Kristen Chapman, 52, doesn’t know anyone in Virginia. She doesn’t have a job lined up or a home there. But this summer, the Tennessee mother of three will uproot her family from Nashville and move 600 miles away to Richmond, VA, so that her transgender daughter can continue receiving the gender-affirming care that Chapman believes has saved her child’s life.
In March, Tennessee banned gender-affirming care for transgender minors.
“My youngest child cannot get care here legally. I no longer feel welcome here. I no longer feel safe here,” says Chapman, a social worker and artist, who identifies as queer. “I literally feel targeted, like someone painted a big X on our door and we have to get out.”
Chapman is part of a growing number of lesbian, gay, bisexual, transgender, and queer people and their families fleeing neighborhoods, cities, and states where they are worried about their safety. Some have faced harassment as anti-LGBTQ+ rhetoric has spread throughout the country. Others are desperate parents of children whose gender-affirming health care has been outlawed by their state governments. Most are relocating to blue and purple cities and states, where housing costs are often much higher but they feel welcomed.
Since June 5 of this year, more than 525 anti-LGBTQ+ bills have been introduced in 41 states, creating a new record, according to the Human Rights Campaign. More than 220 of those bills targeted transgender individuals with at least 20 states now banning gender-affirming care. More than 76 bills have become law, more than double last year, according to the HRC.
While there are no official estimates of how many LGBTQ+ people and families are relocating, it’s a growing number, says Anita R. Blue, a Realtor® in Houston and president-elect of the LGBTQ+ Real Estate Alliance. It’s an issue that’s increasingly spilling over into the housing market.
“Housing’s going to suffer,” says Blue. “People don’t want to live or buy a home in a state where they don’t feel safe.”
In 2020, several months into the COVID-19 pandemic, Chapman received a three-word email from her daughter. It said, “I am trans.”
What followed was about a year of doctor’s visits, tests, and mental health evaluations before her child, now 15, began receiving puberty blockers.
Chapman explains that her child was suicidal before receiving treatment. Now, if her daughter misses a treatment, she will go through puberty—as a boy.
“If I don’t get her to a state in August where she can receive a shot, then she literally could resume puberty immediately. Her voice could drop, and there’s no fixing that,” says Chapman. “The more she passes as a [cisgender woman], the safer she is. That was our big motivation to move quickly.”
She chose Richmond because she hopes that her husband, whom she is separated from, will be able to transfer his job to one of his company’s offices there to be close to their 15-year-old and 17-year-old autistic daughter. Their oldest is away at college. Chapman started a GoFundMe campaign to help pay for moving costs.
“I’m really angry. But the overwhelming feeling is I’m just heartbroken,” Chapman says through tears. “I’m exhausted, and I’m scared for my family. At this point, my children deserve to feel some peace and stability.”
Dallas-area real estate broker Bob McCranie has helped 27 clients worried about anti-LGBTQ+ harassment and legislation move out of Texas. Most are going to blue states, such as Illinois, Connecticut, Massachusetts, and Colorado, or even abroad.
Last year, he started FleeTexas.com, which was followed by FleeRedStates.com. The sites help connect homebuyers and sellers to LGBTQ+ real estate agents.
“There’s a migration going on right now,” says McCranie. “We’re trying to get people out of harm’s way and to a place that’s a little bit safer.”
But moving, especially cross-country, takes money.
Those leaving red states might find that home and rental prices, as well as everything else, are much higher in blue states. Transplants are often leaving behind their support networks and essentially starting over.
Callen Jones, a Realtor® with the Dalton Wade Real Estate Group and who is based in Tampa, FL, has seen many people leave Florida due to the state’s anti-LGBTQ+ laws. This spring Jones, who identifies as transgender, helped four people sell their homes. Jones’ clients, who were self-employed or worked remotely, relocated to the Midwest and Northeast.
Last year, Florida made headlines for banning classroom instruction on sexual orientation and gender identity in public schools for kindergarten through third grade. The law, which has since been expanded to higher grades, resulted in a teacher being investigated for showing her fifth-grade class the Disney movie “Strange World,” which has a gay character.
In May, Florida Gov. and Republican presidential candidate Ron DeSantis signed into law legislation to restrict gender-affirming health care for transgender minors. The law also allows children who undergo treatment to be placed in the state’s temporary custody.
“A lot of our folks who are openly LGBTQ and their parents are fearful,” says Jones. “Home is so vastly important to everyone, the ability to have a home and feel safe and feel settled. If you don’t feel safe, secure, and affirmed, you’re not going to be your best self.”
Nicole, who did not want to be fully identified, moved from the Fort Worth, TX, area to Denver with her husband and 14-year-old twin boys in mid-November.
One of their twins came out as bisexual in 2019 and then as transgender a year later. He began gender-affirming health care six months later.
In February of last year, Texas Gov. Greg Abbott directed the state’s Department of Family and Protective Services to investigate parents of transgender children receiving gender-affirming care. The order was successfully challenged in the courts but is now being appealed. On Sept. 1, it will become illegal for doctors in the state to provide gender-affirming care to those under 18.
“It was urgent that we needed to leave,” says Nicole. “The thought of both of [our kids] being taken from us because we support gender-affirming care was terrifying.”
She was advised to create a “safe” folder for affidavits from people who knew the family and could testify they were good parents. Their children were advised not to answer questions from adults they didn’t know unless Nicole and her husband were present.
“I couldn’t in good conscience stay any longer,” says Nicole.
The family chose Denver, despite not having family or friends there. They had searched online for LGBTQ+-friendly places, and Colorado kept coming up.
Their three-bedroom, two-bathroom house, which they purchased in 2019, took five months to sell. They barely broke even. In November, they moved into a rental house in Denver, which was considerably more expensive.
Nicole, who is a mortgage lender, was able to continue working remotely. Her husband is retired from the Air Force. Most importantly, their son is able to continue with his treatment.
“We didn’t realize how we were living down in Texas until we got up here. This massive weight was lifted, and the fear was gone,” she says. “We feel like we can take a deep breath.”
Selling a home is one of the most stressful experiences in modern life, second only to a relationship break-up. More than three quarters of Americans who have sold a home in the past three years say it was a stressful experience, and it could easily become more stressful as the market slows and turns in favor of buyers.
According to a new Zillow survey, 36 percent of home sellers say the process left them in tears, with millennials and parents far more likely to cry at some point during the sale. Of those who cried, 20 percent shed tears five times or more.
It’s no wonder. In a world of hyper-connection and on-demand everything, selling a home traditionally is one of the few things that has not gotten easier over time.
“If you’ve ever sold a home before, you know how daunting the process can be,” said Zillow Brand President Jeremy Wacksman. “Anticipating that stress can be a huge obstacle that keeps homeowners from moving on to the next stage of their lives. Our survey found more Americans were stressed over selling their home than planning a wedding, getting fired or becoming a parent.”
Selling a home can be challenging for many reasons. Among those surveyed, 70 percent were stressed by uncertainty over the sale price, 69 percent were stressed their home wouldn’t sell in their desired timeframe, 65 percent were stressed an offer would fall through and 65 percent were stressed about fixing up their home for sale.
According to Zillow’s latest research, 61 percent of sellers are buying a new home at the same time, which adds significant pressure and financial complexity to the process. Zillow’s survey shows that nearly 7 out of 10 people mistimed the process, with more than one-third saying the sale of their home took longer than expected.
Sellers can take steps to help speed up, streamline and de-stress the process:
Prepare your home for sale early and be strategic about when to list. Nationwide, the best time to sell a home is May 1 to May 15. Homes sold in the first half of May sell six days faster and for $1,600 more than the average listing. The Zillow Owner Dashboard is the fastest way to learn which month is the best to list a house in your area.
