Technology startups are considering whether or not it’s necessary to return to the office, and for those who think it is, they’re also rethinking what that office should look like.
Maria Gothsch, chief executive of Partnership Fund for New York City, told The Washington Post that many tech startups will decide that they want office space. She said many will decide against moving to a remote workforce on a permanent basis, even though companies like Twitter have already said they plan to do exactly that.
The thing is, the office serves as a place for people in their 20s and 30s to meet people.
“If you are not addressing that desire of that demographic—to give them a place to work—you are potentially impeding your ability to recruit those people,” Gotsch told the Post.
One tech startup that’s already reconsidering its office footprint is MikMak, an e-commerce software company. Its founder and CEO Rachel Tipograph recently broke her 18-month lease on a New York City office building at the height of the COVID-19 pandemic, and is now planning to sign a new lease once a vaccine has become widely available. She said her employees are free to move anywhere in the U.S. however, as the next lease she signs will be something more akin to an event space rather than a traditional office.
“I’m calling it a hub,” Tipograph told The Wall Street Journal. “You’ll do new employee onboarding, big team meetings, maybe fancy client presentations. But you don’t come there 9 to 5 every day to get work done.”
But while startups are re-imagining their offices spaces for the post-pandemic era, other more established companies are lining up more traditional office space in big cities. Facebook for example, recently signed a lease for 730,000 square feet of office space in the Farley Building on Manhattan’s West Side. Meanwhile, Amazon has said it plans to add 900,000 square feet of office space in Dallas, Denver, Detroit, New York City, Phoenix and San Diego.
Still, commercial office landlords are growing concerned, as more than 3 million square feet of office space in Manhattan alone was put up for rent during the third quarter. With so much space available, some landlords are now offering more flexible lease terms to attract companies back.
One such company is Two Trees Management, which operates several buildings in the New York area that house hundreds of startups. Faced with numerous startups that have deserted its offices in recent months, it’s now offering more flexible leases to startups that can be as short as just six months. Previously, its standard leases were offered for a minimum of three years.
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]
Hoping to increase the housing supply and help families build wealth, the Federal Housing Administration on Thursday proposed several changes to its guidelines that could make it easier to buy a house with an accessory dwelling unit or to build an ADU.
The agency’s proposal would allow lenders to offer renovation loans to build ADUs and consider future rent from the unit when calculating how much a customer can afford to borrow. Under current rules for FHA-backed loans, lenders can consider rental income from duplexes but not ADUs.
The proposal would address one of the main barriers that people with little home equity and low to moderate incomes encounter when they try to get a loan for an ADU. “This is a huge step in helping us actually build ADUs,” said Meredith Stowers, a loan officer at CrossCountry Mortgage in San Diego.
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Other parts of the proposal would allow FHA-backed construction loans to be used to build a house and an ADU.
FHA Commissioner Julia R. Gordon said the agency is trying to advance two important goals with the proposal: enabling more people to own homes that include income-generating property, as the FHA does for duplexes, and increasing the housing supply.
The proposal is just a draft at this point, though, and it could change in response to public input.
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The FHA doesn’t lend money directly; instead, it provides guarantees for loans issued by banks, which increase banks’ willingness to lend and reduces the interest rate charged. The guarantees are available only for loans that stay within the size limits set by the FHA. In Los Angeles County, the maximum for a one-unit property is just under $1.1 million. (The proposal would classify a single-family home with an ADU as a one-unit property.)
Under an FHA-backed renovation loan, homeowners can borrow more than the current value of their homes if the improvements they’re planning would justify it. But the FHA will back loans only if the monthly payments are deemed affordable, which means that they can’t push the borrower’s recurring obligations over a set percentage of the borrower’s income.
That’s why including future rents could make a big difference — increasing borrowers’ income makes it more likely that they’ll be able to borrow enough money to build an ADU, which can easily cost $150,000 to $200,000.
In contrast to the FHA’s proposal, Fannie Mae and Freddie Mac — two giant, federally chartered purchasers of home mortgages — do not support loans that factor in theoretical rental income from a yet-to-be-built ADU. The inability to consider potential rental income “is a massive obstacle in helping my clients obtain loans to build their ADUs,” Stowers said. Most of her clients are using home equity lines of credit to build ADUs, but the FHA’s proposal “would allow us to offer much lower-interest first mortgages” to finance the purchase of a home and the construction of an ADU.
“This is what the vast majority of Californians want,” she said. Many of her clients are families that combine the resources of multiple generations to build compounds consisting of two houses and two ADUs, she said. “Why wouldn’t you support that? These families are building a strong financial foundation, but also social ties that are invaluable.”
Gordon said the lack of historical data about ADUs and the value they add to a property has made them a challenge for the FHA, Fannie and Freddie. “It’s a little bit of a chicken-and-egg problem,” she said — there’s not enough data for lenders to figure out how to underwrite the projects, but without the loans, there’s no way to generate more data.
“To be honest, the easiest thing to do in that situation is always to do nothing.”
The FHA’s proposal seeks to support ADUs the way the agency has supported the construction and purchase of duplexes, but with some extra safeguards. For its rapid online loan evaluations, it would allow lenders to consider only 50% of the fair market rents a new ADU could generate — with duplexes, the limit is 75% — and those rents could constitute no more than 30% of the borrower’s total income when determining how large a loan to issue.
“This is new territory, and that’s why we’re putting this policy on the drafting table to receive public input,” Gordon said.
ADU construction has taken off in California, accounting for 15% of the housing units approved in the state in 2021. But this type of project is starting to be a national phenomenon, Gordon said, as more communities grapple with shortages of affordable housing and the need to increase density.
“It’s my sense that many jurisdictions find that permitting ADUs to be a more palatable political first step in making adjustments to zoning,” she said. “That’s why I do think we will start to see more interest.”
An ADU that can be rented out and appreciate in value over the years also creates a chance to build wealth from generation to generation.
“In a more modest neighborhood, the ability of a household to get into first-time homeownership of both the unit that they’ll be occupying and the unit that has a rental opportunity can be an excellent wealth-building opportunity,” Gordon said. “Many families over the years have successfully increased their own prosperity and really the stability and prosperity of the neighborhood in this way.”
