Thinking of making the Tar Heel State your new home? North Carolina boasts stunning mountain ranges, beautiful beaches, and vibrant cities, making it a top destination for newcomers. Whether you’re browsing homes for sale in Raleigh, considering renting in Charlotte, or exploring houses for rent in Durham, here’s what you need to know before moving to North Carolina.
North Carolina at a glance
North Carolina stands out with its coastal charm and urban energy. From the serene shores of the Outer Banks to the lush greenery of the Great Smoky Mountains, the state has a diverse range of natural beauty and recreational opportunities. Its major cities like Raleigh, Charlotte, and Greensboro enhance its appeal, providing residents with easy access to world-class cultural events, dining, and job markets. North Carolina’s economy is robust, supported by thriving sectors such as biotechnology, finance, and information technology, with major corporations like Bank of America and Red Hat calling the state home.
The cultural landscape of North Carolina is equally rich, featuring historical landmarks like the Biltmore Estate and a diverse arts scene in towns such as Asheville and Chapel Hill. The state is known for its eclectic food culture, including renowned barbecue and distinctive regional specialties like Cheerwine and sweet tea. While the cost of living can be high in some areas, particularly near larger cities, more affordable places to live are available in towns like Jacksonville and Winston-Salem. Whether you’re drawn to its vibrant cities or tranquil countryside, North Carolina provides a multifaceted living experience.
1. North Carolina is divided into three distinct regions
The Coastal Plain, with its flat terrain and fertile soil, features charming beach towns like Wilmington and Morehead City, ideal for a coastal lifestyle. The Piedmont region, home to major cities such as Charlotte and Greensboro, provides urban amenities and suburban comfort. In contrast, the Appalachian Mountains in the west, with cities like Asheville and Boone, provide breathtaking mountain vistas, outdoor activities, and a cooler climate perfect for those who love nature.
2. The weather here is mild
North Carolina’s climate varies, but overall, it enjoys a mild and pleasant atmosphere. Coastal areas, such as Wilmington and Charleston, experience warm, humid summers with temperatures often reaching into the 80s and 90s (°F) and mild winters with temperatures rarely dropping below 40°F. The Piedmont region enjoys a balanced climate with summer temperatures in the 80s and 90s (°F) and cooler winters with temperatures averaging between 30°F and 50°F. In the mountain areas, temperatures drop significantly in winter, with averages often falling below 30°F and snowfall creating opportunities for skiing and snowboarding at resorts like Sugar Mountain and Beech Mountain.
Travel tip: Visit the Outer Banks in late spring or early fall to enjoy milder weather and fewer crowds while exploring the pristine beaches and historic lighthouses.
3. The Research Triangle is a major tech and research hub
The Research Triangle, consisting of Raleigh, Durham, and Chapel Hill, is a national leader in technology and research. This region hosts over 300 companies in tech, biotech, and pharmaceuticals, including global names like Cisco and GlaxoSmithKline. The presence of top universities like Duke and UNC-Chapel Hill fuels innovation and attracts talent from around the world, creating a dynamic and forward-thinking community.
4. North Carolina is known for its BBQ
The state’s barbecue culture is a source of pride and rivalry. Eastern North Carolina barbecue is celebrated for its vinegar-based sauce and whole-hog cooking, exemplified by legendary spots like the Skylight Inn. In contrast, the Western style, popular around Lexington, features a tomato-based sauce with a sweeter profile, with restaurants like Lexington Barbecue serving up hearty, flavorful dishes. Each region offers its own take on this Southern staple, making BBQ a true culinary adventure.
Insider scoop: Follow the North Carolina Barbecue Trail, a culinary road trip that guides you through the best barbecue joints across the state.
5. College basketball is big here
North Carolina’s passion for college basketball is unmatched. The fierce rivalry between the University of North Carolina Tar Heels and Duke Blue Devils generates a buzz that lasts all season. Games between these two teams are high-stakes events, drawing crowds and media attention from across the country. This basketball enthusiasm extends beyond just the college scene, with a deep-rooted culture of support and pride throughout the state.
6. North Carolina has some of the best craft beer in the nation
North Carolina’s craft beer scene is booming, with a multitude of breweries crafting diverse and innovative brews. Asheville, known as “Beer City USA,” has a concentration of breweries like Sierra Nevada and Wicked Weed, each offering unique and locally inspired beers. The state celebrates this thriving culture with events like the North Carolina Brewers and Music Festival, where you can sample a wide range of local brews while enjoying live music.
Insider scoop: Check out the Asheville Ale Trail, a self-guided tour that takes you through the city’s top breweries, featuring exclusive tastings and behind-the-scenes looks at how your favorite beers are made.
7. The cost of living is low here
The cost of living in North Carolina is notably lower than the national average, making it an attractive place to settle. Cities like Greensboro, offer affordable living, with median home sale prices around $295,000, significantly less than the national median of $442,479. In Charlotte, while slightly higher, the average rental rates for a two-bedroom apartment hover around $1,800 per month, which is quite reasonable compared to larger metropolitan areas like NYC or San Francisco. Additionally, towns such as Fayetteville provide even more budget-friendly options, ensuring that North Carolina caters to a variety of financial situations without compromising on quality of life.
If you’re planning to move to North Carolina, it’s important to weigh the pros and cons of living in the Tar Heel State to know what to expect.
8. You’ll need to prepare for hurricanes
North Carolina’s coastal regions are susceptible to hurricanes, with the hurricane season running from June to November. Residents should be prepared with an emergency kit, an evacuation plan, and a thorough understanding of local flood zones. Staying informed through local news and weather services during storm season is crucial to ensure safety and minimize risk during severe weather events.
9. The people are friendly
North Carolinians are renowned for their warmth and hospitality. Living in North Carolina, expect to be greeted with friendly smiles and a helpful attitude as you settle into your new community. Local customs include a strong sense of community and a welcoming spirit, making it easy to make new friendships and feel at home, whether you’re at a neighborhood BBQ or a local festival.
10. North Carolina is home to charming beach towns
North Carolina’s coastline is dotted with idyllic beach towns that offer a perfect mix of relaxation and adventure. The Outer Banks, renowned for its rugged beauty and historic lighthouses, includes attractions like the Roanoke Island Festival Park and the Cape Hatteras National Seashore. Here, you can explore unique maritime history and stunning natural landscapes. Further south, Wrightsville Beach offers wide sandy shores and a vibrant boardwalk perfect for water sports and seaside dining. These towns provide a blend of laid-back coastal living with distinct local charm, making them ideal for both unwinding and exploring.
Methodology
Population data sourced from the United States Census Bureau, while median home sale prices, average monthly rent, and data on affordable and largest cities are sourced from Redfin.
Looking to learn how to make money without a car? It might seem hard to make money without a car, but there are actually many ways to do it. You don’t need a vehicle to find opportunities that can earn you extra cash or even a full-time income. Whether you want to work from home…
Looking to learn how to make money without a car?
It might seem hard to make money without a car, but there are actually many ways to do it. You don’t need a vehicle to find opportunities that can earn you extra cash or even a full-time income.
Whether you want to work from home or find gigs in your neighborhood, there are plenty of options available to you.
Best Ways To Make Money Without a Car
Below are the best ways to make money without a car.