Pay attention to online curb appeal. The vast majority of buyers begin their home search online so talk to your agent about using high-resolution photography to highlight your home’s unique features on all devices.
Be ready to make concessions. Zillow research finds 83 percent of sellers make trade-offs with buyers, the most common being the inclusion of appliances in the sale.
Homeowners looking for convenience, certainty and control now have an alternative to the traditional sale process. With Zillow Offers, home sellers can request a free, no-obligation cash offer from Zillow to buy their home, and they can pick a close date that works best for them – without having to worry about open houses or fixing up the home for sale.
Since Zillow Offers launched just over a year ago, more than 100,000 sellers have requested an offer from Zillow to buy their home, and Zillow now receives a request for a Zillow Offer every two minutes. To meet this strong demand, Zillow is accelerating Zillow Offers’ expansion, with plans to operate in 20 markets by the end of Q1 2020. Zillow Offers is currently available in Phoenix, Las Vegas, Atlanta, Denver, Charlotte, Raleigh, Houston, Riverside, Dallas, Minneapolis and Orlando.
Mike Wheatley is the senior editor at Realty Biz News. Got a real estate related news article you wish to share, contact Mike at [email protected]
Do you want to tour a Houston apartment without leaving your couch? Got your eyes on an apartment in Baltimore, but don’t want to deal with the traffic?
A virtual apartment tour is the perfect way to check out a property before you commit to anything. They’re great for potential tenants who live outside the area or would rather tour from the comfort of home.
The up-and-coming virtual tour is a convenient and safe time-saver for renters, leasing agents, and property managers across the country. Here’s how to get the most out of your private walkthrough.
What is a virtual apartment tour?
During a virtual apartment tour, you’ll use your smartphone, computer, or tablet to tour an apartment unit. A leasing agent, property manager, or landlord usually serves as your tour guide during a live tour.
“Virtual tours create immersive experiences that effectively communicate the apartment’s potential to renters and help them make informed decisions,” says Gabriel Esteban of Plus Render.
Virtual tours allow renters to “walk through” the space and look at the unit and overall apartment complex. Some tours allow you to speak with someone on the property and ask questions along the way.
There are three main types of virtual apartment tours:
Live video call tour: A live tour is the most hands-on option. An on-site representative will walk around the unit to show you the space and answer your questions in real time.
Recorded video tour: A recorded tour shows the apartment from the first-person point of view, but it isn’t in real time. The person recording the video has complete control over the pace of the tour and what is (and isn’t) shown.
3D virtual apartment tour: A 360° camera and specialized software create a premade 3D rendering of the apartment. Renters “navigate” through the unit by clicking around in different parts of the unit, similar to the 3D home tour many people use when they consider buying a house on Redfin.
Any virtual tour can provide a handy way to view an apartment without being there in person. However, many people find live tours the most helpful since they can ask live questions and make requests on the spot. Here’s how to prepare ahead of time:
6 things to look for during a live virtual apartment tour
A live tour gives you the power to ask questions on the spot. Researching the apartment and complex beforehand gives you a leg up during the tour.
1. Floor plan and layout
The floor plan could determine how well the space functions for your needs and how comfortable you’ll feel living inside. Do a little homework ahead of time to understand how the space is laid out before you see it virtually. If you have to focus too much on the layout during the tour, you could miss other details like worn fixtures or poor lighting. If you have any questions or concerns, write them down and look (or ask) for answers during the tour.
“Embrace an immersive perspective,” says Alex Narvaez of Superior Property Management. “Tenants should ask about the morning sun’s trajectory, whether the kitchen is spacious enough for their gourmet cooking sessions, or if the balcony can accommodate their favorite hammock. It’s vital to understand amenities, parking policies, and rent payment logistics. Unleash your lifestyle onto the apartment to ensure it suits you, not just on paper, but in practice. Truly “living” the space through a virtual lens is paramount.”
Jaime Sanford from Prime Property Group adds, “When embarking on virtual apartment tours, it’s crucial to gather vital information to make an informed decision. Start by finding out about the apartment’s layout, dimensions, and storage options to assess if it suits your needs and belongings.”
2. Spaciousness of rooms and total size of the unit
Knowing the layout, you can ask your virtual tour guide questions that help determine the furniture placement if the unit isn’t a furnished apartment. Use the tour to decide whether certain areas might feel cramped. This could help you determine if you want to pursue this unit or look into a bigger one or a different complex altogether.
“Be sure to ask for a floor plan or blueprint or at least room dimensions after you conduct your virtual tour,” says Nate Morris of Laker Real Estate. Also, ask the person giving the tour for the ceiling height, which is normally not included in standard blueprints. When you’re doing a virtual showing, the camera can tend to make spaces feel bigger than they really are. You’ll want to make sure you understand the actual square footage of the space and the measurements of things such as wall space in relation to things such as windows and doors. This allows you to better plan for furniture layouts and interior decorations.”
3. Storage options
It always helps to know how much space you’ll have for storage, especially if you have a lot of stuff. Ask your tour guide to open cabinets and closets to see whether they’re big enough for your clothes and other belongings. If you like the unit but storage is lacking, you might consider buying storage furniture ahead of time to bump up your storage space. For example, opting for a storage ottoman instead of a traditional ottoman adds precious cubic feet of storage space to your home.
4. Natural lighting and views
A camera doesn’t always display light accurately, so schedule your virtual tour during a time of day with ample natural light. Ask your virtual tour guide to stand in the middle of each room and pause in each direction to see how light fills the space. Spend more time in the main living areas and rooms with outdoor views. Ask the guide to place the camera next to the window to preview your view from each room.
5. Functionality and signs of wear and tear
If you were there in person, you’d probably open cabinets, look closely at finishes, explore appliances for wear and tear, and get a general feel for the apartment’s cleanliness.
Ask your tour guide to slow down while they show the kitchen or kitchenette to get an up-close look at cabinets, countertops, light fixtures, and appliances. Do the same for the flooring, ceiling, and walls.
Ask your tour guide to test water pressure in the kitchen and bathroom, then turn appliances on and off to verify that they function. Look closely at windows, doors, and locks to ensure they’re in good working order. Keep a watchful eye out for any signs of moisture or water damage, which can lead to harmful mold in the apartment.
6. Outside condition and curb appeal
Take your time in the entry area and lobby, noting the number of people coming and going. Note the condition of each area. Look at the staircases and elevators and see what kind of shape they’re in. How well property management maintains the interior and exterior can tell you a lot about how the complex is maintained overall.
10 questions to ask during your virtual apartment tour
1. Which changes can I make to the apartment?
Adding personal touches to a new apartment truly turns it into your space, but not all changes will be allowed. Find out which types of changes they’ll allow, and whether you’ll need to reverse your changes when you move out. For example, if you can’t paint or put up shelves, you’ll need a backup plan for decor.
2. Which amenities does my lease include?
Utilities may or may not be included in your lease. If tenants are responsible, find out about typical monthly utility costs to help determine how much you’ll need to budget. If the landlord does pay for the utilities, are cable or internet included? Apartment amenities might also include fitness centers, pools, on-location laundry, and community rooms.
3. Where will I park?
Find out how on-site parking is handled, whether in an open lot, a covered parking spot, or a garage. Ask about any costs involved and how spaces are situated, including potential inconveniences like tandem parking. A unit with assigned spots is highly regarded since it means you’ll never have a problem finding a place to park.
4. What’s the guest policy?
Knowing the building’s guest policy can save you a lot of trouble, especially if you plan to host parties or have groups of people over for dinner. Ask about any limits to the number of guests, including how long they can stay. That way, you’ll stay in your property manager’s good graces.
