The nation’s second largest multiple listing service, Bright MLS, will begin allowing listing agents to put in a blanket offer of compensation for buyer brokers of zero dollars or more, starting on August 9.
This change appears to possibly diverge from a National Association of Realtors rule, which states that listing agents must make an offer of cooperative compensation to buyer brokers in order to list a property on the MLS.
While Bright MLS, which serves clients in Delaware, Pennsylvania, Maryland, Virginia, New Jersey, Washington, D.C., and West Virginia and represents 42 Realtor association, acknowledges that this is a small change, as previously the lowest amount allowed was one cent, it says this is a large change in terms of transparency.
“We are making this small change to underscore the complete flexibility of Bright subscribers to engage in transparent negotiations with their clients,” the firm wrote in an announcement on its website. “Bright’s MLS supports the most efficient marketplace by making property information widely and transparently available, and by facilitating blanket offers of cooperative compensation available to all buyer brokers on an impartial basis.”
The MLS noted that this change does not impact its impartial system of offers of cooperative compensation, and that offers of compensation remain negotiable and at the discretion of the home seller.
“Bright has always offered flexibility and has never specified a cooperative compensation amount,” the announcement states. “Sellers could agree to have their broker enter as little as one cent in the compensation fields, which was as close to zero as one could get. With this update, a listing agent will continue to be able to enter the cooperative compensation amount agreed upon with their seller client, from zero and up, and continue to negotiate compensation at their client’s direction.”
In an email, a spokesperson for Bright MLS said the MLS does not anticipate this impacting its relationship with NAR.
“Bright is making an independent business decision responsive to the needs of our subscribers – and the consumers they serve,” the statement read.
In addition, NAR said it supports Bright MLS’ decision.
“Bright’s view is consistent with the purpose of NAR’s policies, which are designed to ensure information is efficiently distributed to facilitate the transaction of real estate to the benefit of buyers and sellers. So long as cooperating brokers are aware of the offerings made by listing brokers, that purpose is achieved. NAR has long said listing brokers and their clients are the ones who determine the amount and makeup of the offer to cooperating brokers,” Mantill Williams, NAR’s vice president of communications, wrote in an email. “Practically speaking, the difference between one penny and $0 is negligible, and regardless, those offers are always negotiable. These policies ensure brokers are efficiently sharing information they and their clients need through their local, independent broker marketplaces. Without these policies, brokerages would not know important information about listings and they would have to rely on piecemeal information collected in inefficient ways that could negatively affect their ability to serve their clients and ultimately the U.S. economy.”
With three class action lawsuits — Nosalek, Burnett, and Moehrl — currently progressing through the courts, buyer broker compensation has been a hot topic. Bright MLS is currently listed as one of the 20 MLS co-conspirators in the Moehrl lawsuit, named after its lead plaintiff. The Moehrl suit is the largest of the three cases and defendants include NAR, Anywhere Real Estate, HomeServices of America, RE/MAX and Keller Williams.
MLS Property Information Network (MLS PIN), which serves clients in the New England area, recently signed off on a settlement in the Nosalek lawsuit in which it agreed to pay $3 million and to stop requiring sellers to offer buyer broker compensation. Unlike Bright MLS, MLS PIN is owned by broker owners and does not have to adhere to NAR rules.
We think we know what will make us happy, but we don’t. Many of us believe that money will make us happy, but it won’t. Except for the very poor, money cannot buy happiness. Instead of dreaming of vast wealth, we should dream of close friends and healthy bodies and meaningful work.
The Psychology of Happiness
Several years ago, James Montier, a “global equity strategist”, took a break from investing in order to publish a brief overview of existing research into the psychology of happiness [PDF]. Montier learned that happiness comprises three components:
About 50% of individual happiness comes from a genetic set point. That is, we’re each predisposed to a certain level of happiness. Some of us are just naturally more inclined to be cheery than others.
About 10% of our happiness is due to our circumstances. Our age, race, gender, personal history, and, yes, wealth, only make up about one-tenth of our happiness.
The remaining 40% of an individual’s happiness seems to be derived from intentional activity, from “discrete actions or practices that people can choose to do”.
If we have no control over our genetic “happy point,” and if we have little control over our circumstances, then it makes sense to focus on those things that we can do to make ourselves happy. According to Montier’s paper, these activities include sex, exercise, sleep, and close relationships.
What does not bring happiness? Money, and the pursuit of happiness for its own sake. “A vast array of individuals seriously over-rate the importance of money in making themselves, and others, happy,” Montier writes. “Study after study from psychology shows that money doesn’t equal happiness.”
The Happiness Paradox
Writing in The Washington Post last June, Shankar Vedantam described recent research into this subject. If the United States is generally wealthier than it was thirty or forty years ago, then why aren’t people happier? Economist Richard Easterlin of the University of Southern California believes that part of the problem is the hedonic treadmill: once we reach a certain level of wealth, we want more. We’re never satisfied. From Vedantam’s article:
Easterlin attributes the phenomenon of happiness levels not keeping pace with economic gains to the fact that people’s desires and expectations change along with their material fortunes. Where an American in 1970 may have once dreamed about owning a house, he or she might now dream of owning two. Where people once dreamed of buying a new car, they now dream of buying a luxury model.
“People are wedded to the idea that more money will bring them more happiness,” Easterlin said. “When they think of the effects of more money, they are failing to factor in the fact that when they get more money they are going to want even more money. When they get more money, they are going to want a bigger house. They never have enough money, but what they do is sacrifice their family life and health to get more money.”
The irony is that health and the quality of personal relationships are among the most potent predictors of whether people report they are happy — and they are often the two things people sacrifice in their pursuit of greater wealth.
Why aren’t rich people happier? Perhaps it’s because many of them are workaholics, because they’re more focused on money than on the things that would bring them joy. A brief companion piece to The Washington Post story notes that researchers have found that “being wealthy is often a powerful predictor that people spend less time doing pleasurable things, and more time doing compulsory things and feeling stressed.”
In general, rich people aren’t much happier than those of us in the middle class. Yes, money can buy happiness if it elevates you from poverty, but beyond that the benefits are minimal. So why do so many people believe that money will make things better?
Stumbling on Happiness
In 2006, Harvard psychology professor Daniel Gilbert published Stumbling on Happiness, a book about our inability to predict what will really make us happy. Here is is a 22-minute video of a presentation Gilbert made at TED 2004, in which he compresses his ideas into bite-sized chunks.
[embedded content]
Gilbert says that because humans can plan for the future, we naturally want to structure our lives in such a way that we are happy, both now and later. But how do we know what will make us happy? We don’t. In fact, we’re surprisingly bad at predicting what will bring us joy. Gilbert asks:
Which future would you prefer? One in which you win the lottery? Or one in which you become paraplegic? Which would make you happier? […] A year after losing their legs, and a year after winning the lotto, lottery winners and paraplegics are equally happy with their lives.
The problem is impact bias, the tendency to overestimate the “hedonic impact” of future events. Put another way, the things that we think will make us happy usually don’t make us as happy as we think they will. Winning the lottery isn’t a panacea. Having an affair with your hot new co-worker won’t be as thrilling as you imagine. And losing a leg isn’t the end of the world.
It turns out that humans are able to synthesize happiness. Many people look outside themselves for fulfillment; they expect to find it in things, or in relationships, or in large bank accounts. But true happiness comes from within. True happiness comes when we learn to be content with what we have.
13 Steps to a Better Life
What does all this mean to you? If money won’t bring you happiness, what will? How can you stop making yourself miserable and start learning to love life? According to my research, these are the thirteen actions most likely to encourage happiness:
Don’t compare yourself to others. Financially, physically, and socially, comparing yourself to others is a trap. You will always have friends who have more money than you do, who can run faster than you can, who are more successful in their careers. Focus on your own life, on your own goals.