Here’s a quick summary of my favorites:
Best way to make money without a car by freelancing – Proofreading
Best way to make money without a car to work by yourself – Blogging
Best way to make money without a car for passive income – Selling printables
Best way to make money without a car for people who like numbers – Bookkeeping
1. Blogging
Blogging is a great way to make money without needing a car. You can write about topics you love and share your knowledge with others. All you need is a computer and an internet connection.
I started Making Sense of Cents in 2011, and I’ve made over $5,000,000 with my blog. I began my blog just to share my own money journey. At first, I didn’t even know people could make money from blogging or how to create a successful blog! I didn’t plan to make money with Making Sense of Cents, but after six months, I started earning from it.
And, it all started from home, where I didn’t need a car (and I still don’t need a car to do this job).
Starting a blog takes time and effort, but it can be very rewarding. Plus, you can do it all from the comfort of your home.
Learn more in my How To Start A Blog FREE Course. In this free course, I show you how to create a blog, from the technical side to earning your first income and getting pageviews.
2. Proofreader
Being a proofreader is a great way to make money without a car. You can do this from the comfort of your home. Many companies and individuals need proofreaders for their articles, books, and websites.
To start, you need a strong grasp of the English language (or whatever language you are proofreading in). Good attention to detail is also important. You don’t need a degree to become a proofreader, but it helps to know common style guides.
Proofreaders can make good money, and according to Salary.com, the average proofreader salary is $58,284 a year.
Proofreading is flexible. You can choose your own hours and work as much or as little as you want. This makes it a great side hustle or even a full-time job.
Learn more at 20 Best Online Proofreading Jobs For Beginners (Earn $40,000+ A Year).
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This free training teaches you how to start a proofreading side hustle (and how to earn $1,000+ per month!), even if you are brand new and don’t have any previous proofreading experience.
3. Sell printables on Etsy
Selling printables on Etsy is a great way to make money without needing a car. Printables are digital files like planners, calendars, art prints, and more.
Making printables on Etsy is a great idea because you only need to create one digital file per product. You can then sell that file as many times as you want.
Learn more at How I Make Money Selling Printables On Etsy.
Do you want to make money selling printables online? This free training will give you great ideas on what you can sell, how to get started, the costs, and how to make sales.
4. Dog walking
Dog walking is a fun way to make money without a car. You get to spend time with dogs and get some exercise too. Many people need help walking their dogs, especially if they have busy schedules.
There is a good chance that some of your neighbors within walking distance may need some help with their pets, and this is where you come in!
You can start by letting your neighbors know you are available. Put up flyers or post about your services in local online groups. Another great way to find clients is through dog walking apps like Rover and Wag that connect dog walkers with pet owners.
If you use an app like Rover, you can also offer pet sitting services. This can increase your earnings by taking care of pets overnight.
Dog walking usually pays between $15 and $25 per walk. If you walk several dogs in a day, it can add up quickly. For overnight stays, you might earn $25 to $70+ per day.
5. Freelance writing
Freelance writing is a great way to make money without a car. You can work from home or anywhere with an internet connection. All you need is a computer and some writing skills.
You can write blog posts, articles, or even social media content. Many companies need writers to create content for their websites and marketing materials.
Freelance writing lets you choose your own hours. You can work as much or as little as you want. This makes it a great option if you have other commitments like school or another job.
There are many websites where you can find freelance writing jobs. Examples include Upwork, Freelancer, and Fiverr. Some companies also hire writers directly through job postings on their websites.
I have been a freelance writer for years, and I think it’s a great way to earn income from home, without needing a car.
6. Virtual assistant
You can make good money by becoming a virtual assistant (VA). As a VA, you help clients with various tasks from your home.
Companies and busy professionals need help with things like managing emails and scheduling appointments. You can do this using just a computer and the internet.
Some VAs specialize in things like social media management. Others focus on tasks like data entry or customer service. You can choose what you want to do based on your strengths.
Working as a VA lets you set your own hours. You don’t need to commute anywhere since everything is done online, so this makes it perfect if you don’t have a car.
7. Online tutoring
Online tutoring is a great way to make money without needing a car. You can teach from the comfort of your own home and set your own schedule. There are many websites where you can sign up and start tutoring students in different subjects.
All you need is a computer and an internet connection. Tutor Me Education, for example, connects you with students looking for help in over 200 subjects. You create a profile, and students reach out to you.
If you enjoy teaching, this can be a fun and rewarding way to earn money. It’s also flexible, so you can work as much or as little as you want. This makes it easy to fit tutoring into your busy life.
Some tutoring platforms might require you to have some qualifications, but many are open to anyone with knowledge in a particular area. This means almost anyone can become a tutor and start making money.
8. Selling print-on-demand products
Selling print-on-demand products is a great way to make money without needing a car. You can create your own designs for T-shirts, mugs, and more. Once a customer orders, the product is made and shipped directly to them.
You don’t need to handle any physical inventory. This means you can work from home and all you need is an internet connection and some creative ideas.
Platforms like Etsy, Amazon, and Shopify make it easier to sell your print-on-demand products. They connect you to millions of potential buyers. You can also use services like Printify and Printful to help produce and ship your items.
Starting your own print-on-demand business involves little upfront cost. You only pay for the production of the item when a sale is made, so this reduces your financial risk significantly.
9. Graphic design
If you love art and design, graphic design can be a great way to make money. You don’t need a car for this job because you can do all your work from a computer at home.
Many businesses need logos, social media graphics, and other visual content.
You can find clients on platforms like Fiverr and Upwork, and you can start with small projects to build your portfolio. Once you have a few happy clients, you can charge more for your work.
10. Data entry
Data entry is a simple way to make money from home. You don’t need a car, and you can work in your pajamas (amazing, right?!).
Data entry workers type information into computer systems. Companies need people to enter data accurately and quickly, and this could be anything from names and addresses to inventory numbers.
These jobs can pay anywhere from $12 to $25+ per hour. The pay depends on the company and the complexity of the task.
Data entry is a flexible job. You can often set your own hours and work when it’s convenient for you.
While it may not be the most exciting job, it’s straightforward and doesn’t require a lot of training. This makes it a good option if you need to earn some extra cash.
11. Transcription services
Transcription work is a great way to earn money from home. You listen to audio files and type what you hear. Many companies hire beginners, so experience isn’t always necessary.
The pay varies, usually from $5 to $25 per audio hour.
Working as a transcriptionist can be flexible. You pick the hours you want to work, so this makes it easier to fit into your schedule.
Make sure you meet the typing speed requirements. Most companies look for accuracy and speed. Start practicing if you need to improve in these areas.
Learn more at 18 Best Online Transcription Jobs For Beginners To Make $2,000 Monthly.
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In this free training, you will learn what transcription is, why it’s a highly in-demand skill, who hires transcriptionists, how to become a transcriptionist, and more.
12. Dropshipping
Dropshipping is a great way to make money without a car. You don’t need to buy any stock up front. When a customer buys from your online store, you order the product from a supplier who ships it directly to them.
To start, find a popular product that people want. Use free tools like Google Trends to see what’s in demand. You could sell anything from phone accessories to pet supplies.
Dropshipping allows you to run a business from anywhere. All you need is a computer and internet. It’s perfect if you don’t have a car.
13. Affiliate marketing
Affiliate marketing is a great way to make money without a car. You can do it right from home or anywhere with an internet connection.
In affiliate marketing, you promote products or services for companies. When someone buys through your referral link, you earn a commission.