Stowers praised the FHA for moving forward and recognized the agency’s concern about going too far too fast. But she added, “All the agencies have been tiptoeing toward this moment. But my hope is they will tiptoe a lot faster.”
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Are you searching for a new place to call home? Look no further than Rockford, IL. Nestled along the scenic Rock River, Rockford perfectly balances urban amenities and natural beauty. But is it truly a good place to live? In this Redfin article, we’ll explore the various pros and cons of living in Rockford, exploring its affordability, recreational opportunities, and more. So, whether you’re already looking at apartments for rent in Rockford or you’re still considering the big move, let’s dive in and discover if Rockford is a good fit for you.
Pros of living in Rockford, IL
1. Affordability
One of the most significant advantages of moving to Rockford is its affordability. The cost of living in Rockford is lower compared to many other cities in Illinois and the surrounding region. A house in Rockford costs an average of $135,000, lower than the cost in nearby Chicago ($339,450), well below the national average of $408,031. Groceries are also relatively cheap, costing 6% less than the national average, and lifestyle expenses like haircuts and movie tickets are 10% lower. With lower living costs, residents of Rockford have more disposable income to allocate toward savings, investments, or leisure activities.
2. Natural beauty
Rockford boasts breathtaking natural beauty, with abundant parks, gardens, and riverside trails. Residents can enjoy the serenity of Anderson Japanese Gardens, explore the Rock Cut State Park, or stroll along the Sinnissippi Riverwalk. The city’s commitment to preserving and enhancing its natural surroundings provides plenty of things to do if you’re an outdoor enthusiast.
3. Cultural offerings
Despite being a mid-sized city, Rockford has a thriving cultural scene. It is home to several museums, including the Burpee Museum of Natural History and the Rockford Art Museum, showcasing diverse exhibits and art collections. The Coronado Performing Arts Center hosts concerts, Broadway shows, and other live performances, offering a lively entertainment scene for residents to enjoy.
4. Strong community spirit
Rockford’s residents are known for their strong sense of community spirit. The city has numerous active community organizations, volunteer opportunities, and neighborhood events. From local festivals like the Rockford City Market to charitable initiatives, residents have countless opportunities to connect and make a positive impact.
Cons of living in Rockford, IL
1. Limited shopping options
One of the cons of living in Rockford, IL, is the limited shopping options compared to larger metropolitan areas. While Rockford does have a selection of shopping centers, including CherryVale Mall and various strip malls, the variety and range of retail establishments may not be as extensive as in bigger cities. Residents looking for high-end fashion, luxury brands, or niche specialty stores may need to travel to nearby cities for a more diverse shopping experience.
2. Harsh winters
As with many Midwestern cities, Rockford experiences long and cold winters. Sub-zero temperatures, snowstorms, and icy conditions can be challenging for those unaccustomed to harsh winter climates. However, the city offers various winter activities, such as ice skating and skiing, which can help residents embrace the season.
3. Limited job diversity
While Rockford has a thriving job market, it is worth noting that the economy relies heavily on a few key industries, such as manufacturing and healthcare. This reliance on specific sectors can make the job market less diverse, potentially limiting opportunities for individuals in particular fields. Those seeking employment in niche industries or specialized professions may find fewer options in Rockford.
4. High unemployment rate
Rockford, IL has been grappling with a persistently high unemployment rate, and this stands as a significant drawback for those considering living in the city. Currently, Rockford’s unemployment rate stands at 6.2%, surpassing the national average of 3.7%. The repercussions of a high unemployment rate can ripple throughout the community, impacting local businesses, social services, and overall economic vitality. .
Is Rockford a good place to live? The bottom line
In conclusion, the question of whether Rockford, IL is a good place to live requires a thoughtful consideration of its pros and cons. The city offers affordability, a vibrant arts and culture scene, and proximity to natural attractions, providing opportunities for an enriching and enjoyable lifestyle. However, it is important to be mindful of the harsh winters, limited job opportunities, and the challenges posed by the city’s high unemployment rate. Ultimately, the decision to live in Rockford will depend on personal preferences, priorities, and the ability to navigate the potential challenges associated with the city.
One of the things we can remember about the show is its ending—is it beautiful or tragic, maybe boring, or doesn’t make sense, or a cliff-hanger Today, we’re discussing 17 TV shows with some of the worst endings ever!
1. ALF
One person said, “Nobody will remember this, but the correct answer is ALF. It was supposed to be a cliffhanger, but the show got canceled, and they ended the series with ALF being captured and taken away to be dissected. GOOD NIGHT KIDS!”
Another person replied, “Eventually, they made a made-for-TV-movie about five years later to attempt a wrap-up called Project: Alf. It had virtually no one from the original series besides Alf’s voice, and as I remember it, was almost universally panned.”
One Redditor added, “I remember seeing the movie. It was horrible. I loved the series as a kid. Nothing beats Alf singing Old time rock ‘n’ roll with a cucumber.”
2. The X-Files
“Glad I searched for X-Files because this was going to be my comment. Honestly the last 3 seasons were… not great (outside of a single episode here and there, usually written by Vince Gilligan, of course). Talk about a show with highs and lows. It could be the best show on television, and the next week it could be the most senseless garbage you’ve ever seen,” one user commented.
“The point for me where I felt the most disappointed was the episode that ‘resolved’ the disappearance of Samantha. Not only was it a confusing mess but it opened up some pretty aggravating plot holes retroactively. HATED it,” another commenter added.
Another user said, “I remember someone suggesting the final episode should have been Chris Carter and a flipchart explaining how everything fits together.”
3. My Name Is Earl
One user commented, “My Name Is Earl ended on a cliffhanger which was canceled soon after S4. The only resolution given was on the first episode of Greg Garcia’s next project Raising Hope where a TV news broadcast in the background said a man in Camden County completed his list. NBC had a knack for making bonehead decisions.”
The second person replied, “Yup. They didn’t plan on it being the series finale, and their surprise cancellation lead to them scrabbling last minute to come up with an ending. That’s what they settled on.”
4. Heroes
One person stated, “Heroes. God the writer’s strike really had that show go wildly off the rails.”
