With its rolling hills, breathtaking coastline, and diverse ecosystems, San Francisco, CA, is home to many parks that offer respite, recreation, and a connection to nature. With expansive urban oases and charming neighborhood hideaways, San Francisco’s parks cater to every preference and interest.
From the iconic Golden Gate Park and the picturesque Lands End to the lesser-known gems like Glen Canyon Park and Precita Park, this Redfin article explores ten exceptional parks in San Francisco and the unique features that make each unique. So, whether you’re looking to rent an apartment in San Francisco or purchase a home in the area, get ready to explore the stunning green spaces in San Francisco.
1. Buena Vista Park
As the city’s oldest park, Buena Vista Park offers lush greenery, winding trails, and majestic trees that create a relaxing haven. Its elevated location provides breathtaking panoramic views of the city’s skyline, the iconic Golden Gate Bridge, and the surrounding San Francisco neighborhoods. Nature enthusiasts can explore the park’s diverse flora and fauna, including beautiful wildflowers and bird species. Additionally, Buena Vista Park has picnic areas, benches, and open grassy spaces, perfect for enjoying a leisurely day outdoors or gathering with friends and family.
2. Golden Gate Park
Spanning over 1,000 acres, Golden Gate Park is one of the largest urban parks in the United States. The park has a stunning array of landscapes, including meadows, gardens, lakes, and wooded areas. Visitors can explore the diverse gardens, such as the Japanese Tea Garden, the Conservatory of Flowers, and the Botanical Garden, which showcase a vibrant collection of plant species worldwide. Golden Gate Park also features numerous cultural institutions, including the de Young Museum and the California Academy of Sciences. The park’s unique landmarks, such as the Dutch Windmill and the Bison Paddock, add to its charm and uniqueness.
3. Glen Canyon Park
Glen Canyon Park is a hidden gem spread across 70 acres. One of its main attractions is the magnificent Glen Canyon, a lush canyon with a meandering creek that flows through the park. The park offers trails that wind through wooded areas, grassy meadows, and rocky outcroppings, providing opportunities for hiking, jogging, and nature walks. For rock climbing enthusiasts, Glen Canyon Park boasts unique rock formations, including the popular climbing spot known as “The Canyon Wall.”
4. Mission Dolores Park
Spanning over 16 acres, Mission Dolores Park is a beloved and iconic public park in the vibrant Mission District. Known for its picturesque views and diverse community, Mission Dolores Park attracts crowds seeking relaxation, social gatherings, and outdoor activities. The park features sprawling green lawns, palm trees, and well-maintained gardens.
Visitors can enjoy various amenities, including playgrounds, 6 tennis courts, a soccer field, a basketball court, and a dedicated space for off-leash dog activities. The park is also famous for its sloping hillside. It is a popular spot for sunbathing, picnicking, and taking in panoramic views of the city skyline, including the iconic San Francisco skyline and the nearby Mission Dolores Church.
5. McLaren Park
McLaren Park is a hidden gem tucked away in the southeastern part of San Francisco. As the city’s second-largest park, McLaren Park features a diverse range of landscapes, including grassy meadows, wooded areas, and rolling hills. From the higher elevations within the park, visitors can enjoy panoramic views of the city skyline, the San Francisco Bay, and even glimpses of the Pacific Ocean on clear days. Its Jerry Garcia Amphitheater hosts cultural events, concerts, and performances.
6. Lands End
Lands End is a breathtaking coastal park located at the northwestern edge of San Francisco. Stretching along the rugged cliffs and shoreline of the Pacific Ocean, this scenic park offers a captivating blend of natural beauty and historical significance. As part of the larger Golden Gate National Recreation Area, Lands End features a variety of trails that wind through cypress and eucalyptus groves, offering mesmerizing views of the ocean, rocky cliffs, and the iconic Golden Gate Bridge in the distance. The park is home to fascinating landmarks, including the ruins of the Sutro Baths, a historic saltwater swimming facility, and the dramatic Mile Rock Lighthouse perched atop a rocky outcrop.
7. Precita Park
Situated on a sloping hillside, Precita Park spans nearly 4 acres and features a large open grassy area, perfect for picnicking, playing sports, or simply relaxing in the sun. The park’s beautiful trees and landscaped areas create a serene and inviting environment, inviting visitors to take leisurely walks or sit and enjoy the peaceful surroundings.
8. Corona Heights Park
Situated atop a prominent hill, Corona Heights Park provides a unique vantage point that allows visitors to appreciate breathtaking vistas of the San Francisco skyline, the Golden Gate Bridge, and the Bay Area. One of the park’s notable features is the Randall Museum, which offers interactive exhibits and educational programs focusing on science, nature, and art.
9. Duboce Park
Duboce Park is a cherished green space nestled in the vibrant Duboce Triangle neighborhood. Spanning approximately 4.3 acres, this neighborhood gem features well-maintained lawns, mature trees, and beautifully landscaped gardens. Its central location and picturesque surroundings make it an ideal spot for picnics, sunbathing, or simply unwinding on a sunny day.
10. Ina Coolbrith Park
Ina Coolbrith Park, perched atop Telegraph Hill, is a small park named after Ina Coolbrith, California’s first poet laureate. The park’s elevated location offers panoramic vistas of the San Francisco Bay, the Golden Gate Bridge, and the city skyline. A bronze bust of Ina Coolbrith pays homage to her literary contributions and reminds us of her impact on California’s literary scene. While relatively small, Ina Coolbrith Park offers a unique blend of natural beauty, artistic inspiration, and unique views.
At some point, many city dwellers realize they’ve had enough of the tiny, exorbitantly priced apartments, the noise and gridlock, the angry drivers, and the packed sidewalks. They find themselves longing for a simpler life—perhaps even putting down roots in small-town America, where they’re not always in a rush and a walk through town is sure to include at least a few friendly faces.
As you’ve probably heard, small- and medium-sized communities, farther from the country’s historic coastal population centers, have had quite a housing renaissance in the past few years. While mortgage rates were near zero and workers had more flexibility to work remotely during the COVID-19 pandemic, many descended on pretty, tranquil, formerly affordable, smaller towns—and that caused some prices to skyrocket.
But here’s the news: It’s not too late to trade in big-city bustle for small-town serenity without busting your budget. The Realtor.com® data team found America’s most affordably priced, small towns that also have lots to offer residents. These aren’t just nice places with low-priced real estate. These are places where you might actually love to live.
“I drive down the street and see 10 people I know,” says Kelsey Janssen, a Realtor® and associate broker at Coldwell Banker Town & Country Realty of Kearney, NE, one of the top spots on our list. “Even people who don’t know you wave here.”
Janssen says she has clients who have come from California, or neighboring Colorado, and they’re blown away by how friendly everyone is—on top of how much more affordable the homes are.
Some of these smaller communities have carved a niche for themselves, whether it’s live music, like in Branson, MO, or the old-world German charm of New Ulm, MN. Each has a different flavor.
To find these desirable small towns, the Realtor.com data team looked at real estate in every U.S. “micropolitan area,” the collection of counties with a population between 10,000 and 50,000. (With the surrounding areas included, a micropolitan area can technically have a population as large as 200,000, but we’re focusing on the core town within.) Then we pulled together U.S. Census Bureau data detailing the dining, entertainment, recreation, and quality-of-life business establishments in the area, and calculated their rate per 100,000 residents. We ranked the towns using an equal combination of those categories, as well as home list prices.
We limited our list to places where the median list price per square foot is less than 150% of the national average, and we selected only the highest-ranking micropolitan area in any given state, to ensure geographic diversity.
Here’s our list of the most affordable small towns with big quality of life.