Foster close relationships. People with five or more close friends are more apt to describe themselves as happy than those with fewer.
Have sex. Sex, especially with someone you love, is consistently ranked as a top source of happiness. A long-term loving partnership goes hand-in-hand with this.
Get regular exercise. There’s a strong tie between physical health and happiness. Anyone who has experienced a prolonged injury or illness knows just how emotionally devastating it can be. Eat right, exercise, and take care of our body. (And read Get Fit Slowly!)
Obtain adequate sleep. Good sleep is an essential component of good health. When you’re not well-rested, your body and your mind do not operate at peak capacity. Your mood suffers. (Read more in my brief guide to better sleep.)
Set and pursue goals. I believe that the road to wealth is paved with goals. More than that, the road to happiness is paved with goals. Continued self-improvement makes life more fulfilling.
Find meaningful work. There are some who argue a job is just a job. I believe that fulfilling work is more than that — it’s a vocation. It can take decades to find the work you were meant to do. But when you find it, it can bring added meaning to your life.
Join a group. Those who are members of a group, like a church congregation, experience greater happiness. But the group doesn’t have to be religious. Join a book group. Meet others for a Saturday morning bike ride. Sit in at the knitting circle down at the yarn shop.
Don’t dwell on the past. I know a guy who beats himself up over mistakes he’s made before. Rather than concentrate on the present (or, better yet, on the future), he lets the past eat away at his happiness. Focus on the now.
Embrace routine. Research shows that although we believe we want variety and choice, we’re actually happier with limited options. It’s not that we want no choice at all, just that we don’t want to be overwhelmed. Routines help limit choices. They’re comfortable and familiar and, used judiciously, they can make us happy.
Practice moderation. Too much of a good thing is a bad thing. It’s okay to indulge yourself on occasion — just don’t let it get out of control. Addictions and compulsions can ruin lives.
Be grateful. It’s no accident that so many self-help books encourage readers to practice gratitude. When we regularly take time to be thankful for the things we have, we appreciate them more. We’re less likely to take them for granted, and less likely to become jealous of others.
Help others. Over and over again, studies have shown that altruism is one of the best ways to boost your happiness. Sure, volunteering at the local homeless shelter helps, but so too does just being nice in daily life.
Remember: True wealth is not about money. True wealth is about relationships, about good health, and about continued self-improvement.
Related >> Is it More Important to be Rich or to be Happy?
In December 2021, when the 30-year fixed mortgage rate still averaged 3.1%, a borrower could get $700,000 mortgage that required monthly payments of principal and interest of just $2,989.
Fast-forward to Wednesday, and a $700,000 mortgage taken out at the current average mortgage rate of 6.90% would equal a $4,610 per month payment, which is $583,000 more over 30 years than that mortgage issued at a 3.1% rate. When adding on insurance and taxes, that monthly payment could easily top $6,000. Not to mention, that calculation doesn’t account for the fact that U.S. home prices in June 2022 were 12% above December 2021 levels and 39% above June 2020 levels.
Mortgage planners like John Downs, a senior vice president at Vellum Mortgage, have the hard job of breaking this new reality to would-be homebuyers. However, unlike last year, Downs says most 2023 buyers aren’t surprised. The sticker shock, the loan officer says, is wearing off.
Just before speaking with Fortune, Downs wrapped up a call with a middle-class couple in the Washington D.C. area, who told him they were expecting a mortgage payment of around $7,000.
“The call I just had was a typical area household. One person makes $150,000, the other makes $120,000. So $270,000 total and they said a payment goal of $7,000. I’m still not used to hearing people say that out loud,” Downs says.
Even before these borrowers speak to Downs—who operates in the greater Baltimore and Washington D.C. markets—they’ve already concluded that these high mortgage payments will be “short-lived,” and they’ll simply refinance to a lower payment once mortgage rates, presumably, come down.
To better understand how homebuyers are reacting to deteriorated housing affordability (and scare inventory levels), Fortune interviewed Downs.
This conversation has been edited and condensed for clarity.
Fortune: Over the past year, mortgage rates have spiked from 3% to over 6%. How are buyers in your market reacting to those increased borrowing costs?
John Downs: I must say, the reaction today is quite different from last year. It’s almost as if we have lived through the “7 stages of grief.” We appear to have entered the “acceptance and hope” phase.
With all the reports pointing to home prices stabilizing, one might think that buyers are comfortable with these rates and corresponding mortgage payments. The reality is quite different. Many would-be homebuyers have been pushed out of the market due to affordability challenges through loan qualifications or personal budget restraints. Move-up buyers also find themselves in the same predicament.
As a result, my market (Baltimore-DC Metro Region) has 73% fewer available homes for sale than pre-pandemic, 57% fewer weekly contracts, and an 8% increase in properties being relisted. (Information per Altos Research) As a result, prices have remained relatively stable due to the balance of buyers outweighing sellers.
I’m seeing buyers today taking the payments in stride for various reasons. Their incomes have risen dramatically, upwards of 25-30% since 2020, and the income tax savings through the mortgage interest deduction is now a meaningful budget item to consider. Many also say, “I can always refinance when rates come down in the future,” which leads to a sense that this high payment will be short-lived.
When I say buyers are comfortable with these payments, I know there are also two to three times more buyers who run payments using online calculators who opt out of having conversations in the first place! To prove this, our pre-approval credit pulls (a measure of top-of-funnel buyer activity) are running about 50% lower than pre-pandemic.
Among the borrowers you’re working with, how high are monthly payments getting? And how do they react when you give them the number?
For the better part of the last decade, most of my clients would enter a pre-approval conversation with a mortgage payment limit of no more than $3,000 for a condo and $4,500 for single-family homes. It was rare to see numbers higher than that, even for my higher-income wage earners. Today, those numbers are $4,000 to $6,500 respectively.
To my earlier comment, active buyers today seem to expect it. It’s as if they are comfortable with this new normal. Surprisingly, the debt-to-income ratios of today (in my market) are very similar to where they were five years ago. Income is ultimately the great equalizer. Yes, the payments are dramatically higher today, but the buyers’ residual income (post-tax income minus debt) is still in a healthy range due to local wages.
Remember, we are still talking about a much smaller pool of buyers in the market today so this conversation is skewed towards those with more fortunate lifestyles.
Tell us a little bit more about what you saw in the second half of 2022 in your local housing market, and how that compares to the first half of 2023?
There are dramatic differences between those two periods. In the second half of 2022, there was nothing but fear. The stock market was under stress, inflation was running wild, and housing began to stall. Across the country, inventory began to rise, days-on-market pushed dramatically higher, and price decreases were rampant. The safest bet then was to do nothing, and that’s just what buyers did. The mindset was, “I will wait until prices fall and rates push lower before I buy.”
The start of 2023 sparked a reversal in many asset classes. The stock market found a footing and pushed higher, mortgage rates rebalanced, property sellers adjusted their prices, and employers began pushing out significant wage increases. As a result, housing stabilized, and in some areas, aggressive contracts with multiple offers, price escalations, and contingency waivers became the norm.
The strength in housing was not as universal as it was in 2021. There were very hot and cold segments, depending on location and price point. The affordable sector (<$750,000 in my market) and higher-end (>$1.25 million) seemed to perform very well with heightened competition. The mid-range segment is where we noticed some struggles. One common theme is that buyers at every price point seem much more sensitive to the property’s condition. When the housing payments are this elevated, it doesn’t take much for the buyers to walk away!
What do you make of the so-called “lock-in effect”— the idea that existing market churn will be constrained as folks refuse to give up those 2-handle and 3-handle mortgage rates?
I believe the “lock-in effect” is very real. My opinion is based on countless conversations I’ve had in the past 6-9 months with homeowners who want to move but can’t. Some cannot afford to buy their current home at today’s value and rate structure. Others just cannot stomach the significant jump in payment to justify the increase in home size or the preferred location.
