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Pollen Season Will Be Longer and Hit Harder in These States: How Homeowners Should Prepare

Mon, 24 Aug 2026 13:56:00 GMT

Even though fall is right around the corner, allergy season is far from over.

According to AccuWeather’s 2026 fall allergy forecast , we can expect elevated levels of weed pollen lingering well into October across much of the country.

The Southeast and southern Rockies are expected to see the highest weed pollen levels, with cities including Raleigh, NC ; Nashville, TN ; Atlanta ; Denver ; and Albuquerque, NM , in the hot zone.

While grass pollen will likely generally decline in August and early September, warm, moist conditions could keep levels high in parts of the East and Midwest, including in and around New York City , Philadelphia , Detroit , and Chicago .

The good news is there are steps you can take to prepare your home for pollen season, so you and your family can enjoy all that fall has to offer.

“A longer and more intense pollen season will require homeowners to pay more attention to their indoor air quality. Once pollen enters the home, it can continue circulating through the HVAC system, especially if the filtration system is poor,” explains Brian White , commercial president at Accurate Heating, Cooling, and Plumbing in Lancaster, OH .

How to allergy-proof your home

“The Environmental Protection Agency (EPA) has found that indoor air is two to five times more polluted than outdoor air—and gets worse once the heat is on. Your home is the one place you can actually control. Now's the time to do it,” says Dr. Clifford W. Bassett , founder of Allergy and Asthma Care of New York, now part of Schweiger Dermatology Group in New York City .

These tips can help you create a healthier home environment that keeps pollen at bay and your loved ones healthy.

Don’t let pollen in

Close the windows. Turn on the air conditioning. Shower and change your clothes as soon as you come home.

“And don't line-dry laundry outside on high-count days,” adds Dr. Bassett.

Take advantage of HEPA filters

Install HEPA filters that are compatible with your HVAC equipment.

“These filters are specifically designed to capture any bad particles in the air. They can last anywhere between six to 12 months,” says White.

Make sure you check your filters regularly and replace them according to the manufacturer’s recommendations.

“A dirty filter can restrict airflow, cause more pollen to linger in the air, and make the HVAC system work harder than it needs to,” White explains.

Invest in an air purifier

If you’re looking for extra protection from pollen, an air purifier is worthwhile.

“A whole-house air purifier works with the HVAC system to filter air throughout the house rather than treating just one room,” says White.

Dr. Bassett recommends portable HEPA purifiers in the bedrooms as they use high-efficiency filters to remove tiny particles, including pollen.

“Make sure the HEPA purifiers have the Asthma & Allergy Certified® mark, which means they’ve been independently tested for quality,” Dr. Bassett explains.

Maintain your ductwork

Leaky ducts can pull dust, pollen, and other particles from attics, crawl spaces, and other areas into the HVAC system, where they can then be circulated throughout the home.

That’s why it’s a good idea to have your ductwork inspected and HVAC system professionally maintained on a regular basis.

Be mindful of your landscaping

Certain landscaping strategies can keep pollen counts low indoors and out.

“These include frequent mowing, smart plant choices like hydrangeas and roses, and timely weed removal,” explains Dr. Matt Hershcovitch , double board-certified ENT and sinus specialist and founder of SoCal Breathe Free in Burbank, CA .

If you find that these tips don’t help and you or someone in your household may be reacting to pollen or another substance, see an allergist who may recommend immunotherapy or other treatments.

“An allergist can help you determine what you're actually reacting to. For the right patient, immunotherapy delivers lasting relief that daily medications simply don't,” says Dr. Bassett.

Mortgage Calculator: Here’s How Much You Need To Buy a $430K Home at a 6.65% Rate

Fri, 21 Aug 2026 14:04:00 GMT

Mortgage rates continued to drift lower this week, with the average rate on 30-year fixed home loans dipping to 6.65% for the week ending Aug. 20, down 2 basis points from 6.67% the previous week, according to Freddie Mac.

While this second consecutive weekly drop provides a minor boost for home seekers, borrowing costs remain above their year-ago level of 6.58%.

So what does this mean for homebuyers? Using the Realtor.com® mortgage calculator , we can look at how the math works out for the median-priced home in the U.S.

All examples assume a 30-year fixed mortgage and include principal and interest only, excluding property taxes, homeowners insurance, and mortgage insurance.

Monthly mortgage payment today with a 20% down payment

For a homebuyer eyeing the median house price of $430,000, a 20% down payment results in a loan amount of $344,000.

At today's 6.65% rate, the monthly principal and interest payment is approximately $2,208. This reflects a $5 monthly reduction from the previous week’s payment of $2,213.

However, compared to the 6.58% average from August 2025, which required a $2,192 monthly payment for a home at this price, today’s buyers are paying $16 more every single month.

Monthly mortgage payment today with a 3.5% down payment

The monthly costs have also increased slightly for those using FHA loans with a 3.5% down payment.

On a $430,000 home, an FHA borrower would finance roughly $414,950.

At today’s 6.65% rate, the monthly principal and interest payment comes to approximately $2,664. This reflects a $5 decrease from last week's monthly cost of $2,669.

Compared to the 6.58% rates of August 2025, where the monthly payment for this loan amount sat at $2,645, today’s FHA borrowers are paying an extra $19 in interest every month.

However, looking back at the October 2023 peak of 7.79%, where the payment for a home at this price reached $2,984, today's monthly payment still offers $320 in relief.

Long-term savings over 30 years

The long-term financial picture highlights how these borrowing costs accumulate over time.

A buyer with a 20% down payment at today’s 6.65% rate will pay a total of $795,009 in principal and interest over the life of the mortgage. While current rates remain elevated compared to last summer, this sum still represents a distinct contrast to the October 2023 peak of 7.79%, when the total cost for that same $344,000 loan would have reached $890,630.

By securing a mortgage at today’s rate instead of that peak, a homebuyer effectively avoids $95,621 in interest charges over the 30-year term.

FHA borrowers see a similar trajectory of long-term figures.

Financing the current median-priced home at today's 6.65% rate results in a lifetime payment of $958,980 for principal and interest. If that same loan had been locked in at the 7.79% peak in late 2023, the total cost would have climbed to $1,074,323.

This represents a total long-term savings of $115,343 for FHA buyers.

The Surprising Things Your Movers Won’t Move For You

Thu, 20 Aug 2026 20:03:00 GMT

Let's face it: Moving companies can be lifesavers. They’ll carry everything you own, they can handle three flights of stairs, they don't flinch at bad weather, and they’ll move you any distance.

Hey, is there anything they won’t do? Well, yes, actually.

Movers draw the line on certain things, and if you don’t know about it ahead of time, you might end up out of luck on moving day . So here's a handy no-go list.

Hazardous materials

OK, it may not come as a surprise, but “federal law bans moving companies from transporting hazardous materials,” says Lindsey Schaibly , operations coordinator of Two Men and a Truck , a franchised moving company based in Lansing, MI . This is probably a good thing.

That list includes the obvious things like propane tanks, gasoline tanks, and ammunition. But it also includes some things you might not expect.

According to Atlas Van Lines , these items can’t go on the truck:

Car batteries
Charcoal
Darkroom chemicals
Batteries
Nail polish
Scuba tanks
Liquid bleach

If you do have anything hazardous—or even vaguely toxic—your best bet is to dispose of it properly before you move and restock once you’ve landed at your new place.

Household plants

If you’ve invested in potted plants, brace yourself—this might sting a little.

“Plants are tricky," says James Sullivan , president of Humboldt Storage & Moving of Canton, MA .

While a few moving companies might be willing to toss a plant or two on the back of the truck for a short move, most won’t allow any on local moves. And that goes double for intrastate and cross-continental moves. You may just have to bite the bullet and transport your cherished domestic vegetation yourself.

“Some states are really sensitive about plants," Sullivan says. "Officials are afraid of bringing in bugs or other problems into the state.”

Food and pantry items

When it comes to all that stuff clogging up your pantry, there's a simple rule: Nonperishable foodstuff can be transported, but perishable items are a strict no, Schaibly says.

Keep in mind that anything open is considered perishable, no matter what the expiration date is.

So it's better to play it safe and pack only sealed food with a long shelf life—like canned vegetables, boxed cereals, and jarred spices.

Outdoor equipment

Lawn and pool equipment can quickly become a source of stress on moving day.

Generally, any pool paraphernalia that could pose a danger—such as acid or other treatment chemicals—will have to be disposed of. Same goes for weed killer and other pesticides. However, you can move the actual equipment—such as your lawn mower or generator—as long as you plan ahead.

“We ask customers to remove as much gasoline from engines as possible before we can move the item,” Sullivan says (rather sensibly).

Rickety or scary stairs

Once you’re packed, there are still a few potential snags to watch for. Most moving companies will do anything they can to move you, but everyone has limits.

“Each mover is probably a little different,” Sullivan says. “But we do everything we can to get a customer moved in, even if we have to hoist furniture over the balcony.”

But don’t expect that to be the norm. Many moving companies won’t risk rickety stairs, tight spiral staircases, or narrow balcony walkways. Trust us, we know this from experience!

If you know your new place might pose a problem, tell the movers about it ahead of time.

Remember: Companies can simply decline to move you, even if you’re scheduled to move that day. It's better to play it safe and be honest about any potential problems beforehand than to be stuck without a mover on moving day. Come clean: You'll thank us later.

14 Crucial Items You Need To Purchase Prior to Moving Day

Thu, 20 Aug 2026 19:33:00 GMT

For first-time homebuyers and seasoned homeowners alike, moving day is a major drag.

Of course, it's exciting to start the next chapter of your life in a brand-new place, but the process of moving can be a grueling, exhausting ordeal. Aside from having to sort through literally everything you own, you have to deal with the physical side of moving: packing boxes, lifting furniture, and deep-cleaning your house.

So to make moving day as pain-free as possible, you'll want to have specific household items at the ready.

“Move-in day can be pretty nerve-wracking; there's a lot to do,” says Paul Travaglini , a real estate agent at Century 21 Seaport in Winthrop, MA . “My advice is to try to take it slow, and to make sure you have some necessities handy."

We spoke with experts and rounded out the ultimate checklist of things you'll appreciate having on moving day. These items will help you get settled sooner and ultimately make a smooth transition into your new home.

1. Bottled water and food

You're likely to be starving after hours of cleaning and moving, and won’t want to make a trip to the supermarket.

Have some bottled water and single-serve packs of granola on hand for moving day. For the first few days in your new place, stock up on easy-to-make food while you settle into your new home.

2. Boxcutter

Invest in a sturdy boxcutter —or multiple sturdy boxcutters. You'll need all the help you can get to open the boxes that you overtaped.

3. Cleaning supplies

You’ll want to give your house a good scrubbing before you move in.

"Don't forget paper towels and other cleaning supplies in case the house is dusty," says Travaglini.

You can bring the supplies from your old home in a box that you keep nearby and well-labeled. Or head to the store and buy soap , floor cleaner , sponges , a mop , bucket , window cleaner , vacuum , bathroom cleaner , and toilet scrubber .

If you're a true Type A planner, you could even arrange to have these essentials delivered to your new address on the day you show up. Less trips, more efficiency!

4. Closet hangers

You’ve made sure your new home is spotless. Now make sure your clothes aren’t wrinkled by purchasing all the hangers you can fit in your new closet. But no wire hangers. Ever.

5. Cooler with ice

This is a good idea if the previous owner didn’t leave a fridge and yours hasn’t arrived yet. A sturdy cooler stocked with cold beverages and assorted munchies can be a lifesaver on a busy moving day.

6. Furniture sliders

Even if you have movers assisting you with all your stuff, you'll likely want to procure some furniture sliders , the little things that go under the legs of chairs and couches and allow you to slide them easily without scratching your floor.

7. New front-door lock

That ceremonious moment when you're handed the keys to your new home is exciting. But you can’t be sure who else might possess a pair of keys to your place.

Plan ahead and buy a new front-door lock , and set an appointment with a locksmith to change the locks or rekey the doors. You can have them come by on move-in day or shortly after.

8. Lamps

Don't spend your first night in your new house in the dark! Pack up all the lamps and light fixtures you're planning to keep from your previous home and have them readily available.

"Some rooms don’t have overhead lighting, so lamps will be very helpful," says Rita Patriarca , a real estate agent at Re/Max Encore in Wilmington, MA .

9. Lightbulbs and batteries

These are items you can usually buy in bulk. Invest in a set of bulbs in various wattage and shapes.

10. Toiletries

Personal hygiene might be the last thing on your mind on move-in day, but make sure you have soap, toothbrush, toothpaste, shampoo, and anything else you need.

Moving day is a sweaty experience, and you’ll need a shower when you’re done. Plus, your new home will attract neighbors and friends. You’ll want to smell and look nice. Right?

11. Trash can and trash bags

If you plan to keep your trash barrel outside of a cabinet and you have a pet, it’s a smart idea to get a trash can with a secure top . You don’t want felines or canines getting into the trash on your first day in the new home.

12. Smoke and carbon monoxide detectors

You never want to go a day living in a house without properly installed smoke and carbon monoxide detectors . Check the house on move-in day to make sure you have enough detectors. Test each one to make sure the batteries are working.

13. Sticky notes

Mark down where you want things. It’s a good idea to label where you want your furniture, TV, dining table, etc. You can do this by writing on a sticky note and leaving it where you want the items located. This will help the movers know where to put everything.

14. Your favorite beverage

Whether you prefer Champagne, Dr Pepper, or Maker's Mark, get yourself your favorite beverage to celebrate your new home. Toast yourself, your significant other, your kids, your friends and family, and everyone else who played a part in the move. You've earned it.