Median list price: $159,250
Our No. 1 affordable small town with lots of big-city appeal is Cortland. The residents of the town in central New York have quick access to some larger cities, sitting about 35 minutes north of Ithaca and 45 minutes south of Syracuse. And the median list price is just about one-third of the national median in May. You get a lot for your money here.
Cortland, which has a history dating to the late 18th century, is surrounded by tree-covered hills, which transform into a patchwork of orange, gold, and crimson in the fall, which sets the mood for the annual Great Cortland Pumpkin Festival.
“The community events are just wonderful here,” says Jason Hage, a local real estate broker at Hage Real Estate.
“You’ve got the Pumpkin Festival and also the Homer Fireman Field Days. We have two or three parades a year,” he adds. “Every Wednesday night from June through August, we have Music on the Green at the Homer elementary school. It’s such a cool thing to be able to hang out there with your neighbors and check out live music.”
Cortland, like any good small town, has a Main Street dotted with restaurants, bars, coffee shops, vintage boutiques, and tattoo parlors. Other local attractions that boost Cortland’s small-town bona fides include the Cortland Repertory Theatre, offering up a range of performances, and The 1890 House Museum, where residents can learn about the town’s history and architecture.
For the more adventurous Cortlanders, Greek Peak Mountain Resort is where to go for downhill skiing and snowboarding, as well as snowshoeing and cross-country skiing—and it’s only 15 minutes outside of town.
Median list price: $384,450
Located in the heart of the Midwest, Kearney is about 2.5 hours west of Omaha and 2.5 hours east of the Colorado state line.
Kearney (rhymes with “Barney”) began as a historic Army outpost, founded in 1848, along the Oregon Trail. It became an important stop for those wagons driving west during the expansion of the U.S.
Now, “it’s just one of the best places to live,” says Realtor Janssen,
She tries to tell people moving to Kearney not to be alarmed when people they don’t recognize wave at them, she says. “That’s just how friendly people here are.”
There are hiking and biking trails, parks, golf courses, and white water rafting on the Platte River bordering Kearney to the south. There are also affordable homes for sale.
A three-bedroom home on the edge of Harmon Park, just a few minutes from downtown Kearney, is listed for $189,000.
Median list price: $320,000
Branson is a lake lover’s dream. It snagged one of the top spots of the Realtor.com annual list of the nation’s most affordable lake towns for four of the past five years. The town is located in the southern Ozarks, just a little north of the Arkansas border.
The area is known for its mountainous terrain and the large bodies of water nearby, Table Rock Lake and Lake Taneycomo. The lakes were created by the sort of dams that came to typify this section of the country in the 20th century. Lake Taneycomo came first with Powersite Dam in 1913, and the much larger Table Rock Lake Dam was constructed in the 1950s.
Branson ranks the highest among all our towns in the Census Bureau’s “amusement, gambling, and recreation” industries, as the town has become a hub for tourism and live music.
The Dutton Family Theater, Clay Cooper Theatre, and Presley’s Country Jubilee all offer something for music lovers in the area. But crime is higher in the area than in the other small towns, according to AreaVibes.
Buyers here can enjoy lower home prices, as properties in the Branson area are priced about 25% below the national median. This two-bedroom, one-bathroom house is for sale at $145,000.
Median list price: $257,450
Sandusky is another popular lake town that made it on our list. Perched on the edge of Lake Erie, about midway between Toledo to the west and Cleveland to the east, the town has plenty of restaurants and bars downtown and along the thriving waterfront.
One of the most popular attractions is the iconic Cedar Point Amusement Park, which sits on a peninsula that juts into Lake Erie, offering unparalleled views from the top of the park’s 16 world-class roller coasters. In fact, Cedar Point is known around these parts as “The Roller Coaster Capital of the World.”
History buffs can soak up exhibits on shipbuilding, shipwrecks, and pirates at the Maritime Museum of Sandusky.
Homes in Sandusky are about 35% less expensive than the national median. Buyers can check out this three-bedroom, two-bathroom for $210,000.
Median list price: $127,425
Of all of the places on our list, Galesburg is the cheapest, with prices 70% below the national average. That’s after about a 25% appreciation compared with before the pandemic, without any real slump in prices over the past year of mortgage interest rate hikes.
This small town is located in the western part of the state, about an hour south of Davenport, IA.
The town has a rich history, having been established in 1837 by abolitionists from New York. It’s named after George Washington Gale, a Presbyterian minister who helped lead the local anti-slavery movement and aided in the escape of fugitive slaves, and it became a stop on the Underground Railroad.
While crime here is higher than the national average, the local economy is relatively diverse, with BNSF Railway, Knox College (also established by Gale), and the local OSF HealthCare hospital topping the list of the area’s main employers.
Buyers can snag a three-bedroom, one-bathroom ranch for just under $80,000. Or they can “splurge” on a three-bedroom, 2.5-bathroom home on the market for $185,000.
Median list price: $287,900
In the northeast corner of South Dakota, Aberdeen is known for its prairie landscape, dotted with parks, lakes, and creeks. The Mina Lake Recreation Area is where locals can find boating, fishing, and camping opportunities.
There are plenty more perks. Aberdeen is home to Northern State University, a small public university, and Presentation College, a private Catholic college. On the northern edge of Aberdeen is Wylie Park, which has “Storybook Land,” a theme park based on storybooks and fairy tales. There’s also Wylie Lake, a minigolf course, bumper boats, and go-karts.
Plus, real estate here costs about half the national average. This three-bedroom, two-bathroom ranch is listed at about $240,000.
Median list price: $280,000
In 2022, Rutland ranked high on our list of great ski towns with homes regular people can afford. It’s just 25 minutes from one of the largest ski resorts on the East Coast: Killington, known as the “Beast of the East.” But homes are about half of what they cost in Killington, VT, at the base of the resort.
Rutland has lots more to offer as well. In the warmer months of the year, the Green Mountains to the east and the Taconic Mountains to the west offer an abundance of hiking and biking trails. The town has a quaint Main Street, dotted with shops and restaurants.
And as this town, like many in the upper Northeast, turns from deep green to burnt umber and red in the fall, Rutlanders can attend the nation’s longest-running Halloween parade (that’s what the locals maintain).
Rutland homes are priced about 35% below the national average, so buyers can still find deals. This three-bedroom, one-bathroom house is for sale for $215,000.
Median list price: $202,450
Iron Mountain is no stranger to our most affordable small towns list. Located on Michigan’s Upper Peninsula and straddling the Wisconsin border, this is our northernmost affordable small town. Homes here cost about 40% less than the national average per square foot.
The area ranks the highest for museums and historical sites, a reflection of the area’s history of mining. Iron Mountain was established during the mining boom of the late 19th century.
Residents can soak up the history at the local Mining Museum, located at the Chapin Mine Steam Pump Engine, a national historic site dubbed “The Cornish Pump.” At 60 feet tall, it’s the largest reciprocating steam-driven engine built in the U.S., created to keep water out of the mines below.
The town is also a regional center for outdoor tourism, including hunting, fishing, and skiing. The Pine Mountain Ski & Golf Resort is located on the northern edge of Iron Mountain, with a small downhill ski mountain and the relatively well-known Pine Mountain Ski Jump, which hosts International Ski Federation competitions.
Median list price: $267,400
Sitting in the Minnesota River Valley, about 90 miles southwest of the Twin Cities, New Ulm is the smallest of any place on our list and one of the most distinct.
New Ulm was founded by German immigrants in 1854, and the German heritage is unavoidable. Classically German half-timbered “Fachwerk” architecture can still be found across the town. New Ulm’s downtown gets a full transformation for Christmas, and the town’s Oktoberfest is a destination for anyone looking for an authentic experience. There’s even a 45-foot glockenspiel, whose chimes can be heard throughout the town during the day, and which is adorned with a rotating stage with figurines depicting characters from the town’s history.
