The housing and real estate sectors attract outsized attention during a period of quickly escalating interest rates such as the Fed’s ongoing tightening cycle that began in March 2022.
Housing and real estate, because of their rate sensitivity, are among the first influenced by interest rate changes because the sectors are a primary transmission channel for monetary policy throughout the economy. Moreover, home equity is a significant share of Americans’ wealth and an important source of collateral.
Further, declining house prices can lead to decreased consumption as individuals’ net worth falls and their ability to borrow becomes constrained. Related sectors, such as construction, also likely experience downturns, which in turn can broadly affect employment. Thus, the role of individual housing markets and their sensitivity to mortgage rate changes play an important part in understanding the impact of higher rates.
Mortgage rates influence house-price movement
Mortgage rate changes can help predict house-price movements, based on quarterly data covering 384 U.S. metropolitan areas from first quarter 1975 to second quarter 2023. For every 1-percentage-point (100-basis-point) increase in 30-year fixed-rate mortgage rates, a -1.6 percent adjustment in house prices on average is expected in the following year (Chart 1).
Downloadable chart | Chart data
This response seems remarkably persistent, becoming a 2.5 percent decline in two years and a 3.1 percent drop in three years. Over a 10-year period, the cumulative effect is considerable, amounting to about a 4.4 percent fall in house prices.
These estimates, based on historical data over the past five decades, are subject to a great deal of uncertainty. Besides the usual statistical sampling uncertainty, the estimates depend on the house-price model chosen as well as the nature of the shock causing the mortgage rate increase.
Evolving house-price sensitivities emerge in recent period
One notable concern is that historical relationships could have changed over such a long time. Splitting the estimation sample in two halves reveals that the expected response of house prices has likely increased in magnitude in the more recent period (Chart 2).
Downloadable chart | Chart data
House-price sensitivity to mortgage rates has likely risen because of multiple factors. First, the 2000s housing bubble, along with a sharp decline in mortgage rates, produced a period of elevated house-price sensitivity. Secondly, a long-term increase in the investor share of home purchases may have further contributed to the increased sensitivity of housing demand to changes in mortgage rates.
Lastly, previous research shows that housing supply elasticity has decreased over time due to tighter state and local land-use requirements. When the housing supply is limited, fluctuating demand because of mortgage rate changes leads to larger swings in house prices.
These findings align closely with those from prior research, which has revealed a considerable range in the estimated responses of house prices to changes in mortgage rates.
Some recent research suggests that the amount potential homeowners are willing to pay for a house decreases by 5 percent if mortgage rates rise from 4.5 percent to 6.5 percent. However, other studies indicate a range of effects, with some finding a 1-percentage-point increase in mortgage rates can lead to house-price reductions of between 1 percent and 9 percent, and others suggesting impacts as large as 20 percent.
Regional factors contribute to varying interest rate sensitivities
Importantly, regions within the U.S. differ widely in their sensitivities to interest rates. This differential sensitivity can arise from a multitude of factors. For example, states with a larger manufacturing sector may be more sensitive given manufacturing’s particular vulnerability to interest rate changes.
Additionally, the distribution of firm sizes and bank sizes can also influence sensitivity, as credit availability typically more intensely affects smaller firms and exerts a relatively larger impact on small banks.
The regional distribution of housing market sensitivity to mortgage rate changes, which often track general interest rate changes, is another crucial consideration. These regional disparities of interest rate sensitivity influence the aggregated effect of monetary policy. While discussions often focus on the overall impact of monetary policy, various regions’ reaction to monetary policy changes will shape the aggregated outcome. Thus, regional differences can have macroeconomic implications.
Data suggest significant variations in how regional house prices react to mortgage rate changes, demonstrating a notable heterogeneity (Chart 3).
Downloadable chart | Chart data
To be sure, the variability in mortgage rate sensitivity might also partially reflect disparities in regional economic conditions, such as job growth, GDP growth, inflation and unemployment, which simultaneously evolve with changing mortgage rates. Differences in regional housing supply elasticity also play a role in the disparities.
It’s worth noting that these estimates do not account for other factors affecting house prices when mortgage rates fluctuate. Mortgage rates, while a significant determinant of housing demand, are just one component of the overall cost of homeownership. Other factors such as down payment requirements, the discount rate, property taxes, maintenance and insurance costs, expected house-price appreciation and mobility also shape the user cost of housing and, hence, house-price growth.
Still other considerations, such as changing mortgage credit standards, might also be at play. After controlling for some of these, previous research has found that mortgage rates may have a relatively restrained effect on house prices.
Monetary policy transmission affected
Differences in how regional house prices respond to mortgage rate changes have implications for the impact of monetary policy across regions. When monetary policy tightens and mortgage rates increase, differing regional house-price declines will result in unequal changes in home equity.
The disparities in home equity changes directly affect the refinancing transmission channel of monetary policy. Regions more sensitive to mortgage rate changes will experience larger declines in house prices and home equity, reducing their borrowing capacity in the face of an economic slowdown.
On the other hand, less-sensitive regions will experience smaller impacts. This differential sensitivity thus contributes to an uneven distribution of economic slowdown, and regions with greater mortgage rate sensitivity are likely to suffer more adverse effects.
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About the authors
Alexander Chudik is an economic policy advisor and senior economist in the Research Department at the Federal Reserve Bank of Dallas.
Anil Kumar is an economic policy advisor and senior economist in the Research Department at the Federal Reserve Bank of Dallas.
The views expressed are those of the author and should not be attributed to the Federal Reserve Bank of Dallas or the Federal Reserve System.
This article originally appeared on The Financially Independent Millennial and was republished with permission.
The views and opinions expressed in this article are those of the author only and are not endorsed by Credit.com.
Investors nearing retirement have different needs than investors with many years remaining in the workforce. Retiring means losing the regular paycheck from work, and as a result, replacing that income is a key consideration. There are many investments that appeal to retirement investors, such as purchasing quality dividend stocks like the Dividend Aristocrats. But there are also many investments that retirement investors should stay away from. Retirement investors should avoid the following 16 investments.
#1: Cash
“Cash is king” is a well-known phrase, but when it comes to retirement investing, cash is hardly king. Cash should be avoided by retirement investors because it earns no return. In stark contrast to bonds which pay interest or stocks that pay dividends, cash earns no interest. As a result, cash loses value over time due to the steady erosion of inflation.
While retirees have a number of pressing challenges to pay for expenses without a paycheck from working, keeping a great deal of cash on the sidelines is not the best idea. Ideally, retirees can generate enough income from their investments, in combination with other sources of income such as Social Security so that they do not need to hold a large amount in cash.
Read more: How to Sell Covered Calls for Monthly Income
#2: High-Yield Bonds
Sometimes referred to as junk bonds, high yield bonds are fixed income securities issued by companies with sub-investment grade credit ratings.
With interest rates still near historic lows, fixed-income yields have plunged over the past several years. As an example, the 10-year Treasury yields just 1.3% right now. With inflation running significantly above this level, retirees will see their purchasing power erode with low-yielding bonds.
Because of this, high yield bonds are appealing due to their higher yields. But investors may be reaching for significantly elevated risk in their search for yield. Bonds with below-investment grade credit ratings have a higher likelihood of default.
Read more: Can You Retire at 62 With 300k?
#3: Cryptocurrencies
Cryptocurrencies like bitcoin are all the rage these days. The massive rise in the value of bitcoin and other cryptocurrencies over the past few years is enticing for any investor. And cryptocurrency gets a lot of coverage in the financial media.
But retirees need to remember that volatility is a two-way street. The price of bitcoin has declined by nearly 50% from its 52-week high, a reminder that any investment can lose value. Bitcoin also does not pay interest or dividends, meaning investors will not generate income from their investment. And another reason retirees should avoid Bitcoin is simply the higher level of risk involved in buying cryptocurrencies, not to mention the tax implications.