5. What’s the pet policy?
If you want to bring a pet into your apartment, find out if the building allows them. Ask about any size and breed restrictions. Some facilities charge tenants a pet deposit and an additional monthly fee and may even require your pet’s vaccination records. A landlord has the power to turn down specific breeds if their insurance policy prohibits them.
6. Are there any plans to update the building?
Construction is messy, noisy, and generally inconvenient. If there are plans to renovate, you’ll want to know how long the project will take ahead of time. Completed renovations will reward you with an up-to-date living environment or new amenities if you can live with the inconvenience during construction.
7. How do I pay my rent?
You want to be able to pay your rent quickly and easily. Ask if the property manager accepts bank transfers or provides an online payment portal. Some landlords and property managers still require a physical check.
If you plan to start your lease in the middle of a pay period, ask if they prorate the rent. If so, you’ll only pay for the portion of the month you’re living in the unit.
8. How are emergency repairs handled?
Ask your tour guide if there’s an emergency repair number to call and how quickly you can expect a response. Ask for information about how to submit apartment maintenance requests for non-emergency repairs.
9. Which security features does the complex have?
Feeling safe and secure is an important part of any rental home. Ask whether there’s a door or gate buzzer for access and if a security guard monitors the area. Is there a fire escape on your floor? What’s the nearest exit in case of an emergency?
10. Which shops and services are nearby?
Learn what’s in the neighborhood. Ask your guide about any notable shops, services, and restaurants within short walking or driving distance. It never hurts to come prepared with some research of your own too. Get a head start by skimming any online resources geared toward that area, like this Atlanta city guide, for example.
4 tips for 3D apartment tours
1. Know how a 3D tour works
A 3D virtual tour offers 24/7 access to images of the apartment unit, with interactive views from every angle inside the apartment. A 3D tour allows potential tenants to change views while viewing each room. They can then decide whether or not to schedule an in-person walkthrough.
2. Understand how to navigate inside a 3D tour
A 3D virtual tour will feature one or more of these views:
Inside view: This view lets you virtually walk through any room in the unit and zoom in wherever you want. It helps you get an idea of what you’ll see walking through the actual apartment.
Dollhouse view: This is an outside perspective like you’re looking at a doll house. You’ll see the whole room and rotate around to view it from different angles.
Floor plan view: This shows you the room layout, just like an architectural drawing or blueprint. It’s usually a bird’s eye view looking down.
Measurement view: This displays measurements for wall lengths and ceiling heights for each room and the unit overall. It provides the specific size and layout for the kitchen, bathroom, living area, bedroom, and all other rooms in the unit.
3. Verify that all the appliances work
Another key component to verify during a virtual tour is whether all the appliances are in working order. This can be difficult to verify virtually if you don’t specifically ask. “Ask for a video of all the working appliances in the property to ensure that everything is fully functional,” says Lena Stevens of Dwellsy. “This should include faucets, lights, fans, garbage disposals, and more. The same applies to water pressure – ask for a video showing the shower running so you know that you’re going to get the shower you want.”
4. Know when a 3D tour is most useful
A 3D virtual tour is best served before you schedule a live virtual tour or in-person walkthrough. After you explore the apartment on your own time, you can decide if you want to take the time to get a more in-depth look.
Why should you tour an apartment virtually?
A virtual apartment tour can help you pre-qualify an apartment before visiting in person. They’re a convenient, time-saving way to eliminate the properties you don’t like before you invest more time into your search. If a virtual tour checks all your boxes, you can check it out in person, address any concerns, and fill out an application.
Virtual tour tips if you’re renting out an apartment
Virtual tours are great for renters, but they can be a great tool for landlords. Here are a couple of things to consider if you’re a landlord planning on offering virtual tours.
Virtual tours can benefit landlords as well as tenants
“While most tenants would still prefer to see the rental unit in person before signing a lease, incorporating a virtual apartment tour offers some benefits to both landlords and tenants,” says Meng Chen, founder of PortfolioBay. “For landlords, sharing a pre-recorded tour video with multiple prospects can reduce the number of physical showings required.”
Keep security in mind
“Virtual apartment tours provide a convenient and flexible method for potential tenants to explore properties at their own pace, it also opens the door for on-demand touring while potential tenants drive past your property,” says Roel van de Ven of Keyrenter Property Management Miami West. “To safeguard against scams, it is crucial to prioritize safety. Always request identification before sharing the lockbox code, and regularly change the code to prevent unauthorized access. Moreover, in today’s digitally driven society, renters often prefer receiving information about rent payments, parking policies, and amenities digitally, allowing them to review the details at their convenience.”
What’s a cover song that’s better than the original? I think the obvious answer here is Whitney Houston’s “I Will Always Love You” annihilating Dolly Parton’s version. After someone polled an online forum for more, these were the best answers.
1. All Along the Watchtower
Do you prefer the Bob Dylan or Jimi Hendrix version of “All Along the Watchtower?” According to this thread, Hendrix steals the show. Even Dylan acknowledged Hendrix made the song his own.
2. Respect
Did you know that Aretha Franklin’s 1967 hit “Respect” is a cover of Otis Redding’s 1965 song? When you think about how much the song’s context changed, it’s iconic. It turned from a man wanting respect from a woman to Aretha demanding it from a man.
3. Hurt
Johnny Cash’s cover of “Hurt” edged out the original rendition by Nine Inch Nails. One suggests that the power behind the song is what leaps out. Cash had recently lost his wife of 35 years when he recorded it and died a few months after releasing it.
4. Man of Constant Sorrow
“Man of Constant Sorrow” by the Soggy Bottom Boys from the hit film O Brother, Where Art Thou wins the better version against Dick Burnett’s original. Did you realize it was a cover song?
5. Bang Bang (My Baby Shot Me Down)
“Bang Bang (My Baby Shot Me Down)” was originally recorded by Cher before Nancy Sinatra claimed the song as her own. Both versions were released in 1966. However, according to the music buffs in the thread, Sinatra outshines Cher on this one.
6. Tainted Love
“Tainted Love” by Soft Cell has been nominated as a better version than Gloria Jone’s original. However, many disagreed and defended Gloria Jones as the better pick. Finally, several commenters suggest that Marilyn Manson’s performance is superior. What do you think?
7. Torn
Did you realize that Natalie Imbruglia’s version of “Torn” was initially done by the rock group Ednaswap? Many users in the forum admit they had no idea they’d been listening to a cover song for twenty-five years.
8. Smooth Criminal
Like most of his songs, Michael Jackson’s “Smooth Criminal” is epic. However, the consensus in this thread is that Alien Ant Farm’s version killed it. One notes that Michael Jackson admitted to loving Alien Ant Farm’s cover of the song. Also, the video was, and still is, fabulous!
9. Holding Out for a Hero
“Holding Out for a Hero” by Jennifer Saunders was voted the better cover. However, the comments were flooded with angry Bonnie Tyler fans who suggested, “No. That’s just your childhood nostalgia talking. Saunder’s version is from Shrek 2.
10. Somewhere Over The Rainbow
While Judy Garland sang a memorable version of the song “Somewhere Over The Rainbow,” the thread says Israel Kamakawiwoole’s is far superior, and there is no contest.
11. I Love Rock and Roll
“I Love Rock and Roll” was originally recorded by The Arrows. Nevertheless, these music fans state that Joan Jett’s cover defined the song. Oh, come on? Not a single vote for the Britney Spears rendition?
12. Hallelujah
“Hallelujah” by Jeff Buckley is preferred over the original by Leonard Cohen. Although one suggests, “KD Langs version is also great. Her voice in that song is spot on.”