Flandrau State Park, on the southern edge of New Ulm, is where the town’s residents can go for swimming, camping, hiking, or just lounging on the beach.
This century-old, two-bedroom, 1.5-bathroom house has been updated and is on the market for about $215,000.
Median list price: $559,000
Last on our list—and with the most expensive real estate—is Taos. Housing prices here are about 40% more than the national average per square foot, but the area’s museums, historic sites, as well as a devotion to arts and culture earn it a spot on our list.
This small town is rich with Native American culture and Spanish colonial history. The Pueblo de Taos, about a mile north of the modern town, is an ancient dwelling of the Puebloan people who inhabited it for hundreds of years before colonists arrived. It’s estimated to have been built between A.D. 1000 and A.D. 1400, and it’s designated as a UNESCO World Heritage Site.
More recently, Taos has become synonymous with high-desert tourism, recreation, and leisure.
Taos sits at almost 7,000 feet elevation, at the base of the Sangre de Cristo Mountains, where residents and tourists can quickly access hiking and biking trails in the summer and snow sports in the winter. It has become one of the Southwest’s outdoor activity hot spots, year-round.
“People have known us for the skiing and the snowshoeing,” says Ryan Trujillo, an associate broker at Berkshire Hathaway HomeServices in Taos. “But now it’s also whitewater rafting, kayaking, and other water sports.”
Art Deco, a design movement that emerged in the early 20th century, has left an indelible mark on architecture, interior design, and the decorative arts. Among its most notable contributions are the iconic Art Deco homes, characterized by their distinctive geometric shapes, sleek lines, and luxurious details.
In this Redfin article, we will delve into the fascinating world of Art Deco houses, exploring their history, unique features, and providing inspiring examples. Whether you’re an architecture enthusiast searching for vintage homes in Los Angeles, or a homeowner seeking design inspiration in New York, join us as we delve into the world of these architectural masterpieces.
Historical context
Let’s begin by diving into the historical context of Art Deco homes. The Art Deco movement emerged in the 1920s and 1930s, a period characterized by rapid technological advancements and a desire for modernity. As a response to the ornate and elaborate styles of the preceding Art Nouveau and Victorian eras, Art Deco embraced streamlined simplicity and geometric forms. This aesthetic shift was mirrored in architecture, leading to the rise of Art Deco homes as symbols of modern living.
“To honor the true character of the Art Deco style in your home, it is important to understand its background and significance,” notes real estate writer Real Copy Right. “While maintaining modern necessities can be challenging, it is worth the effort to uncover the captivating charm of Art Deco.”
Distinctive features of Art Deco homes
Art Deco houses possess a range of distinctive features that set them apart from other architectural styles. Let’s explore some key elements.
1. Geometric shapes
Art Deco embraces bold, symmetrical geometric forms, often incorporating zigzags, chevrons, and sunburst motifs. These shapes are prominently featured in windows, doorways, and decorative elements, lending a sense of dynamism and visual interest to the exteriors.
“To create an authentic Art Deco ambiance in your home, pay attention to the power of accessories,” mentions DIY Home Comfort. “Art Deco-inspired accessories play a vital role in capturing the era’s opulence and drama. Seek out vintage or reproduction pieces with bold geometric patterns, metallic accents, and luxurious materials. Incorporate mirrored and metallic accents to infuse a touch of glamour. Thoughtfully place these accessories to set the desired ambiance, enabling you to adapt the mood for various occasions. With careful selection and arrangement of Art Deco-inspired accessories, you can effortlessly evoke the timeless elegance and sophistication of the Art Deco style.”
2. Smooth facades
Art Deco homes showcase smooth, flat facades devoid of excessive ornamentation. Walls are typically rendered in stucco or plaster, resulting in a clean and streamlined appearance that exudes elegance and sophistication.
3. Porthole windows
Circular or semicircular windows resembling ship portholes are a common Art Deco feature. These windows not only add a touch of whimsy, but also allow ample natural light to flood the interiors, creating bright and airy living spaces.
“Lighting plays a crucial role, with elaborate chandeliers and sleek table lamps boasting intricate metalwork and geometric patterns,” shares TAPIS Studio. “These fixtures not only serve a functional purpose, but also add warmth and charm to the space, enhancing the overall aesthetic of the Art Deco style.”
4. Dramatic entrances
Art Deco entrances are grand and often feature elaborate door surrounds, flanked by decorative motifs such as stylized flora or abstract designs. These entrances serve as focal points, welcoming guests with a sense of grandeur and style.
5. Luxurious materials
Art Deco embraces opulence and frequently employs luxurious materials such as marble, chrome, glass, and exotic woods. These materials add a touch of glamour and refinement to Art Deco homes, creating a sumptuous living environment.
“Art Deco homes offer a captivating canvas for homeowners to express their creativity and embrace the opulence of the past,” expresses Harbor Art Supplies. “Embrace the luxurious materials that define this iconic style. Incorporate vibrant color palettes reminiscent of the Jazz Age, and adorn your space with carefully selected art pieces and decorative accents that pay homage to the era. Let your home become a living work of art, where every detail tells a story of timeless elegance and artistic flair.”
Examples of Art Deco homes from around the world
Now, let’s delve into some inspiring examples of Art Deco homes around the world.
1. The Chrysler Building in New York City
This iconic skyscraper, completed in 1930, stands as a testament to Art Deco architecture. Its gleaming stainless-steel spire, intricate detailing, and geometric patterns make it a true masterpiece, capturing the essence of the Art Deco era.
2. Eltham Palace in London
A striking blend of Art Deco and medieval architecture, Eltham Palace showcases sleek lines, bold colors, and luxurious interiors. It perfectly embodies the elegance and glamour of the Art Deco era while providing a fascinating juxtaposition of styles.
3. The entire city of Napier in New Zealand
Following a devastating earthquake in 1931, the city of Napier was entirely rebuilt in the Art Deco style. Today, Napier is hailed as the Art Deco capital of the world, boasting streets lined with beautifully restored Art Deco buildings. A visit to this vibrant city is like stepping back in time.
4. The Atlantis House in Miami Beach
Located in the heart of the famous Art Deco Historic District, the Atlantis House is a lavish residence that exemplifies Art Deco elements. From its porthole windows to its sleek curves, this house radiates the allure and charm of Art Deco architecture.
Tips for buying and restoring an Art Deco house
If you’ve fallen in love with the allure of Art Deco homes and are considering purchasing or restoring one, here are some essential considerations.
1. Research and location
Begin by researching Art Deco properties in your desired location. Look for neighborhoods or cities known for their Art Deco architecture, such as Miami Beach, New York City, Los Angeles, and Chicago, as these areas may have a higher concentration of potential houses to choose from. Consider factors such as proximity to amenities, transportation, and the overall neighborhood ambiance.
2. Engage professionals
When purchasing or restoring an Art Deco house, it’s crucial to engage professionals who specialize in Art Deco architecture and restoration. Hire a reputable real estate agent who understands your passion for Art Deco and can guide you in finding the right property. Additionally, consult with architects, designers, and contractors experienced in Art Deco restoration to ensure that the authenticity and integrity of the house are maintained throughout the process.
“To preserve the integrity of your home’s interior features, such as the Art Deco wood paneling, it is essential to work with a technician who specializes in antique homes and understands their unique requirements,” claims Design Baddie. ‘Their expertise will ensure that the wiring is replaced without causing any damage or disruption to the cherished elements of your Art Deco home.”
3. Preservation and authenticity
Preserving the original features and character of an Art Deco house is essential for maintaining its historical and architectural value. Pay attention to elements such as door frames, windows, flooring, light fixtures, and decorative details. Whenever possible, restore or repair original features rather than replacing them. This will ensure that the house retains its authentic Art Deco charm.