#4: Oil & Gas Royalty Trusts
Oil and gas royalty trusts are niche securities within the stock market. These are companies that own oil and gas-producing properties. Investors receive distributions depending on how much income the trusts generate from these properties. Some well-known oil and gas royalty trusts include BP Prudhoe Bay Royalty Trust (BPH) and Permian Basin Royalty Trust (PBT).
As with any group, not all royalty trusts are bad investments. But the risks are high across the board—royalty trusts are essentially a bet on underlying commodity prices. Investors also have to face the prospect that reserves will decline faster than the trust had originally anticipated.
If oil and gas prices fall, share prices of the royalty trusts collapse, and their distributions decline, often to zero as occurred in 2020 during the coronavirus pandemic.
#5: Mortgage REITs
Real Estate Investment Trusts, also referred to as REITs, are a great way for retirees to earn higher levels of investment income. Many REITs have strong yields of 4% or more. Retirees might be tempted to buy mortgage REITs, a subset of the asset class that typically offers even higher yields.
Indeed, many REITs have double-digit yields in excess of 10%. But in many cases, sky-high yields are an indication of elevated risks, and mortgage REITs are no different. Mortgage REITs are extremely complex, financially architected business models that are not easy to understand, making them relatively poor choices for most retirees. In addition, mortgage REIT share prices and their dividend payouts can swing wildly based on changes in the yield curve.
Read more: Diversify Your Portfolio With These Top 10 International ETFs
#6: Gold
Every few years or so, gold gets a lot of attention in the media, usually because the price of gold has risen over a certain period of time. But for retirees interested in generating sustainable income from their investments, gold should be avoided.
Gold pays no dividends or interest, which is why it is not attractive for many retirees. To quote legendary investor Warren Buffett on gold: “The idea of digging something up out of the ground, in South Africa or someplace and then transporting it to the United States and putting it into the ground, in the Federal Reserve of New York, does not strike me as a terrific asset.”
Some gold stocks like Barrick Gold (GOLD) do pay dividends, but their dividend track records are highly inconsistent. Many gold stocks have cut their dividends when precious metals prices decline.
#7: Momentum Stocks
Momentum stocks are those that have captured investors’ attention, most often due to a rapid rise in their share price. This causes other investors to jump in, perhaps because of a fear of missing out, which can push share prices even higher. But in many cases, momentum stocks fall back down to Earth, as their underlying fundamentals may not justify the rallying share price.
Momentum stocks that have gotten a lot of attention in the financial media in recent months include GameStop (GME), AMC (AMC), and more. In all cases, their share prices skyrocketed in a relatively short period of time. But retirees should resist the urge to buy momentum stocks, as they can be highly volatile and almost never pay dividends.
Read more: 15 Dividend Kings With 50+ Years Of Dividend Growth
#8: Microcap Stocks
Stocks can be classified according to their market capitalizations, which is simply the current share price multiplied by the number of shares outstanding. Large-cap stocks have market caps above $10 billion, while small-cap stocks have market caps below $2 billion, with midcaps in between these ranges.
The smallest group of stocks is known as microcaps. These are stocks with market caps below $100 million. Microcaps are very small businesses, their stocks generally have low liquidity, and many are in questionable financial condition. As a result, retirees should stick to midcaps and large caps.
#9: Stocks With Too Much Debt
Debt is a big concern for income investors such as retirees. Stocks with bloated balance sheets and too much debt are at high risk of cutting or suspending their dividends during recessions. Profits may decline substantially when the economy enters a downturn, but debt still needs to be repaid.
Stocks with excessive debt have high-interest expenses that may force them to cut their dividends. This is of particular concern when it comes to high-yield Master Limited Partnerships, many of which have leverage ratios above 5x.
Therefore, retirees could generate dividend income with other tech stocks like Apple (AAPL), Microsoft (MSFT) or Cisco (CSCO).
Embarking on the path to homeownership in Utah? Look no further – this Redfin guide is your key to understanding the nuances of purchasing a home in the Beehive State. Whether you’re a nature enthusiast seeking the perfect mountain retreat, an adventure seeker drawn to the state’s outdoor playground, or someone eager to become a part of its warm and tight-knit communities, Utah is a wonderful place to call home.
You might be interested in the buzz of Salt Lake City or the quiet charm of smaller towns – either way, Utah’s housing market covers all bases. Whether you’re a first-time homebuyer or a seasoned homeowner, this Redfin guide will help you navigate the homebuying process in Utah. Let’s dive in.
What’s it like to live in Utah?
Living in Utah seamlessly combines natural wonders and inviting communities. With mountains hovering over cities like the snow-clad Wasatch Range, you’ll be able to hit the slopes in renowned ski destinations like Deer Valley. Alternatively, you could visit the beauty of Zion National Park, a testament to Utah’s diverse geography. Utah is also known for hosting lively events throughout the state, such as the prestigious Sundance Film Festival in Park City, one of the largest independent film festivals in the world. Check out this article to learn more about the pros and cons of living in Utah.
Utah housing market insights
The Utah housing market is currently undergoing a series of interesting trends. The median sale price is $543,700, marking a 3.3% decline from the previous year. This shift is accompanied by a decrease in housing demand and a corresponding reduction in supply. Despite the lack of demand, notably competitive cities include Taylorsville, West Valley City, and Cottonwood Heights, where the housing market activity is particularly pronounced. On the flip side, cities like Vernal, Pleasant Grove, and Riverton are making their mark with rapid growth in sale prices, positioning them among the top 10 metros in Utah experiencing this upward trajectory. These dynamics create a diverse landscape within Utah’s housing market, offering challenges and opportunities for those looking to buy.
Finding your perfect location in Utah
Discovering your ideal location in Utah is pivotal to crafting a fulfilling lifestyle. Utah offers diverse settings that cater to individual preferences. Choosing the right spot by using tools like a cost of living calculator ensures access to activities and communities that align with your values, setting the stage for your journey in the Beehive State. To kick-start your exploration, here are five popular Utah cities.
#1: Logan, UT
Median home price: $360,000 Logan, UT homes for sale
Living in Logan includes a blend of a college town and stunning natural surroundings. Home to Utah State University, the city boasts youthful energy with cultural events and educational opportunities. Residents can stroll along the charming Main Street, explore the nearby Cache National Forest for outdoor adventures, and savor local produce at the Cache Valley Farmers Market.
#2: Ogden, UT
Median home price: $365,500 Ogden, UT homes for sale
The city’s revitalized downtown hosts lively art galleries, restaurants, and seasonal events, creating an exciting cultural scene. Outdoor enthusiasts can easily access nearby attractions like Snowbasin Resort for skiing or hiking in the stunning Ogden Canyon. At the same time, the scenic Ogden River Parkway provides a serene backdrop for leisurely walks and biking.
#3: Provo, UT
Median home price: $440,000 Provo, UT homes for sale
Home to Brigham Young University, the city exudes a youthful atmosphere with cultural events. Some events include the First Friday Art Gallery Stroll and the Freedom Festival. Residents can hike up Y Mountain for panoramic views, explore the historic downtown with its local shops and eateries, and take advantage of the Provo River for recreational activities like fishing and tubing. The cost of living in Provo is 4% higher than in Ogden, mainly attributed to housing, groceries, and lifestyle experiences.
#4: St. George, UT
Median home price: $523,000 St. George, UT homes for sale
The city’s warm climate makes it an ideal destination for golfing, hiking in Snow Canyon State Park, and exploring Zion National Park’s stunning red rock landscapes. Residents can also enjoy cultural events like the St. George Art Festival, showcasing local artists, and immerse themselves in the city’s historical sites, such as the Brigham Young Winter Home. However, the cost of living in St. George is 7% higher than the national median, so if you’re on a budget, you’ll want to check out affordable suburbs outside downtown.
#5: Salt Lake City, UT
Median home price: $595,000 Salt Lake City, UT homes for sale
With a backdrop of the majestic Wasatch Mountains, moving to Salt Lake City, you can enjoy skiing in nearby resorts like Alta and Snowbird or hiking in Millcreek Canyon. The city’s cultural scene thrives through events like the Utah Arts Festival, and residents can explore historical sites such as Temple Square or immerse themselves in contemporary cuisine and art galleries in the vibrant downtown area.