It does take time and effort to be successful. You’ll need to create content, like blog posts or social media posts, to share your affiliate links.
You could promote anything from clothes to electronics to digital products like ebooks or courses. Pick something you like and know about to make it easier.
For me, I have been doing affiliate marketing for years, and I think it’s a great way to make money at home without a car.
Learn more at Affiliate Marketing Tips For Bloggers – Free eBook.
14. Get roommates
Rent can be really expensive. If you want to save money or even make some extra, getting roommates can help.
When you share your place with others, you split the rent and utility bills. This makes living costs lower for everyone.
Finding roommates isn’t hard. You can ask friends or use sites like Facebook or Craigslist. Of course, you’ll want to make sure to choose people you get along with well.
15. Answer surveys
Answering surveys is an easy way to make some extra money without needing a car. Many market research companies want to know what you think about their products or services. They will pay you for your opinions in PayPal cash or free gift cards.
Each survey can take anywhere from a few minutes to half an hour. While you won’t become rich, it’s a simple and flexible way to make a small but steady income on the side. Even earning a few dollars here and there can add up.
The survey companies I recommend signing up for include:
American Consumer Opinion
Survey Junkie
Swagbucks
InboxDollars
Branded Surveys
Prime Opinion
Five Surveys
PrizeRebel
Pinecone Research
I have been answering surveys for years, and I have always liked how I can answer them at home without having to go anywhere. That makes it very easy!
16. Make money on YouTube
Starting a YouTube channel is a popular way to make money online, especially if you don’t have a car. You can record videos with your phone or camera, and you don’t need much else to get started.
You can make a YouTube channel about many different topics like money, home, travel, toys, pets, and more. There’s a YouTube channel for almost everything, and there’s still room for more!
In your YouTube videos, you can add links to products you recommend, earn money from ads that play during your videos, get paid by brands to show their products, and even sell your own items.
Recommended reading: How Much Do YouTubers Make?
17. Mow lawns in your neighborhood
Mowing lawns in your neighborhood can be a great way to make extra money without needing a car. Many people need help keeping their lawns neat, such as older adults or busy families.
To get started, you really only need basic lawn care equipment, like a mower and trimmer.
Next, spread the word about your lawn care services. Talk to your neighbors, put up flyers, or post on community boards online.
18. Deliver food on a bike
Not all food deliveries are by car – plenty can be done by bike, depending on where you live! Thanks to today’s gig economy, you have plenty of options depending on where you live.
If you live in a city, delivering food on a bike is a great way to make money part-time as a side gig or even full-time. You can work for companies like Uber Eats, Instacart (this is for grocery shopping delivery), or Postmates. These apps allow you to deliver by bike in many cities.
Biking means you don’t spend money on gas or car maintenance. Plus, it’s good exercise. You can even do food delivery by e-bike or scooter if you prefer.
Note: You do still have to do a background check, even though you won’t be driving and won’t have to use a driver’s license.
19. Babysit
Babysitting is a great way to make money if you don’t have a car. You can choose when you’re available, making it easy to fit around your schedule.
Lots of families need someone to watch their kids while they’re at work or out for the evening, such as your neighbors.
You can offer your help to neighbors, friends, and family members.
You might need to get CPR certified, but it’s worth it. Parents will feel better knowing their kids are in safe hands (plus, you’ll feel better too about watching someone else and feel more prepared).
20. Play game apps
You can make money by playing game apps on your phone. There are lots of apps out there that pay you to play games. Some popular choices include apps like Solitaire Cash and other game apps where you get paid for playing and watching ads.
These game apps can be fun and a good way to earn a little extra cash. You usually earn small amounts of money or rewards that you can cash out later. Still, it’s important to know that it’s not a way to get rich quickly.
Here’s a quick list of the top game apps that pay real cash:
KashKick
Swagbucks
InboxDollars
Freecash
21. Virtual bookkeeper
You can make money from home as a virtual bookkeeper. This job involves keeping track of finances for businesses.
All you need is a computer and internet access. You can work for one company or offer your services to multiple clients.
Before you skip this because you think you’re not qualified, you should know that you don’t need to be an accountant, have any previous experience, or even have a bachelor’s degree.
Virtual bookkeepers can earn a good hourly rate and often have the freedom to set their schedules. This can be a great option if you need flexibility in your work life.
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This free training will show you how to start a profitable bookkeeping side-hustle in the next 30 days—even if you have no prior experience!
22. Voice over acting
Voice-over acting is a fun way to make money from home. You use your voice to bring characters to life or narrate commercials and videos. It’s a great job if you’re good at reading aloud and can deliver lines clearly.
You don’t need a fancy setup to start. A decent microphone and free software can get you going. Many websites connect you with clients looking for voice talent.
You might work on video games, cartoons, audiobooks, or even ads. Each job can pay differently, so you can find ones that fit your schedule and skills.
Voice-over acting can be both fun and profitable. It’s a flexible way to make money without needing a car. Plus, you can do it all from the comfort of your home.
Learn more at How To Become A Voice Over Actor And Work From Anywhere.
23. Write book reviews
You can make extra money by writing book reviews from home. This is perfect if you love reading.
Authors and publishers appreciate your honest reviews because they help other readers decide what to read. These reviews are fun for readers and helpful for everyone.
Here are some websites where you can earn money by writing book reviews:
OnlineBookClub.org – They give you free books at first. After your first review, you can earn $5 to $60 per review.
Kirkus Media – They need reviewers for English and Spanish books. Reviews are about 350 words and due two weeks after you get the book.
The US Review of Books – They hire freelance writers for 250- to 300-word reviews that provide insights into the book. You need to submit a resume, writing samples, and references.
Reedsy Discovery – You can review books before they are published and earn tips from readers, usually $1 to $5 per review. This helps new books become more popular.
Learn more at 16 Best Ways To Get Paid To Read Books.
Frequently Asked Questions
You don’t need a car to make money. There are many ways to earn, whether from home, on foot, or on a bike. Here are some common questions and answers about how to make money without a car.
How can I make money if I don’t have a car?
You can make money by blogging, proofreading documents, or selling printables on Etsy. You can also offer services like dog walking. If you enjoy writing, freelance writing could be a good fit too. Many of these can be done from the comfort of your home or in your neighborhood within walking distance.
What kind of jobs can you do from home with no car or computer?
Without a computer, you can still find jobs like phone-based customer service or tutoring over the phone or by having your clients come to your home. Selling craft items or handmade goods can also be done from home. Some people even make money as virtual assistants using only their smartphones.
How can a college student make extra cash without having a vehicle?
Many college students don’t bring a car to college, and if that’s you, you may be wondering how you can make money. College students can babysit, tutor younger students, or work as a resident advisor at their college. Selling old textbooks and clothes can also bring in extra cash.
What are some delivery jobs with no car required?
For delivery jobs, you can use a bike or scooter. Platforms like DoorDash allow deliveries by bike in certain areas. Restaurants and local stores sometimes hire walkers or bikers to deliver goods too, but this is more common in big cities (like New York City or Chicago).
What to do with no money and no car?
If you have no money and no car, I recommend starting by looking for gigs that don’t require any investment, like babysitting or dog walking. Answering paid online surveys or signing up for cash back apps can also help you earn some spare cash. You can also offer to run errands or clean houses for neighbors for some quick cash, or even host a garage sale.
