
Verify your USDA loan eligibility. Start here
Upfront guarantee fee
One of the first costs you’ll encounter is the upfront guarantee fee. This fee is a percentage of the loan amount and is required by the USDA to secure the loan. It’s usually around 1% but can vary. You can either pay this fee upfront or roll it into the loan balance.
Annual guarantee fee
Unlike conventional loans that may not require mortgage insurance, USDA loans come with a monthly mortgage insurance premium. You can expect to pay a 0.35% annual guarantee fee based on the remaining principal balance each year.
The annual fee is broken into 12 installments and included in your regular mortgage payment.
As a real-life example, a home buyer with a $100,000 loan size would have a $1,000 upfront mortgage insurance cost plus a monthly payment of $29.17 for the annual mortgage insurance. USDA upfront mortgage insurance is not paid in cash. It’s added to your loan balance, so you pay it over time.
Inspection fees
Before the loan is approved, the property will need to be inspected to ensure it meets USDA property eligibility requirements. This inspection can cost anywhere from $300 to $500, depending on the location and size of the home.
Closing Costs
Closing costs are a mix of fees that include loan origination fees, appraisal fees, title search fees, and more. These costs can range from 2% to 5% of the home’s purchase price. Some of these costs can be rolled into the loan amount, but it’s best to be prepared to pay some of them out-of-pocket.
How to apply for a USDA home loan
Qualifying for a USDA home loan can be a great way to finance a home, especially if you’re looking to buy in a rural area. These loans offer attractive benefits like zero down payments and competitive interest rates.
However, the USDA loan approval process involves several steps and specific eligibility criteria. Here’s a guide on how to apply for a USDA home loan.
Check your USDA loan eligibility. Start here
Step 1: Check your eligibility
Before diving into the application process, it’s important to determine if you meet the USDA’s eligibility requirements. These typically include:
A minimum credit score of 640
A debt-to-income (DTI) ratio of up to 41%
Income limitations, which vary by location and household size
The property must be located in a USDA-eligible area
Step 2: Gather necessary documentation
You’ll need to provide various documents to prove your eligibility, including:
Proof of income eligibility (e.g., pay stubs, tax returns)
Employment verification
Credit history report
Personal identification (e.g., driver’s license, passport)
Step 3: Pre-Qualification
Contact a USDA-approved lender to get pre-qualified for a loan. During this qualifying process, the participating lender will review your financial situation to give you an estimate of how much you can borrow.
Check if you’re eligible for a USDA loan. Start here
Both pre-approval and pre-qualification can give you a better idea of your budget and show sellers that you are a serious buyer.
Step 4: Property search
Once pre-qualified, you can start looking for a property that meets USDA guidelines. Keep in mind that the home must be your primary residence and be located in an eligible rural area.
Working with a real estate agent who has experience with USDA loans can be a big advantage.
Step 5: USDA home loan application
After finding the right property, you’ll need to fill out the USDA loan application. Your lender will guide you through this process, which will include a more thorough review of your financial situation and the submission of additional documents.
Step 6: Property appraisal and inspection
The lender will arrange for an appraisal to ensure the property meets USDA standards. An inspection may also be required to identify any potential issues with the home.
Step 7: Loan approval and closing
Once the appraisal and inspection are complete and all documentation is verified, you’ll move on to the loan approval stage. If approved, you’ll proceed to closing, where you’ll sign all necessary paperwork and officially secure your USDA home loan.
With the loan secured and the keys in hand, you’re now ready to move into your new home!
By following these steps and working closely with a USDA-approved lender, you can navigate the USDA home loan process with confidence. Always remember to consult with your lender for the most accurate and personalized advice.
How do USDA loans compare to conventional loans?
USDA loans and conventional loans both have fixed terms and interest rates, but they’re different when it comes to down payments and fees.
Down payment
USDA loans don’t ask for a down payment, unlike conventional mortgages, which usually require a 3% down payment. FHA loans require a 3.5% down payment. VA loans, like USDA loans, also don’t require a down payment.
Home appraisal
Both USDA loans and conventional loans need an appraisal from an independent third party before the loan is approved.