The homebuying process in Utah
Now that you’ve discovered some popular locations, let’s dive into the homebuying process.
1. Prioritize your finances
Prioritizing your finances first in the homebuying process in Utah is crucial to ensure a stable investment and a comfortable financial future. With factors like varying home prices, mortgage rates, and property taxes, a solid financial foundation, coupled with tools like an affordability calculator, allows you to navigate the market more effectively and make well-informed decisions.
Various programs are available for first-time homebuyers in Utah, including the Federal Home Loan Bank: Home$tart Program, which can assist with up to $7,500 in down payment assistance.
2. Get pre-approved from a lender
Getting pre-approved from a lender is essential when purchasing a house in Utah. The pre-approval clearly understands your budget, strengthens your negotiating power, and expedites the buying process by demonstrating your seriousness to sellers.
3. Connect with a local agent in Utah
Local real estate agents possess in-depth knowledge of the area’s neighborhoods, market trends, and potential pitfalls, ensuring you make informed decisions and find a property that aligns with your needs and budget. So whether you need a real estate agent in Salt Lake City or an agent in Provo, they’re here to help.
4. Start touring homes
During home tours, focus on the home’s condition, layout, and potential for future renovations. Additionally, pay attention to the neighborhood, nearby amenities, and commute times to ensure that the property aligns with your lifestyle and preferences in the beautiful Utah environment.
5. Make the offer
Making an offer in Utah involves careful consideration of the property’s market value, recent comparable sales, and any unique factors that might influence the negotiation. Your local real estate agent can provide valuable insights into crafting a competitive offer that reflects the current market conditions while aligning with your budget and goals.
6. Close on the house
The closing process in Utah is the final step of the homebuying process, where ownership is officially transferred. It involves legal and financial procedures, including signing documents, paying closing costs, and finalizing the mortgage. Working closely with your real estate agent and lender ensures a smooth and successful closing experience in Utah’s real estate landscape.Check out Redfin’s First-Time Homebuyer Guide for more in-depth information about the homebuying process.
Factors to consider when buying a house in Utah
Along with the geographical location of Utah, there are essential factors to consider when buying a home.
Climate and weather
Utah’s weather varies significantly between regions, with colder winters, potentially heavy snowfall in mountainous areas, and arid, hot summers in lower elevations that can contribute to wildfires. It’s essential to consider the weather when buying a house, not only for lifestyle reasons but also for practical matters like homeowners insurance that may vary based on the climate and potential weather-related risks.
Water rights and usage
Understanding water rights and usage is crucial when purchasing a house in Utah due to its arid climate and unique water management system. With water scarcity a potential concern, comprehending how water is allocated, any restrictions on usage, and the availability of water sources ensures you can sustainably maintain your property and lifestyle.
Homeowners associations
Many homes in Utah come with homeowners associations (HOAs) which are essential to note when buying a property, as these associations often have rules, regulations, and fees that can significantly impact your ownership experience. Understanding the HOA’s requirements, fees, and any restrictions they impose ensures that your lifestyle aligns with their guidelines and that you’re financially prepared for the associated costs.
Dual agency
Noting that Utah allows for dual agency is vital when navigating the real estate market, as it means a single real estate agent can represent both the buyer and the seller in a transaction. This arrangement requires high transparency and communication to protect both parties’ interests adequately.
Buying a house in Utah: Bottom line
Utah offers an enriching lifestyle with stunning landscapes, outdoor options, and community and cultural events. Assessing factors like housing market dynamics and living costs is important, but the opportunity to create a fulfilling life makes buying a house here a promising and exciting prospect.
Buying a house in Utah FAQs
What is the average down payment on a house in Utah?
The average down payment on a Utah house is typically 10% to 20% of the purchase price. For instance, on a $300,000 home, a 10% down payment is $30,000, while 20% is $60,000. Different loans impact this; FHA-backed loans often require around 3.5% down, like $10,500 on a $300,000 home. Down payment needs vary based on mortgage type, lender policies, credit history, etc.
Do you need a real estate agent to buy a house in Utah?
While not mandatory, having a real estate agent when buying a house in Utah is highly recommended. An experienced agent can provide valuable local market insights, guide you through complex paperwork and negotiations, and ensure you make informed decisions. Their expertise can streamline the process and help you find the right property while avoiding pitfalls.
Is buying a house in Utah expensive?
The cost of buying a house in Utah varies depending on factors like location and property type. The median sale price in Utah is $543,700, which is higher than the national median of $425,571. Generally, Utah offers a relatively affordable housing market compared to some other states, but prices can still vary widely within different cities and neighborhoods. Researching local market trends and working with a real estate professional can help gauge whether the cost aligns with your budget and preferences.
On the northern Oregon Coast between Warrenton and Gearhart, near Astoria and Seaside, lies the gated community of Surf Pines, Oregon. Bordered by the Pacific Ocean on the west, and the peaceful Sunset Lake on the east, the residential community offers quite a few beautiful homes in a serene setting where quiet rural living meets fun beach life.
And a sleek three-bedroom home is looking to attract new residents to the area.
Recently listed for $1,250,000, the property was designed by Pacific Northwest architect Paul McKean, and reflects the respected architecture firm’s design vision.
“We believe that there is beauty in simplicity, and that good architecture improves lives and respects nature,” Paul McKean Architecture’s About Us page tells us, and the words could describe their Surf Pines, Oregon project to a T. “Our designs tend to be simple, efficient and materials-driven. This approach lends itself to smaller homes that are cost-effective, durable and energy efficient.”
Custom built for its current owner, the founder of Schoolhouse Electric (a high-end lighting and home goods manufacturer based out of Portland, OR), the architecturally distinct home offers panoramic views of the Pacific Ocean and of the area’s beautiful natural landscape through its western-facing, floor-to-ceiling windows.
Sitting on a one-acre lot, the elevated modern beach retreat offers 1,443 square feet, three bedrooms, and two baths.
Inside, an expansive great room brings together the living, dining, and kitchen areas, and is flooded with natural light thanks to its expansive windows. There’s also an adjacent patio that offers additional seating and a great spot to enjoy the views.
Envisioned for entertaining, the Oregon home features a primary bedroom with an attached bathroom, a large bunk room with a seating area, and a second guest bedroom and bathroom.
There’s also a second outdoor area to entertain guests underneath the upper-level patio and a fire pit with built-in benches next to the house. To top it all off, the beach is just a short walk away.
The Surf Pines, Oregon house is listed with JP Faherty, Matt Robinson, and Grant Ludwick of The Agency Bend.
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Known for its views, Wyoming offers so much more on top of Yellowstone National Park. With an overall cost of living slightly below the national average in the state’s larger cities and plenty of small-town living for the taking, Wyoming is an affordable place to call home.
There’s no shortage of wide open spaces, but there are also plenty of opportunities for work, a low crime rate and more outdoor activities than you can list off the top of your head.
If it’s time to live somewhere a bit more relaxing, with the ability to hike, ski and explore nature on a whim, Wyoming is for you. To make sure you can afford it, tally up average prices in the key areas that create a cost of living in Wyoming. It gives you a clear picture of what you can expect in everything from apartment rent to the taxes you’ll pay.
Learn more about what it costs to live in Wyoming by looking at:
Wyoming housing prices
Lacking a ton of big cities, most of the best places to live in Wyoming are a little smaller, a little more laid-back and a little less expensive. Nowhere is far from stunning views and outdoor activities, either. Picking Wyoming as the place to call home pretty much opens the door to a totally unique adventure, all without leaving the country.
Casper
With a quaint, historic downtown area and plenty of excellent fishing, Casper, once a stop on the Oregon Trail, is now Wyoming’s second-largest city. Housing prices here are 15.7 percent below the national average. It’s similar to Laramie, but Casper is seeing more growth.
Up 46 percent over last year, one-bedroom apartments in Casper average out at $1,091 per month. Two-bedroom apartments are rising more slowly in price, up only 12 percent over last year. Expect rents for these units to average out at $1,229 per month.