What to do if you need a job but have no transportation?
If you need a job but you have no transportation, then I recommend finding a work-from-home job like transcribing, virtual assisting, or data entry. If you want an in-person job but don’t have transportation, then you may need to look into your public transportation options, car sharing in your area, finding a shuttle service, using a rideshare app (like Uber or Lyft), or carpooling.
How To Make Money Without a Car – Summary
I hope you enjoyed this article on how to make money without a car.
There are many ways to make money without a car such as with online jobs like proofreading, blogging, selling printables, and bookkeeping. And, there are also ways to make money in person without a car, such as dog walking, tutoring, delivering food by bike, and mowing lawns.
What do you think is the best way to make money without a car?
I got active on Twitter over the past year and change and to my surprise (not sure why it’s surprising really), encountered lots of housing bears on the platform.
Many were/still are convinced that the next housing crash is right around the corner.
The reasons vary, whether it’s an Airbnbust, a high share of investor purchases, high mortgage rates, a lack of affordability, low home sales volume, rising inventory, etc. etc.
And the reasons seem to change as each year goes on, all without a housing crash…
So, now that we’re halfway through 2024, the obvious next question is will the housing market crash in 2025? Next year’s got to be the year, right?
But First, What Is a Housing Crash?
The phrase “housing crash” is a subjective one, with no real clear definition agreed to by all.
For some, it’s 2008 all over again. Cascading home price declines nationwide, millions of mortgage defaults, short sales, foreclosures, and so on.
For others, it might just be a sizable decline in home prices. But how much? And where?
Are we talking about national home prices or regional prices? A certain metro, state, or the nation at large?
Personally, I don’t think it’s a crash simply because home prices go down. Though it is a pretty uncommon occurrence to see nominal (non-inflation adjusted) prices fall.
Over the past few years, we’ve already experienced so-called home price corrections, where prices fell by 10%.
In 2022, we were apparently in a housing correction, defined as a drop in price of 10% or more, but not more than 20%.
Ostensibly, this means a drop of 20%+ is something much worse, perhaps a true housing crash.
But you have to look at the associated damage. If home prices fall 20% and there aren’t many distressed sales, is it still a crash?
Some might argue that there’s simply no other outcome if prices fall that much. And maybe they’d be right. The point is a crash needs to have major consequences.
If Homeowner Joe sells his home for $500,000 instead of $600,000, it’s not necessarily a disaster if he bought it for $300,000 a few years earlier.
He’s not happy about it, obviously, but it’s not a problem if he can still sell via traditional channels and even bank a tidy profit.
Of course, this means others who had to sell wouldn’t be so lucky, since their purchase price would likely be higher.
Still, this hinges on a major decline in prices, which historically is uncommon outside of the Global Financial Crisis (GFC).
Stop Comparing Now to 2008
One thing I see a lot is housing bears comparing today to 2008. It seems to be the go-to move in the doomer playbook.
I get it, it’s the most recent example and thus feels the most relevant. But if you weren’t there, and didn’t live it, you simply can’t understand it.
And if you weren’t, it’s hard to distinguish that time from now. But if you were, it’s clear as day.
There are myriad differences, even though they’re quick to mock those who say “this time is different.”
I could go on all day about it, but it’s best to focus on some main points.
At the moment, housing affordability is poor thanks to a combination of high home prices and equally high mortgage rates, as seen in the chart above from ICE.
Despite a big rise in prices over the past decade, the high mortgage rates have done little to slow down the party.
Yes, the rate of home price appreciation has slowed, but given the fact that mortgage rates rose from sub-3% to 8% in less than two years, you’d expect a lot worse.
It’s just that there’s really no correlation between home prices and mortgage rates. They can go up together, down together, or move in opposite directions.
Now, proponents of a housing crash often point to buying conditions right now. It’s a horrible time to buy a house from a payment-to-income perspective. I don’t necessarily disagree (it’s very expensive).
But that completely ignores the existing homeowner pool. And by doing so, it’s a totally different thesis.
You can say it’s a bad time to buy but that the average homeowner is in great shape. These statements can coexist, even though everyone wants you to take one side or the other.
Look at the Entire Homeowner Universe
To put this perspective, consider the many millions of existing homeowners coupled with prospective home buyers.
Your average homeowner today has a 30-year fixed-rate mortgage set somewhere between 2-4%.
In addition, most purchased their properties prior to 2022, when home prices were a lot lower.
So your typical homeowner has a rock-bottom interest rate and a relatively small loan amount, collectively a very attractive monthly payment.
To make matters even better for the foundation of the housing market, which is existing homeowners, most have very low loan-to-value ratios (LTVs).
They’ve also got boring old 30-year fixed-rate loans, not option ARMs or some other crazy loan program that wasn’t sustainable, as we found out quickly in 2008.
These homeowners also haven’t tapped their equity nearly as much as homeowners did in the early 2000s, despite home equity being at record high levels (see above).
This is partially because banks and mortgage lenders are a lot stricter today. And partially because of mortgage rate lock-in. They don’t want to give up their low mortgage rate.
In other words, the low mortgage rate not only makes their payment cheap, it also deters taking on more debt! And more of each payment pays down principal. So these loans (and their borrowers) become less and less risky.
Some have turned to home equity loans and HELOCs, but again, these loans are much more restrictive, typically maxing out at 80% combined loan-to-value (CLTV).
In 2006, your typical homeowner did a cash-out refinance to 100% CLTV (no equity left!) while new home buyers were coming in with zero down payment as home prices hit record highs.
Take a moment to think about that. If that’s not bad enough, consider the mortgage underwriting at that time. Stated income, no doc, you name it.
So you had virtually all homeowners fully levered along with a complete lack of sound underwriting.
Slumping Home Sales in the Face of Poor Affordability Is Actually Healthy
That brings us to home sales, which have slumped since the high mortgage rates took hold. This is normal because reduced affordability leads to fewer transactions.
The worry is when this happens supply could outpace demand, resulting in home price declines.
Instead, we’ve seen low demand meet low supply in most metros, resulting in rising home prices, albeit at a slower clip.
While housing bears might argue that falling volume signals a crash, it’s really just evidence that it’s hard to afford a home today.
And the same shenanigans seen in the early 2000s to stretch into a home you can’t afford don’t fly anymore. You actually need to be properly qualified for a mortgage in 2024!
If lenders had the same risk tolerance they had back in 2006, the home sales would keep flowing in spite of 7-8% mortgage rates. And prices would move ever higher.
That spike in home sales in the early 2000s, seen in the chart above from Trading Economics, shouldn’t have happened. Fortunately, it’s not happening now.
At the same time, existing homeowners would be pulling cash out in droves, adding even more risk to an already risky housing market.
Instead, sales have slowed and prices have moderated in many markets. Meanwhile, existing owners are sitting tight and paying down their boring 30-year fixed mortgages.
And with any luck, we’ll see more balance between buyers and sellers in the housing market in 2025 and beyond.
More for-sale inventory at prices people can afford, without a crash due to toxic financing like what we saw in the prior cycle.
Before creating this site, I worked as an account executive for a wholesale mortgage lender in Los Angeles. My hands-on experience in the early 2000s inspired me to begin writing about mortgages 18 years ago to help prospective (and existing) home buyers better navigate the home loan process. Follow me on Twitter for hot takes.