13. Killing Me Softly
“Killing Me Softly” from Fugees features the sultry voice of Miss. Lauryn Hill. So there’s not much to compete with that. After someone said they appreciated Roberta Flack’s version, another shared the original is honestly from Lori Lieberman.
14. Unchained Melody
Opera singer Todd Duncan sang the original, not Elvis. However, the Righteous Brothers annihilated them both with their rendition of “Unchained Melody.”
15. Nothing Compares to You
Finally, someone suggested that Sinead O’Connor’s “Nothing Compares to You” is excellent. However, they “even felt like crying” when listening to Chris Cornell’s version.
Source: Reddit.
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
Purchase loans continue to claim a larger share of the origination pipeline as refinance opportunities dwindle, according to Black Knight’s originations market monitor report.
In June, purchase locks made up 88.4% of the month’s market mix, a record high. Purchase lock counts were down 31% year over year and 29% compared to pre-pandemic levels in 2019. In other words, nearly nine out of every 10 mortgages originated is a purchase loan.
Rate lock activity fell 1% month over month in May, with conforming loans gaining share mainly at the expense of non-conforming loan products. The benchmark 30-year mortgage finished the month 6 basis points (bps) higher at 6.78%.
Purchase lock volumes are down 11% from the end of March and 31% below the volume of the same month in 2022 and cashout refinances fell 16% over the past three months and are 63% below the same month last year. Meanwhile, rate/term refinances decreased 32% over the three-month period and 44% from the same month in 2022. Refi share of lock volume dipped to 11.6%, a new low for this cycle.
“Purchase loans continue to claim a larger share of a shrinking origination pipeline, as refinance opportunities remain scarce. Indeed, we saw the purchase lending share of June’s locks hit another all-time high. But keep in mind: it is a dominant share of a very constrained market,”Andy Walden, vice president of enterprise research at Black Knight, said in a statement.
The average purchase price rose for the seventh consecutive month, to $457,000 with an average loan amount remaining flat at $360,000. Demand for ARM loans dipped slightly to 7.38% of total locks. Jumbo rates increased disproportionately to conforming, resulting in nonconforming locks (including jumbo and expanded guidelines) claiming a smaller share of the pipeline.
Of course, some markets were more purchase-heavy than others. The lowest percentage of refi locks were in the Houston and Minneapolis metros, at just 6%,. By contrast, 20% of locks in the Los Angeles metro were refis in April. Atlanta (15%), Miami (15%), Riverside-San Bernardino (14%), San Francisco-Oakland (14%) also had a higher rate of refis than the national average.
“As May gave way to June, we saw banks lose some of their appetite for jumbo loans. While the OMBBI 30-year conforming index rose 6 basis points over the month, the jumbo rate index was up by three times that level,” said Walden.
Credit scores for conforming, FHA and VA borrowers improved slightly in the month, suggesting a tightening of credit standards in an uncertain economy.
At the same time, the level of economic uncertainty in the market resulted in historically wide spreads between 10-year Treasury yields and 30-year mortgage rates, and that uncertainty appears to be trickling down to tightening credit standards across the board.
Black Knight researchers found that the purchase pull-through rate was 77.7% in April, up 94 basis points from March. The refinance pull-through rate, however, fell to 61.9%, a 402 bps drop from March.
Today we’ll review Texas-based retail mortgage lender “Envoy Mortgage,” which is a Fannie Mae, Freddie Mac, and Ginnie Mae approved seller/servicer that is licensed in 48 states.
Envoy Mortgage Quick Facts
Founded in 1997 as First Houston Mortgage, became Envoy in 2008
Independently owned national retail mortgage lender
Headquarters in Houston, Texas
Licensed do to business in 48 states and D.C. (not in Alaska or Hawaii)
150+ branch locations located throughout the U.S
They’ve been around since the late 1990s, but changed their name in 2008, from First Houston Mortgage to Envoy Mortgage. This may have been a reflection of their ambition to grow nationally.
At that time, they had annual loan volume of roughly $700 million and a staff of 350 employees.
It’s unclear how large they are today, but the company mentioned doing more than $4 billion in home loan volume annually back in 2018.
They used to operate a national correspondent lending division out of Monroe, Louisiana until it was sold to New Penn Financial, but now focus solely on retail lending.
Envoy Mortgage’s tagline is it wants you to “love your mortgage experience.”
How to Apply for a Home Loan with Envoy Mortgage
Customers work with licensed loan originators nationwide
You can start an application online and get paired up with a loan officer
Or select a loan officer by name or location if you prefer to pick someone specific
You can also visit a branch location if one is located near you
Like several other lenders who have yet to go fully digital, at least for the initial application portion, you start by connecting with a loan originator.
On their website, you select that you are or are NOT already working with a loan originator.
If you are, you click on “find my loan originator” and then enter a name to find that individual.
If you aren’t already working with someone, you click “apply now” and fill out a loan application online. Once completed, you will be matched up with a loan originator in your area who will then contact you.
Alternatively, you can use the branch locator on their website to find an office nearest you, then connect with that individual if you prefer someone close by.
They say it takes about 20 minutes to complete the application, which is quite a bit longer than other digital mortgage lenders like Rocket Mortgage and Better Mortgage.
Anyway, once connected with a loan officer, they will help you through the process from start to finish.
EnGen – The Streamlined Digital Mortgage Application
In February 2020, Envoy Mortgage launched its version of a digital mortgage application known as “EnGen,” which is short for “ENvoy GENeration.”
Now Envoy customers can easily connect bank statements, W-2s, and tax returns to their loan application instead of having to scan or upload documents.
Additionally, they can track their loan progress from their phone, tablet or computer and receive automated text and email alerts.
At the same time, EnGen gives Envoy loan originators new tools to simplify their workflow, which should allow them to provide even better customer service.
What Types of Home Loans Does Envoy Mortgage Offer?
Home purchase, refinance, renovation, and construction loans
Conventional, government, and non-agency loans
Appear to specialize in VA loans
Offer both fixed-rate and adjustable-rate mortgages
Now let’s talk about their product offerings, which are pretty broad. You can get a home purchase loan, refinance loan (rate and term or cash-out), and even a home renovation loan or construction loan with Envoy Mortgage.
Additionally, the offer non-agency loans, those which do not fit the guidelines of Fannie Mae, Freddie Mac, or Ginnie Mae. It’s unclear if this is jumbo loans or something more unique.
When it comes to government loans, they offer all three, including FHA loans, USDA loans, and VA loans.
Speaking of, the company offers a VA Boot Camp (complete with certifications) to train its loan officers and outside real estate agents on the ins and outs of VA loans.
So if you’re a veteran home buyer or existing homeowner, they should be well-versed on the subject of VA loans.
In terms of individual loan programs, they offer both fixed-rate mortgages and adjustable-rate mortgages, including the typical ones like 30-year fixed, 15-year fixed, 5/1 ARM, and so on.
Envoy Mortgage Rates and Lender Fees
One slight negative to the company is the lack of advertised mortgage rates.
Some lenders, such as New American Funding and Third Federal, will list them right on their website, while others prefer to stay mum.
This doesn’t mean their rates aren’t competitive, but if they had outstanding rates, they’d maybe feature them on their website.
Additionally, they don’t mention anything about their lender fees, so we don’t know if they charge a loan origination fee or other fees.
These are all very important considerations when shopping your home loan. Without having these answers, it’s difficult to assess Envoy Mortgage.
Envoy Gift of Home Program
In an effort to assist those who may have struggled during these financially challenging times, Envoy Mortgage has launched the “Gift of Home” program.