Before You Move In: The Smart Homeowner’s Checklist for Fast, Reliable Wi-Fi

Thu, 20 Aug 2026 18:39:00 GMT

A move creates the perfect opportunity to optimize your home network.

And doing so is particularly important if you work remotely and/or rely on fast, reliable Wi-Fi to stream movies, play games, and use smart home devices.

With a bit of knowledge, you can ensure your Wi-Fi is ready to go—before the moving trucks arrive and it’s time to unpack.

“When all spaces are easily accessible, planning router placements, laying out Ethernet cables, locating access points, and positioning power outlets becomes a lot simpler. Plus, barriers like concrete walls and metal studs, which may impede Wi-Fi signals, are far more obvious,” says Jacob Kalvo, networking expert and co-founder and CEO of Live Proxies in Studio City, CA .

9 steps to set up fast, reliable Wi-Fi in your new home

Follow these steps to create a strong Wi-Fi network that can accommodate your household demands.

1. Start with how you'll use each room

First, think about where people in your household will work, relax, and spend time, as well as where you'll place TVs, home offices, gaming systems, security cameras, and other high-bandwidth or important connected devices.

"Don't forget to consider outdoor areas where you'll want reliable connectivity, such as a patio, pool or garage," says Theresa Fletcher , senior vice president of Community Solutions at Summit Broadband / Summit Fiber in Naples, FL .

2. Confirm your Internet provider and available speeds

Don't wait until moving day. Find out which providers and technologies, particularly fiber, are available at your new address, what download and upload speeds are offered, and how quickly service can be installed.

When choosing a service, consider both download and upload speeds, particularly if your household works from home, using cloud services, video conferencing, or connected security devices.

"Select a speed tier based not just on today's usage but on the number of people and connected devices you expect to have over the next several years," Fletcher explains.

3. Choose the router location before the furniture arrives

Ideally, your router will live in a relatively central, elevated, and open location, such as a shelf in your home office, living room, or hallway.

"If possible, avoid placing it in a far corner of the home simply because that's where the Internet service enters the house. Also, don't hide it in a closet, cabinet or behind a television," says Fletcher.

Remember that thick walls, concrete, brick, metal, large appliances, and even the overall shape and number of floors in the home can affect Wi-Fi coverage.

4. Walk the home and identify potential Wi-Fi dead zones

Pay particular attention to rooms farthest from the router, second or third floors, garages, patios and rooms separated by dense building materials.

"In many homes, concrete block walls and other dense building materials can have a significant impact on wireless coverage. An empty home makes it much easier to evaluate where additional coverage may be needed," explains Fletcher.

5. Consider a mesh Wi-Fi system if your home is larger or more complicated

A mesh system uses multiple access points to distribute Wi-Fi throughout the house, so it might make sense if your new home is larger, older, or unusually shaped.

One important tip: Don't automatically put a mesh point directly in the dead zone.

"A mesh point needs a strong connection back to the main router or another access point, so it generally works better when placed between the router and the area with weak coverage," Fletcher says.

6. Hardwire the devices that matter most

If walls are open or it's easy to run Ethernet before furniture arrives, consider wired Ethernet connections for home offices, smart TVs, gaming systems, and access points where speed, stability, and low latency are especially important.

Fletcher points out that Ethernet can also be used to connect mesh access points for an even stronger home network.

6. Think about your future needs

Doorbells, cameras, thermostats, speakers, appliances, and other connected devices can add up quickly. That's why building some extra networking capacity into the home now can help ensure your network is ready for the future.

"Our homes are becoming more connected every year so a good home network should provide reliable coverage today while having enough flexibility and capacity to support how your household will live, work and connect in the future.," Fletcher says.

7. Set up and secure the network as soon as service is installed

Change default passwords, use a strong Wi-Fi password, enable the latest security settings supported by your equipment, and install any available router firmware updates.

Fletcher also recommends you create a guest network, so visitors don't need access to your primary home network.

8. Test the wired Internet connection first and then the Wi-Fi where you'll use it

Before evaluating Wi-Fi, confirm that the Internet service itself is performing properly. If possible, connect a device directly to the router via Ethernet and run a speed test. This helps distinguish an ISP/service issue from an in-home Wi-Fi coverage issue.

Then, divert your attention to the Wi-Fi.

Don't just run a speed test standing next to the router. Test from the future home office, bedrooms, TV locations, kitchen, garage, and outdoor living areas. You're looking for consistency and reliability throughout the home; not simply the fastest possible result in one room.

"The goal here is to separate your internet problems from your Wi-Fi problems as there is no relationship between them," Kalvo says.

9. Make adjustments while your home is still empty

Move the router or mesh points, add an access point or run another Ethernet connection now. Those changes are much easier before the moving trucks arrive.

5 Costly Moving Mistakes Real Estate Experts Warn Homeowners Against

Wed, 19 Aug 2026 19:46:00 GMT

Moving is exciting—but a whole lot can go wrong, too.

No matter your reason for relocating , you'll need to brace yourself for some tough decisions.

From the timing of selling your old place to figuring out where to store all your stuff, experts agree that there are a number of things that are overlooked by homeowners during a move .

Here's their advice to make sure you're not one of them!

Mistake 1: Renting out your old home badly

It may seem smart to hold on to your old place. After all, short-term rentals are all the rage right now—and you might even be able to find a long-term tenant and start collecting rent on the place.

But that's the best-case scenario; you need to also consider the worst case.

“ Renting out a home can be a great investment—if you know what you're doing,” says real estate investor Mark Ferguson of Investfourmore.com . “The problem is, many people have no idea how to manage renting a home—like collecting rent and checking on tenants."

Other landlord duties include maintenance, managing vacancies, and anticipating expenses.

"Landlords have to account for monetary outlays beyond what the rental payment covers, so some houses won't make money as rentals,” adds Ferguson.

To avoid this pitfall, ensure you have a plan to manage your home remotely and that you can afford to keep paying the mortgage on your old place—and your new place!

Mistake 2: Selling your home prematurely

Robert Palmer , host of the syndicated Saving Thousands Radio Network, talks up the opposite of renting.

“Selling years from now is going to net you more money than selling today, and someone else will have made the [mortgage] payments for you,” says Palmer. “This helps you build wealth.”

The key is the right tenant , like a friend or somebody you know. Bottom line: If your home is in a hot market like Los Angeles or New York City , it might be impossible to buy back into the market should you ever decide to return to it. This happens more often than you might think.

“In L.A., it's not uncommon for rental amounts to be more than the mortgage payments,” says Terra Andersen , director of internet marketing at apartment-rental company NMS Properties . In that case, it might be wiser to rent out your home as a revenue stream and a fallback option.

Mistake 3: Muddling a mortgage on a new home

If you're relocating for a new job and want to buy a home before you start working, be sure to structure your employment agreement to avoid issues with lenders.

While an executed offer of employment can serve as documentation to qualify for a new mortgage , many lenders will require proof that all the offer contingencies have been met as well, says Mary Catchur , president of Marimark Mortgage .

A solution is to work with a mortgage loan originator licensed in the state you're relocating to and develop a plan to fulfill those requirements, “preferably before finalizing the new job offer,” says Catchur.

Mistake 4: Storing stuff for 'someday'

Tempted to leave behind lots of your possessions to transport months or maybe years after you're settled?

If you're certain a relocation is permanent, it's best to move everything right away. Paying hundreds, even thousands, of dollars to keep items in storage could be a colossal waste of money in the long run.

“From a realistic standpoint, it’s easy to forget about items in storage,” points out Christine Haney , executive vice president of Global Relocation at Elliman Real Estate. “When my father was transferred to Europe, my parents stored their 1970s gold, brown, and green furniture. When they returned eight years later , their now-retro furniture had no place in their new home.”

Mistake 5: Expecting your stuff to arrive ASAP

If you do pack up and send off everything all at once, don't push it too close to the day you start a new job or endeavor, expecting all your possessions to arrive at one time.

“It can take a few days, if not a week or two, for all your belongings to arrive at your new home, due to weather or road shutdowns,” says Ryan Carrigan , co-founder of moveBuddha .

And if you're stuff arrives late, now you're shelling out even more money on essentials or even renting furniture if you need the house to be liveable by a specific date.

So pack a starter kit with whatever essentials you need for a week, and always keep important documents with you.

8 Smart, Postmove Things You Should Do Before You Start Unpacking

Wed, 19 Aug 2026 19:03:00 GMT

Congratulations—you’ve officially moved into your new place .

Now what?

A fresh start can be exciting, but it can also be overwhelming—and while the thrill of unpacking all those carefully labeled boxes awaits you, there are a few first steps experts agree you should take before you get too settled in.

We’re not talking the obvious, like turning on the lights , setting up your internet, or forwarding your mail.

These are the overlooked steps that not only get you off on the right foot, but also set you up to be sitting pretty for years to come.

1. Take photos

Photos of bare and unadorned rooms? Yes, you’ll want them, whether you’re renting or buying.

If you’re renting, these are essential when the time comes to get your security deposit back, giving you a record of the condition of the place before and after you’ve left.

But photos are also important if you bought a new home, since a fair amount of time may have passed between the inspection and when the previous owner finally stepped away.

If any damage occurred in the interim, it’s worth a conversation with your real estate agent about compensation.

Also, if the movers did any damage when delivering your stuff, photos will help you with that awkward conversation as well. Which brings us to the next step.

2. Check your belongings for breakage

If you hire movers to either pack or move your belongings, “you have a limited amount of time to report any suspected damage or missing items,” says Kevin Gallegos , vice president of Phoenix operations for Freedom Financial Network .

“Make sure that if a major appliance was moved”—such as a refrigerator, washer, or dryer—“they still function as they should. Review your contract to determine liability coverage if you discover a problem.”

3. Figure out when and where to leave your trash

As you unpack, you'll be eager to get rid of the trash, so finding out from your landlord, homeowners association, or neighbors when and where you can do that is key.

“You won’t want to miss pickup day when you’ve got piles of cardboard lying around,” says Desmond Lim , founder of Boston’s moving website QuikForce .

4. Change the locks

It’s your home now, but who else had the keys when the previous residents lived there?

No one wants even the slightest question about safety lingering over a new home.

This makes swapping out locks as soon as you can “one of the most important things homeowners can do when they are settling into a new property,” says Marty Hoffmann , vice president of marketing at Kwikset .

5. Register your car

Did you move from one state to another? If so, you’ll need to register your car within 60 days.

Each state's requirements are slightly different, but penalties range from fines to impounding your vehicle if you fail to comply in a timely manner.

You’ll also need to get a new driver’s license , usually within 30 days of your move.

6. Break out the drop cloth

Most people don’t have the luxury of painting prior to moving in, so, if possible, paint as soon as you regain your strength from the move.

“The longer you wait, the tougher it is to paint,” says Steve Revnew , vice president of product development at Sherwin-Williams .

Most people “continue to collect and add furnishings, all of which make painting more difficult," he says. "Moving heavy furniture or working around furniture isn’t easy, especially smaller rooms.”

But with no obstructions besides neat, stackable boxes, painting is a breeze.

7. Check your credit reports

Your credit reports are usually accessed during a move, as everyone from new employers and landlords need to reference them for background checks.

That's why it's important to “request a copy of your credit report within six months of your relocation,” Gallegos says.

Besides ensuring that your address change was recorded accurately, Gallegos advises to “watch for inconsistencies that might indicate you’ve been a victim of fraud. During a move, a great deal of personal financial information is exchanged and forwarded via mail and email. It’s important to make sure your personal information wasn’t compromised.”

8. Update your voting address

Whether it’s for an upcoming election for president or your local school board, don’t forget to update your address so you can vote.

Most states allow a 60-day grace period during which time you can use an old address at your new polling place. For elections beyond that, register at least two weeks beforehand so you don’t miss out on swaying any important issues.

After all, what better way is there to plant a foot in your new neighborhood than exercising this all-American right?

How To Cut Moving Costs Without Begging for Free Favors From Friends

Wed, 19 Aug 2026 18:21:00 GMT

Moving ranks right next to a root canal on the list of things nobody wants to do.

While the thought of nesting in a new home is exciting, the act of getting there is often stressful, exhausting, and perhaps above all, expensive.

The average cost to move locally in 2026 is $800–$2,500, while a long-distance move typically runs $2,500–$7,500 or more, according to OpenDoor .

And while bribing your poor friends to help is always an option, you can make other choices that will help with the moving bill, too.

Timing is everything

A winter move may entail inclement weather and icy sidewalks—but it'll also save you a bundle.

The industry’s “dead season is the perfect time to get a deal on your moving quote,” says Lior Rachmany , CEO of New York’s Dumbo Moving + Storage .

While winter jobs may be generated at a better rate, Rachmany advises that during negotiation customers mention they're aware it's the slow season and that prices should be lower.

Another cash-saving tip? Avoid an end-of-month move, which “is like taking a taxi at rush hour—the moving companies are overwhelmed. Moving on off-peak days is cheaper.” Choose wisely!

Avoid guesstimates

Moving company estimates are just that, meaning your final bill could be way over your budget.

“A simple local move should be a guaranteed price,” says Rachmany—or, at most with a maximum cap if the hours go over so you know the most it could cost. “Avoid hourly estimates and even flat prices that seem too low. Lowballing is common in the moving industry.”

What about tipping, which can run from $10 to $50 per mover? “Tipping isn't mandatory," he says. When in doubt, ask the company beforehand about its policy.