I believe the reason we are seeing struggles in the mid-range home is that the traditional move-up buyer is stuck. In my market, that would be the person who sells the $700,000 home to purchase at $1 million. They currently have a PITI housing payment of $2,750; the new payment would be $6,000 rolling their equity as a down payment. That jump is too much for most, especially those with a median income. That payment would have been $4,500 a couple of years ago, which was much more manageable.
Based on what you’re seeing now, do you have any predictions on what the second half of 2023 might look like? And any thoughts on the spring of 2024?
Despite high rates, the desire to buy a home is still high for many. Given the lag effects of Fed tightening (raising interest rates) coupled with an overall improvement in inflation, one can assume mortgage rates have topped out and will continue to improve from here. Think of playing with a yo-yo on a down escalator, up-and-down movement but generally pushing lower. As rates improve, affordability and confidence will shift, bringing out more buyers and sellers.
I believe this will be supportive for home values and give buyers more choice as inventory increases. Keep in mind, most sellers become buyers, so the net impact on inventory will be negligible. Knowing that some sellers will keep their current home as a rental, one could argue that inventory will worsen. At least buyers will have more house options each week, a stark difference from today.
When discussing strength in housing, thinking through local dynamics is crucial. The DC Metro area has a diverse, stable job market which I do not see reversing if an economic slowdown occurs. We didn’t have a tremendous push towards short-term rentals as many other areas and the “work-from-home” (WFH) environment had most people stay within commuting distance to the cities.
One thing I expect is an unwinding of WFH in 2024. In fact, I’m already experiencing that. Many clients are being called back to the office, either through employer demands or fear they will be exposed to corporate downsizing efforts. As a result, I expect underperforming assets (D.C. condos and single-family rentals in transitional areas of the city) to catch a bid while single-family rentals in the commuting neighborhoods plateau from their record-setting appreciation over the past few years.
Housing market affordability (or better put the lack thereof) is at levels unseen since the peak of the housing bubble. Do you have any advice on how would-be buyers can ease that burden?
This may be the most complex question because everyone is at a different place in life. For the better part of the last 20 years, my consultation calls were 20 to 30 minutes long, and we could formulate a great plan. Today, that pushes over an hour and usually requires a detailed follow-up call. If I had to sum up all my conversations, I would say it comes down to forecasting life and patience.
Forecasting is a process where you map out life over the next two to three years—discussing job stability, income projections, saving and investment patterns, debts rolling off (or being added), kids, schools, tuition, etc. From there, talking about local market dynamics such as housing supply, population growth, and interest rate cycles and projections. This helps formulate a solid budget to use for a home purchase.
Patience can mean several things. For some, it means renting for a period of time to save more money or ride out periods of uncertainty. For others, it could be looking for the right sale price mix and seller concessions for rate buy-downs, closing costs, etc. Sometimes it means being patient with your desired location. Maybe you just can’t have that specific house in that specific area for a few years and settling for the next best location is good enough for now. Housing used to be a stepping stone for many but the low-rate environment of the past few years allowed everyone to get what they wanted right away. We seem to have lost the art of having patience in life.
This story was originally featured on Fortune.com
More from Fortune: 5 side hustles where you may earn over $20,000 per year—all while working from home Looking to make extra cash? This CD has a 5.15% APY right now Buying a house? Here’s how much to save This is how much money you need to earn annually to comfortably buy a $600,000 home
We would like to think of life insurance agents as trusted advisers whose only aim is to get us the right coverage.
But the nature of life insurance -– and the job of life insurance agents -– makes them something close to our natural enemy.
Life Insurance Agent Secrets
One easy way to prevent being taken advantage of is to find an independent agent. “Independent agents save you time and money,” said Chris Huntley, co-founder of JRCInsuranceGroup.com.
“Rather than completing applications and medical exams with 15 of the best life insurance companies to see which one will approve you at the best rating, make one call to a qualified independent agent, who can place you with the most appropriate carrier based on your unique personal and medical history.”
In a lot of ways, what hurts us as consumers of life insurance actually benefits life insurance agents. Here are nine examples of what I’m talking about in a quick Life Insurance 101 article!
1. Their Income Is 100% Commission
Any time you’re buying from a person compensated 100 percent by commission, your radar needs to be up and in perfect working order. Being on commission doesn’t make a person evil. But it may change his or her perspective, as well as the type and degree of products that you will be introduced to.
If the agent is entirely on commission, he or she will then have a vested personal interest in selling you products that will result in you paying the highest premium possible and hence yielding the highest commission. It is also why when you fill out the form for an online life insurance quote engine you will frequently get calls from multiple agents within minutes of hitting submit. Each one is trying to reach you first so that they can get the sale.
2. You May Very Well Be Over-Insured
Whenever an agent evaluates how much life insurance you need to have, he will almost inevitably start with numbers that are larger than anything you’d ever imagine that you would need.
For example, it’s not unlikely that the agent will suggest that you need to have life insurance equal to 30 times your annual income. If you are earning $100,000 per year, he may suggest — without flinching — that you will be adequately insured by a $3 million dollar insurance policy.
After all, you will need to provide income for your family for the next 20 years, college educations for your children, the payoff of your mortgage and a comfortable retirement for your spouse.
He knows that it is unlikely that you will take a life insurance policy that large, but it’s an excellent starting point — for him. After all, if he suggests $3 million but walks out of your house with an application for a $1 million policy, he wins. That’s because he knew going in the door that you probably only wanted a policy for a couple hundred thousand dollars.
And you’d probably be right. After all, if you have other investments and your spouse is also well-employed, you will only need a fraction of the life insurance coverage that the agent will suggest.
Most often, life insurance is only needed to settle final arrangements, medical bills, outstanding debts and maybe a few years of living expenses. Providing for your loved ones to live in luxury for the rest of their lives is an expensive you can’t afford, nor need.
Ads by Money. We may be compensated if you click this ad.Ad
3. Whole Life Isn’t a Good Investment — Or Even Good Insurance
Life insurance agents like to sell whole life insurance as the best of both worlds–- an investment program with life insurance coverage. In truth, it doesn’t do either particularly well. The insurance benefit will be limited because the premiums are high. And since so much of the premium goes to pay for investment fees and the life insurance coverage, there is relatively little left over for investment within the plan.
4. The Cash Value of Whole Life Won’t Benefit You for Years
Life insurance agents like to hawk the virtues of the cash value build-up in a whole life insurance policy. This is another myth. As a rule, it will take at least five years before you will have a cash value that is equivalent to the amount of money you paid in premiums into the policy. And maybe not even then.
5. “Buy Term and Invest the Difference” Really Is a Better Strategy
There is probably no slogan confronted by life insurance agents that is more irritating to them than this one. And that’s because the slogan is true.
Since term insurance is so much less expensive than whole life, you can buy a lot more of it -– in fact a more reasonable amount for your needs. And the investment performance of mutual funds -– particularly index funds –- dramatically outperforms that of any insurance related investment vehicle.
Even if the combination of term life insurance and investment in a mutual fund is no less expensive than a whole life insurance premium, the money you will accumulate in the mutual fund — and the speed at which you will do it — make it a far superior investment to a whole life insurance policy. And you’ll have a whole lot more life insurance coverage along the way.
6. We Don’t Know About the Value of Long-term Care Insurance
From a consumer standpoint, there are two fundamental problems with long-term care insurance coverage:
It’s very expensive.
It’s not certain that you will ever need it.
Since people are living longer than ever, making a provision for long-term care has become a hot topic. Insurance agents know this, and they’re exploiting the fear.
Emotions aside, most people don’t need long-term care. And even if they do, it’s often for a short period just before death. If there are other assets available, particularly retirement assets or a home with substantial equity, long-term care insurance with my be unnecessary.