Do you want to learn how to start a print-on-demand business? Print-on-demand businesses allow you to create and sell custom products like t-shirts, mugs, and phone cases without needing to store any inventory. Today, I have a great interview to share with you all about this business idea. It’s with Jessica Roop, who has had…
Do you want to learn how to start a print-on-demand business?
Print-on-demand businesses allow you to create and sell custom products like t-shirts, mugs, and phone cases without needing to store any inventory.
Today, I have a great interview to share with you all about this business idea.
It’s with Jessica Roop, who has had a print-on-demand side hustle for a couple of years. She’s been designing and selling her own products, and she recently launched a course on the subject I Love Print on Demand.
She profits around $500 and $1,500 per month with her print-on-demand side hustle. She has made over 6,000 print-on-demand product sales too!
In this interview, I ask Jessica questions about how to start a print-on-demand business from home.
So, if you are interested in starting a flexible and in-demand side hustle, I ask her questions you may be wondering about, like:
What is print-on-demand? How does print-on-demand work?
What are print-on-demand items a person can sell?
How much can a new person make selling print-on-demand?
How much does it cost to start and run a print-on-demand business?
Can someone with no tech skills start a print-on-demand business?
Today’s interview will help you get started on your path to becoming a successful print-on-demand entrepreneur.
I recommend signing up for the freebie 17 Hot-Selling Print-on-Demand Products That Can Pay for Your Next Vacation and More! to learn more.
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This freebie will teach you about print-on-demand as well as give you a list of 17 hot-selling products you can sell via print on demand.
How To Start a Print-On-Demand Business
Below is the interview all about how to start a print-on-demand business.
1. Please give us a little background on yourself and how you got started with a print-on-demand business. How much do you earn monthly from print-on-demand?
Hi! I’m Jessica. I’ve worked full-time online since 2017, doing everything from food blogging to offering virtual assistant services.
In 2020, like many of us, I found myself with some extra time on my hands because of COVID. In my free time, I became a little obsessed with how well e-commerce was doing, so I decided it would be a good side hustle to pursue. In 2021, I started planning my e-commerce business with an early 2022 launch. I was so excited!
I wish I could say that this was the beginning of my print-on-demand journey, but unfortunately, I dove into e-commerce the hard way: I started an online gift company that carried physical inventory.
Seeing as I live in a 692-square-foot apartment, this did not turn out to be a great idea. Plus, I completely underestimated how long it would take to pull products, package them, print shipping labels, and take boxes to the post office. It was exhausting, and my fun little e-commerce “side hustle” became a nightmare.
One day, print-on-demand randomly popped into my head, probably out of complete desperation!
A few years prior, I had created a few print-on-demand products after hearing about the idea somewhere. I never took selling the products I designed seriously, but the idea suddenly sounded intriguing. It would solve all of my problems because I wouldn’t have to carry any inventory and wouldn’t have to pack, package, or ship anything.
I launched my first print-on-demand product on Etsy in May 2022 and quickly had a best-selling product on my hands. I was hooked and haven’t looked back since!
My profit averages between $500 and $1,500 per month. I’m pretty busy with my “day job” income streams, so print-on-demand has always been a side hustle for me. It’s a super fun creative outlet and a great way to generate extra cash every month.
2. What is print-on-demand? How does print-on-demand work?
At its core, print-on-demand means that products are produced “on demand,” meaning they aren’t produced until an order comes through. For example, a design isn’t printed on a blank mug until a customer orders it.
Print-on-demand has evolved into a term for a business model where regular people can team up with a print-on-demand production partner and sell a wide variety of products without ever holding physical inventory or doing any of the fulfillment.
Let’s say you sell on Etsy like I do. Here’s how the process would look for you:
You create a digital design file (much easier than it sounds; some of my best sellers are text-only designs!) and upload it to your production partner’s site; in this example, let’s say you’ve designed a t-shirt
You list your t-shirt for sale on Etsy
A buyer finds your t-shirt, loves it, and purchases it
The order is sent to your production partner, and you click a button to confirm the order
Your production partner prints your digital design file on a t-shirt in the customer’s preferred size, packages it, prints a shipping label, and sends it off to your customer
Your production partner uploads the tracking information to Etsy and marks the order as complete
That’s it! Etsy pays you (minus transaction fees), and you pay your production partner. You pocket the difference, typically about 30% of the price you listed it for on Etsy. Your customer pays 100% of the shipping costs.
As you can see, at no point during this process do you hold a physical item in your hands. Your production partner takes care of all of it for you.
Here’s a print-on-demand product example.
3. What are print-on-demand items a person can sell?
Pretty much anything! Although I don’t have any exact figures, I’d say there are thousands of different products available for print-on-demand.
Every production partner offers something different, and the vast majority of production partners are adding new products all the time. And within each product category, there are often many different variations. For example, there isn’t just one type of mug out there – there are different sizes, different shapes, different colors, different materials.
Here are just a few of the products available for print-on-demand:
Mugs
Tumblers
T-shirts
Sweatshirts
Tote bags
Makeup bags
Wall art
Blankets
Desk mats
Cell phone cases
Ornaments
Bumper stickers
Jigsaw puzzles
Pet bowls
Can coolers
If you can dream it, it’s probably available!
4. How much can a new person make selling print-on-demand?
As long as you dedicate yourself to the process, making ~$500/month in profit on Etsy within the first 3-6 months is possible.
I started making that amount only about a month in, but I was lucky to have a best-selling product very quickly. That wasn’t my intention (I was just excited to get a single sale!), but I just happened to release a product that really spoke to people.
After that initial start-up period, for a part-time effort on Etsy, $500 to $1,500 a month in profit is totally doable. For a full-time effort on Etsy, $40,000 to $70,000 a year in profit is achievable.
You probably noticed that I’m saying on Etsy. If you create your own store (Shopify is a popular platform for self-hosting) and start doing a lot of paid ads and/or social media, you can scale a lot higher. There are people making multi-six figures a year in profit!
5. How much does it cost to start and run a print-on-demand business?
If you’re starting your shop on Etsy like I did, here is a general overview of costs:
Etsy (sales platform): $0.20 per new item listing, plus transaction fees of 6.5% after you make a sale
Creative Fabrica (to source fonts and images to use on designs): $3.99/month
Printify (production partner): No subscription fee, although they do offer a Premium plan for $24.99/month that allows you to purchase the products cheaper (highly recommended if you start making more than ten sales a month)
*Some people use Canva, but I’ve found that Adobe Illustrator makes it easier to produce quality designs. That said, Canva is making improvements all the time, so switching over will hopefully be possible eventually!
6. What do you like about print-on-demand? Is it worth it?
I like to joke that I’m a mix of highly motivated and highly lazy, and I’ve found that print-on-demand, especially on Etsy, is perfect for someone like me!
I love that I can publish as many product designs as I want with minimal effort and minimal risk. If something doesn’t work out, it’s no big deal… I can just move on to the next product. After seeing the other side of things with an inventory-based business, print-on-demand is so easy and super low-stress.
I’ve also come to really love the creative process of designing new products. I’ve spent my whole life feeling like I’m not creative, but print-on-demand has ignited a creative flame in me that I didn’t know existed. My designs are pretty basic, but sometimes I’ll spend hours designing products without even realizing time is passing.