Another commenter said, “Hiro constantly losing his powers every season because of lazy writing and he is too strong… I gave it another try last year couldn’t finish watching the last season again. Still no idea how it ended.”
One Redditor replied, “I still don’t understand how Heroes went from being so good to such utter trash… like how did it happen? They fumbled way before the writers strike. I’m still upset.”
5. Pretty Little Liars
“Pretty little liars, the creator never even knew how it would end. I hate that show because it was great for the first maybe 2 seasons then just terrible from then on,” one user shared.
“It was a bunch of mystery building and no resolution for any of those mysteries. It should just be referred to as blue balls the show,” another added.
“I couldn’t believe what I was watching. I thought it was leading up to some [crazy] masterpiece and instead we got a long-lost evil British twin and Mona’s dollhouse. I was pissed I’d invested all that time into the series and got that [disappointing] of an ending,” another Redditor said.
6. House of Cards
“Should have ended when he got the presidency. It was all weak after that—Frank had a goal in the first few seasons; it’s what drove him. Then he gets it, and his motivation is just…keeping what he has. Perfect end scene was when he did his signature knock on the president’s desk. Cut to black. End show,” one person stated.
“I don’t understand how this didn’t end with Season 4 and having Frank ultimately impeached and arrested after gaining the presidency. That would both complete his arc and fit the theme of house of cards with 4 seasons of 13 episodes each,” the second person replied.
7. Merlin
One person shared, “Merlin. What the hell was it all for!?!?! Arthur rejects magic and they’re back to square one.”
Another person replied, “Not to mention that suddenly it becomes modern day, and poor Merlin is still alive, just waiting around in the hopes that Arthur will come back. He’s had to slowly watch everyone and everything he loves slowly die over the decades centuries. It’s just completely miserable and pointless, Merlin doesn’t deserve that.”
Finally, the third added, “God it’s been over a decade and I’m still mad I’m so glad I’m not the only one. Like why did they even make season 5? They should have ended after four and let fanfic do the rest.”
8. Sherlock
“The whole reason I loved that show was the mystery being explained by cold hard logic and the powers of observation. The entire last season was basically Sherlock sister has mind control which takes effect within seconds. Total BS and I hate it. That was my favourite tv series of all time and I felt physically ill when they just murdered the whole season like that,” one person stated.
Another user replied, “I wanted to mention this too. I loved Sherlock at first but there’s so much wrong with it that, and the 4th season really made me look at it differently. It was already going downhill, but then it really took a nosedive. My mother was a fan as well and I just told her not to watch the last season by explaining it was so bad. Fans were sure there was a secret 4th episode that was going to make everything okay again. She got the message.”
“Same. I binged Sherlock hard. Got to his sister and I totally stopped watching it,” a third commenter added.
8. Jericho
One person stated, “Jericho. That show had so much potential and they just loosely wrapped it up leaving me very unfulfilled with no conclusion or closure.”
Another added, “Jericho really did have a lot of potential. The comic books wrapped it up but I still wish they had made more of the TV show.”
One Redditor replied, “It wasn’t the writers it was the network. They were given three more seasons to finish but then when more than half the season was done they pulled the rug and the writers had to write a conclusion. It wasn’t great but acceptable under circumstances. The writers wrote comic books after the show which further went through the story and it was actually a nice conclusion to the storyline.”
9. Xena: Warrior Princess
“Xena: Warrior Princess… 20 years later and I am still [angry],” one person shared.
“Ah, I had to scroll way too far for this, I was starting to think I was the only one who remembered it! I was a Xena fanatic when it was airing, and the ending gutted me. Deciding to introduce yet another character that was important to Xena in the past, in the finale? A whole village of innocent people dying, but it was blamed on her despite it being an accident, if I recall correctly? The sheer unnecessary amount of brutality, and leaving Gabs alone in the end? So cruel. When I rewatch the series, I skip the finale and pretend the show ends on Many Happy Returns or When Fates Collide,” one Redditor replied.
Another added, “I found my emotional support thread! They did us dirty in the 90’s with that ending. The reveal of Xena’s body and Gabrielle’s reaction full on TRAUMATIZED me.”
10. Star Trek Enterprise
One user shared, “Star Trek Enterprise. It was a fun prequel that looked at the start of the United federation of planets. The last episode was an insult. A main character was killed off and it was in a TNG holodeck! Bloody rubbish, I’m stil livid.”
The second person replied, “That’s what I came here to say. Absolutely terrible ending to a series that otherwise had a great last season. I’m almost convinced that they tried to create a bad last episode because how did anyone think that was a good idea?”
The third added, “Yeah ST Enterprise is criminally underrated, especially toward the end…except for that awful finale.”
11. The Last Man on Earth
“Last Man on Earth, the show got cancelled on a cliffhanger and we never saw an end to it,” one person shared.
“I needed some closure, closure, closure, closuuuuuuure,” replied another.
“They canceled it at the same time as Brooklyn 99. Everyone resurrected Brooklyn 99 and I was waiting for Last Man on Earth to get the same reaction but I felt like the only one who cared. I’ve never laughed at a show harder. Still sad,” one user shared.
12. Teen Titans
“The show ended on a gut punch episode that was far more mature than anything else on Cartoon Network before or since. Emotionally clever storytelling that let the audience down. It was heartbreaking that they chose to end that relationship that way. But they expected a 6th season. To tie off the ongoing rivalry with Slade/tie up every character’s arc. It was canceled on the penultimate season. It had set up all the pieces set up—had finally graduated to the next level of storytelling; ratings were high…..then bam. Canceled. Now we’re left with a downer ending of an episode. It’s fantastic—but clearly not designed to be the real end,” one person stated.
“No no, I agree. Sad ending that almost felt like a universe-death when beast boy went out the all white doors. Surreal, depressing, not the best way to end a serious but light-hearted show,” another added.
13. The 100
One person stated, “The 100. Stupidest ending ever.”
Another person replied, “I’m so glad other people have this opinion. I binged it a few months ago and genuinely enjoyed the series, but the last season made me wish I never started it and erase the series from my mind. They destroyed Bellamy’s character and then killed him off in the lamest way possible.”