The home appraisal for a conventional loan determines whether the loan amount and the home’s value match. If the loan amount doesn’t measure up to the market value of the home, the lender can’t get back their money just by selling the house. If you want to know more about the home’s condition, like the roof or appliances, you need to get a home inspector.
For a USDA loan, the appraisal does two things:
Just like with a conventional loan, it makes sure the home’s value is right for the loan amount.
It checks if the home meets USDA standards. This means the home should be ready to live in. For example, the roof and heating should work properly. The appraisal also looks at whether the well and septic systems follow USDA rules.
If you’re looking for a detailed report on the house, hiring a home inspector is still a good idea.
Fees
While conventional loans charge private mortgage insurance (PMI) when you make less than a 20% down payment, this isn’t the case with USDA loans. You don’t need PMI for USDA direct or guaranteed loans.
However, USDA guaranteed loans have a guarantee fee of 1% at closing and then an annual fee of 0.35% of the loan, added to your monthly payment. You can roll the initial fee into your loan amount.
Loan terms
The term for a USDA guaranteed loan is 30 years with a fixed rate. If you get a USDA direct loan, you can have up to 33 years to pay it back. If you’re a very low-income borrower, you might get up to 38 years to make it more affordable.
FAQ: USDA loans
Verify your USDA loan eligibility. Start here
What is the USDA Rural Housing Mortgage and who is eligible for it?
The USDA Rural Housing Mortgage, officially known as the Single Family Housing Guaranteed Loan Program, is a rural development loan aimed at helping single-family home buyers. It’s often referred to as a “Section 502” loan, based on the Housing Act of 1949 that created this program. Designed to stimulate growth in less-populated and low-income areas, this rural development loan is ideal for those looking to buy in eligible rural areas with the possibility of a zero-down payment.
What is the income limit for USDA home loans?
The income limit for USDA home loans is based on your area’s median income. To be eligible for a USDA loan, you can’t exceed the median income by more than 15 percent. For example, if the median salary in your city is $65,000 per year, you could qualify for a USDA loan with a salary of $74,750 or less.
Do USDA loans take longer to close?
USDA lenders have to send each loan file to the Department of Agriculture for approval before underwriting. This can add around two to three weeks to your loan processing time.
Can I do a cash-out refinance with the USDA program?
No, cash-out refinancing is not allowed in the USDA Rural Housing Program. Its loans are for home buying and rate-and-term refinances only.
What’s the maximum USDA mortgage loan size?
The USDA does not set loan limits, but your household income and debt-to-income ratio have a limit on the amount you can borrow. The USDA typically caps debt-to-income ratios at 41 percent. However, the program may be more lenient for borrowers with a credit score over 660 and stable employment or who show a demonstrated ability to save.
Where can I find a USDA loan lender, and what loan terms are available?
You can find a USDA loan lender by visiting the U.S. Department of Agriculture’s website, which maintains a list of approved lenders for the Rural Housing Program. The USDA Rural Housing loan offers a 30-year fixed-rate mortgage only, with no 15-year fixed option or adjustable-rate mortgage (ARM) program available.
Can I receive a gift or have the seller pay for my closing costs with a USDA loan?
Yes, USDA rural development loans allow both gifts from family members and non-family members for closing costs. Inform your loan officer as soon as possible if you’ll be using gifted funds, as it requires extra documentation and verification from the lender. Additionally, the USDA Rural Housing Program permits sellers to pay closing costs for buyers through seller concessions. These concessions may cover all or part of a purchase’s state and local government fees, lender costs, title charges, and various home and pest inspections.
Can I use the USDA loan for a vacation home, investment property, or working farm?
No, the USDA loan program is designed specifically for primary residences and cannot be used for vacation homes, investment properties, or working farms. The Rural Housing Program focuses on residential property financing.
Am I eligible for the USDA if I recently returned to work or am self-employed?
If you are a W-2 employee, you are eligible for USDA financing immediately, as there’s no job history requirement. However, if you have less than two years in a job, you may not be able to use your bonus income for qualification purposes. Self-employed individuals can also use the USDA Rural Housing Program. To verify your self-employment income, you will need to provide two years of federal tax returns, similar to the requirements for FHA and conventional financing.