It’s 110% worth it. It’s such a fun hobby – one that makes me money! Print-on-demand is a great way to fund vacations, home improvements, “me time” things (like time at the spa), and to pay off bills. Plus, if taking it full-time is your goal, that’s doable as well.
7. How does a person get customers for print-on-demand?
I highly recommend starting with Etsy because they have a built-in customer base. Etsy has about 92 million active buyers globally, so the potential is enormous! People don’t go to Etsy for any other reason than to purchase something, so you can be laser-focused on acquiring customers.
Like many online platforms, Etsy heavily relies on SEO for listings, so as long as you optimize your listings for their search engine, they can be found by potential buyers.
Etsy is the “easy button” for print-on-demand customers, but there are other ways to get customers, namely organic social media and paid social media (ads). For these methods, instead of hosting your products on Etsy, you would likely have your own online store through platforms like Shopify, Wix, Woocommerce, etc.
TikTok Shops are also becoming popular ways for print-on-demand sellers to reach customers. With a TikTok Shop, you sell directly on the app, and customers can purchase directly on the app, so you don’t need to have a separate store somewhere.
TikTok has strict rules for selling through its shops, including the maximum number of days that can pass before the product is shipped to the customer. This used to be a barrier to entry for print-on-demand since some products can take a little while to be fulfilled (because they need to be printed before they’re shipped), but now more production partners are making sure their products are shipped within TikTok’s timelines.
8. Can someone with no tech skills do this?
Yes! You don’t have to be super tech-savvy to start; you just have to be open to learning new skills. People of all tech levels can be successful with print-on-demand.
Even when it comes to graphic design, you don’t have to be skilled. As I mentioned before, some of my best-selling designs are text-only! Plus, with an inexpensive subscription to a place like Creative Fabrica, you can source millions of images and fonts to use in your designs.
9. Which is the best print-on-demand platform?
I use Printify and love it.
The two biggest players in print-on-demand are Printify and Printful, and I decided to go with Printify because I preferred their pricing structure and product selection. They have been fantastic and I have zero regrets!
10. Can you list the steps needed to get started selling print-on-demand?
If you choose to go the Etsy route, here’s what you need to do:
Set up a Printify account
Sign up for Creative Fabrica or a similar site to source fonts and images
Choose a product or two to start with on Printify (mugs are always a good choice) and download the design templates
Download Adobe Illustrator, open the design templates, and start designing
Upload your designs to Printify
Open an Etsy account and connect Printify to Etsy
Upload your products to Etsy
Start selling!
This is just a general overview, of course. There are other important pieces of the puzzle like researching niches, choosing from different design styles, and crafting your Etsy listings in the right way so they show up in Etsy results.
11. Can you tell me more about the course you have?
I Love Print on Demand is the course I wish I had when I started my print-on-demand journey.
With it, you will set up your print-on-demand business for success from day one so you can skip the stress and start making money faster!
I honestly had no clue what I was doing when I started, and it’s a total miracle I figured out the eight steps listed above, let alone any of the other moving pieces and parts. It was a slow learning process for me, and I made a lot of mistakes at the beginning, which was a pretty stressful experience.
When I created my course, I thought about all of the questions I had and all of the things that slowed me down and then created a course that addressed all of those aspects.
I also made sure to keep it simple by narrowing the focus to the top three products that sell best for me. Print-on-demand can be a little like the Cheesecake Factory menu—there are so many product options, and you can easily get overwhelmed! It’s okay to branch out to other products later, but I keep you laser-focused so you focus on what works right from the beginning.
If you’re interested, you can check out my I Love Print on Demand course here.
You can also sign up for my free ebook, 17 Hot-Selling Print-on-Demand Products That Can Pay for Your Next Vacation and More!, here.
Do you want to learn how to start a print-on-demand business? What would you sell?
Note from Making Sense of Cents: I hope you enjoyed this helpful article on how to start your own POD business. There are many marketplace and ecommerce platforms (your supplier who does your order fulfillment) that you can get started with, as you learned above. And, there are many unique designs that you can sell to stand apart from the crowd. I have bought many items (a wide range of products such as apparel, accessories, and home decor) from POD businesses over the years, and I expect this to continue for myself and many others for the future. There are many ways to grow a print-on-demand business too (such as Facebook, Instagram, and even YouTube), so that can help you to make more money and maybe even increase your profit margins. I hope you see lots of success!
Welcome to the vibrant city of Oakland, where the rich cultural diversity and stunning natural beauty come together to create a truly unique urban experience. From the bustling waterfront to the serene redwood forests, Oakland offers a little something for everyone. So whether you’re looking for an apartment in downtown Oakland or an apartment in Rockridge, you’ve come to the right place. In this ApartmentGuide article, we’ll cut to the chase, breaking down the pros and cons of living in Oakland. Let’s get started and see what awaits in this diverse city.
Fast facts about living in Oakland
Population: Approximately 430,000 residents
Average rent: $2,355 per month for a one-bedroom apartment
Median home sale price: $895,000
Public transit: Bay Area Rapid Transit (BART), AC Transit buses, and ferries
Public parks: Over 130 parks and green spaces for recreation and relaxation
Annual tourists: Approximately 3.5 million visitors each year
Restaurants: Over 1,000, offering a variety of cuisines from around the world
1. Pro: Rich cultural scene
Oakland offers a vibrant cultural scene, with numerous museums, galleries, and theaters. The city is home to the Oakland Museum of California, which showcases the state’s art, history, and natural sciences. Additionally, the Fox Theater and the Paramount Theatre host a variety of concerts, performances, and events throughout the year. The city’s diverse population contributes to a rich tapestry of cultural festivals and events, such as Art + Soul Oakland and the Eat Real Festival, offering residents ample opportunities for artistic and cultural engagement.
2. Con: High cost of living
Housing costs in Oakland are relatively high, with the median sale price for a home in Oakland around $895,000 and the average rent for a one-bedroom apartment in Oakland about $2,355 per month. These housing costs are 87% higher than the national average, making it challenging for many people to afford living in the city.
The high cost of living extends beyond just housing. Overall, the cost of living in Oakland is about 40% higher than the national average. Utilities are 40% more expensive, groceries are 17% higher, transportation costs are 33% above average, and healthcare costs are 21% more. These increased expenses in multiple areas can significantly impact residents’ budgets, requiring careful financial planning to manage effectively.
3. Pro: Strong job market and innovation hub
Oakland has a robust and diverse job market, particularly in the technology, healthcare, and education sectors. The city’s proximity to Silicon Valley and San Francisco provides additional job opportunities, and its more affordable commercial real estate has attracted a growing number of tech companies and startups. This environment fosters a spirit of innovation and entrepreneurship, providing numerous opportunities for networking and career advancement in the tech industry.
Major employers in the area include Kaiser Permanente, Clorox, and the Port of Oakland. The presence of these companies, along with a thriving startup scene, contributes to the city’s economic stability and offers a wide range of career opportunities.
Top employers in Oakland
Blue Shield of California
Sutter Health
Pixar Animation Studios
Southwest Airlines
Alameda Health System
4. Pro: Outdoor recreational activities
Oakland offers a wide range of outdoor recreational activities, thanks to its extensive park system and proximity to natural attractions like the East Bay Hills and the San Francisco Bay. Residents can enjoy hiking, biking, kayaking, and picnicking in the numerous parks and natural areas. The city’s mild climate allows for year-round enjoyment of these activities.