“Art Deco homes require careful maintenance to preserve their original features and historic value. Prioritize the preservation of ornate elements and be prepared for refurbishment as needed,” points out Historic Phoenix Homes. “Regular maintenance of intricate details, such as ornate floorings and tiles, is crucial for their longevity and visual appeal. Ensure proper sealing for decorative glass, windows, and mirrors. Consider the delicate nature of these pieces, especially in households with active children or pets. Additionally, conduct thorough inspections of flat roofs, which are common in Art Deco homes, to address any cracking or potential leaks and ensure their structural integrity.”
4. Modernization and practicality
While maintaining the integrity of an Art Deco house is important, it is also crucial to consider modern comforts and practicality. Upgrading the plumbing, electrical systems, and insulation will enhance the functionality of the house without compromising its architectural integrity. Aim for a balance between preserving the past and incorporating contemporary conveniences.
5. Design and décor
“To achieve an Art Deco-inspired decor, incorporate a bold and glamorous color palette, such as deep blues, emeralds, vibrant reds, and touches of gold or dark brown,” states Reflections Copenhagen | Mirror & Crystal Décor. “Embrace symmetrical designs, zigzags, and curved lines through wallpapers, rugs, or fabrics. Choose sleek furniture and accessories with smooth curves, using luxurious materials like lacquered wood, mirrored surfaces, chrome, and crystal. Make statement pieces the focal point of the room and complete the look with Art Deco-inspired accessories like glassware and cocktail trays featuring stylish geometric shapes and colors. Remember, Art Deco decor combines elegance, luxury, and boldness in a harmonious balance throughout your space.”
6. Preservation codes and regulations
Ensure that you are aware of any preservation codes or regulations that apply to Art Deco houses in your area. These regulations may dictate specific guidelines for restoration, including materials, colors, and architectural elements. Familiarize yourself with these guidelines to ensure compliance and avoid any potential conflicts during the restoration process.
7. Community engagement
Join local preservation societies or historical organizations dedicated to the conservation of Art Deco architecture. These groups can provide valuable resources, guidance, and a network of like-minded individuals passionate about preserving and restoring Art Deco homes. Participating in community events and tours can also deepen your appreciation for the Art Deco style and allow you to connect with fellow enthusiasts.
On Friday afternoon, my real estate agent called with good news.
“Congratulations!” she said. “You just sold your house.”
The agent wished me well and said that she would appreciate a review on her website. And that was that!
A little backstory: The four-bed, 1.5 bath house in the Poconos showed well and I priced it very competitively – at $269,000. Within 72 hours of it being listed on April 1, I had two full-priced offers in hand and expected to receive a third. I wanted to close before May 1, so I selected a buyer who was already in underwriting.
My agent exchanged a few emails with the buyer’s agent over a few minor repair requests, but this was all buttoned up very quickly.
My personal experience speaks to a data trend we’re seeing with agent commissions – when the deal closed, the agents received the full 6% – $16,140, which they’d split evenly.
I had sought out the agent because she had the best track record in the area, worked with a lot of investors on the buy side, and had a history of closing quickly. She made clear in our first conversation that the commission would only drop to 5% if she also found the buyer.
Unlike loan officers, whose commissions are highly regulated by the government, real estate agent commissions are based largely on long-standing industry practices and market forces.
According to RealTrends’ historical data, agent commissions reached a high point in 1991 at an average of 6.10% and fell to a nadir of 4.94% in 2020 before climbing to 5.06% in 2021 and 5.32% in 2022.
What’s especially interesting is that unlike average or low-performing agents, top-performing agents simply don’t lower their commission rates very often.
“I think one of the underreported factors that we first noticed back in 2020 was that the top-performing individual agents and teams were grabbing a rapidly increasing share of the market — a trend that continued in 2022,” Steve Murray, a senior advisor for HW Media, told my colleague Tracey Velt. “If we were to look at the average commission rate for top agents and teams, we would find that it mirrors these results.”
By that measure, we might expect commissions to remain elevated for the foreseeable future.
It wasn’t so long ago that experts said the internet would drastically bring down agent commissions. They were wrong. Relatedly, discount brokerages have promised big savings to sellers for decades. They’ve never caught on.
I briefly considered a “listing only” agent, but chickened out. No one wants to be the fool who steps over dollars to pick up pennies.
Because selling a home is a high-stakes, low frequency transaction, the vast majority of homeowners stick with full-price brokers and bake the fee into the sale price.
But what happens when that calculation collides with the worst period of housing affordability in decades?
Two forces could quickly change the calculus – inventory shortages and strong demographics demand, as well as the specter of class-action lawsuits that attack the traditional agent commission structure.
The legal threat that looms largest is what’s known as the “Moehrl case.” The National Association of Realtors and several of the country’s top real estate brokerages are going to trial in a class-action commissions lawsuit that has potential damages of $13 billion. The plaintiffs essentially argue that sellers are subsidizing buy-side agents and it’s an anti-competitive practice that lacks transparency.
If the NAR and brokerages lose, buyers would likely have to negotiate commissions with their own agent.
The case applies to sellers who paid a commission between 2015 and 2020 but could also apply to “current and future” sellers across 20 MLSs. Should the NAR and brokerages lose the Moehrl case, commissions would almost certainly fall. We could also see portals like Zillow step in and create a platform for buyers to negotiate commissions with agents. The more comfort people gain in negotiating commissions through a portal, the more commission discounts we would see.
We are also seeing new models proliferate, albeit on a small scale and in targeted markets. Opendoor in the fall launched “Opendoor Exclusives,” an Amazon-like marketplace for off-market deals that don’t involve real estate agents. See the house? Like the price? Click the button and buy it. Real estate industry consultant Rob Hahn also recently launched Decentre PX, an online auction marketplace that will allow homeowners to sell without having to pay a commission. In a world of ultra-low existing home sale inventory, where many buyers still have multiple bids and can sell their homes quickly and at full price, I expect other models that put pressure on agent commissions to gain some headway.
Still, it would be foolish to bet against the remarkably resilient traditional real estate commission model. Over the decades it has survived scrutiny from the Justice Department, beaten discount brokerages in federal court, and has even persevered in the Internet age. Consumers have more information than ever, but rarely choose to go it alone or even with discount brokerages or listing-only agents.
Like me, when sellers are dealing with one of the biggest transactions of their lives, they’re too chicken to try the alternatives or simply don’t believe it’s worth the risk.
DataDigest is a newsletter in which HW Media Managing Editor James Kleimann breaks down the biggest stories in housing through a data lens. Sign up here! Have a subject in mind? Email him at [email protected]
Welcome to Knoxville, a vibrant city nestled in the heart of the scenic state of Tennessee. Known as the “Marble City” due to its rich history of marble production, Knoxville is a treasure trove of unique and fascinating facts. From the historical origins behind its name to the breathtaking natural beauty nestled in the Great Smoky Mountains, and the prominent role of the Tennessee River, there is so much to discover about Knoxville.
Whether you’re already a local or you’re searching for apartments for rent or homes for sale in Knoxville, this Redfin article will uncover eight fun facts about Knoxville that will ignite your curiosity and help you get to know this remarkable city.
1. Knoxville is the third-largest city in Tennessee
There are nearly 190,000 residents living in Knoxville, , making it the third-largest city in Tennessee (behind Nashville and Memphis). From its thriving economy and diverse job market to its rich cultural heritage and thriving arts scene, Knoxville is a city that seamlessly blends the best of both worlds.
2. The city was named after Henry Knox
The city of Knoxville derives its name from an influential figure in American history, Henry Knox. Henry Knox served as the first United States Secretary of War, and he played a crucial role in the American Revolutionary War as a trusted military leader under General George Washington. The city’s founders honored Henry Knox by naming it after him, recognizing his contributions and the significance of his role in shaping the nation’s history.