One commenter added, “My gf started watching that show and I swear all I ever heard was ‘my people this’ and ‘my people that.’ If you had a drinking game every time they said ‘my people’ in that show you’d be dead before the first commercial break.”
14. The Man in the High Castle
One person stated, “I feel like that show lost a lot of its vision after Season 1. John Smith, Minister Tagomi, and Chief Inspector Kido basically just carried the show by sheer force of personality.”
Another user shared, “That ending [makes me angry] more than GoT, which Also [made me angry]!”
One Redditor commented, “I was too confused to even be mad about that ending. I feel like they were trying to be profound or something, but can’t figure out what the message was supposed to be. Everybody’s moving in now?”
15. Star vs the Forces of Evil
“The entire show was derailed to make the popular ship canon, and they didn’t even do it well. And let’s not get into how the characters decided the best way to stop a genocide in their kingdom was to create a far bigger genocide on a multiversal scale, stranding countless innocent people away from their homes and families, but that’s okay because Star gets to be with her new boyfriend. There’s so much more I can get at, but this is GOT level bad. This show could’ve gone down with the likes of Gravity Falls but they massively dropped the ball in the last season,” one person stated.
“Once they woke up Eclipsa’s husband and he was completely harmless I finally admitted to myself they had abandoned whatever plan was originally in place,” another added.
“Man, the first 2 seasons were a lot of fun. But then shipping took over and it all went downhill,” another commenter shared.
16. Game of Thrones
One person shared, “I didn’t mind Bran as a character until that moment. Then I wanted him to get crippled all over again.”
Another replied, “Dude came with his own throne.”
Then the third added, “‘Why do you think I came all this way.’ Basically implies that he orchestrated literally everything in the show to make himself king. Bran is one of the greatest villains in TV history.”
View the original Reddit thread here.
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The housing nightmare continues. The National Association of Realtors (NAR) reported that existing home sales for April came in at 5.41 million, down 3.4% from the previous month and 8.6% from last year. But, the savagely unhealthy data line was that home prices are up 14.8%.
Now that we are almost in July, we can safely say the premise that once mortgage rates hit 4%, the mass panic selling of American homeowners who need to get out at all costs, driving total inventory up in the millions, hasn’t happened. In truth, that was always a terrible premise.
My nightmare scenario, on the other hand, has happened and this is bad news for everyone. Total housing inventory has collapsed to all-time lows since 2020 and because this happened during the years 2020-2024, it created forced bidding and drove prices well above my 23% five-year home-price growth model in just two years.
Now that mortgage rates have risen, demand is getting hit, while we are still showing 14.8% home-price growth data. YIKES!
NAR Research: The median existing-home price for all housing types in May was $407,600, up 14.8% from May 2021 ($355,000), as prices increased in all regions. This marks 123 consecutive months of year-over-year increases, the longest-running streak on record.
Since the summer of 2020, I have truly believed that once the 10-year yield broke over 1.94% — which means 4% plus mortgage rates — the housing narrative would change. Home prices have escalated out of control since then, creating more rate move impact damage than it would have traditionally.
Whenever rates rise, we see it impact demand, and mortgage rates are at 6% and no longer at 3%. This is real demand destruction; prices and rates are a double whammy and why I have stressed we need to get inventory higher as soon as possible. The only way this happens is higher rates.
Since March of this year, housing demand has been falling more and more, but inventory is still below the 2010,2013,2016, and 2019 levels, which is a nightmare. Because housing is shelter, people don’t sell their homes to be homeless; it’s where they live. When you’re trying to sell your home, naturally, you’re a homebuyer too.
Rates have risen at the fastest pace ever, which makes houses more expensive, so in theory, some homebuyers can’t move. Home sellers with high equity aren’t as sensitive to higher rates because they bring a more significant down payment. Inventory skyrocketing back toward historical norms of 2 million to 2.5 million, which I would find to be the best thing ever for housing, is not happening this year. NAR Total Inventory Data Back To 1982:
Getting to that historical inventory level will take more time. I have stressed that housing doesn’t move like the stock market. Homeowners are in a better financial position than stock traders, which is why the idea of mass panic selling doesn’t reflect housing reality. You don’t get a margin call at noon and are forced to sell your house in seconds. A real estate investor, on the other hand, doesn’t have that type of shelter relationship with a home, that a homeowner does.
The goal is simple: We need total housing inventory to reach a range of 1.52-1.93 million to return to normal. Currently, we are at 1.16 million. Weakness in demand, time and the massive hit to affordability will get us there, but not at the speed people promoted last October.
Remember, inventory is very seasonal, and in the next few months, the seasonal inventory will fade, but before that happens we should still break over the previous year’s high. We should all be rooting for more inventory to end this madness.
Regarding the monthly supply for housing, we want this to get above four months as soon as possible. This would be a more traditional level for the housing market; we are making some progress here but not where we want to be yet. NAR Monthly Supply Data Before This report
As a nice jump in monthly supply, we see the seasonal push in inventory tied to sales falling, which means the months of supply should increase. This is the best part of today’s existing home report.
NAR Research: Total housing inventory registered at the end of May was 1.16 units, an increase of 12.6% from April and a 4.1% decline from May 2021. Unsold inventory sits at a 2.6-month supply at the current sales pace, up from 2.2 months in April and 2.5 months in May 2021.
Additional bad news from the report is the data for days on the market. The frustrating data line during this savagely unhealthy housing market has been days on the market stubbornly staying at the teenager level. We want this to go much higher to get back to anything normal.
We recently paid a severe price on the home-price growth nationally, and as long as this data line is still at a teenager level, we will not gain the balance in the housing market we need. We need home prices to fall by 17% to return to the peak growth model for the years 2020-2024 — just to have a regular market.
NAR Research: First-time buyers were responsible for 27% of sales in May; Individual investors purchased 16% of homes; All-cash sales accounted for 25% of transactions; Distressed sales represented less than 1% of sales; Properties typically remained on the market for 16 days.
Regarding sales trends, this data line still lags the reality of the rising rate environment, so we have a lot more room to go lower in sales. When mortgage rates were between 4%-5%, it looked more like a traditional downturn in sales with higher rates, adjusting to the massive price gains since 2020.
However, at 6% plus mortgage rates, we are seeing some real demand destruction as the most significant homebuyer in America, mortgage buyers, get hit with a double whammy.