Popular outdoor spots in Oakland
Lake Merritt
Joaquin Miller Park
Redwood Regional Park
Temescal Regional Recreation Area
Middle Harbor Shoreline Park
5. Con: Traffic and parking
Oakland, like many urban areas, experiences traffic congestion and limited parking options. The city’s layout and infrastructure can make driving challenging, and finding parking can be difficult and expensive, especially in popular neighborhoods and downtown. Public transportation, biking, and walking are popular alternatives, but residents who rely on cars may find the traffic and parking situation frustrating. Investing in a parking spot or using car-sharing services can help mitigate some of these challenges.
6. Pro: Culinary diversity
Oakland features a diverse culinary scene, with a wide range of restaurants offering cuisines from around the world. From high-end dining establishments and historic seafood restaurants to food trucks and ethnic eateries in neighborhoods like Chinatown and Fruitvale, the city has something to satisfy every palate. Food festivals, such as Eat Real Festival and Oakland Restaurant Week, showcase the city’s culinary creativity and provide opportunities for residents to explore new flavors.
Popular restaurants in Oakland
Commis
Brown Sugar Kitchen
Homeroom
Sobo Ramen
Drake’s Dealership
7. Con: Earthquake risk
Oakland is located near several major fault lines, making it prone to earthquakes. While the city has implemented stringent building codes and preparedness measures to mitigate the impact of seismic activity, the risk of earthquakes remains a significant concern for residents. Homeowners and renters are encouraged to have earthquake insurance and to be prepared with emergency kits and plans. This natural disaster risk is an important factor to consider when deciding to live in Oakland.
8. Pro: Public transportation
Oakland has a well-developed public transportation system, making it easy for residents to get around without a car. Bay Area Rapid Transit (BART) connects Oakland to San Francisco, Berkeley, and other parts of the Bay Area. AC Transit provides extensive bus services, and ferries offer a scenic commute across the bay. Ride-sharing services like Uber and Lyft are also widely available. Oakland has a transit score of 57, a walk score of 75, and a bike score of 65, reflecting the city’s good infrastructure for public transit, walking, and biking.
9. Pro: Strong sense of community
Oakland is known for its strong sense of community and civic engagement. Residents are often involved in neighborhood associations, community events, and local initiatives that promote a sense of belonging and collaboration. The city’s diverse neighborhoods, such as Rockridge, Montclair, and Fruitvale, each have their own unique character and charm, fostering tight-knit communities where residents support one another. This strong community spirit enhances the quality of life and makes Oakland a welcoming place to live.
10. Pro: Vibrant arts scene
Oakland features a vibrant arts scene, with numerous galleries, studios, and performance spaces. The city is home to the Oakland Art Murmur, a monthly event that showcases local artists and galleries, and the First Fridays street festival, which features live music, food vendors, and art installations. Additionally, Oakland’s cultural diversity is reflected in its many community arts programs and events, offering residents ample opportunities to engage with the arts and express their creativity.
By now you’ve heard the news. President Biden dropped out of the 2024 presidential race and paved the way for current VP Kamala Harris to run in his place.
That was big news that shook up the election overnight, and now there is a renewed focus on Harris, including her financial disclosures.
The WSJ ran a story today about how she manages her money, pointing out her penchant for index funds and her ultra-low rate 2.625% mortgage.
I dug a little deeper to see what kind of mortgage she had, along with when and where she got it.
And it turns out it’s an adjustable-rate mortgage, which we all know aren’t for the faint of heart.
Kamala Seems to Really Love the 7-Year ARM
With regard to that 2.625% mortgage Kamala Harris holds, it turns out it’s a 7-year adjustable-rate mortgage (ARM).
This is a popular type of ARM these days because it provides 84 months of interest rate stability before the first adjustment.
In that respect, homeowners can take one out and not worry about their rate increasing for many years.
And in the meantime, either sell their property or refinance the mortgage if need be.
Harris obtained her latest mortgage in 2020 and was able to get a very low interest rate set at 2.625% until the year 2027.
It’s unclear what the exact loan amount is, but it was revealed to be somewhere between $1,000,000 and $5,000,000.
We also know that the lender in question is Wells Fargo, which has had its share of controversies over the past decade, including improper mortgage lock fees.
What’s even more interesting is this isn’t Harris’ first 7-year ARM. A prior financial disclosure revealed that she took out the same type of loan in 2016 as well.
It featured the same exact mortgage rate, 2.625%. And you guessed it, also came from San Francisco-based bank Wells Fargo.
But wait, there’s more! If we go back to 2012, she took out another 7/1 ARM set at an even lower 2.5%.
In total, that’s three 7-year ARMs in a row dating back about 12 years. Based on that timing, you’d expect a fourth around now, but mortgage rates are no longer cheap.
Unfortunately, a typical 7-year ARM might now go for closer to 5% or higher, making it a pretty terrible deal. So until rates improve, she’ll likely be holding onto the 2020 loan.
She’s Got Another Three Years to Figure Out Her Next Move
It’s not uncommon for homeowners to take out ARMs and refinance them over and over into new ARMs.
The logic is that an ARM is typically cheaper than a fixed-rate mortgage, and if you refinance it before it becomes adjustable, you get the upside (lower rate) without any of the downside (higher rate adjustment).
The one caveat is the closing costs each time you refinance, though a no cost refinance can work if rates remain cheap.
There’s also the time aspect, as it can take about a month to get a mortgage, and it can be a pain to go through the process.
But if you don’t mind all that, you can get a cheaper mortgage and allocate the savings elsewhere, such as an index fund.
You also get a smaller payment over time if you refinance into a new 30-year loan term since the loan amount will be smaller thanks to several years of paying it down.
Anyway, it seems Harris employed this strategy for the past decade while mortgage rates hit record lows and it worked out favorably.
However, it appears her next move won’t be as easy now that mortgage rates have more than doubled in the past few years.
Her Mortgage Rate Could Jump to 4.625% in 2027
Come 2027, her 7-year ARM will see its first adjustment, and that means it’ll likely rise from 2.625% to 4.625%.
There are typically caps in place that limit initial movement by 2%, and subsequent adjustments by 2%, with a lifetime cap that can’t be exceeded.
So beyond that first adjustment, it could go even higher than 4.625%, perhaps to 6.625% if the associated mortgage index is still inflated at that time.
Assuming that happens, she’d want out of the loan and into something cheaper.
But if mortgage rates are still high then, it might remain her best option, despite being more expensive than her original loan.
This is the big risk of taking out an ARM vs. a fixed-rate loan. With the latter, you never have to worry about a rate adjustment, though you do pay a premium for that assurance.
If all else fails, there’s always the option to sell the property, which solves the adjustable-rate problem.
And if she’s living in the White House, that might work out just fine.
Read on: Are adjustable-rate mortgages finally a good deal again?
(photo: Gage Skidmore)
Before creating this site, I worked as an account executive for a wholesale mortgage lender in Los Angeles. My hands-on experience in the early 2000s inspired me to begin writing about mortgages 18 years ago to help prospective (and existing) home buyers better navigate the home loan process.
Mortgage rates continue to move lower this week even as higher borrowing costs have kept activity subdued across many areas of the housing market.