3. The Tennessee River runs through Knoxville
Flowing gracefully through the heart of Knoxville, the Tennessee River is an integral part of the city’s identity. Its shimmering waters provide a picturesque backdrop for recreational activities, waterfront dining, and serene moments of reflection. Additionally, Knoxville’s Tennessee River hosts numerous events throughout the year, such as Calhoun’s On The River and the Hotter than July Mimosa and Margarita Festival.
4. Knoxville is nestled in the foothills of the Great Smoky Mountains
Nestled in the breathtaking foothills of the Great Smoky Mountains, Knoxville enjoys a picturesque setting that beckons nature lovers and outdoor enthusiasts. Surrounded by stunning vistas and endless outdoor adventures, this vibrant city offers a unique blend of urban life and natural wonders. With such beauty, it’s no surprise why the Great Smoky Mountains National Park is the most visited national park in the United States, seeing nearly 13 million visitors in 2022.
5. Site of the 1982 World’s Fair
Transport yourself back to 1982 when Knoxville played host to the World’s Fair, a momentous event President Ronald Reagan opened that left an indelible mark on the city. The remnants of the fair can still be explored today, including the iconic Sunsphere, as a reminder of Knoxville’s role in shaping the future. The event drew over 11 million visitors worldwide, including the former President.
6. Knoxville is known as the “Marble City”
Renowned as the “Marble City,” Knoxville proudly showcases its historical connection to the local marble industry. The city’s architectural gems and iconic structures feature locally sourced marble, serving as a testament to Knoxville’s rich heritage. Knoxville marble can be seen within well-known architectural structures such as the National Gallery of Art in Washington, D.C., New York’s state capitol, and Grand Central Station.
7. Knoxville is the birthplace of Mountain Dew
Knoxville proudly holds the title of being the birthplace of Mountain Dew, one of the world’s most popular soft drinks. In 1940, brothers Barney and Ally Hartman, who hailed from Knoxville, concocted the original formula for this fizzy beverage that would soon become an international sensation. Originally created as a mixer for whiskey, the Hartman brothers’ creation gained immense popularity for its unique citrus flavor and refreshing taste. Over the years, Mountain Dew evolved into a beloved standalone soda brand, known for its vibrant green color and energetic branding.
8. Home of Boomsday
Boomsday is a highly anticipated annual event that captures the hearts and imaginations of Knoxville residents and visitors alike. Held on Labor Day weekend, Boomsday is one of the largest fireworks shows in the United States, attracting hundreds of thousands of spectators. The event takes place along the banks of the Tennessee River, transforming downtown Knoxville into a vibrant festival ground.
Most people agree that a vacation is supposed to be relaxing, but planning for one can be just the opposite. Still, poor planning can cost money and time, causing headaches and frustration when you’re supposed to be getting away from it all.
Some people like to book a ticket and see where life takes them. Others prefer cruises or tours where the planning is taken care of for them. I prefer to plan my trips, researching and budgeting as much as I can while I’m at home to make the vacation as smooth as possible. If that sounds like the route for you, today I’m going to share my method, step-by-step, for budgeting and planning a vacation, including spreadsheets you download and customize.
This method is effective in planning trip logistics and budgets, laying out how to do the following:
Estimate how much the trip will cost, allowing you to save sufficiently and not come back to a credit card debt slap in the face
Efficiently plan your time, maximizing time spent doing fun stuff and minimizing time lost due to scheduling conflicts
Easily keep important information at your fingertips to save money and time
This method saved me at least $375 on my last trip after a cabana in Mexico lost my reservation. Because I used this step-by-step system, I had documentation of my reservation and deposit, and the owner agreed to “make their friends leave” and accommodate me. (Things work a bit differently at Mexican beach cabanas.)
Stuff like that isn’t fun when you’re on vacation, so let’s avoid those hassles. Pick a destination, and start planning.
Choose a travel guidebook — or three Most travelers find that there isn’t just one guide that covers all of their needs. Some books cover the logistics — where to stay and how to get around the city. Others might focus on history, culture, and the arts. Then there are some that are even more specific, like biking through the Netherlands or kayaking in New Zealand. Get one book that adequately covers the basics and at least one that covers your personal interests.
Planning tip: Check out several guide books out from your local library to get a feel for the writing style. If you like one, then purchase the latest edition. This also saves money if your trip is more than a year away. Travel guidebooks quickly become outdated, so it’s very important to purchase the latest edition to take on your trip.
How to know if it’s guidebook love Here’s what to consider when deciding which guidebooks to buy:
Do the accommodations and restaurants fit your budget?
Do you like the layout? Is it easy to find information?
Does it have detailed maps?
Does it cover your primary travel interests, such as history, culture, food, markets, safaris, ecotourism, farm stays, hiking, etc.?
Does it make you feel even more excited about your trip?
If you plan to visit only one specific region or city, or if you just plan to spend the bulk of your time in one, consider a regional or city guide with more specialized information.
Guidebooks worth a look If you aren’t sure where to start, here are a few guidebook series worth checking out:
Rick Steves’ Europe Through the Back Door. Steves believes in making travelers “temporary Europeans.” From his book: “The more money you spend, the bigger the wall you build between yourself and the culture you traveled so far to visit. Stay in the small inns, eat in family-style restaurants, visit out-of-the-way places, rub elbows with the locals. You’ll spend less money and have a great time in the process.” The guidebooks include tons of practical information about where to sleep, eat, how to use public transit, budgeting, historical sites, maps, and more. Steves’ book got me from Rome to Pompeii, and I saved $50 over the route that others in our travel group used.
Lonely Planet. Perfect for logistics, but you’ll need to supplement with another book for history and in-depth cultural information. This series is especially good for long-term travel, as is gives extensive information about where to stay, how to get around, etc.
Frommer’s. Another series that advocates living like a local, but is very extensive in the destinations it covers. A book from this series helped me to rent a car and successfully drive around the Yucatan peninsula, use toll roads, and not get lost once.
Fodor’s Guides. There are several series of Fodor’s travel books, each written for a different type of traveler. Fodor’s uses local writers to give readers the most accurate information and inside knowledge.
Let’s Go. If you’re a student, or just on a student’s budget, this guidebook series is one to consider. Written by students, there’s information on all things cool and free.
Also check out Budget Travel for articles on your destination(s). I’ve found some great hotels written up in Budget Travel that were out-of-the-way and not as popular as some of the ones listed in the big guidebooks tend to become.
Basic planning Once you have your travel resources, you’re ready to start planning and budgeting. Download and open my Vacation Budget and Itinerary Planner (1.2mb XLSX) and click on the Basic Plan tab. (If you have an older version of Excel, here’s a 1.0mb XLS file.)
How many days do you have for this trip? Enter that number into the yellow box.
Where do you want to go? List each city in the column to the left.
How many days do you want to spend in each location? Enter those numbers into right column.
If the difference is negative, you need to earn some more vacation days or make some cuts to your itinerary. Don’t try to pack in too much. If you spend all of your time jetting from point A to point B, you won’t see as much. What is most important? Be sure to check your guide books to see how much time is recommended for each place.
Fill in the details Now that you have a basic outline, use the Expense & Itinerary Planner page to plan your itinerary. First, fill in the dates. Next, list the following, step by step, in the Activity column:
Transportation between points
Accommodations
Attractions
Use the guidebooks to estimate expenses for each item in the Activity section, and enter those into the Expense column. If I’m staying at one hotel for three nights, I typically list the expense just once on the first day I’m staying there, but you can list it on each day if you like.