While the purchase application data four-week moving average trend hasn’t gotten to levels that I thought I would see with mortgage rates this high, which was between 18%-22% year-over-year declines, we are picking up the pace now, and that four-week average is down 16.75% year over year. Remember that starting in October this year, the comps will be much harder to work with, so year-over-year declines of 25% to 35% are in play then.
The savagely unhealthy housing market continues until we can get inventory levels to cool down pricing and hopefully reverse some of the extensive material home price damage in America post-2020. If you want more of a guide on knowing when we will see a material change in that discussion, I wrote this article recently to go over what you should be tracking. A good rule of thumb to consider is inventory between 1.52 – 1 .93 million and over four months of supply, and then we are back to a normal marketplace.
Just imagine how much more damage we would have had this year if mortgage rates hadn’t risen. I, for one, am in total agreement with Fed Chairmen Powell: we need a housing reset because nothing good happens with such savagely unhealthy home-price growth.
Of all the housing market bugaboos that haunt and frustrate wannabe buyers in this stressed, prime-time selling season of 2023 (Sky-high prices! Rising mortgage rates! Inflation and economic uncertainty!), one challenge still sits at the center of everything: finding a good home to purchase.
America’s been in a severe housing shortage since at least the earliest days of the COVID-19 pandemic, and it affects just about all else. A shortage of inventory leads to frenzied bidding wars, out-of-reach price tags, and market paralysis.
But the situation is changing, at least in some markets. And Realtor.com® decided to find out where. When it comes to home inventory levels in America, it’s both the best of times and the worst of times—it all depends on where you live.
To gain some insight into where things stand going into the crucial summer season, the data team at Realtor.com crunched the numbers to determine the metropolitan areas with the largest increases—and most substantial decreases—in available home inventory.
You can see for yourself in the table below the change in housing inventory in the 100 largest metros.
So what did we find? Well, across the country, inventory is up year over year, by a little more than 20%. But this is largely a function of the incredibly low inventory levels of the past couple of years. There aren’t more sellers coming onto the market. Instead, homes are sitting longer. And even the current bump in year-over-year inventory still puts this year below pre-pandemic levels. Nationally, the number of new listings was down 22.7% in May compared with the previous year
And the data underscores a truth that has become increasingly evident: There’s no single, monolithic housing market. Instead, real estate has become a tapestry of regional markets, each with unique patterns.
In certain regions, particularly in the more affordable pockets of the Midwest and Northeast, inventory remains tight. Despite higher mortgage rates casting a shadow over buyers and sellers alike, homes are selling at a brisk pace, prices continue to rise, and inventory remains relatively low compared with previous years.
Compare that to the West and South, where hot markets like Austin, TX, Nashville, TN, and Sarasota, FL, have seen inventory more than double compared with this time last year. These pandemic-era boomtowns have been on a roller coaster when it comes to pricing, inventory, and demand.
Nick Libert, a real estate agent with EXIT Strategy Realty in Chicago, calls this a “balanced-stagnant market.”
Elevated rates have put the brakes on the overall housing market activity, from the perspective of buyers and sellers, but a bridled demand is still very much present.
“Not a lot of people are moving,” Libert says. “Part of the reason is there’s very little to look at.”
So let’s take a look at the biggest markets to see what’s what in different parts of the country.
We found where inventory is up and down the most in the 100 largest U.S. metros by going through the Realtor.com monthly housing market data to compare inventory in May 2023 with May 2022. We selected just one per state to ensure geographic diversity. (Metros include the main city and surrounding towns, suburbs, and smaller urban areas.)
Where inventory has risen the most
1. Sarasota, FL
May 2023 year-over-year active listings change: +128.1% May 2023 median list price: $549,900
What a difference a year makes.
Located on the southwestern coast of Florida, known for picturesque white-sand beaches and barrier islands along its Gulf of Mexico shoreline, the Sarasota metro experienced the biggest year-over-year jump in inventory. There were nearly 2.3 times the number of active listings, at just shy of 4,600, this May compared with last.
Unsurprisingly, homes are sitting on the market almost twice as long, now taking about 7.5 weeks to sell.
This midsized metro, which serves as the spring training destination for the Baltimore Orioles, is relatively expensive compared with much of Florida. Median list prices are about 9% above the median state price—only Miami is priced higher.
Carissa Pelczynski, a real estate agent at Preferred Shore in Sarasota, says the attitude of many of the out-of-town buyers who were driving prices up during the pandemic has shifted in the past several months.
“People are just more hesitant now,” Pelczynski says.
Also adding to the inventory glut, according to Pelcynski: Too many sellers are pricing their homes as if the market were still as hot as it was a year or two ago. (It’s not.)
2. Nashville, TN
May 2023 year-over-year active listings change: +124.7% May 2023 median list price: $580,000
Music City is the next stop on our list, with a jump in inventory almost as large as Sarasota’s. This icon of the South is home to the Grand Ole Opry and the Country Music Hall of Fame, and it’s an increasingly popular destination for buyers.
What’s especially notable about Nashville right now is that even as inventory is more than double what it was this time last year, in May the price per square foot hit an all-time high. It surpassed the previous high mark in June 2022.
Homes in Nashville are generally larger than average, with a median size of almost 2,200 square feet. It’s also about 15% more expensive than the national median price per square foot.
A recently listed, 500-square-foot condo just southeast of downtown Nashville and within walking distance of the Cumberland River is around $515,000.This newly constructed, four-bedroom townhome is on the market for about $600,000.
Watch: The Best Cities in the U.S. for Home Sellers Right Now
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3. Austin, TX
May 2023 year-over-year active listings change: +112.5% May 2023 median list price: $583,751
It seems no list of real estate superlatives is complete without Austin. The Lone Star State’s capital city had become one of the hottest markets in the country during the pandemic, with demand—and as a result, prices—exploding. Builders raced to put up homes in the area.
But when mortgage rates rose in 2022, the Austin market was one that cooled the most, with list prices falling 15% from May 2022 to January of this year. Since then, prices have been creeping back up, now at 9% below last year’s peak.