Home prices in Casper are only slightly more than in Laramie, as well, averaging out at $363,157.
Cheyenne
Cheyenne is Wyoming’s largest city, and with this distinction comes the state’s highest home prices. Also the state capital, Cheyenne has an Old West feel, complete with the world’s largest rodeo. It’s also a great family-oriented city with plenty of parks, museums and all-ages fun.
Though living here costs a little more, housing prices are still 7.3 percent below the national average. Apartments are still within an affordable range, as well, not really changing much over last year. One-beds, with an average monthly rent of $800, actually dropped a percent over last year, and two-beds, at an average of $880 per month, only went up by a single percent.
For those who’re thinking of buying in Cheyenne, the average home price is currently $392,483.
Laramie
Aside from the cost of living, college is on the mind of almost every Laramie resident. Home to the University of Wyoming, football is a huge pastime here. The whole town even closes down for certain games. With a high value on fun and family and the Snowy Range ski area nearby, Laramie is a great and affordable community. Housing prices are 16.6 percent below the national average.
What this means for those looking for a place to live is there are plenty of low-cost options. An average two-bedroom apartment in Laramie is $950. Not only that, but home prices are averaging out at $348,038, which isn’t too bad for those looking to buy.
Wyoming food prices
Another cost of living in Wyoming is food. Big game like elk and bison are big winners in Wyoming, along with trout fished fresh out of crystal clear water. Even though these favorite foods are local, they’re not always the cheapest thing in the store. As a result, the average Wyoming resident spends between $267 and $300 per month on groceries and has higher-than-average food prices.
Casper is 3.2 percent above the national average
Laramie is 3.3 percent above the national average
Cheyenne is 8.5 percent above the national average
What this means for individual products you may have on your own grocery list varies by the city, as well. Steak in Cheyenne, for example, is around $16.34 but can get as low as $10.68 in Casper. Other items, like lettuce, cost almost the same no matter where you are. A head of lettuce is $1.78 in Casper and Laramie, but just a penny more in Cheyenne.
Food pricing also makes a difference when it comes to date night. A three-course meal for two is only $35 in Casper. It’s actually also the exact same average price in Laramie. But, you’ll pay 46 percent more in Cheyenne when the bill comes to you for $65.
Wyoming utility prices
Wyoming boasts some low utility bills when compared to other states in the country.
Cheyenne is 19.3 percent below the national average
Laramie is 16.6 percent below the national average
Casper is 11.9 percent below the national average
These percentages translate to energy bills that are on the more reasonable side of your general expenses list. Cheyenne and Laramie have identical energy bill averages at $125.83 per month, while Casper is only a little higher at $141.44 per month.
Energy bills in Wyoming do get a little bit of a break thanks to the state’s capacity to produce wind power. As of 2021, 22 percent of the state’s electricity came primarily from the wind. Concentrated in the southeastern corner of Wyoming, this is where regularly blowing winds get funneled through mountain passes onto the high prairie. From there, farms capture the wind and put it to good use.
Wyoming transportation prices
Not a highly walkable state when you’re within city limits, you’ll most likely get around in Wyoming by car. All the cities on our list do have the added bonus of being bike-friendly, as well. Laramie has the highest bike score of 74, and Casper’s and Cheyenne’s scores are in the 50s.
With increased dependence on owning your own vehicle and a lack of public transportation everywhere you go, overall transportation prices in Wyoming vary by a lot.
Casper is 16.9 percent below the national average
Cheyenne is 8.4 percent below the national average
Laramie is 33.3 percent above the national average
Laramie is also the only city on the list that is without a public transit system.
Casper Area Transit
Consisting of six color-coded bus lines, the Casper Area Transit system runs through Casper, Mills and Evansville. A one-way fare is $1, and monthly passes are available for $30.
No busses run on Sundays, and the purple and orange lines don’t run on Saturdays. It’s also worth noting that bus service stops on the early side, concluding at 6:30 p.m. during the week and at 3:30 p.m. on active lines on Saturday.
Cheyenne Transit Program
Fixed-route bus service is currently on hold with the Cheyenne Transit Program. Those needing a ride are able to schedule a trip using the Cheyenne Transit app. Even though this is a more unconventional system at the moment, a single-way fare is still $1.50. No passes are available.
Service runs Monday-Saturday only, ending at 7 p.m. on weekdays and 5 p.m. on Saturdays.
Wyoming healthcare prices
Healthcare prices average out a little higher than other elements composing the cost of living in Wyoming. While still close to the national average, there’s not as much difference between the cities as in other areas.
Cheyenne is 6.1 percent below the national average
Casper is 0.8 percent below the national average
Laramie is 1.1 percent above the national average
Since healthcare prices include a variety of medical visits and all your prescriptions, too, it’s easier to understand how these numbers impact cost by looking at what specific services would cost.
The most expensive city to see the doctor in is Laramie, with an average visit cost of $120.66. The most expensive city to get your eyes checked in is Casper, where an average visit will cost you $178.80. For the dentist, who you should visit every six months, an average visit costs the most in Cheyenne at $110. Each city grabs the highest-priced medical visit at some point.
Wyoming goods and service prices
Although all the hiking and outdoor activities in Wyoming will keep you pretty busy, there are certain ‘extras’ you most likely include in your budget each month. These are goods and services, the non-essentials you want to have, but don’t have to have. If your budget ever became tight, these would be the items you’d start removing until you bounced back.
Thankfully, Wyoming averages for goods and services, all combined, sit on the lower end.
Cheyenne is 7.6 percent below the national average
Casper is 3.2 percent below the national average
Laramie is 2.4 percent below the national average
All these cities are pretty close together, overall, but you may notice bigger price differentials when you drill down to those specific goods and services unique to your list. Here are how a few common ones to look at.
At least you’ll get a pretty consistent price when it comes to a six-pack or a burger out with friends. The other goods and services seem to run a much wider gap between the least expensive option, Cheyenne, and the most expensive, Casper. Of course, Laramie does take its top spot back when it comes to burgers and brew.
The average vet expenses may seem on the high side, but it costs a lot to take care of the smaller members of the family. This is also true when it comes to childcare. This potentially jaw-dropping expense possibly isn’t on your radar yet, but get ready. There’s often a little sticker shock attached to this particular good and service. In Laramie, for example, it’s $1,258.33 a month for a full-day, private preschool. Yikes!
Taxes in Wyoming
The cost of living in Wyoming gets even sweeter by the fact that there’s no individual income tax. Sales tax is also not that bad. The state imposes a 4 percent sales tax rate and allows localities to add up to 2 percent more.
The most you’ll pay in sales tax, in any given area, is 6 percent, which is the case in both Laramie and Cheyenne. Here, for every $1,000 you spend shopping, $60 goes right to taxes.
Casper’s local sales tax of 5 percent sits closer to the state-wide average of 5.22 percent.
How much do I need to earn to live in Wyoming?
Calculating what you need to live comfortably in Wyoming starts with being able to afford rent. It doesn’t matter what your overall cost of living is, if you can’t afford a home, you’re in trouble. Since most experts suggest you should spend no more than 30 percent on your rent, it’s easy to calculate what you can and can’t cover.
The average two-bedroom apartment in Wyoming costs $1,071 per month. That means a year of rent would be $12,852. If that’s 30 percent of your annual salary, you must make at least $42,840 to live comfortably.
This is quite possible, given that the average annual salary in Wyoming is almost $10,000 higher at $52,110.
Even with these estimates, though, it’s best to do some math with your own budget using our rent calculator.
Living in Wyoming
With a more affordable cost of living and plenty of open space, Wyoming is the place for you if you’re in need of a laid-back lifestyle. Without the bustle of highly urbanized areas, you’re free to take in all the natural beauty the state has to offer and get outside for all sorts of activities. If the peace and quiet are calling your name, it’s time to see if Wyoming fits into your budget.
The Cost of Living Index comes from coli.org.
The rent information included in this summary is based on a calculation of multifamily rental property inventory on Rent. as of June 2022.