And if it isn’t ever needed, you will have spent tens of thousands of dollars over many decades funding an insurance policy that was never necessary. This is an important consideration when there are so many other priorities in your household budget.
Long-term care insurance is relatively new coverage, and it’s not at all certain that it will survive the test of time. Some insurance companies have withdrawn long-term care insurance coverage due to the inability to predict future medical costs or the longevity of their clients.
7. Your Kids Don’t Really Need Life Insurance
Life insurance agents love to sell whole or universal life insurance policies to parents of young children, stressing the advantages of the investment provisions of the policies. Those provisions, they argue, will help parents to provide funds for their children’s college educations. But nowhere is the advice of “by term and invest the difference” more relevant.
You should have only enough insurance coverage on your children to pay for final expenses and uncovered medical costs. In most cases, a $50,000 term life insurance policy will get that job done with money to spare. There is no need to replace lost wages with a ridiculously large policy.
And as we’ve already discussed, insurance related investment vehicles are underperforming investments. You’ll be far better off investing money in a mutual fund for your children.
8. There Is No FDIC Equivalent Back-Stopping Insurance Companies
This is a very relevant question – but seldom asked — since life insurance agents like to position themselves as investment advisers. The investments that they sell are almost always exclusively insurance products. However, there is no equivalent to the Federal Deposit Insurance Corp. that will back up the life insurance company in the event of investment failure.
There are arrangements within each state for companies to collectively backup a failed insurance company, but there is no apparatus in place to deal with a systemic failure such as the financial meltdown that hit the banks and financial companies a few years ago.
While this has obvious implications for the life insurance coverage that you pay for and expect to have, it becomes much more significant when you have a lot of money sitting in insurer-sponsored investments.
More Tips for Dealing With Life Insurance Agents
If you apply for life insurance, keep these four tips in mind from Jeff Root, a life insurance agent and founder of Rootfin.com. And again, they’re not tips your agent will be likely to recommend.
If you’re not satisfied, ask for reconsideration. Life insurance underwriters will always offer the best possible rate class as permitted by their underwriting guidelines; however, if you’re not happy with the life insurance company’s offer, your agent can submit a “reconsideration request” and ask the underwriter for a better offer. Most agents don’t even mention this as an alternative because of the extra work involved in drafting a letter convincing the underwriter why they should qualify for a better health classification.
Ask for tentative offers. Consumers can get “tentative offers” from life insurance companies before applying for life insurance. Independent life insurance agents send your risk anonymously to various underwriting desks. Underwriters typically reply within 48 hours with a health classification in what we call a “tentative offer”. You can attach this tentative offer to the life insurance application, and the company you apply with must give you this rate unless you withheld any information from them. This is a must for people with health issues applying for life insurance.
Shopping won’t necessarily get you a better rate. Going from website to website won’t result in finding better rates. However, each company looks at your health differently. It’s your agent’s job to fit your unique health situation into the underwriting guidelines of each company and then see who provides the best rates.
Most applicants won’t get the preferred best rate. Less than 5 percent of people who apply for life insurance can qualify for “preferred best.” Yet it’s the No. 1 health classification quoted on websites.
With over 50 countries to choose from, Africa offers a diverse array of mouthwatering and unique dishes that are sure to tantalize you. But African street food is more than just delicious—it’s a reflection of the continent’s rich history and diverse cultural influences. These flavorful dishes have been influenced by African, Latin American, European, and Asian culinary traditions. Sampling street food is one of the best and most authentic ways to experience the culture and people of a country. And the best part? It’s usually affordable, with street food like Senegal’s Accara costing less than a dollar!
1. Suya
Suya is a mouthwatering Nigerian dish is thought to have originated among the Hausa people. Thin slices of juicy beef or chicken are seasoned, then grilled over open charcoal grills. But the dry spice blend is what makes it so unique. Known as suya or yaji, this blend is a combination of ground peanuts and red peppers that adds a smoky, nutty flavor to the meat. Depending on the region, additional ingredients can be incorporated, giving each suya its own distinct flavor profile. In Nigeria, you’ll find suya skewers sold individually, making it the perfect on-the-go snack that’s quick, cheap, and nutritious. For those who prefer to sit down and enjoy their meal, suya is often served in restaurants with sliced onions and tomatoes as a refreshing and flavorful accompaniment.
2. Attieke
Attiéké is made from fermented and ground cassava roots that are transformed into fluffy, flavorful couscous. And it’s not just for dinner—Attiéké is a versatile dish that can be enjoyed for breakfast, lunch, and dinner. Attiéké is usually served with a colorful medley of sliced onions and juicy tomatoes, as well as succulent grilled chicken or crispy fried fish for added protein. The aroma of Attiéké wafts through local markets across Ivory Coast, where you can buy it in individual portions or large bags to take home. So, whether you’re looking for a hearty meal or a tasty snack, Attiéké is the perfect choice to satisfy your cravings and transport you to the vibrant streets of Ivory Coast.
3. Brik
Brik is a delicacy popular North African that’s famous for its crispy, flaky exterior and delicious savory fillings. Traditionally, brik is made using malsouqa dough, but these days, most people opt for the more readily available phyllo pastry. The pastry is carefully laminated to create a crunchy, layered texture that perfectly complements the savory stuffing inside. Brik can be filled with a variety of ingredients, but the most popular is a tuna-based mix that’s spiced up with traditional North African flavors like cilantro, chilis, pepper, and coriander seeds. To take things up a notch, a raw egg is often placed on top of the tuna filling before the pastry is expertly folded and either fried in deep oil or baked in an oven. As the brik cooks, the egg partially cooks inside the flaky pastry, creating a rich, delicious flavor.
4. Kushari
This tasty blend of rice, pasta, and lentils has rich, complex flavors and a satisfying texture. The name Kushari comes from the Hindu word khichri, a traditional dish made with rice and lentils, but this hearty meal has become a true icon of Egyptian cuisine. One of the best ways to experience Kushari is from a street vendor, where it’s served fresh on big, shiny metal platters. The dish typically features small yellow lentils and rice that are slowly simmered in a rich, flavorful stock, with crunchy fried vermicelli and buttery browned onions.
5. Kebda Eskandarani
This dish features succulent beef liver fried to perfection and seasoned with a fiery blend of cumin, garlic, cardamom, and chili peppers. One of the best things about Kebda Eskandarani is its versatility. You can enjoy it in a hearty sandwich with a creamy tahini dip, or on its own with a side of warm rice, zesty lime wedges, or fluffy pita bread. If you’re ever in Alexandria, be sure to seek out one of the many street food carts or fast food shops serving up this delectable dish.
6. Nyama Choma
Get ready to tantalize your taste buds with Kenya’s unofficial national dish—Nyama Choma! It’s a mouth-watering barbecued meat delicacy, which translates to “grilled meat”. Served up and down the country, Nyama Choma is typically made using succulent goat or beef that’s been slow-roasted to perfection. To complete the meal, locals often pair it with some local beer and sides like the staple Ugali.
7. Shawarma
Shawarma is a Middle Eastern dish that has become popular all around the world. It typically consists of marinated meat (chicken, lamb, or beef) that is stacked on a spit and slowly roasted to juicy perfection. The meat is then thinly sliced and wrapped in a soft pita bread with vegetables such as tomatoes, lettuce, onions, and sauces like hummus, tahini, or garlic sauce. Shawarma is a delicious and convenient meal that you can enjoy on the go or sit down to savor every bite.
8. Hawawshi
Imagine a traditional baladi bread stuffed to the brim with a scrumptious mix of minced meat, veggies, and aromatic spices. The meaty filling is generously seasoned, and when it’s baked inside the bread dough, it creates a taste sensation that’ll have you drooling. You’ll know it’s ready when the bread achieves a crispy, golden texture that’s both light and satisfying. And to make this treat even better, it’s usually served alongside fresh veggies, salads, and mouthwatering dips.