Even as prices are back on the rise, the typical Austin home is on the market for eight long weeks before selling, compared with just two weeks during the spring 2022 pandemic pump peak.
No place on our list has a larger portion of listings that have had a price reduction, with more than 1 in 3 listings having been discounted by the seller.
The number of homes available in the Austin metro is back to pre-pandemic levels, thanks in part to the boom in new construction.
4. New Orleans, LA
May 2023 year-over-year active listings change: +81.0% May 2023 median list price: $345,000
The number of homes available in the Big Easy has earned it a place on our list, with an 81% increase.
Worth noting: By this same time last year, New Orleans inventory was already back on the rise. Measuring from the inventory low point, New Orleans has also seen the number of available homes more than double.
The inventory increase hasn’t quite put it back to pre-pandemic levels, but if the upward trajectory continues, New Orleans should reach that milestone in the coming months.
And although list prices in New Orleans haven’t been as swingy as they’ve been in a place like Austin, they have crept back up—and are now less than 1 percentage point shy of the all-time high set in March 2022.
A newly listed, midcentury boathouse on New Orlean’s iconic Lake Pontchartrain can be found for about $375,000.
5. Tulsa, OK
May 2023 year-over-year active listings change: +74.1% May 2023 median list price: $369,450
There are plenty of homes for sale in Tulsa—they just aren’t the more affordably priced properties that buyers are seeking.
“We have so much more inventory right now, and we just have less buyers,” says local real estate agent Tiffany Johnson, of Tiffany Johnson Homes.
It’s a price point game, she says. “You can’t find anything under $150,000, and anything under $300,000 is selling quickly.”
The market has shifted a lot since last year, especially for sellers who now face more competition.
“The buyers who are in the market are very serious. They will make a move quick, but they have so many houses to choose from, so [sellers and agents ] have to be almost perfect,” Johnson says. “They have to find ways to actually market these homes now.”
Rounding out the top 10 metros where the number of homes for sale has increased the most is Raleigh, NC, at 72.7%; Wichita, KS, at 59.8%; Las Vegas, at 57.5%; Greenville, SC, at 57.1%; and Omaha, NE, at 54.4%.
Where inventory is down the most
1. San Jose, CA
May 2023 year-over-year active listings change: -35.3% May 2023 median list price: $1,530,000
Topping the list of places where inventory is tightest is Silicon Valley’s San Jose. The tech hub is one of the most expensive metros in the nation, with a median price tag of $1.5 million.
Posing another hurdle for buyers: The number of homes for sale is still near record lows. The metro area, with more than 2 million people, had fewer than 1,000 homes for sale in May.
Tuan Tran, a Realtor® at Home Page Real Estate in San Jose, sees changes in this unique and wealthy home market amid turbulence in the tech business.
“Now I see a lot of investors holding back,” Tran says, adding that they are waiting to see whether a tech recession runs deeper. “Inflation is still high. Paychecks haven’t gotten much bigger.”
2. Hartford, CT
May 2023 year-over-year active listings change: -26.0% May 2023 median list price: $424,925
Hartford topped our list of markets that will dominate in 2023, and the low home inventory seems to be proving us right.
Buyers from around the Northeast have poured into the “Insurance Capital of the World,” about 90 minutes southwest of Boston and 2.5 hours northeast of New York City, due to the reasonably priced homes for sale and good jobs available.
The city has the fewest price reductions of any city, with only 1 in 14 listings with a markdown.
In another sign of the market’s strength, Hartford boasts the fastest-selling homes of any place on our list, with the typical home spending just 19 days on the market. That’s less than half the national median time of 43 days in May.
3. Milwaukee, WI
May 2023 year-over-year active listings change: -23.4% May 2023 median list price: $374,950
The housing markets in many traditionally affordable, Midwestern cities, like Milwaukee, have continued to chug along, while other pricier markets have sputtered or stalled.
In May, there were 23% fewer homes for sale than the year before. And the median home in Milwaukee is selling in 29 days, just four days more than the all-time low of 25 days in May 2022.
Another indicator of the overall strength of the Milwaukee market: The relatively small portion of homes that have had a price reduction. Only 1 in 10 is marked down.
For those considering selling in Milwaukee, the metrics suggest a quick sale, likely without a price drop, is still the norm right now. Buyers might want to consider this updated, three-bedroom, two-bathroom Cape Cod for about $225,000.
4. Dayton, OH
May 2023 year-over-year active listings change: -20.3% May 2023 median list price: $234,950
Dayton, a Rust Belt city bout an hour northeast of Cincinnati, is the most affordable of all the cities on our list, with prices 45% below the national median. The “Gem City” is home to the National Museum of the U.S. Air Force.
In contrast to what we’ve seen in the markets that got hot during the pandemic pump, prices in Dayton have been steady: no big swings up or down, but a rather steady and slight incline.
Dayton’s median listing price per square foot in May was up 6.7% year over year.
Buyers can find big deals in Dayton. This four-bedroom, 2.5-bathroom house on a third of an acre is for sale for $219,000.
5. Chicago, IL
May 2023 year-over-year active listings change: -18.5% May 2023 median list price: $376,000
The Windy City features near-record low inventory right now.
The number of available homes crept up by about 2% from April to May. But aside from the February 2022 nadir in inventory, there haven’t been this few homes on the market in Chicago in recent history. (Realtor.com listing data goes back to mid-2016.)
“Currently, what my buyers are seeing—and my sellers are experiencing—is that the north side of Chicago, along the lakefront, has, by far, the most pronounced drop,” says Libert of EXIT Strategy Realty in Chicago.
The rest of the top 10 metros with the largest decrease in inventory were Washington, DC, at -15.6%; Bakersfield, CA, at -13.2%; Albany, NY, at -13.1%; Allentown, PA, at -12.5%; and Seattle, at -10.8%.
While the 30-year fixed is the most common home loan program utilized by borrowers today, it might not be the most economical.
Aside from taking three decades to pay off your mortgage in full, you’re probably also paying a premium for something you might not even benefit from.
Are You Really Staying for 30 Years?
Most folks have trouble committing to something for 30 days, let alone 30 years. And when it comes to homeownership, this is no different.
Sure, you might think you found your forever home, but a year or two later, you could be itching to move on to greener pastures, or simply someplace else.