Rent prices are for illustrative purposes only. This information does not constitute a pricing guarantee or financial advice related to the rental market.
From Chicago’s iconic skyline and world-class museums to historic landmarks like Abraham Lincoln’s home and the picturesque Starved Rock State Park, there are plenty of reasons to consider moving to Illinois. If Illinois sounds like the state for you, then you may also be curious about what cities fit into your budget. For example, the median home sale price in Illinois is $319,999 as of July.
Don’t worry if that price doesn’t fit in your budget – we’ve got options to help you find a home or apartment that does. Redfin has rounded up a list of 12 of the most affordable places to live in Illinois – and they all have a median home sale price under $319,999. Let’s find out which cities made the list.
#1: Decatur
Median home price: $112,000 Average sale price per square foot: $70 Median household income: $45,404 Nearest major metro: Springfield (40 miles) Decatur, IL homes for sale Decatur, IL apartments for rent
With a median home sale price of $112,000, Decatur comes in at number one on our list of most affordable places to live in Illinois. There are about 70,500 residents living in this mid-sized city. If you’re considering moving to this area make sure to visit Nelson Park where you’ll find a restaurant, amphitheater, and views of Lake Decatur, check out Rock Springs Conservation Area, and stroll along the trails at Fairview Park.
#2: Peoria
Median home price: $160,000 Average sale price per square foot: $93 Average rent for a 1-bedroom apartment: $675 Median household income: $51,736 Nearest major metro: Chicago (160 miles) Peoria, IL homes for sale Peoria, IL apartments for rent
Coming in as the second most affordable city to live in Illinois is Peoria. When living in this city of 113,100 people, you can explore Laura Bradley Park and the Forest Park Nature Center, check out the riverfront and downtown Peoria, and visit museums like the Peoria Riverfront Museum.
#3: Springfield
Median home price: $169,000 Average sale price per square foot: $104 Average rent for a 1-bedroom apartment: $725 Median household income: $54,164 Nearest major metro: St. Louis (96 miles) Springfield, IL homes for sale Springfield, IL apartments for rent
About 114,400 people reside in Springfield, located in central Illinois. The median home sale price is $169,000 which is about $150K less than the median home sale price in Illinois. Make sure to visit the Illinois State Capitol building and check out historic sites like Lincoln Home National Historic Site, Abraham Lincoln Presidential Library and Museum, and Dana-Thomas House State Historic Site. You can also spend the day at Lake Springfield if you move to the third most affordable city.
#4: Champaign
Median home price: $219,000 Average sale price per square foot: $138 Average rent for a 1-bedroom apartment: $876 Median household income: $51,736 Nearest major metro: Springfield (86 miles) Champaign, IL homes for sale Champaign, IL apartments for rent
Only slightly more expensive than Springfield is Champaign, the next city on our list. With roughly 88,300 residents in Champaign, make sure to check out one of the parks like Kaufman Lake, explore downtown Champaign, and visit the University of Illinois Urbana-Champaign campus.
#5: Normal
Median home price: $245,500 Average sale price per square foot: $106 Average rent for a 1-bedroom apartment: $1,100 Median household income: $51,736 Nearest major metro: Peoria (38 miles) Normal, IL homes for sale Normal, IL apartments for rent
Consider adding Normal to your list of cities to check out to if you’re looking for an affordable place to live in Illinois. With 52,700 people living in this affordable town, you can check out the Illinois State University campus, and visit some of the historic spots and parks in town.
#6: Bloomington
Median home price: $258,750 Average sale price per square foot: $106 Average rent for a 1-bedroom apartment: $890 Median household income: $66,861 Nearest major metro: Peoria (38 miles) Bloomington, IL homes for sale Bloomington, IL apartments for rent
Another noteworthy city is Bloomington, where you’ll find the home prices are about $60K less than the state’s average. Bloomington has about 78,700 residents and is a great city to consider buying a home this year. There are lots of activities to do in this city. You can visit the museums and historic spots like the McLean County Museum of History and David Davis Mansion, check out Miller Park and the Miller Park Zoo, and golf at one of the courses, among many other local favorites.
#7: Oak Lawn
Median home price: $267,500 Average sale price per square foot: $174 Median household income: $69,352 Nearest major metro: Chicago (25 miles) Oak Lawn, IL homes for sale Oak Lawn, IL apartments for rent
Next on our list of affordable places to live in Illinois is Oak Lawn. With a population of close to 58,400, Oak Lawn is a great area to live in that’s not nearly as big as the major metropolitan cities in Illinois. It’s also conveniently located just southwest of Chicago. So, if you find yourself moving to this city make sure to explore the Wolfe Wildlife Park where you’ll find trails and nature preserves, and check out the local restaurants.
#8: Cicero
Median home price: $283,750 Average sale price per square foot: $172 Median household income: $53,726 Nearest major metro: Chicago, IL (9 miles) Cicero, IL homes for sale Cicero, IL apartments for rent
If you’ve lived in Illinois for a while, chances are you know of Cicero. This affordable city is home to roughly 85,300 residents and is only 9 miles west of Chicago. Living in Cicero, make sure to relax at Cicero Community Park, and check out the local shops and restaurants
#9: Joliet
Median home price: $277,500 Average sale price per square foot: $164 Average rent for a 1-bedroom apartment: $1,005 Median household income: $72,871 Nearest major metro: Chicago (48 miles) Joliet, IL homes for sale Joliet, IL apartments for rent
About 48 miles southwest of Chicago is Joliet. The population is about 150,400 and the area is a great place to consider moving to in Illinois. Some attractions in Joliet include visiting the Joliet Area Historical Museum, stopping by the Rialto Square Theatre, and checking out Historic Route 66.
#10: Aurora
Median home price: $287,500 Average sale price per square foot: $185 Average rent for a 1-bedroom apartment: $1,400 Median household income: $74,659 Nearest major metro: Chicago (42 miles) Aurora, IL homes for sale Aurora, IL apartments for rent
Claiming the 10th spot on our list of affordable places to live in Illinois is Aurora. This city has a population of 180,500 and you can visit the Aurora Regional Fire Museum, relax at Phillips Park Zoo, check out Aurora West Forest Preserve, or take in the riverfront views at McCullough Park. You’ll have plenty of activities to explore during your free time living in Aurora.
#11: Tinley Park
Median home price: $300,000 Average sale price per square foot: $163 Median household income: $82,163 Nearest major metro: Chicago (30 miles) Tinley Park, IL homes for sale Tinley Park, IL apartments for rent
The median home sale price in Tinley Park is $300,000, making it another great city to consider moving to this year. There are about 55,900 people living in this city, giving Tinley Park a city-like feel without the hustle and bustle. If Tinley Park is the city for you, be sure to see a concert at Credit Union 1 Amphitheatre, check out Centennial Park, and explore St. Mihiel Woods.
#12: Elgin
Median home price: $301,000 Average sale price per square foot: $176 Average rent for a 1-bedroom apartment: $1,800 Median household income: $72,999 Nearest major metro: Chicago (30 miles) Elgin, IL homes for sale Elgin, IL apartments for rent
In the 12th and final spot is the city of Elgin where the median home sale price is $301,00. If you’re looking to visit the nearest major city, Chicago is about 30 miles away from Elgin. There is plenty to do in Elgin like exploring the 160-acre Bluff Spring Fen nature preserve, checking out Walton Island Park, and visiting downtown Elgin and the riverfront area.
Methodology: All cities must have over 50,000 residents per the US Census and have a median home sale price under the average median home sale price in Illinois. Median home sale price and median sale price per square foot from the Redfin Data Center during July 2023. Average rental data from Rent.com July 2023. Population and median household income data sourced from the United States Census Bureau.
In a city renowned for its glamor and extravagance, luxury living reaches new heights, enticing potential homebuyers with an array of exquisite features that redefine modern sophistication. If you’re thinking about moving to the city and you’re in the market to buy a luxury home in Los Angeles, you’ll find this city offers a wealth of luxurious properties that seamlessly blend elegance, comfort, and functionality.