Can I use the USDA loan program for home repairs, improvements, accessibility, and energy-efficiency upgrades?
Yes, the USDA loan program can be used for various purposes, including making eligible repairs and improvements to a home (such as replacing windows or appliances, preparing a site with trees, walks, and driveways, drawing fixed broadband service, and connecting utilities), permanently installing equipment to assist household members with physical disabilities, and purchasing and installing materials to improve a home’s energy efficiency (including windows, roofing, and solar panels).
Can a non-citizen qualify for a USDA loan?
Yes, along with U.S. citizens, legal permanent residents of the United States can also apply for a USDA loan.
Today’s USDA mortgage rates
USDA mortgage interest rates consistently rank among the lowest in the market, next to VA loans.
USDA loans can be particularly attractive to borrowers seeking optimal financial terms, especially in an environment with elevated interest rates. Prospective homebuyers who meet the criteria for a USDA loan may be able to secure a great deal right now.
To find out whether you qualify for one and what your rate is, consult with a trusted lender below.
Time to make a move? Let us find the right mortgage for you
1 Source: USDAloans.com, based on Housing Assistance Council data
Irvine is an undeniable bright spot in the sunny state of California. With its meticulously planned neighborhoods, top-rated schools, and a thriving job market, Irvine is a highly sought after place for families and professionals alike.
Whether you’re exploring Great Park on a beautiful day or locking down a new tech job, there’s a place for everyone to feel right at home in Irvine.
If you’re searching for apartments in Irvine, houses for sale, or want to learn more about what Irvine is known for, this is the guide you’ve been waiting for.
1. Master-planned community
Irvine is renowned for its meticulously planned and well-maintained neighborhoods. The city is home to a variety of residential communities that offer a high quality of life, with plenty of green spaces, parks, and top-notch amenities for residents to enjoy. Needless to say, there’s never a dull day in Irvine.
2. Tech industry
Irvine has a thriving technology industry, with many prominent tech companies and startups calling the city home. The presence of these companies has solidified Irvine’s reputation as a center for innovation and technological advancement. This sentiment is best highlighted by Irvine Tech Week, a gathering of tech leaders and professionals that showcases and celebrates the best in tech.
3. University of California, Irvine
The University of California, Irvine is a prestigious research university that has put Irvine on the map as a hub for academic excellence. The university’s cutting-edge research and talented student body contribute to the city’s highly-regarded intellectual atmosphere.
4. Irvine Global Village Festival
The Irvine Global Village Festival is a celebration of diversity and one of Irvine’s most anticipated annual events. It showcases a range of cultures through live music, dance performances, international cuisine, and art from around the world. If you’re not a local, it’s worth making the trip.
5. Safe and clean
Irvine consistently ranks as one of the safest and cleanest cities in the United States. The city’s commitment to public safety and environmental sustainability has made it an attractive place to live for families and individuals who ultimately want to avoid the stresses of big city living without losing the convenience of the urban sprawl.
6. Great Park
Once a Marine Corps Air Station, Great Park has transformed into a sprawling, innovative public space that offers an array of activities. It features sports facilities, walking and biking trails, a farmers market, and the iconic Great Park Balloon, offering panoramic views of the surrounding area.
7. Tanaka Farms
Tanaka Farms stands as a beacon of agricultural heritage within Irvine, offering a unique farm-to-table experience in an urban setting. This working farm invites visitors to participate in seasonal activities, like strawberry picking, watermelon tours, and pumpkin patches. It’s an educational and fun destination for families.
8. Family-friendly community
With top-rated schools, family-friendly attractions, and a strong sense of community, Irvine is often recognized as an ideal place to raise a family. The city’s emphasis on education and family-oriented amenities makes it a welcoming environment for residents of all ages.
9. Architectural diversity
Irvine showcases a diverse range of architectural styles, reflecting its evolution from a planned community to a dynamic urban center. From the sleek, modern designs of corporate offices and the University of California, Irvine, to the thoughtfully designed residential neighborhoods that blend with the city’s green spaces, Irvine’s architecture mirrors its inclusive and forward-thinking spirit.