From January through June 2021, the company will surprise 50 of its customers from across the country with one month’s mortgage payment, up to $3,000 in value per household.
They say some of the recipients are among the hardest hit in their communities, which includes military veterans, first responders, nurses, teachers, and small business owners, along with their employees.
The first gift recipient of the program is getting all of their mortgage payments paid for the year 2021, from January through December. It’s their way of giving back to the community.
Envoy Mortgage Reviews
They have customer reviews on their own website, which totaled over 25,000 as of the time of this writing.
The average customer review was 4.9 out of 5, and 97.4% of customers would recommend Envoy Mortgage to friends and family.
As for outside reviews, they’ve got 4.94 stars out of 5 on Zillow with nearly 1,700 customer reviews. That’s pretty impressive, and may be a testament to their excellent customer service.
On LendingTree, they’ve got a 4.6-star rating out of 5 from roughly 500 customer reviews, along with a 96% recommended rating.
They are also a Better Business Bureau accredited company and have been since 2003, with an ‘A+’ rating at the moment.
The Pros and Cons of Envoy Mortgage
The Good
Offer all types of home loans
Branch locations in many states and cities nationwide
Rolling out a digital mortgage solution called EnGen
Very good reviews from past customers
A+ rating with Better Business Bureau (Accredited since 2003)
Texas is such a big state, and with so many cities to consider, how do you narrow down where you want to live? It may come down to jobs, cost of living, community or something entirely different. No matter what, though, make sure Houston is toward the top of the possibilities.
Why you may ask, is Houston really a stand-out Texas city? From its food to its being the home of NASA to its assortment of neighborhoods to its nightlife. Tallying up the reasons to move to Houston will leave you with a long list of positives.
What will seal the deal for you?
1. You can afford to live here
Fitting into your budget is most likely the number one requirement of any city you decide to call home. You don’t need it cheap, but you have to afford it, right? Houston works.
Coming in below the national average for its overall cost of living, Houston also has affordable rent. With prices rising just slightly over last year, an average one-bedroom apartment carries a monthly rent of $1,287. For a two-bedroom, it’s $1,614 per month.
Other categories that make up the overall cost of living that are cheaper than average in Houston include food, transportation and healthcare.
2. Downtown has a lot going for it
A pretty expansive area, Downton Houston is home to Minute Maid Stadium, the city’s central business district and three major parks. It’s a draw for young professionals who lead an active life. You have the option to get outside at Market Square Park, Sam Houston Park and Graffiti Park, while also being close to plenty of bars, restaurants and coffee shops. Living here can also make your commute that much easier, especially if you can get around using the METRO.
3. Take it down a notch in quality suburbs
If you’d rather live city-adjacent, Houston offers so many idyllic suburbs that keep Houston proper within reach. These stretch out beyond those neighborhoods considered part of the city, which also provide some great places to live.
Since Houston is the fourth largest city by population and the ninth by actual land area, it’s no surprise that some of the best spots to live in aren’t technically in Houston. Two of the best suburbs are The Woodlands (about 30 miles from downtown) and Sugar Land (about 21 miles from downtown), two more reasons to move to Houston.
4. Plenty of jobs
Houston is a big place, which means a lot of space for major corporations to call the area home. There are actually dozens of Fortune 500 companies in Houston, including Sysco, Phillips 66, Hewlett Packard Enterprise and Academy Sports & Outdoors.
Job opportunities are one of the primary reasons to move to Houston for many. Major employers in the area include Walmart and Texas Medical Center. The city’s key industries are energy, healthcare and aerospace, which can bring in a hefty salary and provide job security and stability.
It pays to seek employment in Houston, and the median household income is $53,600.
5. You could work for NASA
Yes, you will need specific work experience on your resume, maybe a doctorate or two, as well. But, the reason aerospace is a leading employer in Houston is because it’s the home of NASA, situated about 25 miles from downtown, in Clear Lake.
Flashing a business card with The Johnson Space Center as your work address is pretty impressive. NASA is also constantly recognized as a great place to work, with plenty of opportunities for job growth.
6. No income tax required
This is a state-wide perk, but there being no income tax in Texas means those pulling in a nice salary in Houston get to keep more of their paycheck.
7. Weather worth moving for
Are harsh winters getting you down? Not in Houston. Here, the weather is pretty sublime. The average yearly high is a comfortable 78 degrees Fahrenheit, and the average low is only 60 degrees. There are about three months of winter, and three hotter months in summer. All the rest are in that sweet and comfortable spot where you might need a light jacket, but may also get away with a T-shirt and shorts.
There’s minimal rain, as well, and plenty of sunshine.
8. A fun place for foodies
Beyond the kolaches, barbecue and Tex-Mex, Houston has deep roots in Vietnamese food. You can find delicious pho and Viet-Cajun crawfish alongside homemade tamales and so many types of tacos.
Even though Texas barbecue usually takes the top spot, Houston elevates dining with its James Beard Award-winning chefs and upscale eateries throughout the city. You can grab oysters in River Oaks before venturing across town to the Sixth Ward for Vietnamese.
9. A sports team for every season
Sports fans rejoice! Houston has a team for you to root for no matter what sport you call your favorite. You can catch the Houston Astros as they round the bases at Minute Maid Park. They may only have one World Series championship under their belt right now, but another could be in their future.
Basketball fans can catch a Rockets game, and football aficionados can cheer on the Texans as they stomp through the AFC South. There’s even a Major League Soccer team, the Houston Dynamo FC.
10. A massive amount of museums
The amount of museums in Houston is worth taking note of. Museums not only offer ideal ways to spend a rainy day but are great places to take visitors.
Houston boasts a well-rounded Museum of Fine Arts, the Menil Collection with its free admission and variety of exhibits, the Museum of Natural Science, the Holocaust Museum, Space Center Houston and so many more.
11. Shop until you drop all over town
While you’ll find plenty of boutiques and smaller shops around Houston, the city does a great job of creating concentrated areas for some retail therapy, one of the many key reasons to move to Houston.
For some upscale shopping, check out the four blocks that make up GreenStreet or the River Oaks destination, Highland Village. There’s also solid shopping and dining in Rice Village and a great open-air market, Traders Village, which is open on weekends.
12. Strong schools
It’s not always the case that the public school system where you want to live meets your standards, but the Houston Independent School District (HISD) hits a lot of high notes. As the largest school district in Texas, it’s known for its AP program and stellar education.
When your kids are grown, if they want to stay local while getting a college degree, you can’t do much better than Rice University for a private school and the University of Houston for a public one. You’ll also find Texas Southern University and an assortment of community colleges.
13. An appreciation for the outdoors
With such perfect weather, it’s no surprise Houston has over 50,000 acres of parks within the city. It’s a perfect place to walk, run, bike and picnic. Some favorite parks around the city include Hermann Park in the Museum District and Tranquility Park downtown.
Hermann Park is a 445-acre paradise with a lot of surprises within. Make sure to visit the Bill Coats Bridge, the Friendship Pavilion and the Hawkins Sculpture Walk as you explore this wide expanse of green.
Digging into the city’s connection to the stars, Tranquility Park commemorates the Apollo 11 moon landing. Here you’ll find all kinds of water features to introduce a sense of calm right in the heart of the city. It’s the perfect oasis.
14. Position yourself for travel
Not only are there two major airports in Houston for when it’s time for vacation (or a business trip), but Houston is close to a lot of cool spots for a weekend road trip.
The two airports are the George Bush Intercontinental Airport and the William P. Hobby Airport. The George Bush is the busiest airport in Texas. Houston Hobby is smaller, with fewer flights, but its proximity to downtown can make it easier to get to.