According to data at HousingWire’s Mortgage Rates Center, the average rate for 30-year conforming loans was at 7.01% on Tuesday, down 5 basis points from one week ago and 10 basis points lower than two weeks ago. The rate for 15-year conforming loans averaged 6.66% on Tuesday, compared to 6.79% a week ago.
HousingWire Lead Analyst Logan Mohtashami recently wrote that higher mortgage rates “have increased recession risk by targeting the one sector that always falls before every recession: residential construction workers. And higher rates are also impacting the future supply of homes, as housing permits have been in a downtrend for a while.“
Data from the U.S. Census Bureau and the U.S. Department of Housing and Urban Development (HUD) showed that housing starts shrank 4.4% year over year in June. But this pullback was led by the multifamily sector, where starts dropped 23.4% compared to June 2023. Single-family starts rose 4.4% during the year. Permits fell by 3.1% year over year, including a 1.3% decrease in single-family permits.
Housing completions also grew by 15.5% during the year, although the bulk of this was tied to multifamily (40.2% growth). There were a record number of apartments delivered in many markets last year, but builders appear to be pulling back to avoid a glut of supply.
Lower mortgage rates are having a positive impact on application levels, with the Mortgage Bankers Association (MBA) reporting last week that applications were up 3.9% on a yearly basis during the week of July 12. Most of this growth was tied to refinance applications, which were up 37% year over year.
Fannie Mae economists project two rate cuts by the end of 2024. In a report released Tuesday, the government-sponsored enterprise anticipated the Federal Reserve would cut benchmark rates in September and December, resulting in the average 30-year rate declining to 6.8% in 2024 and to 6.4% in 2025.
Fannie also upwardly revised its forecast for purchase mortgage origination volume to $1.22 trillion due to home price appreciation that is expected to finish 2024 higher than previously anticipated. Fannie reduced its forecast for refinance originations to $346 billion this year but expects $563 billion in refis next year. In total, Fannie is forecasting $2.11 trillion in origination volume in 2025, up from a projected $1.70 trillion this year.
Survey data released Tuesday by Bright MLS concluded that “affordability is increasingly becoming more of a challenge for potential homebuyers.“ The survey of 1,180 real estate agents across six Mid-Atlantic states and the District of Columbia found that 14% of sellers in June saw a contract fall through due to a buyer’s inability to secure financing, which was up from 11% in May.
The surveyed agents also noted that affordability was the No. 1 reason for a buyer pausing their home search efforts over the past six months, while high mortgage rates were the No. 2 reason. Each of these factors were cited by nearly 60% of respondents.
“With mortgage rates hovering around 7% and home prices continuing to rise, financing is a growing challenge for buyers, and this is beginning to impact a buyer’s ability to make it across the finish line,” Bright MLS chief economist Lisa Sturtevant said in a statement.
Good news, however, came in the form of less competition. In June, 38% of buyers successfully completed a purchase through Bright MLS while submitting only a single offer. That was up from 31.2% one year ago.
Friend of the blog Matt sent in a great question this week:
Hi Jesse – do you have any recommendations when it comes to life insurance? I know Term is the way to go, but that’s about all I got…
I scanned your blog posts and didn’t see anything too specific with it but if you have any guidelines for pricing or coverage recommendations, please let me know!
Matt
Matt’s Right. We Want Term!
Matt’s right. Term life insurance is the best option in 99.99% of cases.
Other types of life insurance (Whole, Variable, Universal, etc.) are bloated products that are “pushed” and “sold” far more often than they’re genuinely sought after. These products try to combine investing with insurance and end up being overpriced versions of each.
Some things aren’t worth combining!
The smarter option is to buy insurance that only acts as insurance and then use your remaining money to invest in pure investments. Term life insurance is just that life insurance product. All it does is provide money to your beneficiaries if you die. If you don’t die, it doesn’t pay. It’s simple.
But Do We Need Life Insurance?
How do we determine if someone needs life insurance?
I use the same framework I would use for anyinsurance question (home, boat, pet llama insurance, etc.).
Are you exposed to a financial risk that you could not comfortably recover from using your current asset base?
Let’s say your house burns down. Does that present a financial risk you could recover from using your current assets (cash, investments, etc)? If you answer no, then you need home insurance. (If you have a mortgage, your lender likely mandates you have insurance so they’recovered should the house burn down).
If your wedding ring got stolen, does it present a financial risk you could recover from? Personally, I wear a ~$200 tungsten carbide wedding ring. If my finger got stuck in a tragic 3-ring binder accident while compiling someone’s financial plan, I could replace that $200 ring without issue. I do not need ring insurance. Granted, the cosmetic costs of finger reconstruction might make me wish I had better health insurance…
Back to the point: that’s the framework to use! Does the downside risk present an insurmountable financial burden to you (or your beneficiaries?)
The answer for many younger readers with dependents (spouses, children) is a screaming YES. As in, “If I died and the family lost my income, it would be very financially uncomfortable for many years!”
But how much coverage do you need?
My Preferred Methods: Income Replacement and “DIME”
The two methods I prefer (and suggested to reader Matt) are the Income Replacement method and the DIME method.
Income replacement suggests you replace your income for a certain number of years, typically until your children reach a particular age or until your spouse reaches retirement age.
In my personal case, I wanted to replace my income until my youngest child (who is still technically hypothetical) is out of the house. I chose a 30-year term policy equivalent to ~20 years of my income (with a small discount rate for future years). No matter when I get hit by that proverbial bus, 20 years of income should cover my youngest child until they’re out of the house.
The DIME method adds up any outstanding debts, add in your income for a certain number of years, then adds your remaining mortgage, and finally adds on future expected education costs. Debts, income, mortgage, education.
The DIME method double-counts a few things. For example, I’m using my income to pay my debts and mortgage. I shouldn’t need to double-count them. Nevertheless, I like the idea of itemizing the biggest future expenses (college costs, mortgage payoff, etc.) and ensuring your life insurance policy can cover them.
The Best of the Rest
Other strategies I’ve seen for sizing life insurance policies include:
The Human Life Value (HLV) method. It asks an individual to consider their annual income for each year until their retirement, add in other benefits and bonuses, subtract the income used for their personal consumption, and then discount future income to today’s value.
Done correctly, this method should provide the beneficiaries with a lump sum of the resources you would have expected to provide to them over the remainder of your working life. It’s just a bit too complicated and mathematical for most people to get right.
The Budget-Based method simply multiplies your household’s monthly expenses by the number of months you expect those expenses to be maintained. It’s similar to Income Replacement, but looks at expenses rather than income.
Lastly, the “Rule of Thumb” (which I think is a poor name!) suggests you multiply your income by 10. Very much “one size fits all,” which is why I don’t like it.
Granted, one detail to note is that most life insurance sizing strategies are intentionally conservative, leading to policy sizes that are large enough during the highest-risk years but end up being too large as time goes on.
For example: a young family might need a $2M, 25-year policy on each parents. But by the time the kids are in college, that $4M of total coverage is surely too much.
Thanks for the question, Matt!
And to all of you: term life insurance is a smart financial planning move. But I hope none of you ever need to collect!
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-Jesse
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Noah Elrod is now senior vice president and director of Treasury services, set to launch Cornerstone’s new corporate treasury sales and advisory business in Q4 2024. Elrod previously held similar positions at American National Bank & Trust, Independent Financial, and Wells Fargo. Dana Abernathy joined as vice president of loan servicing business development, with a … [Read more…]