10. Sustainable practices
Irvine is committed to sustainability and environmental stewardship, with initiatives aimed at reducing carbon emissions, conserving natural resources, and promoting eco-friendly practices. The city’s dedication to sustainability sets a positive example for what suburbia could look like throughout the country in the future.
Mortgage servicers, regulators and economists are closely watching the delinquency rates for Federal Housing Administration (FHA) loans following a spike in the fourth quarter of 2023.
Industry experts say that although there’s a correlation between unemployment and delinquency rates, some homeownership costs — including insurance — have increased significantly over the past two or three years, which has had a strong financial impact on homeowners. But experts also say the situation is not as bad as the one experienced during the COVID-19 pandemic.
The sources spoke about these issues during this week’s Mortgage Bankers Association (MBA) Servicing Solutions Conference & Expo in Orlando.
The latest MBA data shows that the delinquency rate for one- to four-unit properties rose to 3.88% at the end of 2023, compared to 3.62% in the third quarter, but still below the historic average of 5.25%. Meanwhile, the FHA-insured loan delinquency rate recorded a larger jump during the same period to 10.81%, up from 9.5%, the highest level since Q3 2021.
“We are seeing a bit of a pickup for two quarters in a row, but it’s very important to keep in mind that we were at the absolute lowest point in delinquencies in the third quarter of 2023,” Marina Walsh, MBA vice president of industry analysis, research and economics, said in a market outlook session.
According to Walsh, the delinquency rate for FHA loans increased by 130 basis points from the third to fourth quarters, but the current level is “certainly not nearly where it was at the height of COVID-19.”
In addition, she said that foreclosures are not picking up, so borrowers are either paying off their loans before entering the severe delinquency stage, or if they are in the serious delinquency stage, they are entering a workout.
“The question I posed to all of you is, ‘Is this a blip or a bigger trend?’” Walsh said, adding that based on data MBA has received from the industry, she believes the delinquency rate could come down a bit in first-quarter 2024 following the end of the busy holiday shopping season.
“All these increases in costs impact people’s ability to pay, without question,” Steven R. Bailey, senior managing director and chief servicing officer at PennyMac Financial Services, said in an executives’ perspective session. “But we still see the strongest correlation is between unemployment and delinquency.”
Bailey said that although increases in delinquencies are not a trend that servicers want to see, “I don’t look at it with the same fear that I used to look like.”
Homeowners insurance
According to industry experts, one of the costs affecting homeowners is their insurance, which can lead to increases in delinquencies. California and Florida are among the states where the situation is more evident.
Seven of the 12 largest insurers in California have either paused or restricted new policies over the past 18 months, including State Farm and Allstate. In September, the state’s top insurance regulator announced that new rules are in the works to persuade insurers to remain.
In Florida, the departure of many insurers and reinsurers has resulted in homeowners paying an average of nearly $4,000 a year, almost three times the U.S. average, according to estimates from the Insurance Information Institute. In some instances, homeowners have seen their insurance costs more than triple, but a new bill seeks to help them.
“That’s a combination of both rates from a carrier perspective, as well as just the increase in home values,” Patrick A. Sullivan, vice president of industry relations and compliance at Assurant, said in a session about homeowners insurance.
Sullivan said reinsurance is another factor weighing on homeowners insurance costs, a function of the global capital markets. He added that reinsurance costs have more than tripled over the past three years.
“Homeowners insurance is certainly a problem we need to tackle together,” John Bell, executive director of loan guaranty service at the U.S. Department of Veteran Affairs (VA), said during a regulatory session.
“I hope that there are others on this panel and others out there that want to work together to try to solve some of those rising prices that our homeowners just can’t absorb, and at some point in time, it’s going to hurt the market.”
Bell said that if a home costs $800 per month more than last year, the industry needs to figure out how to solve it. Bell and the VA are working to move forward with options to help veterans avoid foreclosure, including a partial claim solution.
FHA Commissioner Julia Gordon, who announced the agency’s new payment supplement partial claim during the conference, added that the issue of homeowners insurance will take a village to tackle.
“And that’s going to take real work in the states also, which is hard, and we just have to do it if we want people to be protected,” Gordon said.