When it comes to road trips, Houston is a great home base to explore more of Texas. You can head to:
College Station to visit Texas A&M and the George Bush Presidential Library and Museum
Waco and see what all the fuss is about with Chip and Joanna Gaines of HGTV fame
Galveston for a little time along the Gulf of Mexico
Texas City and its quieter beach vibes
Austin, the state capital, and an all-around fun destination
San Antonio for the River Walk, the Alamo and Six Flags Fiesta Texas
Dallas, if you’ve got a little more time to spend in the car
15. Act like a cowboy
Living in Houston lets you experience a piece of culture you can’t find in many other places. You can slide into a pair of cowboy boots, put on a cowboy hat and leave the house without the risk of any sideways stares. This is the home of the cowboy, so soak up the local rodeo and blast that country music. You can even finally take up horseback riding (in a Western saddle).
The Space City has so much to love
Houston is one of those magical places where you’ll continually find more reasons to call it home. It’s a big place (but what in Texas isn’t?) full of amazing communities and so much activity. There’s an opportunity for fun, work, culture and nature almost around every corner. Do you need any more reasons to move to Houston? Are you ready to love this city as much as the locals already do?
Zillow is forecasting an end to housing inventory problems, but we may have to wait a while for it to happen.
The
company says it expects to see “flood of homes” coming onto the
market over the next twenty years. Those homes will primarily be
existing homes currently occupied by baby boomers, which will be sold
off once their owners pass away.
The Baby Boomer generation, once 76 million strong in the U.S., dwarfed the 55 million Gen-Xers and 62 million Millennials it immediately preceded. Today, about a third of America’s homes are owned by those 60 and older, and a new Zillow analysis shows the impact their aging will have on the housing market.
The
“Silver Tsunami”, as Zillow calls it, is estimated to hit in
earnest as the number of seniors aged 60 or older who pass away each
year rises during the 2020s and 2030s. In the decade from 2007 to
2017, roughly 730,000 U.S. homes were released into the market each
year by seniors aged 60 or older. From 2017 to 2027 and from 2027 to
2037 that number is set to rise to 920,000 and 1.17 million per year,
respectively. This means more than 27% of today’s owner-occupied
homes will become available by 2037.
While
virtually all areas will feel the effects to some degree – between
one-fifth and one-third of the current owner-occupied housing stock
was impacted in every metro analyzed – this wave won’t hit all at
once and won’t strike all markets equally.
Retirement
hubs like Florida and Arizona are likely to feel the sharpest impact.
If demand erodes because fewer people choose to retire there in the
coming years, those areas might end up with excess housing. Also
heavily impacted will be regions like the Rust Belt, which saw
younger people move away in recent decades, leaving older generations
to make up a larger share of the population.
Some
regions will be far less affected. These include Salt Lake City,
where a much smaller share of homeowners are in their golden years,
as well as Atlanta, Austin, Dallas and Houston – all of which are
vibrant but relatively inexpensive places that tend to attract
younger residents looking for an affordable alternative to expensive
coastal cities.
Still,
the differences in the share of homes released by seniors among
metros are small compared to the differences within them. Palm
Springs, for example, will see 45% of its owner-occupied homes
vacated by 2037, compared with 23.8% of the combined L.A.-Riverside
metro area overall. El Mirage and Sun City figure to see nearly
two-third of their homes available, compared with 28.2% of the
Phoenix area at-large.
Housing
released by the Silver Tsunami – upwards of 20 million homes
hitting the market through the mid-2030s – will provide a
substantial and sustained boost to supply, comparable to the
fluctuations that new home construction experienced in the 2000s
boom-bust cycle. Whether this housing is appropriately located,
priced and styled to meet future demand will be an important factor
in how it pairs with new construction to alleviate today’s housing
shortage. It seems likely that the construction industry in the
coming two decades will place a greater emphasis than before on
updating existing properties.
Mike Wheatley is the senior editor at Realty Biz News. Got a real estate related news article you wish to share, contact Mike at [email protected]
As you’ve probably noticed, many people are traveling this summer. If that includes you, there are ways to save a bunch of money (and maybe a little sanity) while traveling this summer.
How can you navigate this high-demand travel environment while controlling costs and minimizing headaches?
Here are our top tips for travel this summer and how to overcome problems you might run into along the way.
Fly without breaking the bank
You’re not wrong if you think flights are more expensive.
Fares for summer travel have risen, sometimes dramatically, compared to both 2022 and 2019, according to data provided by the Airlines Reporting Corporation, a travel intelligence firm and ticket processor. The company says average fares were 9%-37% higher for the top 10 summer destinations, which include Yellowstone National Park and Hawaii. Flights are exorbitant to Europe this summer, too.
Fortunately, there are several strategies to reduce the cost of your flights.
Let the prices and availability decide your destination
If you want deals, this summer may be the one to let special offers inspire your next trip. Keep an eye on our flight deals, and book something that sounds interesting — either because of a good price or solid points and miles availability. The flexibility to go wherever the price is reasonable can lead to big savings.
Consider alternative airports
With prices on the rise, now is the time to be flexible and check all nearby airports.
For example, Houston and Chicago have two airports. The New York City area has three. It may even make sense to get to one city by flying to another before taking a short train ride for the rest of the journey, like flying into Philadelphia and catching a train up to New York. Strategies like this can help you get to your destination on a flight with better pricing or award availability.
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Expand your search for awards when your first attempt strikes out if you want to avoid the highest prices this summer.
Use positioning flights
Positioning flights are not realistic for every situation or trip, but they can often offer better award availability or pricing than those from your home airport.
Can you get to your destination for a lot less by starting in Seattle or Chicago, for example? Would adding another flight to a different airport ultimately save you money or miles?
Just make sure you leave enough time between flights to avoid any unnecessary travel headaches.
Book a backup plan
If you can’t get the flight you really want, book an alternative trip with that same airline. Then, get on the standby list for the flight you really want.
Plan your itinerary so you’re at the airport in time to get on that other flight. You can also monitor other flights and take advantage of same-day change policies.
Use up your points and miles
Summertime is a great time to use up points and miles you were hoarding. One of our big pieces of advice at TPG is to earn and burn those airline and credit card points and miles. You’ll maximize the redemption value if you can use them when cash prices are high, especially if you can find a mileage deal.
Fly on a holiday
Have you noticed that flights the day before Thanksgiving are extremely expensive, but flights on Thanksgiving morning are often cheaper? That’s because everyone wants to get to their final destination before the holiday.
This phenomenon plays out during some summer holidays, too, so look to fly the morning of the holiday to see if that lowers the price. Flying on July 4 is cheaper, generally, than flying on July 3 or July 6.
Get a hotel at the right price — and place
The good thing about hotels is that there are usually a lot of options. The bad thing about hotels is that there are usually a lot of options.
Having multiple properties to choose from can sometimes make the process of picking one feel overwhelming. However, if you have a stash of points, you can use those to narrow the field.
Here are our tips for locking in the right hotel for your trip.
Instead of burning cash, consider using your points
Just like with flights, points redemptions can make a lot of sense when hotel rates are high. Do you have Chase or American Express points you can transfer to a hotel program? Or are you sitting on a bunch of Marriott Bonvoy points? Several of us at TPG like to transfer our bank points, like Chase Ultimate Rewards points, to World of Hyatt for otherwise-expensive hotels (like the Park Hyatt Paris Vendome).
Book early and use a flexible cancellation policy
Booking a refundable hotel that seems right while you finalize everything else may be the way to go, even if you’re not 100% certain you’ll stay at that hotel. Avoid “pay now” rates in favor of a room that you can change or cancel without fees. Many award bookings allow you to cancel up to a couple of days before check-in, but always double-check the terms.