But what are the most sought-after luxury home features in the Los Angeles housing market? From views of the iconic skyline to the seamless integration of smart technologies, the City of Angels boasts an array of luxury home features that elevate homes to unparalleled heights. In this Redfin article, we unveil the most coveted home features in Los Angeles, providing an exclusive glimpse into the world of high-end living that awaits.
Top neighborhoods with luxury home features in Los Angeles
While Los Angeles already has a high median sale price, coming in at nearly one million in June, almost $500K higher than the national median, there are several neighborhoods renowned for their luxury homes and exceptional features where homebuyers are willing to pay premium prices.
North of Montana tops the list with a median sale price of nearly five million in June 2023. With tree-lined streets and a serene atmosphere, these residences often feature traditional or Mediterranean-inspired designs, spacious interiors, upscale finishes, and well-manicured yards. The neighborhood offers a refined, upscale living experience in a prestigious enclave.
Venice saw a median sale price of over two million. Homes in Venice exude eclectic charm, ranging from beachside villas to contemporary designs, often featuring modern amenities, open layouts, and outdoor spaces. Artistic flair, diverse architecture, and a vibrant community atmosphere define Venice’s unique residential landscape.
Luxury homes in Ocean Park, epitomize coastal living, and with a median sale price of almost $1.9 million, these residences showcase a fusion of contemporary design and beachside charm. Expansive windows, high-end finishes, and proximity to the ocean create a harmonious blend of upscale comfort and the laid-back vibe of the neighborhood.
Mar Vista, known for its blend of modernity and neighborhood charm, showcases a blend of modern style and casual elegance. These residences often feature open layouts, high-end finishes, and inviting outdoor areas. Mar Vista’s neighborhood charm combined with upscale living creates a unique and appealing residential experience in the heart of Los Angeles. Homes in Mar Vista are also set at premium prices, with a median sale price of almost $1.8 million.
Lastly, with a median sale price of almost $1.6 million, Sunset Park offers upscale living in a laid-back coastal setting. Characterized by a mix of architectural styles, these residences boast modern amenities, stylish interiors, and inviting outdoor spaces.
1. Smart home technology
Luxury homes are typically equipped with smart home technology to enhance convenience, comfort, and security, and luxury homes in Los Angeles are no exception.
Luxury homes will usually have smart home features like Nest control, a dual-zone climate management adjustable via phone or central systems, showcasing a seamless blend of comfort and innovation. The incorporation of Cat 5 Ethernet connectivity ensures high-speed communication, meeting the demands of present-day digital requirements and enabling efficient data exchange, streaming, and connectivity. You’ll also find enhanced security solutions, such as SimpliSafe and Ring capabilities, to offer peace of mind for homeowners. These technologies create a futuristic, efficient, and comfortable living experience that redefines the way you interact with your home.
2. Modern and contemporary style
Modern and contemporary design is popular among luxury homes in Los Angeles as it offers a harmonious blend of form, function, and visual appeal.
Picture a home that seamlessly blends modern and contemporary styles. Its exterior showcases clean lines, with a mix of materials such as glass, metal, and wood creating a dynamic facade. As you step inside, you’re welcomed by an open floor plan, emphasizing spaciousness and fluidity. Neutral color palettes dominate, punctuated by vibrant accents. Large windows invite abundant natural light, and smart technology seamlessly integrates into the design. Throughout the space, you’ll find a mix of textures, from smooth surfaces to tactile fabrics. Sleek lines, recessed lighting, trendy materials like Quartz and LVP, and minimalist design create an ambiance of refined elegance.
3. Floor-to-ceiling windows
Floor-to-ceiling windows are a growing luxury trend, meeting the rising demand for ample natural light. Luxury residences commonly feature expansive glass windows and doors, welcoming ample sunlight, and offering captivating views, harmonizing with the surroundings by embracing nature’s beauty indoors.
Beyond its aesthetic appeal, this design element transforms living spaces into inviting spaces, fostering a connection with the outdoors. The interplay of sunlight and architectural design blurs indoor-outdoor boundaries, creating an environment that enhances the visual allure of interior spaces.
4. En-suite bathrooms
The desirability of en-suite bathrooms in most or all rooms reflects a premium standard of luxury living. This feature offers unparalleled privacy and convenience, catering to the personal needs and preferences of each occupant. Luxury homeowners value this feature for its capacity to enhance comfort and accommodate guests with an upscale experience akin to a private retreat.
Luxury homes in Los Angeles typically have elaborate glass showers or open areas near soaking tubs that provide a spa-like experience. You’ll also find high-end materials such as marble or granite countertops, exquisite tile work, and premium fixtures. Features such as spacious walk-in showers with multiple shower heads, soaking tubs, heated floors, and smart technology for lighting and temperature control are often included to enhance the experience.
5. Backyard oasis
In the bustling landscape of Los Angeles, homeowners prize the “backyard oasis” as an escape from the city’s energy. With features like artificial grass, a cabana, and a pristine pool and spa, homeowners and their guests can forget their daily stresses and relax. A pergola adds an inviting touch, while a dry sauna and ice bath elevates the wellness experience. With LA’s pleasant year-round climate, a backyard oasis is the perfect place for homeowners to create their own personal sanctuary within the privacy of their backyard.
6. Open floor concept
Open floor concept typically merges the kitchen, living room, and dining area into one expansive area. This layout enhances the sense of openness, encourages natural light to flow freely, and fosters a more social and interactive environment. Open floor plans are known for their versatility, enabling easy movement and facilitating communication between family members and guests. They have become popular due to their modern and spacious feel, allowing for creative interior design and adaptable use of space.
The allure of the open floor concept, complemented by expansive sliding glass cantina doors leading to the backyard, is a top luxury home feature in Los Angeles. This design blurs the boundaries between indoor and outdoor spaces, capitalizing on the city’s mild climate and creating an effortless connection with nature. The doors create an expansive, light-filled ambiance, while the fluid transition enhances the sense of space.
7. Garage conversion
Customizing a garage gives homeowners the opportunity to tailor the space to their desire, whether that’s creating a private gym, a home theater, an art studio, or an ADU. Repurposing the garage allows homeowners to optimize their property’s functionality and aesthetics, often adding unique features like custom cabinetry, high-end finishes, and integrated technology.
If you’re planning to buy a home in LA, a local Redfin Premier agent will provide invaluable insights into the market, including an in-depth understanding of the neighborhoods, pricing trends, and available luxury properties. Their expertise ensures you find a home with the perfect blend of desired amenities. Or, if you plan to list your luxury property, a Redfin agent can guide you in making informed decisions to maximize its appeal and value, tailoring it to attract the most discerning buyers.
Whether you’re already a resident of Pensacola, FL, or considering it as your new home, a plethora of attractions await you. From seeking the perfect rental apartment to finding your dream home to buy in Pensacola, you have many diverse options. With many engaging activities and dining establishments, newcomers might find the choices overwhelming. To simplify your transition, Redfin has curated a list of must-try experiences, exceptional dining venues, and unique activities recommended by locals. Get started on your Pensacola bucket list today.
1. Visit the Pensacola Beach Boardwalk
Experience the lively charm of Pensacola Beach Boardwalk, where stunning views, delightful shops, and delectable dining converge. Stroll along the inviting promenade, bask in the sun-soaked ambiance, and indulge in an array of coastal treasures.
“One of the areas in Pensacola Beach that I love is near the Pensacola Beach Boardwalk,” shares travel blogger Wayne Kask of Always On The Shore. “You can park at Quietwater Beach, which is just a tiny stretch of beach on the Sound Side. From here, walk on over to the boardwalk which is filled with restaurants, shops, bars, and entertainment. Grab a seat on the deck at Flounder’s Chowder House and try their Free Range Gulf Fish, while you enjoy the views and listen to live music.”
If you are planning to spend a day at the beach, Tricia Vines photography provides a great way to capture your memories with a beautiful photoshoot on Penscola’s sandy white beaches.