9. Mahjouba
These savory, flaky flatbreads are a true delight for your taste buds. Made with semolina, these thick crepe-like bread are then filled with a heavenly mix of sweet caramelized onions and tangy tomatoes, creating a perfect balance of flavors. And if you want to spice things up, you can add some Harissa sauce on the side for an extra kick. This Algerian delicacy is a must-try for anyone who loves hearty and delicious food. So, whether you’re strolling through the bustling streets of Algiers or trying it at home, you’re sure to enjoy every bite of Mahjouba!
10. Forodhani and Dafu
One of the most beloved street foods in Zanzibar is the Forodhani, lovingly nicknamed the ‘Zanzibar pizza’. Imagine a mouthwatering mixture of veggies, egg, and mayo (plus meat if you prefer) all wrapped up in thin dough and fried to crispy perfection. You can find it at night market stalls throughout Stone Town. If you’re looking for a refreshing snack, try a young coconut, known locally as Dafu. Not only are they delicious, but they also boast numerous health benefits, like curing sunstroke and fighting dehydration. Keep an eye out for the ubiquitous salesmen peddling these tropical treats on their bicycles all over the island.
11. Accara
One of the most popular snacks in Senegal is Accara, a crispy black-eyed bean fritter that will make your mouth water. This mouthwatering dish is typically served with a tangy tomato-and-onion-based hot sauce called kaani, which perfectly complements the crispy texture of the fritter. If you’re a foodie, you may recognize the similarities between Accara and the Brazilian acarajé fritter. Both dishes feature the same crispy fritter base, but Senegalese Accara has its own unique twist. It’s often served on a crusty baguette with an oniony sauce that adds an extra layer of flavor to this already delicious snack.
12. Akara
Akara, a beloved Nigerian snack, consists of deep-fried bean cakes made from finely ground beans mixed with onions, peppers, and an array of spices. These protein-rich delights are renowned for their lightness and nutritional value. They pair perfectly with Agege bread, famous for its soft, fluffy texture, and ability to complement a variety of dishes, including stews. The traditional method of making Akara involves blending peeled brown beans with spices and onions, then deep-frying the mixture in vegetable or canola oil.
From suya in Nigeria to Attiéké in Ivory Coast, we’ve covered a range of delicious and unique dishes. African street food is not only mouthwatering but also a reflection of the continent’s rich cultural history and culinary traditions. So, if you’re looking to explore new flavors and cultures, be sure to add African street food to your culinary bucket list.
Who is one actress you can never stand watching, no matter their role? After polling the internet, these were the top-voted actresses that people couldn’t stand watching.
10 Actresses People Despise Watching Regardless of Their Role
These 7 Celebrities are Genuinely Good People
We’ve all heard the famous adage that “no publicity is bad publicity,” and while it tends to be accurate, there are certainly exceptions. But what about those few stars who stay out of the limelight and get along without a hint of trouble?
These 7 Celebrities are Genuinely Good People
Have you ever known someone and thought you liked them—until you learned about their hobbies? Then you get to know them and then you’re like, “Wow, red flag.” Well, you’re not alone.
These 10 Activities Are an Immediate Red Flag
Some celebrities definitely seem to enjoy the limelight and keep working to stay in the public eye. While others quickly move out of the spotlight. Many of these actors and actresses stepped out of the spotlight to live a more private life without constant media pressures.
10 Celebrities That Made the Big Times Then Disappeared Off The Face of the Earth
We’ve all been there – sitting through a movie that we can’t help but cringe at, but somehow it still manages to hold a special place in our hearts.
These 10 Terrible Movies Are Still People’s Favorites
In December 2021, when the 30-year fixed mortgage rate still averaged 3.1%, a borrower could get $700,000 mortgage that required monthly payments of principal and interest of just $2,989.
Fast-forward to Wednesday, and a $700,000 mortgage taken out at the current average mortgage rate of 6.90% would equal a $4,610 per month payment, which is $583,000 more over 30 years than that mortgage issued at a 3.1% rate. When adding on insurance and taxes, that monthly payment could easily top $6,000. Not to mention, that calculation doesn’t account for the fact that U.S. home prices in June 2022 were 12% above December 2021 levels and 39% above June 2020 levels.
Mortgage planners like John Downs, a senior vice president at Vellum Mortgage, have the hard job of breaking this new reality to would-be homebuyers. However, unlike last year, Downs says most 2023 buyers aren’t surprised. The sticker shock, the loan officer says, is wearing off.
Just before speaking with Fortune, Downs wrapped up a call with a middle-class couple in the Washington D.C. area, who told him they were expecting a mortgage payment of around $7,000.
“The call I just had was a typical area household. One person makes $150,000, the other makes $120,000. So $270,000 total and they said a payment goal of $7,000. I’m still not used to hearing people say that out loud,” Downs says.
Even before these borrowers speak to Downs—who operates in the greater Baltimore and Washington D.C. markets—they’ve already concluded that these high mortgage payments will be “short-lived,” and they’ll simply refinance to a lower payment once mortgage rates, presumably, come down.
To better understand how homebuyers are reacting to deteriorated housing affordability (and scare inventory levels), Fortune interviewed Downs.
This conversation has been edited and condensed for clarity.
Fortune: Over the past year, mortgage rates have spiked from 3% to over 6%. How are buyers in your market reacting to those increased borrowing costs?
John Downs: I must say, the reaction today is quite different from last year. It’s almost as if we have lived through the “7 stages of grief.” We appear to have entered the “acceptance and hope” phase.
With all the reports pointing to home prices stabilizing, one might think that buyers are comfortable with these rates and corresponding mortgage payments. The reality is quite different. Many would-be homebuyers have been pushed out of the market due to affordability challenges through loan qualifications or personal budget restraints. Move-up buyers also find themselves in the same predicament.
As a result, my market (Baltimore-DC Metro Region) has 73% fewer available homes for sale than pre-pandemic, 57% fewer weekly contracts, and an 8% increase in properties being relisted. (Information per Altos Research) As a result, prices have remained relatively stable due to the balance of buyers outweighing sellers.
I’m seeing buyers today taking the payments in stride for various reasons. Their incomes have risen dramatically, upwards of 25-30% since 2020, and the income tax savings through the mortgage interest deduction is now a meaningful budget item to consider. Many also say, “I can always refinance when rates come down in the future,” which leads to a sense that this high payment will be short-lived.
When I say buyers are comfortable with these payments, I know there are also two to three times more buyers who run payments using online calculators who opt out of having conversations in the first place! To prove this, our pre-approval credit pulls (a measure of top-of-funnel buyer activity) are running about 50% lower than pre-pandemic.
Among the borrowers you’re working with, how high are monthly payments getting? And how do they react when you give them the number?
For the better part of the last decade, most of my clients would enter a pre-approval conversation with a mortgage payment limit of no more than $3,000 for a condo and $4,500 for single-family homes. It was rare to see numbers higher than that, even for my higher-income wage earners. Today, those numbers are $4,000 to $6,500 respectively.
To my earlier comment, active buyers today seem to expect it. It’s as if they are comfortable with this new normal. Surprisingly, the debt-to-income ratios of today (in my market) are very similar to where they were five years ago. Income is ultimately the great equalizer. Yes, the payments are dramatically higher today, but the buyers’ residual income (post-tax income minus debt) is still in a healthy range due to local wages.
Remember, we are still talking about a much smaller pool of buyers in the market today so this conversation is skewed towards those with more fortunate lifestyles.
Tell us a little bit more about what you saw in the second half of 2022 in your local housing market, and how that compares to the first half of 2023?
There are dramatic differences between those two periods. In the second half of 2022, there was nothing but fear. The stock market was under stress, inflation was running wild, and housing began to stall. Across the country, inventory began to rise, days-on-market pushed dramatically higher, and price decreases were rampant. The safest bet then was to do nothing, and that’s just what buyers did. The mindset was, “I will wait until prices fall and rates push lower before I buy.”