Lighten your load

Moving is a time of reckoning. That fringed leather jacket you wore once? Yard sale! Or donate it to the Salvation Army . Besides the emotional capital of doing good, charitable giving is tax-deductible—a working refrigerator could net you $250! You can find more savings in this donation value guide .

Bonus: You'll save on your moving costs by having less to move. According to real estate professional Bill Golden , moving too much unnecessary stuff is a common lament of home buyers.

“They don't do enough weeding out beforehand and end up jettisoning things they paid to move,” he says. Since it costs $3 to $5 per box to move locally, according to Rachmany, six boxes of old clothes that ultimately get tossed just cost you upward of $50.

Find free boxes

New boxes cost anywhere from $1 to $2 each, so look on Boxcycle , where a used box can run as little as 15 cents. If even that's too much, go to Freecycle to find a recent mover looking to get rid of boxes.

You could also save money and the environment by “going green with renting a box.” These plastic bins with lids run “half the cost of buying cardboard boxes. You don’t need to tape—simply pack, stack, and move,” says founder Spencer T. Brown .

Most companies drop off these bins and pick them up at the new location for free.

Break out your toolbox

“Take beds, tables, and wall units apart yourself and put them back together" after the move, says Rachmany.

“Because fewer services are required of the movers, you'll save on your rate or duration of the move. If you're taking your bed and furniture apart to reassemble them upon delivery, it should take off about 10% to 15% of the total price."

How Families Can Adjust Smart Thermostat Schedules To Save Money as Kids Return to School

Wed, 19 Aug 2026 17:55:00 GMT

Back-to-school season is finally here. And if you have kiddos, that means your home may now be empty during the day.

Instead of letting your smart thermostat run like it has been, consider reprogramming it to match your kids’ new school schedules. Otherwise, you could be wasting energy and money heating or cooling a home with nobody in it.

“There really isn't a need to keep the same comfort temperature in an empty home when everyone is either at school or at work for the day. You change the thermostat during school and work hours rather than running it at full comfort settings all day,” says Dale Chason , HVAC manager at Awesome Home Services in Colorado Springs, CO .

How to reprogram your smart thermostat

Smart thermostats come with programmable schedules you can set to accommodate your family's schedule. Back-to-school season is the perfect time to take advantage of them.

“When it comes to cooling, set the thermostat about 5 to 8 degrees higher for the time period when the kids are at school and the house is empty,” says Jordan Low , general manager of Comfort Heating, Cooling, Electrical & Plumbing in Post Falls, ID .

Program it to return to your normal setting about one to two hours before they get home.

Here’s a sample cooling schedule from Chason:

6:00 a.m. Cool the house to about 72 to 74 degrees before everyone wakes up.

8:00 a.m. Increase to 78 to 80 degrees when everyone leaves.

3:00 p.m. Start cooling down before the kids come back.

10:00 p.m. Raise the setting by a couple of degrees overnight, depending on comfort level.

If it’s the heating season, Low recommends you lower the thermostat by 5 to 8 degrees and keep it in the low 60s while the family is out.

“Set the heating to your normal temps one to two hours before everyone returns so that the house is warm and comfy when kids return home,” Low adds.

Chason suggests a heating schedule similar to this one:

6:00 a.m. Heat the house to about 68 to 70 degrees before everyone wakes up.

8:00 a.m. Decrease to 62 to 65 degrees when everyone leaves.

3:00 p.m. Bring the temperature back up before the kids come back.

10:00 p.m. Reduce the temperature by a few degrees overnight.

Keep in mind that these exact temperatures and times can be customized to the weather, your preferred household comfort levels, and how well your home retains conditioned air.

Also, if you’re a busy family with an inconsistent schedule, you may want to invest in a smart thermostat with geofencing abilities if you don’t already have one.

“These connect to your phone's GPS, so the thermostat knows how far away you are from home so it can automatically adjust the home's temperature for you,” explains Ryan Osterkamp , founder and co-owner of Quality Comfort Home Services in Cincinnati .

Tips to keep energy use under control year-round

Use these strategies to ensure a comfortable yet efficient home, regardless of the season.

Take advantage of outdoor temps

During the summer, open windows in the evening once the sun has gone down and in the morning before the day starts heating up. Once the heat of the day starts setting in, close all windows, blinds, and shades to keep out sunlight and heat.

“Use blackout curtains to keep out the most heat. The less heat coming into the home, the less the AC has to run to stay at temp. During the winter, let in as much sunlight as possible and close curtains at night to help trap heat in,” Osterkamp says.

Change your air filter

Make sure your air filter gets changed at least every six months. This is key because when your filter gets dirty or clogged, the system must work harder to pull air through it, using more energy and putting strain on your AC and furnace.

“If your home gets a lot of foot traffic or you have pets, aim for every three months,” Osterkamp explains.

Utilize ceiling fans—even in the winter

During the summer, make sure your ceiling fan is set to spin counterclockwise.

“This directly pushes air down, creating a nice breeze that can make you feel several degrees cooler without having to touch the thermostat,” says Osterkamp.

In the winter, switch your ceiling fans to spin clockwise, which will pull cool air up from the floor and force warmer air down the walls, helping to keep heat more evenly distributed in the room.

Bilt Partners With Equinox To Expand Neighborhood Concierge Perks

Wed, 19 Aug 2026 15:00:00 GMT

Bilt is expanding its residential rewards platform through a new partnership with Equinox , allowing members to book fitness amenities, redeem rewards for club credits, and access targeted perks directly through its Neighborhood Concierge service .

Under the partnership, joint Bilt and Equinox members can convert Bilt Cash into credits for Equinox spa treatments, Studio Pilates, and personal training. Bilt’s Neighborhood Concierge platform will now integrate directly with Equinox, enabling users to browse class schedules, view club amenities, and schedule appointments within the Bilt app.

"The home is the center of how people live and some of the best neighborhoods have always had an Equinox at the heart of them,” said Ankur Jain , founder and CEO of Bilt, in the announcement press release.

“This partnership is about making world-class wellness a natural part of the connected neighborhood life Bilt is building. Now with Equinox, our members have seamless access to premium fitness and wellness experiences right where they live."

To promote the launch, Bilt is offering members who sign up for Equinox through its platform a choice of a complimentary personal training session or 50-minute spa service at Equinox, or 10,000 Bilt Points as a welcome offer. The company has also introduced a daily club check-in feature that enters members into a monthly drawing for a covered month of rent and Equinox membership dues.

Expanding beyond basic concierge features

The Equinox integration marks the latest fitness partnership built into Bilt’s Neighborhood Concierge, a service introduced following Bilt's partnerships with Venmo and UWM to capture mortgage and rent reward payments.

According to Bilt, Neighborhood Concierge covers both home management and everyday tasks. Members can use it to pay rent or mortgage, submit maintenance requests, or book building amenities at participating Bilt properties. It can also make restaurant reservations, schedule rides, book fitness classes, and arrange grocery delivery.

Unlike a standard AI assistant, says Bilt, the concierge is built to complete tasks rather than just suggest them. Because it's connected to local merchants and a member's Bilt account, it can apply rewards and member benefits automatically without requiring action by the user.

Members can also use it to book travel, applying Bilt Points toward flights and hotels. Bilt says additional capabilities are planned in the coming months, including home repair, food delivery, and prescription transfers.

The service is also designed to become more personalized over time, learning member preferences the more it's used.

The move comes as tech firms push deeper into personal management automation, with competitors like Amazon deploying tools like Alexa+ to handle complex household tasks.

Bilt is betting its differentiation on direct integration with hyper-local neighborhood businesses and real estate platforms.

USDA Loan Requirements

Mon, 17 Aug 2026 23:54:00 GMT

If you’ve started researching USDA loans , you’ve probably noticed something right away: The rules can seem a little unclear at first.

Between income limits , rural maps , and credit requirements , it’s easy to assume these loans are complicated or available only to a small group of buyers.

But the reality is much simpler—and more flexible—than many people expect. USDA loans are designed to help moderate- and lower-income buyers achieve homeownership with affordable financing options, including no down payment requirements for eligible borrowers.

And despite the name, these loans aren’t limited to farms or remote countryside homes.

What is a USDA loan and who is it for?

A USDA loan is a government-backed mortgage program created by the U.S. Department of Agriculture to help eligible buyers purchase homes in qualifying areas. The program is designed to make homeownership more accessible, especially for buyers in smaller towns, suburban communities, and rural areas where affordable financing options may be limited.

One important rule applies across the board: The home must be your primary residence. USDA loans can’t be used to purchase vacation homes, rental properties, or investment real estate.

There are two main USDA loan programs:

USDA Guaranteed Loans: The most common option. These loans are issued by approved lenders and backed by the USDA.
USDA Direct Loans: Offered directly through the USDA for lower-income borrowers who meet stricter eligibility guidelines.

Most homebuyers researching USDA financing will likely be looking at the Guaranteed loan program because more borrowers qualify for this type of USDA loan.

The 4 main USDA loan requirements

At a high level, USDA loans focus on four major areas:

Understanding these core categories can make the entire process seem much more manageable.

1. Income requirements

One of the biggest parts of USDA loan eligibility is income.

USDA loans are intended for moderate- and lower-income households, so the program sets income caps based on where you live and how many people are in your household.

For USDA Guaranteed Loans, household income is generally capped at about 115% of the area median income. Limits vary significantly by location because housing costs and incomes differ across the country.

For 2026, many standard household income limits begin around the following:

1–4 person households: $119,850
5–8 person households: $158,250

Higher-cost areas may allow higher limits. Borrowers can check current income limits using the USDA’s online eligibility tool or by speaking with a lender familiar with the program.

It’s also important to understand that USDA calculations use household income, not just the income of the borrowers listed on the loan application. For example, income from another working adult in the household counts toward the limit even if they aren’t applying for the mortgage.

The two USDA programs handle income differently:

Guaranteed Loans are aimed at moderate-income households.
Direct Loans are intended for lower-income borrowers and usually have stricter income thresholds.

Even with these limits, buyers are often surprised to learn they still qualify. Steady, reliable income tends to matter more than earning a particularly high salary.

Lenders will also review your debt-to-income ratio (DTI), which compares your monthly debts to your gross monthly income. Many lenders look for a DTI around 41% or lower, although exceptions are sometimes possible depending on the full financial picture.

2. Location requirements: What 'rural' really means

One of the most misunderstood USDA loan requirements involves location. Many buyers hear “USDA” and assume the property must sit on farmland or in a remote rural area. In reality, plenty of suburban communities and smaller towns qualify.

USDA eligibility is based on population size and geographic guidelines established by the USDA. Some areas located just outside larger cities may still qualify, even if they don’t seem rural at all.

Both USDA Guaranteed and Direct Loans require the property to be located in an eligible area. The easiest way to check is through the USDA eligibility map , which allows buyers to search addresses directly.

Don’t assume your area doesn’t qualify. You might qualify in areas you wouldn’t expect.

3. Credit score and financial requirements

When it comes to USDA loan credit score expectations, there’s no single number that guarantees approval. For USDA Guaranteed Loans, many lenders use a credit score around 640 as a common credit score minimum because it can streamline parts of the underwriting process. However, some lenders may work with lower scores depending on the borrower’s overall financial profile.

USDA Direct Loans technically do not have an official minimum credit score requirement, although applicants still need to demonstrate an ability and willingness to repay debt.

Compared with conventional loans, USDA financing is often considered more flexible for borrowers who may not have perfect credit histories.

Lenders typically evaluate the following:

Payment history
Existing debt obligations
Credit usage
Income stability
Recent financial behavior

A few past credit challenges don’t automatically eliminate your chances. Many buyers qualify after rebuilding credit, paying down debt, or establishing stronger payment habits over time. That said, lenders still want to see that borrowers can comfortably manage monthly mortgage payments.

4. Property restrictions

USDA property requirements are designed to ensure the home is safe, functional, and intended for everyday residential living.

To qualify, the property generally must:

Serve as your primary residence
Be safe and livable
Meet local property standards
Have adequate access, utilities, and structural condition

USDA loans cannot be used for the following:

Investment properties
Vacation homes
Most income-producing properties

An appraisal is also required to confirm the property value and verify the home meets USDA standards.

In most cases, USDA loans are intended for single-family homes, although limited exceptions may apply in certain situations.

USDA Direct Loans may involve additional property restrictions, including limits related to home size, value, or luxury features. For many buyers, though, the property rules are fairly straightforward: The home should be modest, functional, and suitable as a full-time residence.

How to check your USDA loan eligibility

If you’re wondering whether you meet USDA loan eligibility guidelines, the process can usually be broken into a few simple steps.

Step 1: Check the property location

Start by confirming whether the home you want to buy is located in an eligible USDA area. Many suburban and smaller-town properties qualify, so it’s worth checking even if you aren’t looking in a traditionally rural location.

Step 2: Review your household income

Next, compare your total household income to local USDA income limits. Remember that USDA considers household income, not just the income of the borrowers on the loan. That means if you make $70,000 per year and your partner works part time, making around $30,000 per year, total household income would be $100,000 per year.

Step 3: Talk to a lender

If you’re interested in a USDA Guaranteed Loan, speaking with an experienced lender can help you quickly understand your options and identify any potential issues before you apply. If you’re specifically interested in a USDA Direct Loan, you’ll generally need to work directly with your local USDA Rural Development office.

Step 4: Get pre-approved

Preapproval gives you a clearer picture of:

Your estimated budget
Potential monthly payment
Loan qualification status
Any additional documentation you may need

Getting pre-approved early can also help strengthen your position when you begin shopping for homes. However, it’s important to work with your lender and real estate agent to get pre-approved on the right timeline. A pre-approval often involves a hard credit check that can affect your credit score, and you want to do this when you are ready to start shopping for homes.