We move for a lot of different reasons, whether it’s due to a job relocation, a growing family, or other miscellaneous scenarios.
Whatever the reason, one thing is clear; homeowners on average don’t stay in their properties for anywhere close to 30 years.
So why take out a 30-year fixed mortgage and pay a premium for it?
Average Tenure Rising, But Still Nowhere Close to 30 Years
A recent report from ATTOM Data Solutions revealed that those who sold a home in the second quarter of 2019 had owned it for an average of 8.09 years.
This is actually a new peak, up three percent from the first quarter and four percent from Q2 2018.
It’s also much longer than the homeownership tenure seen prior to the Great Recession, where it averaged 4.21 years between the first quarter of the year 2000 and the third quarter of 2007.
But it’s still not even a third of the loan term of the 30-year fixed. In fact, it’s just over a quarter of the full loan term.
Here’s the problem – when homeowners opt for the 30-year fixed, which most do, they’re paying extra (in the way of a higher mortgage rate) for the safety and stability of a fixed interest rate for three full decades.
But as you can see from the chart above, very few homeowners actually stick around long enough to benefit.
Sure, some do, but it seems we’re becoming more and more nomadic these days.
The other day I was at the bank and actually overheard a woman who said she had owned her home for 53 years.
For her, a 30-year fixed may have paid off, assuming she locked in a low rate at the outset and rates increased over time.
But again, there’s another problem. When you take out your 30-year fixed, you’re essentially hoping it’s the perfect time to do so, ideally before interest rates increase.
Because even if you don’t sell your home early, if rates go down, there’s a good chance you’d benefit from a mortgage refinance.
This would once again nullify any benefit of taking out the higher-cost 30-year fixed.
Even if rates are low, as they are now, most individuals don’t expect further improvement.
So many of those who obtained their mortgages six months ago probably opted for a 30-year fixed loan thinking rates hit bottom.
Well guess what? The 30-year fixed was roughly 4.5% in January, and now closer to 3.75%.
These folks are now refinancing their 30-year loans that lasted about half a year, or roughly 1.6% of the intended loan term.
A Few Caveats…
Now it might sound like I’m completely against the 30-year fixed. But it’s not quite that simple.
We have to consider the discount of alternative loan programs. If you opt for a cheaper ARM instead, such as the 5/1 ARM or the 7/1 ARM, just how much will you actually save?
These days, the answer might be not very much. Over time, the spread between interest rates on ARMs and the 30-year fixed fluctuate.
At times, you might be able to secure a rate that’s a half to a full percentage point lower.
But at the moment, this spread is only about .25% for the 5/1 ARM, and perhaps even less for the 7/1 ARM, depending on the lender.
So you might not even save all that much in terms of interest paid, and the difference in monthly payment could be pretty negligible.
For example, a $300,000 loan amount with a 3.75% mortgage rate would cost $1,389.35 per month. If you could get a 5/1 ARM at 3.50%, the monthly payment would be $1,347.13.
Sure, it’s about $40 less per month, and more than $2,500 cheaper over the first five years of the loan, but it might not be all that noticeable.
And if you do happen to be one of those people who found their dream home, or a borrower with uncertain finances that can be tough to refinance, you could wind up with an expensive mortgage in the not-too-distant future once rates reset higher.
Five years can go by in the blink of an eye, so you certainly need a contingency plan if you take out an ARM.
Read more: How long do you plan to keep your mortgage?
While the 30-year fixed is the most common home loan program utilized by borrowers today, it might not be the most economical.
Aside from taking three decades to pay off your mortgage in full, you’re probably also paying a premium for something you might not even benefit from.
Are You Really Staying for 30 Years?
Most folks have trouble committing to something for 30 days, let alone 30 years. And when it comes to homeownership, this is no different.
Sure, you might think you found your forever home, but a year or two later, you could be itching to move on to greener pastures, or simply someplace else.
We move for a lot of different reasons, whether it’s due to a job relocation, a growing family, or other miscellaneous scenarios.
Whatever the reason, one thing is clear; homeowners on average don’t stay in their properties for anywhere close to 30 years.
So why take out a 30-year fixed mortgage and pay a premium for it?
Average Tenure Rising, But Still Nowhere Close to 30 Years
A recent report from ATTOM Data Solutions revealed that those who sold a home in the second quarter of 2019 had owned it for an average of 8.09 years.
This is actually a new peak, up three percent from the first quarter and four percent from Q2 2018.
It’s also much longer than the homeownership tenure seen prior to the Great Recession, where it averaged 4.21 years between the first quarter of the year 2000 and the third quarter of 2007.
But it’s still not even a third of the loan term of the 30-year fixed. In fact, it’s just over a quarter of the full loan term.
Here’s the problem – when homeowners opt for the 30-year fixed, which most do, they’re paying extra (in the way of a higher mortgage rate) for the safety and stability of a fixed interest rate for three full decades.
But as you can see from the chart above, very few homeowners actually stick around long enough to benefit.
Sure, some do, but it seems we’re becoming more and more nomadic these days.
The other day I was at the bank and actually overheard a woman who said she had owned her home for 53 years.
For her, a 30-year fixed may have paid off, assuming she locked in a low rate at the outset and rates increased over time.
But again, there’s another problem. When you take out your 30-year fixed, you’re essentially hoping it’s the perfect time to do so, ideally before interest rates increase.
Because even if you don’t sell your home early, if rates go down, there’s a good chance you’d benefit from a mortgage refinance.
This would once again nullify any benefit of taking out the higher-cost 30-year fixed.
Even if rates are low, as they are now, most individuals don’t expect further improvement.
So many of those who obtained their mortgages six months ago probably opted for a 30-year fixed loan thinking rates hit bottom.
Well guess what? The 30-year fixed was roughly 4.5% in January, and now closer to 3.75%.
These folks are now refinancing their 30-year loans that lasted about half a year, or roughly 1.6% of the intended loan term.
A Few Caveats…
Now it might sound like I’m completely against the 30-year fixed. But it’s not quite that simple.
We have to consider the discount of alternative loan programs. If you opt for a cheaper ARM instead, such as the 5/1 ARM or the 7/1 ARM, just how much will you actually save?