The start of 2023 sparked a reversal in many asset classes. The stock market found a footing and pushed higher, mortgage rates rebalanced, property sellers adjusted their prices, and employers began pushing out significant wage increases. As a result, housing stabilized, and in some areas, aggressive contracts with multiple offers, price escalations, and contingency waivers became the norm.
The strength in housing was not as universal as it was in 2021. There were very hot and cold segments, depending on location and price point. The affordable sector (<$750,000 in my market) and higher-end (>$1.25 million) seemed to perform very well with heightened competition. The mid-range segment is where we noticed some struggles. One common theme is that buyers at every price point seem much more sensitive to the property’s condition. When the housing payments are this elevated, it doesn’t take much for the buyers to walk away!
What do you make of the so-called “lock-in effect”— the idea that existing market churn will be constrained as folks refuse to give up those 2-handle and 3-handle mortgage rates?
I believe the “lock-in effect” is very real. My opinion is based on countless conversations I’ve had in the past 6-9 months with homeowners who want to move but can’t. Some cannot afford to buy their current home at today’s value and rate structure. Others just cannot stomach the significant jump in payment to justify the increase in home size or the preferred location.
I believe the reason we are seeing struggles in the mid-range home is that the traditional move-up buyer is stuck. In my market, that would be the person who sells the $700,000 home to purchase at $1 million. They currently have a PITI housing payment of $2,750; the new payment would be $6,000 rolling their equity as a down payment. That jump is too much for most, especially those with a median income. That payment would have been $4,500 a couple of years ago, which was much more manageable.
Based on what you’re seeing now, do you have any predictions on what the second half of 2023 might look like? And any thoughts on the spring of 2024?
Despite high rates, the desire to buy a home is still high for many. Given the lag effects of Fed tightening (raising interest rates) coupled with an overall improvement in inflation, one can assume mortgage rates have topped out and will continue to improve from here. Think of playing with a yo-yo on a down escalator, up-and-down movement but generally pushing lower. As rates improve, affordability and confidence will shift, bringing out more buyers and sellers.
I believe this will be supportive for home values and give buyers more choice as inventory increases. Keep in mind, most sellers become buyers, so the net impact on inventory will be negligible. Knowing that some sellers will keep their current home as a rental, one could argue that inventory will worsen. At least buyers will have more house options each week, a stark difference from today.
When discussing strength in housing, thinking through local dynamics is crucial. The DC Metro area has a diverse, stable job market which I do not see reversing if an economic slowdown occurs. We didn’t have a tremendous push towards short-term rentals as many other areas and the “work-from-home” (WFH) environment had most people stay within commuting distance to the cities.
One thing I expect is an unwinding of WFH in 2024. In fact, I’m already experiencing that. Many clients are being called back to the office, either through employer demands or fear they will be exposed to corporate downsizing efforts. As a result, I expect underperforming assets (D.C. condos and single-family homes in transitional areas of the city) to catch a bid while single-family homes in the commuting neighborhoods plateau from their record-setting appreciation over the past few years.
Housing market affordability (or better put the lack thereof) is at levels unseen since the peak of the housing bubble. Do you have any advice on how would-be buyers can ease that burden?
This may be the most complex question because everyone is at a different place in life. For the better part of the last 20 years, my consultation calls were 20 to 30 minutes long, and we could formulate a great plan. Today, that pushes over an hour and usually requires a detailed follow-up call. If I had to sum up all my conversations, I would say it comes down to forecasting life and patience.
Forecasting is a process where you map out life over the next two to three years—discussing job stability, income projections, saving and investment patterns, debts rolling off (or being added), kids, schools, tuition, etc. From there, talking about local market dynamics such as housing supply, population growth, and interest rate cycles and projections. This helps formulate a solid budget to use for a home purchase.
Patience can mean several things. For some, it means renting for a period of time to save more money or ride out periods of uncertainty. For others, it could be looking for the right sale price mix and seller concessions for rate buy-downs, closing costs, etc. Sometimes it means being patient with your desired location. Maybe you just can’t have that specific house in that specific area for a few years and settling for the next best location is good enough for now. Housing used to be a stepping stone for many but the low-rate environment of the past few years allowed everyone to get what they wanted right away. We seem to have lost the art of having patience in life.
Well it’s mid-2015, and even though the housing market appears to be on fire, 63% of properties actually sold for below list price, this according to the May 2015 Realtors Confidence Index Survey.
This may seem rather surprising, given how hot real estate has been over the past few years.
Ask anyone who has purchased a home (or attempted to) and they’ll probably tell you they got into a bidding war, or were forced to include a cover letter with their offer.
Despite that common tale, most properties don’t actually sell above list. In fact, nearly two-thirds do not.
However, this number has trended down lately. A year ago, around 70% of properties sold at a discount. So clearly properties are selling more easily at higher prices.
The Realtors said properties that remain on the market for a longer period of time are more likely to sell at a discount.
Some 84% of properties that sold between 2012 and May 2015 after 12 months were sold at a discount, per the Realtors’ monthly survey.
Meanwhile, less than half of the properties that sold within a month went for below list price. And nearly a quarter (24%) sold for a premium.
Properties that sold after 12 months only sold at a premium a measly six percent of the time.
In other words, price your home right the first time to avoid a price cut and losing money on the sale. Price it really right and you might sell for a premium.
The Longer They Sit, the Harder They Fall
When considering selling a home
Know that time is of the essence, even if you’re in no rush
As homes fester on the market
They’re more likely to experience price cuts and eventually sell for less
As you can see from the chart above, the longer a listing stagnates, the lower the chance of it selling for list price or at a premium.
Surprisingly, 48% of properties listed for less than a month still went for below their asking price. So there’s always room to negotiate, even if the property was just listed.
And don’t worry about offending anyone – if you don’t offend them with your offer you offered too much, that according to a wise man…
Most Properties Sold for 4-11% Below List Price
It was most common to see a property sell 4-11% below list
With properties selling 0-3% below list the next most likely outcome
In other words, expect your home to sell for less than you listed it for
And don’t forget the closing costs and real estate agent commissions that are deducted from the sales price
In May 2015, it was most common for a property to sell for between 4-11% off list price.
A discount between 0-3% was the second most common outcome, followed by no discount or premium.
Very few properties sold at 20% or more off, and even fewer sold for 11% or more than list.
So it’s important to have realistic expectations when it comes time to sell your home.
In short, you should expect a price cut, and thus list it accordingly. Don’t list it at your absolute bottom dollar price if you know you’ll have trouble accepting a lower offer.
And don’t forget the many closing costs associated with a home sale, along with the hefty commissions that must be paid out to real estate agents involved with the transaction.
If you’re looking to sell for more, consider the fact that staging a property could help it sell for one to five percent more, this according to the Realtors.
Zestimates Can Help with Pricing
While it might sound somewhat counterintuitive
Pricing your property below market value
Could help it sell a lot faster and at a higher price
Whereas an overpriced home might sit on the market longer and eventually require a price cut
In a related article, the Zillow Research team threw out some pointers to help home sellers list their properties at the right price.
They said despite an improving housing market, it’s wise not to “overheat your listing price.”
Zillow found that properties priced more than 12% above their Zestimate are nearly half as likely to sell within 60 days.
And apparently the “sweet spot,” where homes sell the fastest, is between the Zestimate and six percent above it.
The company also discovered that smaller homes sell the fastest (those under 1,100 square feet) and that the optimal number of photos per listing is 16 to 21.
Your home may take longer to sell if you don’t provide enough photos. And as we know, that could result in a price cut. So take good photos and plenty of them.
Read more: Should I continue renting or buy a home instead?