USDA loan requirements vs. other loan options

USDA loans share similarities with other mortgage programs, but there are some important differences worth understanding.

USDA vs. FHA loans

Both USDA and FHA loans are designed to help buyers achieve homeownership with more flexible qualification standards.

However:

FHA loans require a down payment, often starting at 3.5%.
USDA loans may offer zero down payment financing for eligible borrowers.
FHA loans are not limited by property location.
USDA loans require homes to be in eligible areas.

For buyers who qualify geographically, USDA loans can sometimes offer lower upfront costs.

USDA vs. conventional loans

Conventional loans often require stronger credit profiles and larger down payments, especially for buyers seeking the best rates and terms.

Compared with conventional financing:

USDA loans offer more flexible credit guidelines
USDA loans allow no-down-payment options
Conventional loans offer greater property flexibility
USDA loans include income limits that conventional loans do not

The trade-off often comes down to flexibility versus affordability. Conventional loans allow buyers to purchase in more locations and property types, while USDA loans can reduce upfront costs for eligible borrowers.

The bottom line

At first glance, USDA loan requirements can seem intimidating. But once you break them down, the program is often far more approachable than buyers expect. The guidelines are designed to help expand access to homeownership, not create unnecessary barriers.

If you’re buying in an eligible area, have steady income, and are looking for a primary residence, a USDA loan may be worth exploring further. The next step is usually simple: Check property eligibility, review income limits, and talk with a lender about your options.

You may be closer to qualifying than you think.

USDA Loan Advantages and Disadvantages

Mon, 17 Aug 2026 21:13:00 GMT

For many homebuyers, especially first-time buyers , affordability is one of the biggest challenges in the homebuying process . That’s where USDA loans can stand out.

Backed by the U.S. Department of Agriculture, USDA loans are designed to help eligible buyers purchase homes in qualifying rural and suburban areas with fewer upfront costs. These loans can make homeownership more accessible for buyers who may not have large savings or perfect credit.

Like any mortgage option, though, USDA loans come with both advantages and limitations. Understanding the USDA loan pros and cons can help buyers decide whether this financing option fits their goals, budget, and long-term plans.

USDA Loans may be a good fit for buyers who:

Want to buy a home with no down payment
Are purchasing in a qualifying rural or suburban area
Have moderate household income
Plan to live in the home as their primary residence
Want lower monthly mortgage costs compared to some other loan types

The biggest benefits of a USDA loan

For eligible buyers, USDA loans can remove some of the biggest barriers to homeownership, especially upfront costs. Here’s where USDA loans really stand out.

No down payment required

One of the most well-known USDA loan benefits is the ability to buy a home with no down payment .

Many mortgage programs require buyers to put down anywhere from 3% to 20% of the home’s purchase price. For buyers already balancing rent, bills, and everyday expenses, saving that much money upfront can take years.

USDA loans allow qualified buyers to finance 100% of the home’s value in many cases. That can make a major difference for buyers who are financially ready for monthly mortgage payments but have struggled to build a large savings account.

Of course, buyers will still need to budget for closing costs and other homeownership expenses, but eliminating the down payment requirement can significantly reduce the upfront financial hurdle.

Lower monthly costs than some loans

USDA loans may also help keep monthly housing costs lower compared to some other mortgage options. These loans often come with competitive interest rates and lower mortgage-related fees.

Unlike conventional loans, USDA loans do not require private mortgage insurance (PMI). Traditionally, PMI is used to help the lender guarantee it will get a return on its investment in the borrower.

Instead of PMI, USDA loans use what’s called a guarantee fee, which includes an upfront fee and a smaller annual fee built into the monthly payment. For many buyers, these fees are still lower overall than the mortgage insurance costs associated with some other low-down-payment loan programs.

Flexible credit guidelines

USDA loans are designed to help make homeownership accessible, and that often includes more flexible credit requirements than some buyers expect. While lenders still review credit history, debt, and financial stability, USDA loans can be more forgiving than some conventional financing options. That flexibility may help buyers who have limited credit history or past financial challenges still qualify for financing.

Designed to make homeownership possible

At its core, the USDA loan program exists to support affordable homeownership in communities outside major urban centers. That mission-driven focus is part of what makes the program unique. Rather than catering primarily to high-income buyers or investors, USDA loans are specifically intended to help moderate-income households purchase safe, stable housing.

For buyers asking, “Is a USDA loan good?” the answer often depends on their goals and location. For eligible buyers looking for an affordable path to homeownership, the program can offer meaningful advantages.

The potential downsides to consider

While USDA loans offer major benefits, they are not the right fit for every buyer or every property. Understanding the potential limitations upfront can help buyers make more informed decisions. Every loan has trade-offs, so here’s what to keep in mind as you consider a USDA loan.

Location restrictions

USDA loans are available only for homes located in USDA-eligible areas. That may seem limiting at first, but many buyers are surprised to learn how many suburban and smaller-town communities qualify.

Still, homes in densely populated urban areas generally will not be eligible. For buyers committed to living in a major city center, USDA financing may not be an option. For buyers open to suburban or rural living, however, there may be more qualifying locations than expected.

Income limits apply

USDA loans are intended for low- to moderate-income households, so income limits apply. Importantly, USDA considers total household income, not just the income of the person applying for the mortgage. That means income from other household members may also factor into eligibility calculations, even if they are not listed on the loan.

The limits vary depending on location and household size, and many middle-income buyers still qualify. Still, buyers with higher household income may exceed the program limits and need to explore other financing options.

Upfront and annual fees

Although USDA loans do not require PMI, they do include guarantee fees. These fees help fund the USDA loan program and reduce lender risk.

There are typically two fees involved:

A 1% upfront guarantee fee added to the loan amount
A smaller annual fee of 0.35% included in the monthly payment

While these costs are often lower than FHA mortgage insurance or conventional PMI, they are still important to factor into the overall loan cost. Understanding these fees ahead of time can help buyers compare loan options more confidently.

Primary residence requirement

USDA loans are intended only for owner-occupied homes. That means buyers cannot use USDA financing for the following:

Vacation homes
Investment properties
Rental properties
Second homes of any kind

Borrowers must plan to live in the property as their primary residence . House hacking strategies used with FHA or conventional loans are not typically possible with a USDA loan.

For buyers focused on purchasing a home to live in long term, this may not be an issue. But for buyers interested in investment opportunities, USDA loans will likely not fit their needs.

Longer processing times

Because USDA loans involve both lender approval and USDA review, the process can sometimes take longer than conventional financing. Additional documentation and government processing timelines may add extra steps along the way.

That does not necessarily mean the process is difficult, but buyers should be prepared for the possibility of slightly longer timelines. Working with an experienced lender and staying organized with paperwork can help the process move more smoothly.

USDA vs. FHA loan pros and cons

One of the most common comparisons for first-time buyers is USDA versus FHA financing. Both loan programs are designed to help make homeownership more accessible, particularly for buyers with limited savings or less-than-perfect credit. The right choice depends on the buyer’s finances, location, and goals.

When evaluating USDA vs. FHA pros and cons, it’s important to remember that both are strong options for different situations.

Key Differences at a Glance

For buyers purchasing in eligible areas who meet income limits, USDA loans may offer lower upfront costs and lower monthly fees. For buyers purchasing in cities or buyers whose income exceeds USDA limits, FHA loans may provide more flexibility.

Comparing multiple loan options can help buyers better understand what is most affordable and sustainable for their situation.

How to decide if a USDA loan is right for you

Choosing a mortgage can feel overwhelming, especially for first-time buyers. The good news is that buyers do not need to have every answer immediately.

A few simple questions can help narrow down whether USDA financing may be worth exploring:

Does the property location qualify for USDA financing?
Is your household income within USDA limits?
Do you plan to live in the home as your primary residence?
Would a no-down-payment loan help you reach homeownership sooner?

If the answer to several of these questions is yes, USDA financing could be worth considering.

And buyers do not have to figure everything out alone. An experienced loan professional can help review eligibility, compare financing options, and explain what programs may fit best.

Next steps

If you’re considering a USDA loan, you do not need to have every detail figured out yet. The goal right now is simply to understand your options and determine what path seems manageable.

A few practical next steps can help buyers move forward with confidence:

Check whether properties in your preferred area qualify for USDA financing
Review your household income against USDA limits
Talk with a loan expert about your financing options
Compare USDA loans with FHA and conventional loans if you are unsure which direction fits best

Homeownership is not one-size-fits-all, and the best loan is the one that supports your financial comfort and long-term goals. For many buyers, USDA loans can provide an affordable and accessible path forward, especially for those purchasing outside major urban areas.

If you’ve been weighing the USDA loan pros and cons, remember that the program exists to help make homeownership possible for more households. With the right guidance and the right property, buying a home may be more within reach than you think.

Can You Use a USDA Loan for a Manufactured Home?

Mon, 17 Aug 2026 19:43:00 GMT

For many buyers, manufactured homes offer a more affordable path to homeownership than a traditional single-family home .

Pairing that affordability with a U.S. Department of Agriculture loan can make buying a home even more accessible, especially for buyers looking in rural and suburban communities.

So, can you buy a manufactured home with a USDA loan? In many cases, yes. USDA loans can be used to finance certain manufactured homes, but there are specific requirements both the home and the buyer must meet.

The good news is that USDA loans are designed to support affordable homeownership in eligible rural areas. They come with valuable benefits like no down payment requirements and competitive interest rates, which can make a big difference for budget-conscious buyers. Still, not every manufactured home will qualify.

Factors like the age of the home, foundation type, location, and property classification all play an important role in determining eligibility.

What counts as a 'manufactured home'?

Manufactured homes are homes that are built in a factory and then transported to a homesite for installation. Once delivered, the home is placed on a permanent foundation and connected to utilities.

Because these homes are built in a controlled factory setting, they can often cost less than traditional site-built homes while still offering many of the same features buyers want, including modern layouts, updated kitchens, and multiple bedrooms.

One thing that can get confusing is the terminology. Manufactured homes, mobile homes, and modular homes are not all the same thing, and the distinction matters when it comes to loan eligibility.

Here’s a simple breakdown:

Manufactured homes: Factory-built homes constructed after June 15, 1976, following federal HUD standards.
Mobile homes: Typically refer to factory-built homes constructed before June 15, 1976, before modern HUD regulations took effect.
Modular homes: Factory-built homes assembled in sections but built to local and state building codes similar to site-built homes.

Why does this matter? USDA loans generally allow manufactured homes that meet modern HUD standards. Older mobile homes do not qualify. The terminology can seem technical, but understanding the difference early can save time during the home search.

USDA manufactured home requirements

The USDA has requirements for the property itself, the manufactured home, and the borrower. These rules are designed to ensure the home is safe, durable, and suitable for long-term living. The regulations can get very specific, but we will break it down in simple terms.

Property requirements

Before focusing on the home itself, buyers first need to confirm the property qualifies for USDA financing .

The home must be in a USDA-eligible area

USDA loans are intended to support homeownership in rural and some suburban communities. Fortunately, “rural” may include more areas than buyers expect. Many smaller towns, suburban communities, and less densely populated areas qualify under USDA guidelines.

The property must be located in an eligible USDA area at the time of purchase to qualify for USDA financing.

The property must be a primary residence

USDA loans are designed for owner-occupied homes. That means the manufactured home must serve as the buyer’s primary residence. Vacation homes, rental properties, and investment properties are not eligible.

The land and home must be financed together

In most cases, the home and the land must be purchased and financed together using the same loan. This requirement is important because USDA loans are intended for real property rather than movable structures. The manufactured home needs to be permanently attached to the land.

Home eligibility requirements

When it comes to a USDA manufactured home loan, the home itself must meet several important standards.

The home must be manufactured within the past 20 years

Eligible manufactured homes must have been manufactured within 20 years of the date of loan closing. Homes built before June 15, 1976, are typically considered mobile homes and are usually not eligible for USDA financing. Existing manufactured homes that were manufactured more than 20 years prior to the loan closing are too old to be eligible for the USDA guaranteed loan program

The home must be permanently affixed to a foundation

The manufactured home must be attached to a permanent foundation that meets USDA and local requirements. This helps ensure the property functions more like a traditional home and can better maintain long-term value.

Temporary supports, wheels, axles, or tow hitches must be removed.

The home must be classified as real property

To qualify, the manufactured home typically must be legally classified as real property rather than personal property. In simple terms, this means the home is treated similarly to a traditional house for financing and ownership purposes.

The home usually needs to meet age and condition standards

Lenders may have additional requirements regarding the age and condition of the manufactured home. Generally, newer homes in good condition are easier to finance through USDA programs.

The property will also need to pass an appraisal and inspection process to confirm it meets safety and livability standards.

Borrower requirements

Along with property rules, buyers must also meet standard USDA borrower qualifications.

Income must fall within USDA Llimits

USDA loans are designed for low- to moderate-income households. Income limits vary based on household size and location, but many middle-income families are surprised to learn they still qualify.

For 2026, maximum household income limits are capped at $119,850 for families of 1-4 and $158,250 for families of 5-8. However, check the USDA income limits for your area to know the exact requirements where you live.

Buyers must meet basic credit and debt guidelines

While USDA loans can be flexible, borrowers still need to demonstrate the ability to repay the loan. Lenders will review the following factors:

Credit history
Debt-to-income ratio
Employment and income stability
Overall financial profile

Compared to some conventional financing options, USDA loans may offer more flexibility for qualified buyers with moderate credit scores.