2. Discover the Rich History of Fort Pickens
Step into a bygone era at Fort Pickens in Pensacola, FL. Uncover the layers of history within its weathered walls as you explore the well-preserved grounds of this coastal fortress. From intriguing architecture to tales of military significance, Fort Pickens offers a fascinating journey through time.
“Going to visit Fort Pickens is an absolute must,” says owner of Riptide Media Jimmy Warr. “Seeing a historic, Civil War era fort still standing is something to behold. As the nation’s oldest city, Pensacola has so many things to offer the avid history buff.”
3. Enjoy Brunch at The Fish House
“Enjoy a leisurely Sunday brunch with friends at The Fish House, where fresh fish and sushi are highlights of the menu, and the Smoked Salmon Avocado Toast is a favorite,” states travel writer Gemma Arnold of TopFlight-Travel.com. “Be sure to arrive just before 11am to snag a table, as reservations aren’t accepted. The deck is perfect for relaxing with drinks into the afternoon.”
4. Discover the Gulf Coast’s Hidden Depths
“Exploring the depths of Pensacola’s underwater wonders is an adventure like no other,” says Taylor Kulik of H2O Below Dive Charters. “ As a seasoned multi-passenger Dive Charter boat in the region, we’ve been navigating these waters for nearly two decades. From novices to seasoned divers, our excursions cater to all levels, inviting you to discover the Gulf Coast’s finest diving spots.”
5. Craft sand castles by the shore
Participate in the joy of sculpting sand castles at the beach. Let your imagination run wild as you shape turrets, moats, and more. Whether young or young at heart, this timeless activity promises smiles and cherished memories along the shore. “This unique activity showcases our beautiful Gulf Coast while guiding you through the process of making bigger and better sand sculptures,” shares Janel Hawkines, owner of SandCastle University.
6. Stroll down the tree-lined Historic Palafox Street
Visit Palafox Street in Pensacola and learn why this street is known to locals as the gateway to their city with its interesting architecture, unique shopping, and delightful dining opportunities,” states Emerald Coast Connected staff writer June Scroggin. “Part of the charm is the prevalence of art here. A must-do is visiting Blue Morning Gallery, a local art co-operative, the gallery features original works of art in all types of media.”
7. Attend the Pensacola Seafood Festival
“Our #1 Must-Do in Pensacola is the Pensacola Seafood Festival,” says Executive Director Bridget Middleton. “In its 46th year, this three-day festival boasts hundreds of vendors serving delicious seafood, artists and craftspeople from around the US; a children’s area, local restaurants serving their best dishes at ‘Gulf to Table’ and cooking demonstrations from some of the area’s greatest chefs. To top it off, there is live music on the Main Stage all weekend and entry to the festival is free.”
8. Dine at George Bistro
Indulge in this restaurant’s amazing flavors in the heart of Pensacola. Experience an unforgettable evening of exceptional dining. “My absolute favorite restaurant in Pensacola is Geroge Bistro,” shares local blogger Sarah Ritchie of Genuine Sunshine Blog. “Everything I’ve tried on their menu is incredible. Make a reservation in advance because it does book up. My favorites are the Alfredo Pappardelle and the Short Ribs + Mushroom Ravioli, but their Filet Mignon is also delicious. They also do an amazing brunch—you really can’t go wrong with anything on the menu. Also great service and delightful cocktails and coffees.”
Pensacola bucket list: the bottom line
Discover essential Pensacola experiences for your bucket list. From the vibrancy of Pensacola Beach to the serenity of historic forts, and the dynamic allure of downtown exploration, each adventure contributes to Pensacola’s distinct charm. Whether you’re a resident or visitor, these cherished memories will stay with you for a lifetime.
A landslide struck Laguna Beach’s Bluebird Canyon in 1978 — smashing cars, buckling streets and destroying 24 homes. An adjacent swath of earth broke loose in 2005, wiping out 12 more homes.
That wasn’t enough to keep Scott Tenney away. In 2010, Tenney and his wife, Mariella Simon, bought a 15-acre hillside ranch near the disaster area despite the listing warning that the property was on the site of an ancient landslide.
“We knew we’d have to do a bit of terracing and retaining, but California is what it is,” Tenney said. “It’s a dynamic place not just culturally, but geologically.”
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From an outside perspective, his might seem a confounding decision. But in Southern California it’s an extremely common one, because that geological diversity, as Tenney calls it, is not just the danger. It’s the allure.
Elevation has long been aspirational here — an escape from the urban flats.
Since settlers first started pouring in from the relative flatness of the East Coast and Midwest, they were captivated by California’s vertiginous landscape. Plein air painters flocked to capture the light of the arroyos. Health seekers sought the clean air of the San Gabriel foothills. Folk rockers found inspiration in Laurel and Topanga canyons. And the moneyed elite started building their houses higher and higher above the basin, forever seeking the trophy perch with the show-off view.
But that perch has always come at the risk of catastrophe. Homes slide into a gulch in Palos Verdes. Fires roar over the Malibu hills. A debris flow kills 23 people and destroys 130 homes in Montecito. Heavy snow traps thousands in the San Bernardino Mountains. And winter storms pull fragile bluffs into a rising sea.
These natural disasters so often occur where the tectonic plates collided and folded into beautiful vistas.
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While other regions may face only one main disaster threat — tornadoes in the Midwest, hurricanes on the Gulf and East coasts — California’s extreme topography brings siege from all sides: the ocean, the trees and brush, the sky above and the ground below. And oftentimes, the most attractive areas are some of the most dangerous.
A land of disasters
More and more people are crowding into the Wildland Urban Interface — the zone of transition between unoccupied land and human development. It’s where properties mingle with undeveloped (and often steep) land, and it’s uniquely susceptible to natural disasters.
According to the U.S. Fire Administration, this area grows by 2 million acres a year as people fan out to the edges of wilderness in search of affordable houses, more space or simply a break from life in the city. And California holds more homes in this dangerous zone than any other state in the country.
And prices keep soaring. It doesn’t matter if a house sits on stilts on the side of a cliff, if it’s a landslide complex slowly sliding toward the sea, or if it’s predicted to be knee-deep in water in a couple of generations — there will always be a buyer.
As Californians flock to risky areas, disasters take a greater toll. Over the last decade, the state has experienced 20 disasters that each cost at least $1 billion in damage from flooding, wildfire and extreme heat. Those 20 alone combined for 783 deaths, according to National Centers for Environmental Information.
According to the real estate listing database Redfin, the trend is nationwide. Last year, the country’s most flood-prone, heat-prone and fire-prone counties all saw more people move in than out. Redfin researcher Sheharyar Bokhari blames one primary factor: the housing affordability crisis.
“L.A. and most other coastal cities are expensive. With remote work becoming more of an option, people are finding they can have more space and finally afford a home if they move to riskier areas,” he said.
Bokhari said another L.A.-specific factor is development — mainly that there’s not as much being built in the city compared to the more rural areas surrounding it.
He points to the Inland Empire, which is typically more affordable than L.A. County. In Riverside County, roughly 600,000 homes face a high risk of wildfire, the most of any of the 306 high-fire-risk counties in the country. Despite that, the county’s population grew by 40,000 over the last two years.
Even if experts — and common sense — say to stay away from certain areas, Bokhari said that won’t likely happen because local governments aren’t incentivized to push people out.
“These disaster-prone cities need revenue and people paying taxes,” he said. “They just claim that they’ll be more resilient and take more safety measures going forward,” he said.
Where else would I go?
Since moving onto the ancient landslide zone, Tenney and his wife founded Bluebird Canyon Farms, which offers workshops and grows food for local markets. His time is split between that and taming the erosion-prone land beneath the farm.
To combat sliding land, Tenney installed a gravity wall, 200 feet long and 9 feet tall, to retain the hillside. In addition to grading the terrain to make the slopes gentler, he added powerful drainage systems and timber-and-concrete cribbing to keep structures in place.
The work never stops, and Tenney keeps a monthly schedule to keep up with tasks. Clear brush in spring. Clean storm drains in September. Inspect terracing every few months.