The decline of Fort Morgan didn’t happen suddenly. There wasn’t a giant factory that closed or a natural disaster that devastated the small, farming town on the plains in the northeastern corridor of Colorado.
Instead, Fort Morgan’s story is a familiar one playing out across rural America: children moving away to find better jobs in the cities and big-box stores and online shopping leading to empty storefronts on Main Street. But this isn’t how the story ends for Fort Morgan, about an hour and 15 minutes northeast of Denver.
HGTV is turning its star power on Fort Morgan with the Season 2 premiere of “Home Town Takeover.” The show will feature its biggest name stars, including Ben and Erin Napier of “Home Town” and Dave and Jenny Marrs of “Fixer to Fabulous,” as they take on revitalization projects around town. The six-episode series is to premiere on Sunday.
The popular network has a strong track record of transforming struggling, down-on-their-luck, small towns and cities into popular tourist and real estate destinations. Several of these communities have credited the shows built around them for their turnarounds. Can HGTV and its talent re-create the magic in Fort Morgan—and perhaps inspire other struggling towns to invest in their own revitalizations?
“At the end of the day, millions of people are going to see this show,” Jenny Marrs tells Realtor.com®. “They’re going to be inspired either to go and visit Fort Morgan, which would be amazing and help the town as far as tourism, but also just be inspired to maybe do the same thing in their own town.”
___
Watch: Exclusive: Is HGTV’s ‘Renovation 911’ the Most Dramatic Home Improvement Show Yet?
___
Over the four months of filming for the show, the teams completed 18 projects. They included fixing up homes of local heroes, businesses such as the town’s bowling alley, and community spaces such as the downtown business district and a local park.
“Our town could use a jump-start,” says local artist Ann Iungerich. “The last 10 to 15 years, it’s gone through a slump. We could use a boost to get us back on track.”
Helping out on the projects were guest stars Jonathan Knight, star of HGTV’s “Farmhouse Fixer” and former vocalist for New Kids on the Block; rapper Lil Jon, who also has a show, “Lil Jon Wants To Do What?”; and Ty Pennington of “Rock the Block,” among others.
“These towns each have a special story,” says Jenny Marrs. She was most impressed by the people she met in Fort Morgan and how they rallied together to improve their community. “People stop, they say hello, they wave at you when you drive by, they know your name at the grocery stores. These sort of simple things can be really powerful.
“Families have lived in these small towns for generations. This is their family legacy and history,” she continues. “They shouldn’t have to move if we can help make the town viable again.”
The HGTV effect on real estate markets
The Texas city of Waco is perhaps the best example of the power of HGTV and its charismatic stars.
“Fixer Upper” premiered in 2013 and launched Chip and Joanna Gaines into the stratosphere. The couple built an empire off of that show, with a furniture line at Target, eight bestselling books between them, and even their own network, called Magnolia. But their greatest accomplishment might have been transforming the public image of Waco.
Before the popularity brought by the Gaineses, the city had been best known for a deadly standoff in 1993 between federal agents and a religious cult run by David Koresh. Now, tourists flock to the city to shop at the Gaineses’ stores and eat at their restaurant, Magnolia Table.
Average home prices in McLennan County, which includes Waco, surged almost 52.1% from 2015 to 2019, according to data previously provided by local real estate broker Camille Johnson. (“Fixer Upper” ran from 2013 to 2018 on HGTV. It was rebooted as “Fixer Upper: Welcome Home” on the Magnolia network in 2021.)
Before “Home Town” began filming in Laurel, MS, Mayor Johnny Magee flew out to Waco. He wanted to see the impact that “Fixer Upper” had on the struggling city.
“What we saw were tourists everywhere, and people were claiming that the same could happen in Laurel. We were doubtful,” says Magee. He didn’t realize how popular the show starring the Napiers would be when it premiered in January 2016.
Today, Laurel is booming. Its hotels and restaurants are full, home sales have risen as more people have moved here, and the town’s tax base has increased.
Home list prices surged in Laurel, shooting up 84.1% from July 2016 through July 2022, according to Realtor.com data. That’s compared with a 71.9% increase nationally and 60.8% in Mississippi over the same period.
“I am a native Laurelite who is amazed about what has happened since Ben and Erin Napier have begun the ‘Home Town’ show in Laurel. When the show began, downtown was like a ghost town,” says Magee. “What we have experienced has blown the minds of everyone who knew Laurel pre-‘Home Town.’”
Bentonville, AR, where “Fixer to Fabulous” is filmed, is a bit of an exception as it’s a city of more than 55,000 residents. It’s also the birthplace and headquarters of Walmart.
However, the Marrses have seen tourism tick up as a result of their show. There are now golf cart tours of the homes that have appeared on “Fixer to Fabulous.”
“It’s a powerful thing,” Dave Marrs says of the HGTV effect on Bentonville.
But there are a few downsides.
Home prices can rise as a result of being in the spotlight, say the Marrses. The number of properties for rent and sale is likely to drop even further as out-of-towners move in. That’s likely to make it harder for locals to find places. And those who grew up in the community might find themselves competing with deep-pocketed investors and retirees.
When home prices increase, property taxes can also rise. That was a substantial problem that homeowners in Waco experienced.
Fort Morgan’s already benefiting from ‘Home Town Takeover’
Since the news broke in July that the new season of “Home Town Takeover” would be filmed in Fort Morgan, commercial properties downtown have been selling quicker, says Brian Urdiales, a Fort Morgan councilman and Compass real estate broker.
“It isn’t typical to see three commercial properties on Main Street go onto the market and then close in a short time,” he says. “It would be great to see all the foot traffic and people on Main Street like when I grew up.”
Tourists have also begun to trickle in, says artist Iungerich, 61, a lifelong resident of the town. She submitted the town’s original application to be on the show when it launched just before the COVID-19 pandemic hit in early 2020. And she created an art installation that will be featured on the show: a 5-foot-tall bowling ball, a 9.5-foot-tall pin, and a crown, all placed in front of the local bowling alley.
The recent trickle of tourists is certainly something new for Fort Morgan, founded after an eponymously named military post opened in the mid-19th century along the South Platte River.
Today, the fort no longer remains and Fort Morgan is primarily a farming and ranching community of about 11,500 residents. There is a large Cargill beef processing plant, a mozzarella cheese processing facility, and a historic sugar factory.
The old railroad depot is boarded up, but folks can still catch an Amtrak train to Denver or into Nebraska. There are some restaurants, and the movie theater has recently been remodeled.
Fort Morgan has “the blue-collar jobs. They have the farming. They just didn’t have the draw to keep people there,” Dave Marrs tells Realtor.com. “So a lot of our focus was ‘Hey, you’re working here, stay here. Spend time here, spend money here so the town can develop even more.’”
Despite the town’s struggles, Fort Morgan’s real estate market has remained appealing to buyers priced out of more expensive parts of the state. During the pandemic, many Denver-area buyers came to Fort Morgan seeking more affordable properties, more space, and a more rural lifestyle. Homes sold briskly in a single weekend, often for over the asking price.
The real estate market has since come back down as higher mortgage interest rates are forcing many would-be buyers to the sidelines. Home list prices are mostly back to pre-pandemic levels, at a median of $330,550 in March, according to Realtor.com data.
Homes in Fort Morgan are still attracting buyers, especially as prices are about half of Denver’s median price tag of $663,000 and roughly $100,000 less than the national median of $424,500 in March.
“Our market’s always been pretty strong,” says Urdiales. He’s still seeing bidding wars, investors making all-cash offers, and first-time buyers jumping into the fray. “People are still buying.”
And the international exposure the town is about to receive is expected to be positive for the real estate market, especially as many viewers are working remotely and can live just about anywhere.
“It brings this aura of glamour to the small-town lifestyle,” says Jeff Engelstad, a real estate professor at the University of Denver. “You get on a million people’s radar, and you’re going to land a few of them.”