What doesn’t qualify for a USDA manufactured home loan

Understanding what does not qualify can be just as helpful as understanding what does. Some manufactured homes may not meet USDA guidelines due to safety concerns, financing limitations, or long-term property standards.

Here are some common examples of properties that usually do not qualify:

Mobile homes built before 2006: Older mobile homes built before federal HUD standards took effect are not eligible, nor are homes manufactured more than 20 years prior to the loan closing date. These rules help ensure financed homes meet modern construction and safety expectations.
Homes without permanent foundations: Manufactured homes that are not permanently attached to a qualifying foundation cannot be financed with USDA loans. Permanent installation is a major part of USDA eligibility.
Investment properties or second homes: USDA financing is intended for primary residences only. Properties used as rentals, vacation homes, or investment purchases are not eligible.
Homes that have been moved from another site: Manufactured homes that have previously been moved from one homesite to another may not qualify. This rule helps reduce structural and appraisal concerns that can arise after relocation.

While these requirements may seem strict, they are set by USDA and intended to protect both buyers and lenders by helping ensure the property remains safe, stable, and valuable over time.

Benefits of using a USDA loan for a manufactured home

For buyers who qualify, USDA financing can make manufactured homeownership significantly more affordable.

No down payment

One of the biggest advantages of USDA loans is the ability to buy a home with no down payment. For many buyers, saving for a large upfront payment is one of the biggest barriers to homeownership. USDA loans help remove that obstacle, allowing eligible buyers to purchase a home sooner.

Lower monthly costs

USDA loans often come with competitive interest rates and lower mortgage insurance costs compared to some other loan types. Combined with the lower purchase prices many manufactured homes offer, this can help keep monthly housing costs manageable.

A more affordable path to ownership

Manufactured homes are often less expensive than comparable site-built homes. When paired with USDA financing, they can provide an affordable option for buyers who want more space, land, or homeownership opportunities outside higher-cost urban markets. For some households, this combination may open the door to homeownership years earlier than expected.

Challenges to be aware of

While USDA manufactured home financing offers major benefits, buyers should also understand some of the potential challenges involved.

Fewer eligible homes

Not every manufactured home on the market will meet USDA guidelines. Buyers may need to spend additional time confirming that both the home and property qualify. Older homes, homes without permanent foundations, or homes located outside eligible areas may create financing obstacles.

More detailed requirements

Manufactured homes often face additional documentation and inspection requirements compared to traditional site-built homes.

For example, lenders need to verify the following:

HUD certification labels
Foundation compliance
Property classification
Installation standards
Appraisal requirements

This can make the financing process feel more detailed, but working with an experienced lender can help simplify the experience.

Limited lender availability

Not every mortgage lender offers USDA financing for manufactured homes. Because these loans involve specialized guidelines, buyers may need to look for lenders familiar with both USDA loans and manufactured housing. Choosing a lender with experience in this area can help avoid delays and confusion during the process.

How to apply

If you’re interested in buying a manufactured home with USDA financing, here’s what you can generally expect during the process.

Step 1: Check USDA eligibility

Start by confirming two key things:

The property location is USDA-eligible.
Your household income falls within USDA limits.

Check the USDA website to find specific information about which locations are eligible and what the income limits are in your area.

Step 2: Find a qualified lender

Next, connect with a lender experienced in USDA manufactured home financing. An experienced lender can help explain requirements, review eligibility, and guide buyers through the process from start to finish. This is also a good time to ask questions about documentation, timelines, and financing options.

Step 3: Choose a qualifying home

As you shop for homes, make sure the property meets USDA and lender requirements.

Pay close attention to the following:

The age of the home
Foundation type
Property classification
Location eligibility
Overall condition

Understanding USDA manufactured home requirements early in the process can help buyers avoid pursuing homes that may not qualify .

Step 4: Complete the appraisal and approval process

Once under contract, the lender will coordinate the appraisal, underwriting review, and verification process. The appraisal helps confirm the property value and ensure the home meets USDA standards. Lenders may also request additional documents related to the foundation, title, or HUD certification.

Step 5: Close and move in

After final approval, buyers can move forward with closing and officially become homeowners. Like other mortgage transactions, closing involves signing final loan documents, paying any applicable closing costs, and transferring ownership.

Buying a manufactured home with USDA financing is possible for many buyers, and it can be an appealing path toward affordable homeownership. If you’ve been wondering, “Can you buy a manufactured home with a USDA loan?” the answer is often yes—with the right property, the right location, and the right lender guiding the process.

5 Things You Should Never Say When Renting an Apartment

Mon, 17 Aug 2026 16:09:00 GMT

Renting has become a way of life for many over the past decade.

According to the Realtor.com ® experts and economists, renting a home is still cheaper than buying one in all of the nation’s 50 largest metropolitan areas.

But that's not to say that renters hold all the cards right now. Even if you have the cash, you're not always an automatic lock for that dream rental.

Because somewhere in the process of winning over the landlord with your charm and proving you’re a responsible adult, you could accidentally say something that will completely sabotage your chances of landing that great apartment.

Sure, we know you'd never tell a potential landlord something crazy, like that you plan to paint the entire apartment jet black or set up a cannabis brownie production line in the kitchen. But you still might unwittingly make some comments that—surprise!—take you out of the running.

So know what to say—and what not to say—before you ever do a walk-through, understanding that certain things are better left unsaid.

1. 'I hate my current landlord'

Every potential landlord is going to ask why you’re moving.

Tread lightly.

Never tell a new landlord you hate your former landlord, or the maintenance staff, leasing office staff, or anyone else—even if they’re the slummiest slumlords who ever existed. You could have the best reason in the world for finally ditching that horrible apartment, but a new landlord won’t know if that’s true.

“If an applicant has a bad attitude about their current property—even if for legitimate reasons—the landlord could perceive the applicant as high maintenance," says Kaycee Wegener , marketing director for Rentec Direct . "A complaining renter requires a lot of energy from landlord.”

Instead, Wegener recommends a neutral response such as “I’m looking for more space” or “I want to live closer to my office.”

2. 'Let me ask you one more question'

You’re going to be living there for at least a year, so it makes sense to ask some questions about the rental, the community, and the management. But don’t go overboard.

“If you ask about everything under the sun, you'll automatically be assumed to be a complainer,” says Chrisoula Papoutsakis , an agent with TripleMint in New York and a landlord.

So how do you know how many questions veer into "too many" territory? Start by considering what you're asking, and how relevant it is.

You want to know if the countertops are a heat-safe material? That’s reasonable. But asking whether the floors are the original hardwood or laminate is probably overkill. And try to limit the time you spend on your inquisition. Keeping the landlord at the walk-through for an hour won’t win you a spot on the short list.

3. 'I can't wait to get a puppy'

If you’ve been dreaming of adding a new Portuguese water dog to the family, you probably want to make sure the rental you’re considering is pet-friendly . But don't reveal more than you need to about your plans to make your place into a pet palace.

“Even if pets are allowed at the property, your future landlord will not be as excited as you about the idea of a puppy," Wegener says. "Puppies can cause substantially more damage than an older pet.”

It's perfectly fine to confirm the pet policy with the landlord and mention you’re considering adding a pet in the future, but don’t push it. You’ll have a better chance of getting approval for yourself and your future pup if you wait until after you’ve lived in the place for a while and proven how responsible you are.

4. 'My partner works right up the street'

Unless you’re planning on moving in together (and being on the lease together), leave your significant other out of the conversation—at least initially.

“If you are planning to be the only person on the lease, do not talk about your boyfriend, girlfriend, or partner," Wegener says. "A significant other who is not on the lease is a red flag to the landlord that the partner will be staying at the property a lot .”

From a liability standpoint, this is a landlord's worst nightmare (although the cannabis brownie thing comes close). Let's say your significant other—or even a friend or family member who needs a place to crash for a bit—isn't on the lease. The landlord can't screen them properly and won't know their criminal or work background. And if your guest punches a hole in the wall or plays drums all night long, the landlord has no real grounds to evict them or collect damages.

5. 'I move all the time'

One of the greatest things about being a renter is the freedom. You can pick up and move any time the lease is up. But that isn’t such a great thing for landlords. When tenants move, it costs landlords money to acquire a new one. They want someone who is going to stick around for a few years.

If you’re a serial mover or planning on being in the rental for a short term, beware of introducing yourself with that information. Wait until you make your plans—and fulfill your lease agreement—to bring your landlord into the loop.

“A good first impression [for a renter to give] would be that they're looking for longevity and that they would treat the apartment as their home,” Papoutsakis says. Circumstances can always change, so you're not on the hook to stay longer than your lease, whatever you initially said your plans would be.

When Lawn Care Goes Too Far: What Homeowners Can’t Do To Their Lawns

Fri, 14 Aug 2026 19:45:00 GMT

It’s no doubt frustrating to spend lots of time and money on lawn care, only for the newly grown grass or planted flowers to be trampled on by neighbors, dogs, and kids on bicycles.

But how far is too far when it comes to keeping everyone off your lawn?

That’s a question that at least one Mi n nesota courtroom is going to have to figure out, after a local man was charged with one gross misdemeanor count of setting a spring gun, pitfall, deadfall, or snare.

Kyle James Steffen reportedly grew tired of warning kids to stay off his lawn, and he set up a “strip of thick plastic embedded in the grass with roughly 40 3-inch screws protruding upward.”

Ostensibly, this would pop some bicycle tires and deter the use of his lawn as a shortcut to a nearby park.

There can be a fine line between being an inconsiderate neighbor and committing a crime, and no one wants to end up on the wrong side of that line. What are homeowners allowed to do to protect their lawns, and what can get you in legal trouble if you’re not careful?

Why homeowners can still be liable if someone is trespassing

If someone walks onto your lawn and steps on a rake, you’re likely not going to get in trouble. The issues start when you take “willful or wanton” steps to hurt people who step onto your lawn or other property.

This comes from a 1971 court case: Katko v. Briney.

In that case, the Briney family set up a rigged shotgun to fire at trespassers entering their uninhabited farmhouse—and were held liable when Marvin Katko indeed broke in and was shot in the leg, suffering permanent damage.

The legal consensus now holds that you can’t seek to hurt people on purpose. This is especially true if someone sets a trap for porch pirates, only to hurt a legitimate delivery person who entered the property.

What can’t you do to protect your lawn?

As a homeowner, then, you have a good general rule of thumb: If it can hurt someone, you not only shouldn’t do it, but it can also get you in legal trouble.

“The line is generally crossed when a security measure is designed or likely to physically injure someone rather than simply deter them,” says Bobby Taghavi , managing partner at Sweet James. “Saying you only intended to scare someone may help, but it won’t necessarily excuse creating a foreseeable risk of serious injury.”

A rigged shotgun is an obvious example of what not to do, but what do other over-the-line measures look like?

“Any setting of any type of booby trap that’s purpose is to hurt a human or animal is illegal. The same goes for any toxic or chemical deterrents, if they’re designed to injure or affect a trespasser,” says Chrissie Handley , a lawn care specialist at Online Turf.

“Fencing that is designed to be hazardous is also not really allowed as you are then legally responsible if any visitor accessing your property, like a delivery driver or even just kids playing in the neighborhood, is injured.”

The fencing point is important to note because it speaks to a homeowner’s responsibility even if the deterrent seems apparent. If you have something on your lawn that can hurt people, it doesn’t matter what your intent is.

That risk is even higher when a child is hurt, due to the attractive nuisance doctrine—a tort law in most states that says homeowners are liable if a dangerous condition on the property is likely to draw in kids, such as an empty swimming pool. The better question is, how much trouble will you get in?

“Depending on the circumstances, charges could range from reckless endangerment to assault or more serious offenses if someone is badly injured. Jail is absolutely possible, particularly if the device was intentionally concealed and capable of causing serious harm,” says Taghavi.

“Intent, the degree of risk created, and the severity of the injury can determine whether conduct rises from negligence to a criminal offense.”

What’s standing in your way?

Breaking the law will mean local law enforcement will show up at your door, but that may not be the only entity standing in the way of turning your lawn into a fortress.

Municipal codes vary greatly from city to city, so checking your local ordinances is important to understand what exactly is banned. But many city codes ban things like barbed wire, razor wire, and broken-glass-topped walls in residential zones. Electric fencing is also typically not allowed on residential properties, and where it is allowed, such as in Murray, UT , the voltage is capped at low levels .

Then there’s your homeowners association. Restrictions from an HOA can stack on top of city codes, and where there’s a conflict, the more restrictive code wins. For example, if city codes say your fence cannot be more than 6 feet high, and your HOA rules say the fence can’t be higher than 4 feet, a 6-foot fence get you in trouble.

In terms of safety, many HOAs may ban barbed wire, electric fencing, and other potentially dangerous deterrents, and may require prior approval if you install anything visible from the street.

Also important to note: A standard homeowners liability policy may cover negligence (such as things you should have fixed, but didn’t), but it generally does not cover intentional acts. So if someone is injured on your lawn, you may escape criminal charges but can still be held liable—and your insurance policy won’t cover you.

“A dangerous trap can create substantial civil liability, especially if a child is injured, and homeowners insurance may exclude coverage for intentional or expected injuries,” says Taghavi.

What can you do instead?

Very few homeowners will go to the lengths that Steffen did to keep people off their lawns. But if you’re curious what you can do to maintain privacy and your flowerbeds, there are some guidelines.

“Legal deterrents include standard fencing or roping off the area, which is normally enough to deter people from using it,” says Handley.