You’ll need to search online for airfare and train estimates. For airfare, check out the big sites, like Kayak, but don’t forget to look at budget carriers, too. Fellow GRS staff writer Adam Baker wrote a great guide, 5 Little-Known Websites That Will Save You Time and Money When Booking Airfare Online. Adam writes, “In most cases, the cheapest fare will be found using a combination of sites depending on your specific travel plans.” Try lesser-known websites when searching for the lowest airfare.
For rail travel in Europe, Rick Steves provides a comprehensive guide to Eurail passes, including how they work, how to plan your trip, and cost comparisons. Include any mode of transportation you’ll use, whether it’s rental cars, buses, taxis, ferries, or elephants.
In the Notes column, include important details, such as hotels that only accept cash upon arrival, offer continental breakfast, or other important details.
Now use your books to estimate meal expenses (plus tips) under the Food section. I like to find budget hotels with complimentary breakfasts, which can reduce expenses a bit if the hotel comes at a good price. If the primary reason you’re going to Italy is to dine like royalty, however, by all means, add that in there. You can toast to me with your glass of Brunello.
If you like souvenirs, add a budget for that expense. Personally, my favorite souvenirs are photographs, which weigh no more than my digital camera and cost nothing. Add any other expenses in this section. For example, if you are renting a car, add in an estimate for gas.
State of the budget You should have an estimated grand total for your trip. Is it in your budget? If you haven’t started saving for the trip, how many months until departure? Divide your trip cost by the number of months until you leave to find out how much you’ll need to save each month. If you can’t save that amount, reassess your trip plan or the departure date.
No reservations: Start booking your trip You have a budget and an itinerary, and you’re ready to start making reservations. As you make reservations, enter whatever you’re paying now in the Pre-paid column, and the amount due on arrival (DOA) in the DOA column.
Fill in times associated with each activity where appropriate, especially for departures and appointments. You don’t need to schedule every minute of every day, only the activities with a time frame associated with them. For example, if a museum you want to visit closes at 1 p.m., that’s something to write on the itinerary. If you want to see a show that starts at 7 p.m., that’s another important detail to note.
Planning tip: As you make reservations, save receipts, confirmations, and e-mails for air, hotels, and anything else that required a deposit. Just stick them in a folder until you’ve finished booking your trip.
Create your personalized travel guide Gather the following items, in this order:
Budget and Itinerary Planner sheet
Torn-out, relevant pages from guide books (Tear up a book?! Yes. They are quickly outdated anyway, remember?)
A page with addresses, telephone numbers, and websites to each hotel, attraction, or transportation source, where applicable
Reservation receipts, confirmations, and e-mails
Photocopy of the passports of each person going on the trip
The 800 numbers for each credit card that will be used on the trip, in case you need to report one lost or stolen (Also, call your credit card companies to let them know when and where you are going, or your card might get frozen for unusual charges.)
One page with emergency numbers, such as the nearest U.S. consular office. U.S. embassies or consulates can provide assistance if you need it. Go to the U.S. Department of State to get contact information for the area(s) in which you will be traveling.
Take this stack of papers to a print shop and make a spiral-bound copy for each person traveling with you plus an extra copy to leave with a friend or family member.
It’s a bit of work upfront, but it saves you a lot of hassle on your vacation if you have an itinerary and important information at hand, and you won’t be shocked by a massive credit card bill when you come home. Plus, if you give a copy of your personalized travel guide to your mom, she might not nag you quite as much for going white-water rafting in Nepal.
J.D.’s note: Kris and I have recently become avid watchers of The Amazing Race. Between watching that show and reading April’s article, I’m dying to get out and see the world. To celebrate the completion of my book, we’ll soon be taking a trip to Belize, but I want to do even more!
Apartment hunting in Southern California is notoriously difficult. In the last two years, the search turned particularly nightmarish.
In part for pandemic-related reasons, the number of units available to lease fell to historical lows. Rent soared.
Some apartments even had bidding wars — an unwelcome reality typically limited to the for-sale market.
But now, a little bit of sanity is returning.
If you’re looking for a new rental, don’t expect a deal, but you may find the search less maddening.
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What exactly is happening?
Simply put, there are more apartments for people to move into. Across the region, vacancy rates are rising after falling to decades-long lows in 2022 and 2021.
In Los Angeles Countyearly last year, only 3.7% of apartments were vacant and available, the lowest level since 2001, according to real estate data firm CoStar. Now that measure is up to 4.4%.
It was even worse in both the Inland Empire and Orange County, where the vacancy level fell to about 2% in 2021. In Riverside and San Bernardino counties, that set a record in a data set that goes back to 1982; in Orange County it was essentially equal to a record set in 1984.
Vacancy has now doubled in both areas, up to 5.4% in the Inland Empire and 4.1% in Orange County.
In Ventura and San Diego counties, vacancy similarly fell below 3% in 2021 and is now 3.8% in San Diego and 5.4% in Ventura.
Rob Warnock, a researcher with the rental website Apartment List, said vacancy fell so low because many people moved out of shared living situations with family or roommates in 2021 and 2022. They wanted a place of their own and essentially created a wave of new households that gobbled up available rentals.
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A rebounding economy, stimulus payments and a desire to no longer be cooped up with others like early in the pandemic probably helped drive the surge, Warnock said.
Now, the switch is flipped.
As consumers worry about inflation and the direction of the overall economy, they’re forming fewer households as new apartments continue to open up.
“Unemployment still looks good, but there is that uncertainty,” said Ryan Patap, an analyst with CoStar. “That makes people more cautious in spending up, committing to a new lease, moving out of their parents’ house — all of those dynamics.”
Richard Green, director of the USC Lusk Center for Real Estate, said another factor may be at play.
“The mystery [was] people are leaving California — how come vacancies weren’t rising?” he said. “Maybe it’s starting to show up.”
What does that mean for me?
To be clear, vacancies are still far lower here than many markets around the country, which economists attribute to the difficulty of building housing in California. But if you are out there searching for a place, you may have an easier time than this time last year.
Michael Lucarelli is chief executive of RentSpree, a Sherman Oaks-based company that provides application and rent collection services for 41,000 leasing agents, property management firms and individual landlords in California.
With the rise in vacancy, he said renters are less likely to have to make snap decisions on whether a place is right for them, and he hears less and less about bidding wars at his client’s properties.
“It’s creating a little bit more leverage on the side of the renter,” Lucarelli.
What about rent?
By most measures, rent is still rising, butnot as fast as it was.
Rising vacancy levels have not only made it harder for landlords to charge more, but after years of sharp increases some tenants are tapped out.
According to data from real estate firm RealPage, average asking rent for a vacant L.A. County apartment during the first quarter of 2022 was up 17% from the same period a year earlier.
But by the first three months of this year, rent growth had slowed, with prices rising 6% from 2022 levels.
A similar slowdown was seen in the Inland Empire, as well as Orange, Ventura and San Diego counties.
Data from Apartment List and CoStar indicate a more favorable environment for renters.
According to CoStar, average rent is still positive in all Southern California counties, but rising less than RealPage data show.
According to Apartment List, the median rent for a vacant unit has turned slightly negative in the Inland Empire, Orange County and Ventura County, dropping by less than 2% in April from the previous year.
In L.A. County, median rent was up just 0.21%.
Warnock says he expects rent across L.A. County to also turn negative in coming months, but he doesn’t expect rent there and elsewhere in Southern California to see a sustained, or meaningful drop, because too few rentals are being built.
“A 1% annual rent decrease is not going to bring much comfort to someone who is out there searching,” he said, particularly when Apartment List data show rent in L.A. County is 11% higher than the start of the pandemic and 33% higher in the Inland Empire.
What if I can’t afford the housing that is listed for rent?
That’s not uncommon in expensive Southern California.