Home prices surge in Wetumpka after ‘Home Town Takeover’
Perhaps the best blueprint of what’s in store for Fort Morgan might be what happened in Wetumpka, AL. The small town was featured in the first season of “Home Town Takeover,” which premiered in May 2021.
As HGTV broadcast this small town into living rooms all over the world, the real estate market caught fire. Prices rose and homes flew off the market. Homes for rent or sale were scarce.
Home list prices in Wetumpka grew 42.3% from January 2021 through January 2023, according to Realtor.com data.
While some of that is due to the hot housing market during the pandemic, Wetumpka saw much larger run-ups in prices than the state or rest of the country. Over the same period, prices rose 26% in Alabama and 23.9% nationally.
The market has since slowed along with the rest of the nation, but some homes are still receiving multiple offers, says Wetumpka real estate broker Beverly Wright, of Re/Max Cornerstone Realty.
“It’s pretty crazy,” says Shellie Whitfield, executive director of the Wetumpka Area Chamber of Commerce. “We’re still building housing, and once the shovel’s in the ground, they’re sold.”
When she moved to Wetumpka in summer 2017, about 40% of the stores downtown were boarded up. Now, only two storefronts are empty and busloads of tourists visit the town’s new bookstore, ice cream parlor, pet store, and even a high-end olive oil and vinegar store.
“They sped us up about 15 years. It’s been really great,” says Whitfield. “They just catapulted us just far beyond anything anyone could have imagined.”
Whitfield is confident the show will have a similar effect on Fort Morgan.
“They definitely will see some impact because there is such a strong following for the show,” says Whitfield.
The Marrses want viewers to be inspired to take action to turn their own towns around.
“I hope that people watch this show and say we can do that,” Jenny Marrs says. “It’s a spark that gets the fire started.”
Mortgage rates fluctuated again last week, down 5 basis points to 2.95% after managing to pop back up to 3% the week prior, according to Thursday data from Freddie Mac‘s PMMS. Mortgage rates have been hovering around 3% for over a month now, as macro economic factors left the bond market hesitant over the global recovery.
“Mortgage rates are down below three percent, continuing to offer many homeowners the potential to refinance and increase their monthly cash flow,” said Sam Khater, Freddie Mac’s chief economist. “In fact, homeowners who refinanced their 30-year fixed-rate mortgage in 2020 saved more than $2,800 dollars annually. Substantial opportunity continues to exist today, as nearly $2 trillion in conforming mortgages have the ability to refinance and reduce their interest rate by at least half a percentage point.”
Low rates not only save homeowners looking to refinance, they also help offset the steep increases in home prices. Steep competition — spurred by low mortgage rates, demographic factors and an improving national economy — is pushing home prices up at the strongest pace in a decade, with sales happening at lightning speed and often for well above list price.
Record low rates lit the fire under what was a scorching hot market in 2020 with some economists speculating rising rates may be the best option for cooling it back down. As rates rise, demand wanes and builders can catch up on the few months of inventory left for hungry borrowers.
“Mortgage rates over 3.75% should change the housing market landscape from its currently overheated state for both the new and existing home sales,” said Logan Mohtashami, HousingWire’s lead analyst.
How lenders can stay competitive as the refi boom slows
Whether lenders want to lower costs or improve performance, outsourcing can strengthen a company’s operations regardless of the housing market.
Presented by: Computershare Loan Services
According to Mohtashami, the new home sector can’t compete with the existing home sales market in terms of price, so when mortgage rates increase, it’s more of a disadvantage to the new home sales market. If new home sales don’t grow, housing construction will slow down.
“We’ll see more inventory come to the market later this year as further COVID-19 vaccinations are administered and potential home sellers become more comfortable listing and showing their homes,” said Lawrence Yun, National Association of Realtors‘ chief economist. “The falling number of homeowners in mortgage forbearance will also bring about more inventory.”
While browsing the web the other day, an ad popped up on the screen for a company called EquityKey.
Normally I’m not too moved by banner ads, but this particular ad aligned nicely with the type of stuff I talk about on my blog.
In a nutshell, EquityKey allows homeowners to tap into the equity in their property without taking on a monthly payment.
It’s kind of like a reverse mortgage (for senior citizens), but works quite a bit differently because it’s tied to future home price appreciation.
How EquityKey Works
I dug into the details on their website to see how the program actually works.
As noted, in exchange for a share of your home price appreciation, the company will provide you with an upfront lump sum payment.
This upfront payment is not a loan, meaning no interest is collected and no monthly payments are due, but it does need to be paid back when you sell.
Additionally, you will part with anywhere from 30% to 75% of future appreciation, so it can obviously cost you quite a bit to cash in today.
You can receive up to 17.25% of your property’s current value, so for a home valued at $500,000, the max you could receive would be $86,250.
With a typical home equity line of credit or second mortgage, you’d have to make a monthly payment on the loan balance each month. However, when it came time to sell your home, you’d keep all the equity less the outstanding loan(s).
How Your Property Is Valued
With EquityKey, you avoid the monthly payments but part with appreciation, which is measured using the S&P/Case-Shiller Home Price Index.
When you make an agreement to share your equity, EquityKey will take the designated index for your property location and use that value as the Beginning Index Value for the transaction.
Your home will also be appraised at the time of taking out the equity, and these two figures will determine how much appreciation EquityKey receives when you sell.
The example posted on their website features a San Diego property appraised at $750,000 with a Beginning Index Value of 113 in the year 2000, per S&P/Case-Shiller data.
When the hypothetical property was sold in 2012, the Ending Index Value was 160, representing a 42% increase.
EquityKey would receive whatever percentage of appreciation you allocated when you made the original agreement with them.
This is regardless of what you actually sell your house for. So you are basically incentivized to take care of your property so it fetches a good sales price, and doesn’t underperform the index.
Additionally, you are entitled to the equity beyond the index value of your home. In other words, if that hypothetical home in San Diego sold for $850,000 because of a hot real estate market and pristine upkeep and/or improvements, that $100,000 belongs to you.
However, if that same home were to sell for just $700,000, you’d still be on the hook for the $750,000 valuation. Clearly this could make selling a bit more difficult.
There’s also a pretty important caveat. If you sell, transfer, or change ownership in the first six years after your agreement with EquityKey, the so-called “Minimum Settlement Amount” will apply.
It’s a little unclear what this amount is, but I believe it’s the amount they originally paid you, plus a fee to cover origination and investment return if appreciation isn’t large enough to cover those costs.
My Thoughts
At the end of the day, this sounds like a fairly expensive way to tap into your equity. Sure, you don’t have to make payments each month, but you also part with a good deal of your home price gains, which is one of the major benefits of owning a home.
In the illustration above, you’d get $68,999, but you’d have to pay that back and part with $144,073 in home price appreciation, which is 50% of the projected gain over 10 years.
So it might make better sense to just go with a HELOC or a standard cash-out refinance if you can handle the increase in monthly payments. The interest expense would likely be much lower than the appreciation given up.
This product could make sense for someone unable to pull equity via the traditional methods, or perhaps for someone lacking income to make monthly payments, assuming they really needed the money.
And I suppose a homeowner could “win” if their home value went down because EquityKey won’t take a cut if that’s the case, nor require repayment if the home value drops by more than the payout you originally received.
But the chances of that are probably slim, and you’d have to question why you would stay in a home if the value were destined to drop big time.
EquityKey Program Details
[checklist]
You can receive up to 17.25% of property’s current appraised value
You part with 30-75% of future appreciation
Primary residences and second homes are eligible
Max LTV/CLTV at time of application is 80%
No underwriting or origination costs, but third-party costs still applicable
Takes roughly 4-6 weeks to fund
You can refinance, but typically not above 60% LTV
Might pay a fee if you sell in less than six years