She also recommends natural barriers, “like a spiky holly bush,” to keep people away while maintaining curb appeal.

Handley also recommends gentler options like motion-activated sprinklers or lights. For animals in particular, ultrasonic sound or scent-based deterrents—such as citronella or garlic-based sprays—can be effective as well.

Of course, even with these legal options, it’s important to check your local codes and HOA rules before making policy modifications, says Taghavi. No doubt there’s at least one HOA out there with a rule against making your lawn smell like garlic.

Your Electricity Bill Is Skyrocketing. These Are The ‘Energy Hogs’ Driving Up Your Costs

Fri, 14 Aug 2026 17:01:00 GMT

If you’re trying to reduce energy usage in your home , your first instinct may be to unplug your phone charger.

While this is all good and well, it won’t make as much of a difference as you might expect.

It’s the larger appliances—like HVAC systems and water heaters—that secretly drain electricity and cause your utility bill to surge.

“Energy hogs” use more electricity than they should because they run longer, work harder, or have become less efficient over time,” says Amy VanWagner , vice president of operations and sales at AJ Manufacturing in Kansas City, MO .

Knowing which appliances and devices use the most energy can help you use less electricity and potentially save more money each month.

The energy drains worth paying attention to

Though you may not think about these appliances as much as your phone charger, they may be the ones quietly driving up your energy bill.

HVAC system

"The greatest energy hog in a home is usually the HVAC system,” explains TJ Laury , licensed HVAC technician and president at Ben's ProServ in Vineland, NJ .

According to Clint VanRossun , contractor and owner at VanRossun Contracting in Austin, TX , HVAC systems over 15 years old lose efficiency gradually, and homeowners often attribute the rising bill to rate increases when the equipment itself may be to blame.

The U.S. Energy Administration estimates space heating and air conditioning account for about 52% of a total annual energy consumption in an average home.

Refrigerators

Unlike other appliances, fridges run 24/7.

“Older models—anything from the early 2000s or before—use about twice as much energy as newer Energy Star models,” Laury says.

EnergySage states your fridge may be responsible for about 18% to 20% of your total electricity use .

Electric water heaters

Electric water heaters are another major drain, particularly tank-style units.

“These are usually over 10 years old, cycle on and off around the clock to maintain temperature, and use a great deal of energy,” explains VanRossun.

Data from the U.S. Department of Energy found water heating accounts for about 13% of energy use and utility costs in a home.

Phantom loads

Phantom loads, or “vampire power” may include devices like chargers, TVs, gaming systems, and anything else idle or in sleep mode that still actively consumes power.

“The average house has 20 to 40 of these plugged in, and together they can account for a large chunk of your energy bill,” explains Heather Arlinghaus , owner of Arlinghaus Plumbing, Heating, Air Conditioning & Electrical in Erlanger, KY.

According to research from the Climate School in Columbia University, phantom loads can make up 5% to 10% of home’s energy usage .

How to find these energy drains and cut your daily usage

If you want to reduce the amount of energy you use every day, the first step is to determine the energy hogs and sources of energy waste in your home. A simple DIY energy audit can help you do so.

“Walk around and note every appliance over 12 years old, find out whether your attic has enough insulation, and feel for temperature variation between rooms during peak afternoon hours that can indicate HVAC inefficiencies or poor insulation," says VanRossun.

In addition, check your utility bill's usage history.

“You should be able to see month-to-month trends and if you notice unexplained spikes, a professional energy audit is worth investing in. A pro can tell you where you have the most energy waste,” adds Laury.

Once you zero in on which appliances and devices are using too much energy, focus on simple ways you can reduce their consumption and keep your bills in check.

Start with your HVAC system.

“Schedule routine maintenance, change your filters regularly, and avoid constantly adjusting the thermostat up and down. When your system has to work harder or run longer than it should, it uses more electricity,” explains Patrick Gambel, owner of General Heating & Air Conditioning in New Orleans .

Then, move on to your water heater.

“Check the temperature that your water heater is set to. Don't set it any higher than 120 degrees Fahrenheit, and wash your clothes in cold water whenever possible,” Laury advises.

Next, direct your efforts to phantom loads. Use smart power strips and unplug any devices you rarely use.

And lastly, if you have second or third fridges running half-empty, or any other appliances you don’t need, retire them.

When it’s time to upgrade an appliance

Sometimes, investing in a newer, more efficient appliance is essential for reducing your energy usage.

VanRoussun suggests an appliance upgrade when the potential energy savings from the new product would make up what you paid for it within five years.

“This is now realistic for refrigerators, water heaters, and insulation improvements given current efficiency ratings and energy costs,” VanRoussun adds.

To estimate the playback period, compare the energy use of your current appliance with that of a replacement. Then, multiply the difference by your local electricity rate.

The “$5,000 rule” is another way to help you determine whether an upgrade is worth it.

“Multiply the age of the system and the estimated repair cost. If the result exceeds $5,000, go for a replacement. If the amount is still below that, choose a professional repair,” says Tamer Sayed, lead HVAC and furnace expert at Tamas Mechanical in Mississauga, ON .

The Property Tax System Is Breaking—and Ohio Might Be Ground Zero

Thu, 13 Aug 2026 21:49:00 GMT

A year after Ohio’s property tax crisis reached a boiling point , the state has begun rolling out relief —but the fallout is still plain enough to see.

Cuyahoga County sold a record $18 million in delinquent property tax debt in June , while Mahoning County ’s auditor lists more than 24,000 delinquent parcels . And with some of the biggest reforms only beginning to reach tax bills , it remains unclear if it is too little, too late.

The roots of the pressure reach back years, as soaring home values, reassessments, and rising tax bills pushed frustration across Ohio to a breaking point.

Last spring, Mahoning County tax delinquency rate hit 18% , with more than $70 million in unpaid property taxes. Some neighborhoods in Youngstown saw rates as high as 1 in 3 homeowners behind. In Cuyahoga County, values jumped 32% on average after reassessments, fueling a $60 million increase in past-due balances.

Matt Nolan , president of the County Auditors’ Association of Ohio, warned it could get worse, saying that homeowners could face an additional 25% increase in property taxes in the coming years .

The Buckeye State now ranks eighth in the nation for property tax burden—ahead of even New York and California —yet it sits 40th in median household income .

With the state’s tax system under scrutiny and reform measures stalled, a grassroots movement is stepping in where the state Legislature has not, calling for nothing less than the abolition of property taxes altogether .

From boom to burden: Why are taxes surging in Ohio?

Ohio has been at the center of a Midwestern revival, booming in cities such as Columbus and Cleveland, drawing new development, and watching home values climb across once-stagnant suburbs. But with that growth has come a surge in property tax assessments that many homeowners say they simply can’t keep up with.

In Cuyahoga County, recent reassessments raised home values by an average of 32% , with some communities seeing even steeper increases. For example, East Cleveland jumped 67%. For homeowners who bought modest properties decades ago, their taxes now seem closer to those of luxury subdivisions.

Part of the issue is structural. Ohio reappraises property every six years, meaning many residents just underwent their first reassessment since the COVID-19 pandemic-fueled housing boom. That’s created a massive collective jump in assessed value for the state—and, in many cases, higher tax bills.

Lawmakers say they hear the growing frustration, but meaningful relief has yet to materialize. That inaction has helped spark a grassroots movement that’s gaining statewide attention: a push to abolish the property tax entirely through a constitutional amendment.

“Much of what has been proposed in the Legislature should have been done 20 years ago to have any meaningful effect on people,” says Beth Blackmarr , an organizer and spokesperson for Citizens for Property Tax Reform . Her group helped launch the repeal movement, though she says leadership has since transitioned to a campaign known as Ax the Tax.

At the same time, legislative battles continue. In late July 2025, Gov. Mike DeWine vetoed a provision that would have limited local governments from placing certain levies on the ballot. But the House overrode that veto, and if the Senate follows suit, the restriction could become law.

While the measure might slow future tax hikes, it does little to address the financial distress homeowners are facing now. That’s one reason grassroots groups are still gathering signatures in hopes of putting a full repeal of the property tax on the ballot in November.

For many homeowners, the wait for reform has grown intolerable. With no fixes yet in place and higher tax bills looming, frustration has reached a boiling point.

The cost of inaction

When 1 in 3 homeowners in a city like Youngstown can’t afford to pay their property taxes, it’s no longer a personal problem. It’s a policy failure—one that puts thousands of homeowners at risk of foreclosure.

Or, as one mortgage broker bluntly told Blackmarr: “If you really want to find out who owns your home, don't pay your property tax.”

It’s a situation that she knows all too well.

“When I got my property tax reevaluation last year, I opened the envelope up and hit the floor,” Blackmarr told Realtor.com® in May. “Panic.”

Her home's assessed value had jumped by 51.9%. That unexpected spike triggered a tax bill so large, it came as both a wake‑up call and a tipping point.

“We cannot have people losing the homes that they worked all their lives for and paid in full for,” she said in a follow-up interview with Realtor.com this week.

She's heard from homeowners whose property tax bills now exceed their original mortgage payments, and now, she fears what that means for the next generation.

“It is a very bad and dangerous situation,” she said. “It’s robbing our young people of the American dream of homeownership.”

What’s on the table: Repeal, caps, and commissions

With frustration mounting across Ohio, lawmakers, organizers, and the governor are each advancing different solutions—some sweeping, others incremental.

At the extreme end is the citizen-led initiative Ax the Tax, which would abolish property taxes entirely by amending the state constitution.

The proposal has gained traction, with supporters arguing it’s the only way to force lawmakers to act. Critics, however, warn it would blow a $23 billion hole in local government funding, jeopardizing schools, emergency services, and infrastructure.

A more targeted approach is gaining momentum in the Legislature. State Reps. Tex Fischer (R-Boardman) and Beth Lear (R-Delaware) are backing a proposal that would cap property taxes at 1.25% of a home’s market value , and 1% for seniors who’ve lived in their homes for at least five years.

Meanwhile, DeWine, the governor, has launched a property tax reform task force, giving the group until the end of September to produce recommendations that will make a “meaningful” difference for homeowners. But its authority is limited: It can propose, not enact, and any final changes will require support from both chambers of the General Assembly.

The County Auditors’ Association of Ohio has even stepped in, proposing a four-pronged relief strategy. In testimony before the Joint Committee on Property Tax Review and Reform, it suggested expanding the homestead exemption program, expanding the owner occupancy credit, limiting growth in revenue for local jurisdictions, and instituting a broad swath of programs that could offer targeted relief to moderate- and low-income residents.

As legislative maneuvering continues, Citizens for Property Tax Reform is focused on education.

“People need to know how to challenge their property values,” Blackmarr said. “When they get these huge valuations, they need to know what to do. They need to know what their rights are. They need to know what information is available to them.”

There Could Be a ‘Ticking Time Bomb’ Hiding in Plain Sight in That House You Want To Buy

Thu, 13 Aug 2026 17:31:00 GMT

First-time homebuyers are dishing out $3,000 to $5,000 or more on unexpected repairs in their first year, according to Angi.

But whether you’re a first-time buyer or in the market for another home, knowing what to look for—before you close—may save you a great deal of cash and hassle down the road.

Of all the systems in a home, the plumbing system is often one of the most expensive surprises buyers encounter.

By familiarizing yourself with what plumbing issues to look for and what you can do to spot them early on, you can avoid costly surprises and make more informed decisions during your house hunt.

Hidden plumbing issues that could cost you big time

There are a number of plumbing problems that may cost thousands of dollars to resolve—and unfortunately, they might not be immediately apparent during a walkthrough.

The first one is sewer line damage.

That's the one that shows up a couple months after closing, when the whole house backs up into the basement floor drain, and it's almost always the one nobody scoped.

“Depending on how bad the damage is and how deep the line sits, what we see runs from around $3,000 for a spot repair up to $15,000 for a full replacement with street work involved,” says Morgan Buck , owner of Bluefrog Plumbing + Drain in Portland, OR .

Older, malfunctioning water heaters are next.

“A standard replacement usually lands somewhere around $1,500 to $3,000 installed, and tankless conversions cost more because you're generally doing gas and venting work at the same time,” Buck explains.

Galvanized supply pipes are another slow-moving but expensive issue.

“These can corrode from the inside out, so pressure drops off over a few years and then a joint lets go inside a wall. Replacing the supply piping in a house runs from several thousand dollars into the high teens depending on the size of the house and how the plumbing is laid out,” Buck explains.

Slab leaks are also a common surprise concern.

“Locating one takes equipment, and repairing it can mean cutting into the floor of the house, so those start in the low thousands and climb from there depending on how much water got out before anyone noticed,” adds Buck.

How to spot plumbing red flags during a walkthrough

Fortunately, you don't have to be a plumber to catch plumbing issues when you’re touring a home for the first time.

Before closing, Buck recommends you run every faucet, shower, and toilet.

“Run several of them at once and watch what happens to the pressure. If it’s poor, there are likely issues,” Buck says.

Then, look under every sink with a flashlight for corrosion, staining, or a bucket somebody left sitting there.

Next, pay attention to the water heater. Read the build date off the water heater's data plate, and check the floor around it for rust or old water marks.

Don’t forget to ask what material the supply pipes and the sewer line are, and whether either one has ever been replaced.

Lastly, thoroughly read the seller's disclosure specifically for prior backups, leaks, water damage, and insurance claims.

When a sewer scope is worth it

A home inspection is worth having, but it won’t tell you everything as it’s solely a visual analysis of the property.

“The inspector isn't running a camera down the sewer line or evaluating what's buried in the yard, which means some of the most expensive problems in the house never make it into the report,” says Buck.