Use your elite status
Some hotel programs set aside rooms for elite members or will bump non-elite guests in favor of those with status if all the rooms are booked. Taking this a step further, travelers with top-tier Globalist status in the World of Hyatt program have a concierge who can help reserve properties. Take advantage of these perks if space is limited.
Additionally, your elite status may be the key to money-saving perks such as waived resort or parking fees, free breakfast and complimentary lounge access.
Discover similar locations
If you don’t need to be in a specific location, this may be the time to change things up a bit.
For example, if you’re seeking time on the beach, consider the panhandle of Florida or even the coast of Alabama instead of Miami and other popular parts of South Florida. Think of places that seem similar but may have better pricing if you’re running into sky-high rates.
Book directly
Instead of booking a room through a portal or online travel agency, reserve one directly with the hotel. By booking directly, you’ll likely have access to more flexible terms, as hotel cancellation policies are typically more forgiving. Additionally, if something goes wrong, you’ll have an easier time changing your itinerary since you’ll be dealing with the hotel directly instead of a third party.
Consider alternative accommodations
If you can’t find hotels that work for you, consider vacation rental platforms like Vrbo and Airbnb, as well as hotel-branded vacation rentals like Homes & Villas by Marriott Bonvoy, Mandarin Oriental Exclusive Homes and Accor-affiliated Onefinestay.
You can also go camping, glamping, stay in a “tiny home,” or rent a recreational vehicle for a few nights. There are even ways to use points to book vacation home rentals.
Score an affordable rental car
While not quite the same level of “car rental apocalypse” we saw in 2021, there are still some shortages of rental cars. There are already summertime sellouts happening in select leisure destinations. Hertz, as an example, is limiting one-way car rentals in Europe this summer due to supply constraints.
Even when vehicles are not sold out, demand (and prices) are still quite high, in part because car rental companies haven’t been able to completely replenish their fleets.
Planning ahead and leveraging your elite status can be the difference between getting a rental car and not getting one at all, according to Jonathan Weinberg, founder of AutoSlash.
Book first, plan later
Prices rise, and availability shrinks as you get closer to your travel dates. Take advantage of flexible car rental rules that usually provide a “pay later” option and book now, even if your plans aren’t finalized. Since car rental prices are up compared to pre-pandemic numbers, according to Weinberg, car rental prices may make or break some summer travel plans.
Use coupons or discount codes to save
If you’re a member of AAA or AARP, have a Costco membership, are a veteran or work for a large company with a car rental discount code, pull all of these levers. You might be eligible for discount codes you didn’t even know about.
Don’t despair if none of those reduced rates applies to you. AutoSlash can track prices and look for eligible coupon codes, too.
Leverage elite status
Having elite status with a car rental company can be the difference between getting a car and not — even if you have a reservation. That’s because cars are sometimes set aside exclusively for elite members.
Additionally, car rental program members can often skip the line at the counter and go straight to the lot, which can be what it takes to get one of the last vehicles. Luckily, you may already have a credit card that offers car rental elite status, which you could use to status match with other car rental loyalty programs.
Look beyond traditional companies and locations
Most people search for rentals at the airport with the standard companies. If you’re not finding good results, consider off-airport locations or try alternatives like Kyte, Turo and Silvercar.
Consider a longer rental
If you have trouble finding an available or affordable rental car, try adjusting the rental period. Here’s an example of how adding one day to trigger a monthlong rental cut the price by about $3,000:
Just know you should plan to keep the car for the full rental period, as returning the car early has an inherent risk of the car rental company charging a fee or adjusting pricing back to the daily rate. However, this avenue can unveil better prices and expanded inventory.
Visit national parks for less and without the crowds
The busiest national park in 2021 (Great Smoky Mountains National Park) saw 14.1 million visitors, according to statistics from the National Park Service. At the opposite end of the spectrum, Aniakchak National Monument and Preserve in Alaska saw just 145 visitors in 2021.
While the major parks are undoubtedly busy, there are still parklands that are less frequented than others, though you’ll still want to plan ahead.
Here’s everything to keep in mind for a national park adventure this summer.
Book in advance
Many parks require advance reservations for campsites and lodging inside the park’s boundaries.
How far in advance you can book varies, but these limited reservations fill up quickly at the more popular parks. Find out when reservations open for the date you want, and plan to book as soon as possible.
Stay outside the park
You might be dreaming of a night in a rustic cabin inside a national park, but getting that reservation could be challenging or costly, especially if you’re unable to pay for it with points.
However, just beyond the park, there’s probably a hotel where you can pay with points. For example, the SpringHill Suites just outside of Zion National Park is a great property if you have Marriott points to spend.
Make reservations
Some parks limit how many people can visit on any given day. Others place limits on how many people can go on a particular hiking trail. Some locations even require you to enter a lottery to get a chance to visit.
Apply for these permits and lotteries as early as possible for a better chance of securing access.
Avoid ‘free days’
It may sound counterintuitive, but “free days” at national parks may not be the best time to visit, as they tend to be particularly busy.
Instead of visiting on a weekend, holiday or day with free admission, aim for an early morning in the middle of the week for more elbow room on hiking trails and at can’t-miss natural wonders.
Visit alternative parks
Given the sheer number of national parks, national monuments, state parks and protected areas in the U.S., there’s likely a parkland near you that isn’t regularly packed with people. In fact, there may even be a park that offers similar geography to the one you’re considering but with a slightly more remote location and, consequently, thinner crowds.
For example, the second-largest canyon in the U.S., Palo Duro Canyon in the Texas Panhandle, sees 4 million fewer visitors per year than the Grand Canyon.
Plan for maximum enjoyment with minimum stress
You may have all types of activities in mind for this summer: theme parks, a road trip to visit grandparents or even an isolated beach getaway.
To cut down on travel headaches and bank account woes for the many trips you hope to take, consider these helpful tips.
Visit amusement parks on weekdays
While summer is a peak travel season since kids are out of school, many parents are still working Monday through Friday, meaning weekdays are generally less crowded. As a result, visiting a theme park in the middle of the week and arriving early in the morning typically leads to shorter lines for rides and shorter waits at in-park dining venues. It may even help you score cheaper tickets and lodging.
Ditch major theme parks
Growing up in Ohio, I had easy access to Kings Island and Cedar Point — two great theme parks that didn’t require flying to Florida or California.
Do as my parents did when I was a kid and look for regional parks that provide a lot of fun without the hefty price tag. Getting tickets will probably be easier, plus you may not need to add flights or hotels to the list of expenses.
Book Disney reservations early
You still need actual reservations (not just tickets) for Disneyland and Disney World.
To avoid any unexpected surprises, lock in your reservation as soon as possible to guarantee access to your preferred park, as they can sell out.
Reserve airport parking in advance
If flights and airports are packed, you can expect full parking lots, too.
Reserving airport parking ahead of time can be the difference between having a spot and not — or paying extra for the premium or far-away lot. If you aren’t having any luck finding a space at the airport, try snagging one at an off-airport parking location that offers shuttle service to the terminals.
Take a road trip
When you fly, you may have to buy four tickets for your family. When you drive, you don’t have to put gas in four cars.
The price of gas has come down lately, and a road trip may be calling your name this summer. An added bonus: Driving your own car means you won’t need a rental car at your final destination.
Look for coupons and codes
You don’t usually see Marriott or Delta Air Lines on Groupon, but activities are definitely more prolific.
Watch for coupons, group deals or sales for activities you’re planning to do during your trip. From roller coasters to roller derbies, the internet offers all kinds of deals, midweek sales and discount codes for activities that can lead to big savings. AAA, AARP and other advocacy memberships can help here, too.