One option you have is Section 8, a federal program run by local authorities. If you meet the income qualifications and receive one of the coveted vouchers, you can find housing with a private landlord on the open market and you’ll pay roughly a third of your income toward rent with the government paying the rest.
However, there aren’t enough vouchers for everyone who could qualify.
You can check with your local government to see whether it is accepting applications, but it may not be. The city of Los Angeles opened its wait list last fall for the first time in five years, but it is now closed.
Another option you have is to apply to apartments reserved specifically for people of lower incomes. This can be government-owned public housing or housing built by nonprofits.
At times, for-profit developers include a handful of low-income units in their new projects as a condition of the project’s approval.
You can find more information on how to apply for these various apartments and subsidies in the following guides from The Times.
If I don’t want to move, will my rent to go up?
Potentially.
Landlords say their costs to manage and maintain buildings have risen along with overall inflation, meaning unless they cut back on those expenses, they’ll need to raise rent if they want to keep earning the same amount.
At the same time, rising vacancies can be a threat to a property owner’s bottom line, and many landlords are likely to be “more amenable to doing what it takes to keep you there,” Warnock said.
Some landlords have different financial motivations, however.
For example, one popular investment strategy in the real estate industry is to purchase buildings that have rent well below the typical going rate, then increase rents rapidly to what is considered market.
According to RealPage, whose data cover mostly large complexes, the average renewal increase for L.A. County tenants was 5.5% in the first quarter of 2023, down from from nearly 8% in the second quarter of 2022.
Is there any law that limits how high my rent can increase?
In most cases, yes.
In California, landlords of non-income restricted units can charge whatever they can get for vacant units but usually face some sort of limit on rent increases for existing tenants.
If you live in an apartment building built more than 15 years ago, a state rent cap law limits your annual rent increase to no more than 5%, plus inflation, with a maximum of a 10% increase. Since inflation is so high, the current cap is set at that 10% level.
Some cities have stricter rules often referred to as rent control or rent stabilization.
In the city of Los Angeles, buildings built on or before Oct. 1. 1978 — and even some new buildings — fall under the city’s rent stabilization ordinance.
In the years before the pandemic, the law limited annual rent increases for existing tenants in those buildings to 3% or 4%.
Currently, city law prohibits any rent increases for existing tenants in rent stabilized buildings. The ban, passed in the early days of the pandemic, is scheduled to expire in 2024.
In most cases, if you live in a building built within the last 15 years, there are no legal limits to how much your rent can increase in both Los Angeles and statewide.
However, during declared states of emergencies — like during the recent storms — anti-price gouging rules come into effect and bar rent increases above 10%.
As of May 1, according the website for the Governor’s Office of Emergency Services, those anti-gouging rules currently apply only to Riverside, San Diego, Contra Costa and Yola counties. They are set to expire May 20.
More information on how to tell whether your building falls under some of these limits can be found here.
Are there any other tips I should know when looking for a new place?
Yes. Though vacancy is increasing, it is still tight and you may need to apply to multiple places before finding a home. With each landlord typically charging an application fee, those costs can add up.
If you want to limit fees, check to see whether the landlord does, or will, accept applications from companies like Zillow or RentSpree that allow you to apply to multiple properties for a flat rate
For more tips, check out The Times’ overall guide to renting in Southern California.
Welcome to Albany, New York, a vibrant city brimming with exciting opportunities for newcomers. Perhaps you recently moved to Albany, or you’re just visiting, either way, you’ll find no shortage of activities in this charming capital of the Empire State. Unleash your inner history buff as you delve into the fascinating past of the state capital at the prestigious New York State Museum and the Albany Institute of History & Art. Need a breath of fresh air? Take a leisurely tour through the breathtaking Washington Park, where nature’s splendor surrounds you. With its abundance of cultural landmarks, outdoor escapades, and culinary delights, there are fun things to do everywhere you turn.
So, if you’re eager to become part of this community, whether through renting an apartment in Albany or finding your dream home for sale, this Redfin guide will be your trusted companion for fun things to do. Let’s get started.
1. Explore the New York State Museum
Visiting the New York State Museum is an experience that should be at the top of your Albany itinerary. As you step into the grand halls of this magnificent museum, a sense of awe takes hold as captivating exhibits, interactive displays, and a treasure trove of knowledge surround you. From ancient fossils to vibrant art collections, the museum offers a journey through New York’s rich history, diverse cultures, and remarkable achievements. Every corner invites exploration and discovery as you uncover the stories of the state’s Native American heritage, its pivotal role in shaping the nation, and its vibrant arts scene.
2. Take a stroll in Washington Park
This enchanting urban oasis of Washington Park beckons you with its serene atmosphere and picturesque surroundings. As you wander its winding paths, you’ll be greeted by the lush greenery, vibrant flower beds, and majestic trees that adorn the park. It’s a respite from the bustling city, offering a tranquil escape to rejuvenate your spirit and reconnect with nature. The park’s tranquil ponds, charming bridges, and meticulously manicured landscapes create a serene ambiance, perfect for reflection, leisurely walks, or even a delightful picnic with loved ones.
3. Visit the Albany Institute of History & Art
Stepping through the Albany Institute of History and Art doors, you’ll be instantly transported into where two worlds collide. The museum’s impressive collection encompasses artistic masterpieces, historical artifacts, and thought-provoking exhibitions. As you explore the galleries, you’ll discover captivating displays that chronicle the region’s past, from its indigenous roots to its pivotal role in shaping American history. Marvel at magnificent paintings, intricate sculptures, and exquisite decorative arts that showcase the ingenuity and talent of both local and international artists.
4. Enjoy a show at the Palace Theatre
A visit to the Palace Theatre in Albany is fun for anyone seeking unforgettable entertainment. With its opulent décor and grand ambiance, this historic venue offers an immersive experience that transports you to a bygone era of glamour and artistic excellence. From Broadway shows and musical performances to comedy acts and live concerts, the Palace Theatre hosts a diverse range of world-class events that cater to all tastes.
5. Take a boat tour on the Hudson River
A tour along the Hudson River is a chance to witness the city’s stunning landscape from a fresh perspective. As you sail on the water, you’ll be treated to breathtaking panoramic views of the rolling hills, lush greenery, and charming waterfront scenery. The boat tour allows you to appreciate Albany’s rich history and deep connection to the Hudson River, a vital lifeline shaping the city’s growth and development.
6. Check out the USS Slater
The USS Slater is a testament to the bravery and dedication of the men who served aboard during World War II. As you explore its corridors and compartments, you can imagine the lives of those who lived and fought on this formidable vessel. The ship’s exhibits and displays offer a glimpse into the daily life of the sailors, from the cramped living quarters to the intricacies of the ship’s operations. From the powerful guns to the intricate machinery, every aspect of the USS Slater tells a story of sacrifice, resilience, and the indomitable spirit of the American service members.
7. Indulge in local cuisine
Albany is a haven for food enthusiasts, boasting a vibrant culinary scene that showcases a delightful array of local cuisine. From beloved comfort foods to creative culinary fusions, the city has something to please every palate. Savor the flavors of classic New York-style pizza at one of the city’s iconic pizzerias, where perfectly thin crusts and delectable toppings are a testament to the art of pizza-making. Furthermore, Albany is also home to a thriving craft beer culture, with many breweries offering an impressive selection of handcrafted brews, from hoppy IPAs to rich stouts.
8. Attend a live performance at the Times Union Center
The Times Union Center is a world-class venue bringing the best entertainment, sports, and music to your doorstep. From thrilling concerts by renowned artists to adrenaline-pumping sporting events and captivating theatrical productions, the Times Union Center offers a diverse range of performances that cater to every taste and passion. The energy inside the arena is palpable as you join fellow fans, immersing yourself in the collective excitement and anticipation.