If the house you’re interested in is 20 years old or older, a sewer scope is often worth the time and money.

“A camera run will show root intrusion, cracks, offsets at the joints, bellies where the line has settled, or a section that's already collapsed,” explains Buck.

Also, if the home has cast iron, Orangeburg, galvanized steel, or polybutylene pipes, which can be at greater risk for deterioration and other issues, a sewer scope makes sense.

“A scope is usually a couple hundred dollars. Sewer work is the kind of repair people take out a loan for,” Buck adds.

What plumbing issues are a deal-breaker?

According to Buck, most plumbing issues aren’t true deal-breakers—as long as you know the repair cost before you sign on the dotted line.

“Leaky faucets, running toilets, dated fixtures, a water heater with a couple of years left in it are all normal. Get a bid, ask for a credit, move on. Those repairs are predictable and the price range on them is narrow,” says Buck.

The ones that deserve real attention are anything involving the main systems: the sewer line, the supply piping through the whole house, a slab leak, and drainage that backs up more than once.

“Those can turn into five-figure repairs, and the range on them is wide, which is the actual problem,” Buck explains.

Unfortunately, nobody can tell you what a sewer replacement costs by looking at a photo of the yard.

“Get an estimate before closing rather than a ballpark from someone who hasn't been out to the house. From there, you may request a repair credit or require the seller to take care of the issues before closing,” adds Buck.

Lastly, if you go the credit route, make sure the number is based on a bid from a contractor who actually looked at the house.

They Just Built Their Dream Home on Cape Cod—Now the State Will Tear It Down

Wed, 12 Aug 2026 16:50:00 GMT

Last summer, Marc and Joan Hendel were among the owners of 13 homes Massachusetts planned to seize by eminent domain to make way for the new Sagamore Bridge . Now, most of those homes belong to the state.

By April of this year, Massachusetts had taken 11 of the 13 properties, including the Hendels' newly built Cape Cod home . Public records reviewed by the Boston Globe show that the state had paid at least $4.8 million for six of the homes —more than their combined $3.5 million assessed value. Records for the five others had not yet surfaced.

But for the Hendels, those dollar amounts obscure a yearslong ordeal. In late 2023, the couple decided it was time to move back home to New England after years in the Midwest .

They set their sights on Cape Cod , which is equidistant from Joan’s family in Boston and Marc’s family in Connecticut . It was also close to the ocean, which Marc describes as “our place.”

In the Round Hill neighborhood of Bourne , they found what seemed like a dream: a plot of land and a spec home they could shape into their retirement haven.

But just a month after their March 2025 move-in date, that dream unraveled. A letter was hand-delivered from the state, informing them their brand-new home would be seized by eminent domain to clear space for a new bridge.

The Hendels’ fight exposes a painful reality: When eminent domain collides with a historic housing shortage, “fair compensation” can seem like an illusion—especially for homeowners who know there may be no true replacement for what they’ve lost.

‘We were lost for words’

In December 2023, Marc and Joan purchased a piece of land along with a contract for a spec house. As they were buyers from afar, they trusted their real estate agent to alert them to any red flags. None came.

It wasn’t until a few weeks after they had moved in—and after construction had ended, the boxes were mostly unpacked, and the routines of daily life had just begun—that the first letter arrived. The state was taking their property by eminent domain.

“We were lost for words,” says Joan. “We said nothing. We have an excellent marriage, we communicate well, but that day, not at all. We didn't know what to do.”

Eminent domain grants governments the power to seize private land for public use in exchange for just or reasonable compensation . In practice, that usually means fair market value —the price a buyer would have paid on the open market the day the state made its claim—along with relocation assistance.

Longtime residents of Round Hill have known that their homes may be at risk of being taken by eminent domain. In 2020, the Army Corps of Engineers deemed the current bridges “functionally obsolete,” and the state began a series of public outreach events to “ better understand and engage ” affected communities, dating to at least June 2021.

But the Hendels were still living out of state, and the outreach meetings were hardly national news. Now, the timeline cuts like a scar: a 2023 land purchase and signed contract, 2025 move-in, then almost immediately, a notice of taking.

As a further insult, the Hendels point to disclosure forms the seller had signed, explicitly denying any planned public use for the land. How could nobody have warned them?

MassDOT’s case: ‘People absolutely rely on these bridges’

For state officials, the Hendels’ loss is part of a much larger and unavoidable undertaking. The Sagamore and Bourne bridges are each nearly 90 years old and together carry more than 38 million trips annually. They are the Cape’s only roadway connections to the mainland, serving not just residents and workers but also tourists, emergency vehicles, and hurricane evacuation routes.

“People absolutely rely on these bridges,” says Luisa Paiewonsky , executive director of MassDOT’s Mega Projects Delivery Office, highlighting their importance to the Massachusetts state economy.

The residents of Cape Cod "really are relying on us to deliver replacement bridges, because with 90-year-old spans, [the bridges] are what we call functionally obsolete, meaning they're not serving their intended purpose,” she adds.

Paiewonsky emphasizes that the project team studied multiple alignments and deliberately chose the one with “the fewest residential property impacts.” Still, she concedes that eminent domain comes with unavoidable pain.

“Even though we have very robust processes to make sure people are fully compensated—not only for acquisition of their homes but for all the relocation expenses, and we support helping them find a new home—we still recognize that it goes beyond a simple financial transaction,” she says. “To take someone’s home can be very disruptive and distressing for them. ... We are really working hard to make sure we're treating people with respect and professionalism, and compassion for the disruption that it can cause.”

The loss of a ‘forever home’

For the Hendels, that disruption may prove to be too large a sum to compensate.

They poured their life savings into the land and construction for their new home, and customized the house for their retirement. Joan had been planning on retiring in a year, maybe two. But now, she says, “that’s out of the picture. They’ve ruined our lives.”

Scholars have debated whether monetary compensation can ever truly balance the scales in the case of taking property by eminent domain.

“The courts have long recognized that property has unique value for its owners. Taking property for public purposes imposes costs on property owners such as emotional loss and move-related stress that cannot be quantified and recovered even through full monetary compensation,” as one paper from the free-market think tank Pioneer Institute puts it.

Massachusetts complicates things further by being a “quick take” state. That means the government can assume legal title to a home before final compensation is settled, leaving owners in limbo while they fight for what they believe to be fair.

As another passage in the Pioneer Institute paper argues, “The power of the government to condemn property reduces the holdout and monopoly power that property owners possess when a parcel is needed for a large project.” In other words, speed and certainty for the state come at the expense of homeowners who may never feel truly made whole.

Is just compensation even possible?

At the heart of the Hendels’ fight is a devastating reality: There may be no true equivalent home for the state to offer them.

Recent market data underscores the problem. In July, Barnstable County had just 1,402 active listings with a median price near $946,000, according to Realtor.com® data. Of those homes, only 6.1% were built in 2024 or later, which the Hendels insist is necessary for their replacement.

And when new builds do appear, they command a steep premium: roughly $654 per square foot, compared with $530 for older homes.

“Cape Cod is still in seller's market territory, with a constrained amount of inventory relative to the pace of home sales there,” explains Realtor.com® senior economist Joel Berner. “Buyers do not have many options to choose from, and what is available is very expensive. Homebuying is difficult on Cape Cod, which makes new construction all the more appealing—and all the more disappointing when it does not work out.”

Even if the state could secure them a new build, Marc worries that the “replacement” would come with strings attached.

“What [the state doesn’t] understand,” he says, is “if they get us a house that's bigger than this one now, for the rest of my life, I’m paying more property taxes than we had budgeted for. Who’s going to make that up?”

For retirees or those nearing retirement, like the Hendels, the hidden costs of homeownership loom large: higher utility bills, pricier landscaping, steeper maintenance. Each additional dollar erodes their already fragile retirement plan—and magnifies the sting of losing the home they’ve already poured their life savings into.

“Who's going to pay for all these things that they've never thought of?” Marc asks.

In short: Even if the state offers fair market value, the odds of finding a comparable home—let alone one tailored to their needs—are vanishingly slim.

The broader human impact

The Hendels aren’t alone. In all, 13 homes and three commercial properties will be taken by eminent domain if the state is able to move forward with its plans.

Other affected neighbors include elderly residents and veterans who may be forced to surrender the homes they’ve lived in for decades. Even those not directly displaced will face years of blasting, noise, and heavy machinery in what was once a quiet neighborhood.

The tale of the residents of Round Hill underscores a deeper flaw in eminent domain law: In an era of soaring housing costs, fair market value is often no substitute for a truly comparable home. The result is more than displacement, but delayed retirements and dreams deferred.

TikTok Is Lying To You: How To Remove Limescale the Right Way

Mon, 10 Aug 2026 19:10:00 GMT

If you notice limescale—white or gray crusty deposits around your showerheads, toilets, sinks, faucets, and other places where water evaporates—you may be desperate to get rid of it.

As you search the internet for possible solutions, the #CleanTok hashtag on TikTok might convince you that mixing baking soda with vinegar will get the job done.

The reality is that this viral hack has mixed results—and more abrasive solutions can actually ruin the fixtures in your home for good.

Why limescale occurs in the first place

So, what exactly causes that stubborn buildup?

“Limescale appears when mineral-rich water, or hard water, evaporates and leaves behind deposits of calcium and magnesium,” says Adrienne Gibbons , cleaning expert at CLR Brands in Skokie, IL .

This crusty gunk clogs faucets and showerheads, blocks the flow of water, and leaves plumbing fixtures looking dirty. Minerals could also become permanently etched into glass, making it look cloudy or scratched.

In addition, limescale may negatively impact how appliances like dishwashers and washing machines function.

“And buildup can reduce water flow in plumbing, leading to permanent damage,” Gibbons adds.

Why harsh cleaning hacks can do more harm than good

When you mix baking soda with vinegar, you might think you’ve found the ideal limescale-removing solution. After all, the mixture looks powerful and might even remind you of the science fair volcanos from your childhood.

But what looks cool online has very little power behind it when put to the test.

“The bubbles and fizzles are cool. But unfortunately, they’re the result of the baking soda neutralizing the acid in the vinegar,” says Ryan Knoll , founder of Tidy Casa , a home cleaning company in Phoenix and Tucson .

When this happens, the solution becomes useless. That’s because the baking soda will cancel out the vinegar’s acidity, which is required to break down limescale.

Also, while abrasive powders, pumice stones, and disposable or harsh scrubbers may remove deposits, they will damage glass and/or strip protective coatings on chrome, brushed nickel, and other surfaces.

“Damaged surfaces will stain and accumulate mineral deposits faster than before,” explains Ahmed Mezil , founder and CEO of Hellamaid , a cleaning company in Toronto .

Safe yet effective ways to get rid of limescale (and prevent it)

Instead of harsh mixtures, opt for gentler alternatives that will effectively remove the limescale without scratches or damages. These examples are far more effectual than what you may have seen on TikTok:

Faucets

“Allow equal parts distilled vinegar and water to soak a cloth or paper towel, and wrap it around the faucet for 15 to 30 minutes,” says Mezil.

For tough buildup, don’t scrape. Simply repeat the process instead.

Showerheads

Apply diluted vinegar to a plastic bag and submerge the showerhead to ensure all openings are in the liquid.

“Allow the bag to stay on the head for 30 to 60 minutes, brush away any buildup and debris gently with a toothbrush, then run water through the showerhead,” Mezil explains.

Glass shower doors or enclosures

“Apply diluted vinegar or citric acid, then rinse the shower doors after contact,” says Mezil.

Be sure to agitate the glass gently with a nonscratch sponge and to never allow any product to dry on it.

Gibbons recommends the CLR Calcium, Lime & Rust Remover as an effective agent as it’s recognized under the EPA’s Safer Choice program, which helps consumers find cleaning products that are healthier and safer for the environment.

“The active ingredients of this patented formula are lactic acid and gluconic acid, which are safe, naturally occurring acids that lift calcium, lime, and rust deposits,” Gibbons explains.

These acids work by “chelating” or binding to ions in calcium, magnesium, or rust, and neutralizing their ability to cling to surfaces. They become detached from the surface and can then be washed away with water.

There are also a few steps you can take to reduce the risk of limescale buildup.

“To minimize mineral deposits, use a shower squeegee to get rid of water deposit on glass doors after you shower. Clean fixtures and faucets before they dry. And address leaking faucets as soon as you can,” Mezil says.

Today’s Starter Homes Hide Massive Remodel Costs Buyers Need To Budget For

Thu, 06 Aug 2026 19:52:00 GMT

For many buyers , starter homes are a good way to enter the housing market .

However, a good “deal” can also come with a dangerous financial trap: skyrocketing renovation and repair costs.

“I've watched more than a few first-time buyers purchase older homes at an attractive price, only to learn they didn't notice the necessary years of deferred plumbing, sewer, or septic system maintenance that could cost them a fortune,” says Michael Hambrick , owner and operations lead at Rooter Express SC in Anderson, SC .

Before you pull the trigger on a bargain starter home , do your due diligence.

The last thing you want is to save on the purchase price only to find that it will cost you thousands—or even tens of thousands— to make the property livable.

Common hidden expenses

There are several common hidden expenses that can instantly blow your postclosing budget on a starter home. These are often the result of:

Stucco issues

"Once stucco is removed from a home, we often see deteriorated sheathing, rotted framing, wet insulation, mold, or improperly installed flashing," says Nicholas Riley , owner of Driftwood Builders Roofing in Austin, TX .

And unfortunately, a visible crack can be minor compared with the hidden damage typically found.