Buy gift cards on sale
This tip can apply to many areas of life, but it’s especially true for theme parks and other activities.
Your local supermarket, big-box store or office supply store may sell gift cards at a discount. E-commerce sites also sell discounted gift cards.
When buying gift cards, use shopping portals whenever possible and pay with a card that will earn maximum points. Once you have your gift cards in hand (or your email inbox), use them to purchase Disney tickets, a hot air balloon ride or whatever activity you’re hoping to enjoy while on vacation.
Consider a cruise
While we’ve written about sold-out theme parks and hard-to-come-by flight deals, you should know that cruises are not quite as expensive as many other types of summer vacation. You’ll often save money when you account for the costs of flights and hotel rooms for multiple nights. With a cruise, you could simultaneously unlock serious savings and avoid crowds.
Hunt for deals
Cruise deals are not as plentiful as they were at the peak of the coronavirus pandemic. However, you can still find amazing deals on cruises. If you are flexible, sometimes cruise companies offer substantial deals on last-minute cruises if they have excess inventory (unsold cabins).
It’s not uncommon to see deals on cruises pop up, like this one back in March, but you need to act fast when you see them. Virgin Voyages has been offering some incredible deals this year, including a cruise for just 40,000 Virgin Atlantic points.
Look for bundles and packages
You may find that you can also save by bundling items. Search for deals on drink packages or onboard spending credits, or consider “kids sail free” options — even if the first number you see (the price for an adult) doesn’t look like a bargain right away.
Bottom line
Summer is here, and just like last year, prices and demand are through the roof.
It is possible, however, to avoid hordes of tourists if you’re looking for some peace and quiet. You may even be able to visit a popular destination without spending a fortune, having a 16-hour layover or coughing up all of your airline miles to get there.
Regardless of where you plan to go, flexibility is the best thing you can bring to your travel plans. You should book now (if you haven’t already) so you can make the most of your summer without breaking the bank.
While there are a lot of new faces and startups in the mortgage industry, few companies have stood the test of time, especially with the Great Recession rearing its ugly head in the early 2000s.
But one mortgage company, Houston, Texas-based Cornerstone Home Lending, has been serving its communities since 1988.
The direct-to-consumer retail lender has more than 30 years of experience doling out home loans to satisfied customers, but also takes the time to embrace new technologies as evidenced by their smartphone app.
Cornerstone Home Lending Fast Facts
Retail mortgage lender based in Houston, Texas
Founded in the late 1980s by Marc N. Laird and Judy Belanger
Licensed in 41 states with 200 offices in 22 states
Over 500 loan officers and 1,500 team members
Funded roughly $6 billion in home loans during 2019
As noted, Cornerstone Home Lending, or CHL for short, has been around a while, much longer than the average mortgage company these days.
They claim to rank #30 nationally in annual home loan volume, and 10th nationally among independent mortgage companies.
In their latest full year, they closed about $6 billion in homes, with a home purchase loan share of roughly 72%.
The rest were home refinance loans, with about 10% of that share containing cash out to the borrower.
A good chunk of their total production consisted of conventional home loans (60%), with another 15% FHA loans, 13% jumbo loans, and 11% VA.
Most of the loans closed last year were 30-year fixed mortgages, though they also originated 15-year fixed mortgages and 7/1 ARMs as well.
Some 30% of total lending volume took place in their home state of Texas, which comes as no surprise.
They currently lend in 41 states and DC, but aren’t available in Connecticut, Georgia, Hawaii, Illinois, Massachusetts, New Jersey, New York, Rhode Island, and Vermont.
Applying for a Mortgage with Cornerstone Home Lending
You have the option of getting pre-qualified via their website or smartphone app
Visiting a branch office if one is located near you
Or calling them directly to go over a loan scenario and get pricing
To get the ball rolling, you can either visit their website and navigate to the “prequalify” page, or download their smartphone app called LoanFly and then click on “prequalify.”
Both methods require you to fill out a short form with just your contact information, at which point you’ll be contacted by a loan officer.
They say you can get pre-qualified for a mortgage in as little as 15 minutes during normal business hours.
From the LoanFly app, you can also request a mortgage rate or a callback from a loan officer.
Alternatively, you can call Cornerstone Home Lending directly to get pre-qualified or to discuss a loan scenario. Or visit a local branch office if one is located near you.
Branches appear to be located in the following states: AK, AR, AZ, CA, CO, FL, MD, MO, MS, MT, NC, NM, NV, OK, OR, TX, UT, VA, WA, WI, WY
It’s unclear if you can actually apply for a mortgage on your own, which is often an option with the most tech-savvy mortgage lenders these days.
Once in contact with a loan officer, they can walk you through the loan process and answer any additional questions you may have.
After your loan has been submitted, you can use the borrower portal to check loan status, upload documents, and satisfy conditions, via the app or the website.
Cornerstone Home Lending Loan Options
Home purchase loans and refinance loans (including cash-out refinances)
Conventional loans backed by Fannie Mae and Freddie Mac
Government loans backed by the FHA, USDA, and VA
Jumbo home loans
Fixed-rate and adjustable-rate options available
Cornerstone is currently approved and in good standing with Fannie Mae and Freddie Mac, along with the FHA, VA, and USDA.
They offer both home purchase loans and refinance loans, but it’s unclear if they offer second mortgages or home renovation products.
The details on their website are a bit scant when it comes to loan options, though they do mention the loan types above, along with jumbo loans.
Additionally, you can get a fixed-rate mortgage or an adjustable-rate mortgage, with varieties like a 30-year fixed or 15-year fixed, and a 5/1 ARM or 7/1 ARM.
So all the usual stuff but nothing too fancy by the looks of it. They say their loan officers have access to hundreds of loan products, which means there’s probably more than what’s listed on their website.
Cornerstone Home Lending Mortgage Rates
Cornerstone doesn’t advertise its mortgage rates online so we don’t know where they stand pricing-wise.
The only thing they say is that they offer “ultra-competitive rates,” which begs the question, why not share them?
Additionally, there’s no information regarding lender fees, so we don’t know if they charge a loan origination fee, underwriting fee, and so on.
If and when getting a quote from Cornerstone Home Lending, be sure to compare it to other lenders to see how competitive they are.
There are literally thousands of mortgage lenders out there to choose from, so put in the time if you want a great rate with low closing costs.
Cornerstone Home Lending Reviews
First off, they’ve got incredible reviews on Zillow, with a 4.96-star rating out of 5 based on feedback from nearly 2,500 past customers.
What’s nice about the Zillow reviews is you can see who the customer worked with, click on that individual’s name, and get all their reviews as well.
This is helpful with large mortgage companies that have tons of employees since experiences can vary greatly from one loan officer to the next.
Many of the Zillow reviews indicated a lower mortgage rate than expected, while many said the closing costs were as expected.
On BirdEye, they’ve got a 4.9-star rating based on about 800 reviews, so they seem to be consistently highly-rated.
They also list a bunch of customer reviews right on their website, which seem to the most recent ones available.
Cornerstone Home Lending is BBB accredited since 1997 and currently has an A+ BBB rating. Their customer reviews on the BBB aren’t great, which is the norm for BBB customer reviews.
Cornerstone Home Lending Pros and Cons
The Good
Excellent reviews from thousands of past customers
A free smartphone app and online borrower portal
Physical branches in many states where they operate
In-house processing, underwriting, and funding
Average industry tenure of its employees is 10+ years
The Possible Not-so-Good
Not licensed in all states
Unclear if you apply for a mortgage all on your own
Don’t list specific loan programs that are available
Do not advertise their mortgage rates or lender fees