9. Visit the Albany Pine Bush Preserve
Go to the Albany Pine Bush Preserve to escape the hustle and bustle of downtown. With its beautiful landscape of rolling dunes, lush pine forests, and vibrant wildflowers, the preserve is truly a hidden gem. The preserve is home to various rare and endangered plant and animal species, making it a haven for wildlife enthusiasts and nature photographers. Whether you’re hiking, biking, or birdwatching, the preserve’s well-maintained trails and interpretive signage provide a rewarding experience.
10. Explore the Empire State Plaza
This sprawling plaza’s striking modernist design and structures are a testament to the city’s rich history and cultural significance. As you wander its expansive grounds, you’ll be captivated by the towering buildings, including the remarkable Corning Tower. It is the tallest skyscraper in the state outside of New York City. Additionally take in the panoramic views from the observation deck, where the breathtaking skyline of Albany unfolds before your eyes.
Home prices are steady, if relatively high in terms of historical home prices, and homeowners are staying in their homes longer than ever before. The result? American homeowners currently have more tappable home equity than ever — a net $30 trillion in home equity that can be tapped right now, according to HousingWire lead analyst Logan Mohtashami.
“That’s bigger than the total GDP of China,” Mohtashami said. “There’s more tappable equity here than any other time in history, maybe.”
This increase in home equity means more borrowers are interested in tapping into that equity, resulting in growth in the home equity lending space.
“We’re definitely seeing more customers come to the table and ask questions, such as, ‘What is a home equity loan? What do my payments look like?’” said Craig Austin, chief revenue officer at FirstClose. “It’s an exciting time for home equity, for sure.”
Borrowers are looking for ways to use the equity in their home to their advantage for things like their kids’ college expenses or investment opportunities, said Virginia Wilson, AVP Consumer Processing at Space Coast Credit Union.
Outlook for home equity loans is positive
“Our volume has definitely increased significantly from where it had been in the past, and we’re seeing it stabilize a bit,” Wilson said. “We’re not having a huge peak and spike in volume like we did last summer, but it has stabilized and it is growing.”
And it looks like the space could keep growing, if mortgage rates stay above 5%. As lenders struggle with declining purchase volume, new players may enter the home equity lending space due to the opportunities there.
Those lenders will then have to determine how to deliver customers a digital experience while maintaining the differences between a purchase mortgage and home equity transaction.
Streamlining the transaction
“There is a sizable difference between a first mortgage and a home equity loan,” Austin said. “I think there are a lot of players in the space that have tried to water down their first mortgage experience and make it more geared toward home equity, but it really doesn’t work that way. It’s two different worlds; you have to treat them as such.”
Space Coast had to make changes to its own process when moving its home equity business out from underneath its first mortgage umbrella, Wilson said.
“The best and easiest example is our closing package went from 68 documents to 15,” she said. “We removed all of these documents that are required on first mortgages. We found opportunities like that all throughout the process.”
What made the biggest impact in streamlining the home equity process for Space Coast, Wilson said, was changing their loan origination system and partnering with FirstClose to facilitate home equity loans.
“With partners we work with like FirstClose and MeridianLink for our loan origination system, we’ve added and changed things to make the process so much smoother,” she said. “Going from 45- to 60-day closings to an average of under 20 days — that’s a huge difference.”
To learn more about home equity in 2023 and how the right technology partner can help streamline and optimize the home equity lending process, check out our webinar “A complete guide to home equity products.”
Boise, Idaho, is not only known for its thriving city life and vibrant culture, but also for its exceptional parks that provide residents and visitors with opportunities to immerse themselves in nature. If you’re considering relocating and renting an apartment in Boise or buying a home, you’ll be delighted to discover the abundance of well-loved parks that are cherished by the local community. In this Redfin article, we’ll take a closer look at some of the most popular parks in Boise, Idaho. Let’s get started.
1. Julia Davis Park
Situated in the heart of downtown Boise, Julia Davis Park is a beloved urban oasis that offers a variety of attractions and recreational opportunities. Spanning over 89 acres, this park is home to the Boise Art Museum, the Idaho State Historical Museum, and the Boise Zoo. With its scenic walking paths, beautiful rose garden, and a serene lagoon, Julia Davis Park is a favorite destination for families, art enthusiasts, and nature lovers.
2. Kathryn Albertson Park
Nestled along the banks of the Boise River, Kathryn Albertson Park is a picturesque park known for its tranquil atmosphere and stunning landscapes. This 41-acre park features a diverse range of flora and fauna, including vibrant wildflowers, graceful willow trees, and a variety of bird species. Visitors can enjoy leisurely strolls on the park’s winding pathways, relax by the ponds, and take in the scenic views.
3. Camel’s Back Park
With its distinctive camel-shaped ridge, Camel’s Back Park offers a unique outdoor experience in Boise. This popular 11-acre park is located in the North End neighborhood and is a favorite among hikers, trail runners, and outdoor enthusiasts. The park features a network of trails that lead to the summit of Camel’s Back Hill, providing panoramic views of the city and the Boise Foothills. Additionally, visitors can enjoy tennis and volleyball courts, playgrounds, and shaded picnic areas.
4. Ann Morrison Park
Spanning over 153 acres along the banks of the Boise River, Ann Morrison Park is a cherished destination for recreational activities and gatherings. The park offers many amenities, including soccer fields, baseball diamonds, a disc golf course, and a spacious picnic area. Visitors can also take advantage of the park’s river access for fishing, kayaking, and paddleboarding. Ann Morrison Park hosts numerous community events throughout the year, such as the Spirit of Boise Balloon Classic, Greenbelt walks, and more, making it a vibrant hub of activity and celebration.
5. Hulls Gulch Reserve
Hulls Gulch Reserve offers a pristine natural setting for anyone who loves the great outdoors. This 292-acre reserve has an extensive trail system that meanders through diverse ecosystems, including sagebrush slopes, riparian areas, and shaded forests. Hikers, mountain bikers, and trail runners can explore the scenic trails that lead to stunning viewpoints, such as the popular “Shafer Butte” trailhead.
6. Barber Park
For those seeking outdoor adventures and riverfront fun, Barber Park is the perfect destination. Located on the Boise River, this park serves as a popular starting point for floating trips and offers rentals for tubes, rafts, and kayaks. The park also features picnic areas, barbecue grills, and a playground, making it an excellent spot for a family outing or a relaxing day by the water. Barber Park is a gateway to the natural beauty of the Boise River and provides a refreshing escape from the city.
7. Municipal Park
Found in the Warm Springs neighborhood, Municipal Park is a hidden gem that showcases Boise’s rich history and offers recreational opportunities for all ages. This 15-acre park is home to the historic Natatorium, a geothermal swimming complex that has been converted into a community gathering space. The park also features tennis and basketball courts, a skate park, and open green spaces for picnics and leisure activities.
8. Hyatt Hidden Lakes Reserve
For nature lovers and birdwatchers, Hyatt Hidden Lakes Reserve provides a peaceful retreat in the heart of the city. This 44-acre nature reserve offers a network of walking trails that wind through wetlands, ponds, and forests, providing ample opportunities to observe native wildlife and bird species. Hyatt Hidden Lakes Reserve is not only a sanctuary for those who love nature but also an educational hub with informative signage and nature programs for all ages.
A final note on parks on Boise
Boise, Idaho, boasts an array of well-loved parks that cater to various interests and offer a chance to connect with nature. From urban parks with cultural attractions to serene riverfront escape, Boise’s parks provide a balance between city living and natural beauty. So, lace up your walking shoes, pack a picnic, and immerse yourself in the abundant natural wonders that await you in these remarkable parks in Boise, Idaho.