These days, the answer might be not very much. Over time, the spread between interest rates on ARMs and the 30-year fixed fluctuate.
At times, you might be able to secure a rate that’s a half to a full percentage point lower.
But at the moment, this spread is only about .25% for the 5/1 ARM, and perhaps even less for the 7/1 ARM, depending on the lender.
So you might not even save all that much in terms of interest paid, and the difference in monthly payment could be pretty negligible.
For example, a $300,000 loan amount with a 3.75% mortgage rate would cost $1,389.35 per month. If you could get a 5/1 ARM at 3.50%, the monthly payment would be $1,347.13.
Sure, it’s about $40 less per month, and more than $2,500 cheaper over the first five years of the loan, but it might not be all that noticeable.
And if you do happen to be one of those people who found their dream home, or a borrower with uncertain finances that can be tough to refinance, you could wind up with an expensive mortgage in the not-too-distant future once rates reset higher.
Five years can go by in the blink of an eye, so you certainly need a contingency plan if you take out an ARM.
Read more: How long do you plan to keep your mortgage?
Only after you have gotten in the habit of making regular increased payments towards your debt should you begin exploring other debt elimination tricks like debt negotiation and debt consolidation. All of the shortcuts in the world can’t help you get out of debt if you do not first develop the self-discipline to live within your means and devote additional income to paying down your debt.
This next part of my Debt Free in Seven Steps system is to find these short cuts that can help you get out of debt faster–and for less.
Step Four: Negotiate interest rate reductions from your creditors and/or consolidate balances in lower rate accounts.
What’s Ahead:
First, call your card companies!
The first step anybody with credit cards should take is to request an interest rate reduction from your credit card companies. Why in the world would a credit card lower my interest rate? Four times out of five they might not. But if you ask, and ask again, they will likely give you a rate cut to keep you as a customer. If you haven’t noticed your mail box overflowing with “pre-approved credit card offers”, the consumer lending industry is lucrative but it’s also competitive.
Call your credit card’s 800-number and just ask to have a lower interest rate. Tell them you received balance transfer offers and will take your balance elsewhere if you can’t get a better rate. If they say no, ask to speak with a supervisor. If that proves fruitless, call back again tomorrow. Most credit cards will eventually lower your rate if you harass them, and it’s a move that will save you hundreds if not thousands of dollars.
This debt negotiation tactic will work best if you are in good standing and don’t have a number of late payments in the last year. If, however, you are being charged a higher interest rate or “penalty APR” because of your late payments and are now paying on time, call and request a return to your usual rate. Most creditors will not refuse such a request from somebody who is paying in good faith.
Balance transfers
If your credit score is good, you may be able to qualify for one or more credit cards with 0% balance transfer offers for a year. Compare and apply for balance transfer credit cards and move high-rate balances onto the 0% card. Do NOT, however, use the new cards—or the old ones for that matter—to make new charges. Cut ’em up. The point of getting the new credit cards is only to save money on getting out of debt.
Debt consolidation
Another tool at some debtors’ disposal is debt consolidation, or the process of moving two or more credit cards or loans into a new loan, usually with more favorable terms like a lower interest rate. Mortgage lenders frequently advertise mortgage refinancing and home equity lines of credit as debt consolidation options, and introductory-rate credit cards make balance transfers a tempting debt consolidation option.
Be careful, however, with debt consolidation. Most people are in debt because at some point they spent beyond their means. Consolidating debt frees up credit and lowers the minimum debt payment you make each month, making it tempting to loosen your spending belt a bit. A few months of a dollar hear and two dollars here can add up quickly to yet another ugly debt.
If you decide to consolidate debts into a credit card balance transfer, for example, cut up your old credit cards and do not activate the new card—use it only to carry the transferred balance. The less available credit you have at your disposal, the less likely you are to backtrack.
Moving on…
Once you have taken advantage of any debt negotiation or debt consolidation techniques, it’s time to move onto Step Five: Automate Your Debt Payments. Or, check out all the articles in my Debt Free in Seven Steps system.
Shaun Donovan, the former secretary of the U.S. Department of Housing and Urban Development (HUD) and former director of the U.S. Office of Management and Budget (OMB), has been appointed CEO of Enterprise Community Partners, a national housing nonprofit that aggregates housing investments, advocates for housing policies and builds and manages communities.
Donovan, who served during the full eight years of the Barack Obama administration, bring to the role nearly three decades of housing policy and community development initiative experience. Prior to serving as HUD Secretary from 2009 to 2014, Donovan served as the New York City Department of Housing Preservation and Development commissioner under Mayor Michael Bloomberg.
“Coming to Enterprise is, in a way, coming home for me,” Donovan said in a statement. “Housing touches everything in a person’s life. A good education, a good job, a healthy, prosperous life – all of it revolves around having a safe, stable place to live. Unlike any other time in my life, housing affordability is on the national radar. It’s a moment I’ve been preparing for throughout my whole career. I am honored to work with my new colleagues, our partners, developers, and investors to achieve our shared vision of a country where home and community are stepping stones to so much more.”
In 2020, Donovan launched a campaign to run for mayor of New York City. He raised significant amounts of money early in the process, but ultimately lost to current incumbent Eric Adams.
Donovan later joined the Ford Foundation as a senior fellow in the summer of 2022. He currently serves as a trustee of the Urban Institute, Regional Plan Association, Greater NY and Rethink Food and sits on the advisory board for Opportunity Insights.
“Enterprise has in Shaun a leader who understands how to use the runway this organization has built as a catalyst for solving some of the toughest challenges this country has ever faced,” said Phyllis Caldwell, the Enterprise board vice-chair. “Drawing from his experience, Shaun understands the complex way promoting an affordable home intersects with transportation, workforce training, health, and the environment. He’s able to view the full picture of how these factors come together – and will bring that to bear at Enterprise.”
Donovan will assume his new position in September. The organization’s interim co-CEOs Lori Chatman and Drew Warshaw will continue to serve in their roles as president of Enterprise’s Capital division and chief operating officer, respectively.
Enterprise says it has invested $64 billion since 1982 and has created roughly 1 million homes across all 50 states, Puerto Rico and the U.S. Virgin Islands.