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“You can run but you can’t hide,” he said, adding that urban centers such as L.A. have their own laundry lists of things to worry about: crime, homelessness, etc. “You won’t experience a wildfire in downtown L.A., but there are plenty of other things to be concerned with.”
Cribbing systems used by Tenney have become commonplace in Portuguese Bend, a small coastal community on the Palos Verdes Peninsula situated on a slow-moving landslide complex. Land moves up to 8 feet a year, and at that rate residents would rather ride the sliding earth toward the sea than sell and move somewhere else.
“I’ll be here until I can’t be here anymore. I’ll slide away with the land,” Claudia Gutierrez told The Times in July after a nearby landslide in Rolling Hills Estates sent a handful of homes careening down a canyon.
You’d think the real estate market in disaster-prone areas would eventually slow down, but there are no deals to be found for house hunters. Longtime residents often stay put post-disaster, and incoming residents consistently pay a premium to live in a scenic, though potentially dangerous, area.
In cities tucked among the foothills of the Verdugo and San Gabriel mountains such as Altadena and La Cañada Flintridge, buying in a high-fire-risk zone might be ever-so-slightly cheaper than buying in a safer place. And buyers pounce.
“My clients try to choose low-fire-risk zones, but if the house in the fire zone is the right price, that is more important,” said Brent Chang of Compass.
When Lisa and Michael McKean got home to Malibu Park from their honeymoon on Nov. 8, 2018, they were so exhausted that they went straight to sleep. The newlyweds didn’t even bother unpacking their suitcases of swimsuits still wet with Caribbean saltwater.
When they woke up, Lisa looked out her back window and saw a 10,000-foot cloud of billowing black smoke.
The Woolsey fire was ravaging the Malibu hills.
The pair grabbed their still-packed suitcases and fled to the Zuma Beach parking lot, where they spent the day surrounded by horses, dogs, cats and neighbors all wondering if their homes would survive.
Theirs, built a year earlier, did not.
“The entire neighborhood burned,” Lisa said. “Everything was black, scorched earth.”
Devastated, the pair spent six months crunching numbers on the cost of rebuilding versus moving. The home that was destroyed had taken four years to approve and three years to build. Their next one could take even longer.
Despite the damage, and despite the ceaseless, inescapable risk of a future fire, they ultimately decided to stay and rebuild.
Cheryl Calvert has lived in Malibu since 1985 and has adapted to a life of fire. To her, the flames are nearly routine.
“Once you make it through your first one, you realize it’s manageable. But you have to plan ahead,” Calvert said.
She keeps two bags packed at all times: one full of goggles and N95 masks and one with dog supplies.
Calvert has experienced plenty of fires during her time in the coastal community, but the worst was the Corral fire in 2007. She was in the driveway as the flames arrived, and she sprayed the corner of her wooden home with a hose as it ignited. Her guesthouse and garage burned down, but the house was saved.
She never considered leaving. Instead, she became more prepared, installing an extra water tank and leaving a pair of shoes by the front door at all times for quick escapes.
“We have to do crazy things, but it’s only crazy for an hour or two every five or 10 years,” she said.
She ran down the usual list of reasons why people move to Malibu: the beautiful landscape, the ocean breeze, the sweeping views. But she said the main reason her and so many of her neighbors stay is because of the community.
“We’re all living near like-minded people who are willing to risk themselves for each other,” she said. “It’s a bunch of hippies. Rich hippies.”
The psychology of staying
A life among the trees, coasts and cliffs is often what lures Californians to disaster-prone communities, but according to experts, the factors that make them stay after a disaster strikes are much more complicated.
Age, race and class can all indicate whether someone is more or less likely to move after experiencing a disaster. For example, Zhen Cong, professor of environmental health sciences at the University of Alabama at Birmingham, found that in the wake of tornados, the middle class might be the most inclined to move since the upper class has the resources to stay and rebuild, while the lower class is often trapped and has no other choice but to stay.
Other relocation factors include the level of damage to the home and whether the person owns the place or rents. But often the most important factor is one that can’t be easily quantified: “People who have a strong sense of place and a strong sense of community are less likely to move,” Cong said.
Ironically, some disasters can even encourage people who otherwise would have left to stay.
In studying post-tornado relocation decisions across the country, Cong found that after a disaster, people increase their disaster preparedness. Part of that includes gathering supplies, but it also includes social engagement: talking to neighbors, sharing information on social media and attending meetings. That engagement, which might not happen if a tornado doesn’t strike, brings a greater sense of community, leading people to stay in that community.
Anamaria Bukvic, an assistant professor at Virginia Tech who studies coastal hazards and population displacement, found that after Hurricane Sandy struck the East Coast in 2012, non-geophysical factors mattered the most in deciding whether to stay or leave. For example, confidence in adapting to future disasters was a more relevant indicator if someone would stay than how close they lived to the ocean.
“The experience of flooding can be emotionally disturbing and traumatic,” Bukvic said. “When facing problems, some people try to avoid them. Others try to resolve them.”
She added that confidence in government plays a major role as well. If a person believes the government responded well to the disaster and will keep them safe during the next disaster, they’re more likely to stay.
That’s something that Malibu Mayor Bruce Silverstein thinks about when overseeing the city’s disaster response plan. Although L.A. County is responsible for physically fighting the fires that plague the area, Malibu has instituted a free service in which residents can request a fire-hardening expert to inspect their property to better prepare them for the next blaze.
The city also outlaws certain types of vegetation susceptible to fire and tries to prevent excessive population growth in order to make evacuation from hills and canyons easier during emergencies. It’s the main reason accessory dwelling units (ADUs) are harder to build in Malibu than L.A.
“Unlike L.A., we don’t have standards that encourage growth,” Silverstein said. “We maintain the status quo and try to keep space between properties so if one catches on fire, it doesn’t extend to the neighbors.”
Michael Dyer, a former Santa Barbara County fire chief who now serves as public safety director for Calabasas, said safety became a top priority for the city after Woolsey, energizing the community into forming multiple volunteer commissions that plan for disaster preparedness.
“We have to provide that service as a government,” Dyer said while monitoring a brush fire in Topanga from his front porch. “No one has forgotten Woolsey yet. And as long as I’m here, we won’t.”
No simple fix
As the climate crisis worsens and the Wildland Urban Interface grows in size, experts are eyeing ways to mitigate the effects of natural disasters to save both the environment and human lives.
L.A. is currently considering an ordinance that would limit development in the Santa Monica Mountains. Using recent wildfires and the Rolling Hills Estates landslide as examples, supporters said the measure would make it harder to build mansions and large hillside homes as a way to limit damage caused by disasters, as well as protect open space and wildlife.
In addition, national insurers such as State Farm and Allstate are no longer selling insurance policies in wildfire-prone areas after a series of catastrophic fires raised premiums. Without insurance, people might be disincentivized from buying and building homes in risky areas.
Redfin is also tinkering with a way to warn people of a home’s potential dangers. The company conducted an experiment in which it showed a listing’s flood risk score to certain users but not others and found that those who were shown the scores were less likely to bid on the home.
The scores have since expanded to show risk for fire, heat, drought and storms.
In the meantime, Californians continue to build, and rebuild, in disaster-prone areas. Lisa and Michael McKean, whose home burned down in 2018, moved back into Malibu Park in 2021.
As neighbors slowly filter back into the neighborhood, they walk around to measure progress and congratulate those who have returned.
“We used to hate cement trucks and jackhammers, but now we celebrate them,” Michael said. “The cheery sound of construction.”
The multi-talented Mandy Moore has just recently closed on a new home in Pasadena for $2.56 million. The mid-century modern style residence was designed in 1950 by famed architect Harold Zook.
The home boasts 3,551 square feet with 3 bedrooms, 3 baths, a pool, and plenty of windows providing picturesque views of the surrounding mountains. One of the more interesting features of the home is the fireplace with a copper hood.
Check it out here:
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Photos by Sean Gordon via Zillow
Carter Wessman
Carter Wessman is originally from the charming town of Norfolk, Massachusetts. When he isn’t busy writing about mortgage related topics, you can find him playing table tennis, or jamming on his bass guitar.