Sewer line problems

Standard home inspections skip sewer scopes, which insert a tiny camera into sewer lines to look for damage.

"You might not notice the pipe running from the house to the street during a walk-through. However, it might be actively failing underground," explains Keith Ostendorf , project developer at Next Stage Design + Build in San Jose, CA .

According to Ostendorf, this is a common problem in older San Francisco Bay Area homes with original Orangeburg or clay pipe that's either cracked, collapsed, or loaded with tree roots that have been there for decades.

Failed flashing

Failed flashing, which is the protective barrier around your home that helps prevent water intrusion, can allow water to travel behind siding, stucco, or masonry.

"This is a sneaky issue because there's usually never obvious stain inside the home," Riley says.

Over time, trapped moisture can damage the framing and insulation of the home, leading to expensive, surprise repairs.

An aging roof

Riley works with many home inspectors who often find that roofs need to be replaced on these types of properties.

“The seller just wants to spend as little as possible, so they dish out $1,200 for the bare minimum repairs instead of $20,000 for the full roof replacement. Once the buyer takes over the house it's only a matter of time before they have to replace the roof,” explains Riley.

Outdated siding

Before a home hits the market, a seller can just paint over the older siding to make it look better. Unfortunately, the fresh, painted look doesn’t usually last long.

“This often leaves new buyers who think they 'found a deal' having to replace the siding on their home, which is very expensive,” says Riley.

According to Angi, the average siding replacement cost is around $11,585 , with most projects in the $5,561 to $17,719 range.

Water intrusion

Before a starter house hits the market, many water intrusion issues are temporarily fixed with a bare-minimum repair that gets the house sold.

However, the intrusion often leads to far larger and more expensive problems down the road.

Angi states that water damage restoration ranges from $450 to $16,000 , depending on the severity of the issue.

Tips to spot these red flags

When touring a starter home, look past the aesthetic issues as these are easier and cheaper to fix.

“Instead, direct your focus to poor water pressure, slow draining sinks, and stains under sinks from leaks,” says Hambrick.

Riley also recommends looking for new paint upgrades as they can often disguise water stains and intrusion.

Pay attention to discoloration on ceilings and walls, bubbling paint, soft trim, musty odors, mismatched roof shingles, excess roof sealant, sagging rooflines, and clogged gutters.

“Fresh paint on one ceiling spot, a rug placed in an odd location, or boxes stacked against one basement wall can all be clues of a bigger coverup,” explains Riley.

Don’t forget to smell the house.

“A candle burning in one room or a dehumidifier running can oftentimes be warning signs the seller is hiding mold or some type of rotting,” Riley adds.

Ideally, you’d hire a professional home inspector who can thoroughly inspect the property and point out hidden damages that may be invisible at first glance.

How to budget for deferred maintenance

Before you submit an offer on a bargain starter home, do some math to figure out how much deferred maintenance might cost you.

First, determine the ages of the property’s main components: the roof, siding, HVAC system, water heater, windows, plumbing, and electrical panels. Many of them should have data tags that are easily accessible and state the age.

Then figure out the average life span of each item.

“For example, if there’s an asphalt shingle roof, the life expectancy is about 20 years,” explains Riley.

Then estimate how many years of useful life each component has left and divide the expected replacement cost by those remaining years.

“For example if a roof is 15 years old, has an expected life span of 20 years and would cost $20,000 to replace, I would treat it as a $4,000-per-year future expense over the next five years,” Riley says.

Lastly, Riley recommends adding a 10% margin for additional expenses to the purchase price if the home is less than 15 years and 20% if it’s older than 15 years.

Ultimately, your goal should be to budget like a home remodeler—not a homebuyer who is solely focused on the purchase price.

From Stoves to ACs: The Surprising Essentials Landlords Can Legally Ban Today

Tue, 04 Aug 2026 18:17:00 GMT

A $2,400-a-month apartment listing in Los Angeles went viral after advertising a full kitchen but not allowing a stove .

Reddit users questioned how renters were expected to cook in this unit. And critics pointed out that the rule could conflict with California Assembly Bill 628 , which requires most rentals under new or renewed leases to include a functioning stove and refrigerator.

The controversy has also fueled a broader debate about landlord rights and renter restrictions.

If you rent a property , it’s important to get familiar with your rights and the steps you can take to protect yourself—before you sign a lease.

What property owners can restrict in a rental unit

Landlord-tenant laws vary by state and in some cases, by county or city.

However, in most cases, landlords have the legal right to restrict tenants in ways that help prevent property damage or limit liability for safety issues.

“These restrictions can range from prohibiting illegal activity on the premises to banning pets that aren’t service animals or preventing tenants from using the property for business purposes,” says Hugh A. Woodrow , attorney at Trowbridge Law Firm PC in Detroit , a firm that specializes in landlord-tenant law.

Other acceptable restrictions may include prohibiting tenants from modifying the property through construction, demolition, or even painting projects without the landlord’s approval. Landlords can also set limits on noise or other activities that may disrupt other tenants.

Additionally, they can restrict the number of people who can occupy a unit to help ensure safe living conditions.

What they can’t restrict

In most states, landlords must provide rental units that meet basic health and safety standards.

“In Michigan , for example, landlords can’t deprive tenants of clean potable water, working and safe electrical services, proper sewage disposal, no pests or rodents, and a properly maintained roof,” explains Woodrow.

Landlords are also required to ensure rentals are safe for their intended use—meaning the foundation, walls, stairs, porches, windows, are maintained and do not pose a danger to the occupants.

“The landlord’s responsibility is to provide a safe home for tenants to live in, but they usually can set rules about a tenant’s behavior, like no smoking, don’t bring pets, or no waterbeds,” says Seann Malloy , founder and managing partner at Malloy Law Offices LLC in Bethesda, MD .

According to Jessica Bober , legal expert at JustAnswer and owner of Bober Law Group in Tampa, FL , all states require a landlord to allow cooking stoves and refrigerators, but some appliances may be banned.

“The key is whether the item is a luxury or a requirement. Items such as portable washers, dryers, air conditioners, and space heaters may be restricted as they’re not necessary for basic habitability,” explains Bober.

Also, a landlord may restrict the use of items such as deep fryers, indoor grills, and hot plates since they pose a fire hazard and aren’t required to prepare meals.

How renters can protect themselves

If you’re a renter, there are a number of steps you can take to ensure the landlord is treating you fairly and your rights are protected.

First off, read the entire lease agreement thoroughly before you sign it.

“Consider the following phrases to be red flags: ‘as is,' ‘fully and completely’ or ‘no repairs will be asked,’ and ‘you waive all rights to repairs.’ Landlords generally can’t use a lease to avoid their responsibility to provide a habitable rental,” says Cameron Walker , real estate expert and manager of the Agent Network at Clever Real Estate in St. Louis .

If you notice any of these phrases or believe there is an illegal provision in the lease, do some research to determine if it violates local laws.

“Free legal-aid clinics and tenant rights hotlines can help you during this process,” Walker adds.

Once you confirm a provision is illegal, you may seek a strike-through.

“This is where you request that the landlord cross out the provision from your lease, and both parties initial and sign it,” explains Bober.

If a provision seems vague, ask for written communication from your landlord so that everyone is on the same page and there are no issues down the road.

Lastly, keep in mind that even if you sign a lease containing an illegal clause, the lease will still be legally enforceable except for the clause.

Retired Homeowners Need To Start Spending Their Nest Egg—and The Best Investment Is Your House

Thu, 30 Jul 2026 18:08:00 GMT

Most homeowners spend decades saving for retirement.

However, when the time finally comes to quit working, many are afraid to spend their savings.

In fact, Corebridge Financial’s decumulation survey found that 38% of retirees have spent less than they wanted during their nonworking years. And that’s not because they don’t have the funds. They’re simply anxious about shrinking their nest egg.

If you’re a retiree or plan to be one soon, it’s essential to prioritize smart spending, especially on your home.

“The home is the most impactful place to spend and upgrade in retirement,” says Evan Mills , associate financial advisor at Scholar Advising in Winston-Salem, NC .

By investing in your property, you can improve your mental health, live there longer, and avoid costly repairs and health issues down the road.

The psychological hurdle of “decumulation”

Decumulation refers to converting your savings into income that can support your retirement lifestyle.

Corebridge describes the spending anxiety of many retirees as a “planning gap between the accumulation and decumulation phases of retirement.”

According to Stephanie Lewis , therapist and VP of clinical operations at Epiphany Wellness in Blackwood, NJ , decumulation presents psychological challenges because most retirement plans only focus on building wealth during one’s working years.

“However, relatively few retirement plans help individuals prepare for the emotional process of transitioning from contributing to their income, accumulating wealth, and using those accumulated resources to sustain themselves,” Lewis explains.

Therefore, someone who understands the financial aspects of decumulation can still emotionally experience each expenditure as potentially threatening their economic security.

Mary McLaughlin , couples therapist and discernment counselor at Mary D. McLaughlin, LLC, Vienna, VA , sees this struggle all the time with her clients.

“Even though people know they've saved enough to live comfortably in retirement, it can still be very hard to shift from saving to spending. The habit of saving for decades and watching the numbers grow creates a sense of security, pride, and confidence about the future,” McLaughlin says.

It can be difficult to watch those numbers go down, even when the spending makes sense.

“Your nervous system may perceive the shrinking balance as a threat, even though intellectually you know you can afford to spend. That's when you have to slow down, review your financial plan, and make decisions from a place of logic—not fear,” McLaughlin adds.

The lack of certainty can also create an added layer of anxiety.

You might not know how long you’ll live, what medical bills you’ll incur, or whether an economic downturn will reduce your savings.

“And this uncertainty can lead to an all-or-nothing perspective in which taking anything out of your savings feels like the start of losing control,” says Jonathan Goelz , licensed clinical social worker and executive director at All in Solutions in West Palm Beach, FL .

Why it’s crucial for retirees to use their nest egg to maintain their homes

Homes are particularly complex because they’re more than just assets—they’re places filled with memories and emotional value.

Maintaining your home might raise concerns about how much of your nest egg will remain.

“However, delaying the inevitable home repair or modification needed to ensure safe living conditions can result in increased cost and increased risk to the homeowner in the future,” says Lewis.

Maintaining your home can also benefit your well-being.

“Research has found that things like natural light, views of nature, and access to outdoor space can be tied to better mood, sleep, and overall mental health. Your physical space matters and is worth investing in,” McLaughlin says.

While the numbers in the account might go down, a well-maintained home can improve your overall quality of life in retirement.

How to create a safe spending strategy

To reduce anxiety about spending on your house in retirement, create a simple budget.

“Many experts suggest putting 1% to 3% of a home’s value toward a home maintenance fund, but retirees may need to allocate more if they’re contracting out more services and foresee more significant improvements or remodeling,” says Michael Micheletti , chief communications officer at Unlock Technologies in San Francisco .

Leveraging your home equity is also a good idea. You can take out a home equity loan, home equity line of credit (HELOC), or home equity agreement (HEA) to cover home repairs and updates without depleting a huge chunk of your savings at once.

“Many retirees are now looking at a home equity agreement (HEA), an option that allows them to access a portion of their home's equity by obtaining cash up front in exchange for part of the home’s equity when the agreement ends,” Micheletti explains.

Additionally, try reframing how you think about home improvements.

“If you frame your renos in terms of maintaining your independence instead of using up your savings, this could make your feelings toward home improvements less negative,” says Goelz.

Installing handrails to make getting around easier, installing motion-sensitive lights to reduce tripping hazards, replacing a leaky roof, or converting one floor of your home into a bedroom can all reduce your stress about what the future holds and allow you to stay in your current living space.

“The goal here is not to spend irresponsibly. Instead, realize that having money provides both financial security and emotional security during retirement,” Goelz adds.

The Math on a Money Pit: Is Buying the ‘Worst House’ in the Best Neighborhood Still a Smart Money Move?

Sat, 25 Jul 2026 10:00:00 GMT

“Buy the worst house in the best neighborhood” has long been treated as a golden rule of real estate.

The thinking is that you get access to a desirable location at a lower price. Then, as the neighborhood’s more expensive homes appreciate, yours may rise in value, too.

But the cheapest house on the block isn’t necessarily the most affordable when mortgage rates are hovering above 6.5%, property tax rates are rising, and even a “small” renovation can quickly turn into a five-figure project.

Freddie Mac reported an average 30-year mortgage rate of 6.55% in mid-July, while ATTOM found the effective property tax rate on single-family homes rose to 0.9% in 2025, its highest level in five years.

So, does the old advice still hold up? It can. But today’s buyers need to look beyond the listing price and ask what they’re actually getting for their money.

What does buying the 'worst house' mean?

First of all, it is rarely recommended to buy a house with a cracked foundation or water pouring into the basement, unless you have the monetary means to fix those problems immediately.

“When people say to ‘buy the worst house in the best neighborhood,’ they usually mean the house that is smaller or less updated than the homes around it,” says Linda Grizely , a Certified Financial Planner and financial wellness speaker.

It could have an outdated kitchen, worn flooring, or a one-car garage while nearby homes have two. Those drawbacks may be inconvenient, but they’re different from structural or environmental problems that are difficult and expensive to fix.

“There is a big difference between a house that needs new flooring and paint and one that has foundation issues, water damage, or other problems,” Grizely says.

A lower monthly payment doesn’t always mean a more affordable house

The strategy of going with the worst house can still help buyers enter a neighborhood they otherwise couldn’t afford. But your monthly mortgage payment is only the starting point.

“A lower-priced home is not always the more affordable one once you add everything together,” Grizely says.

Take buying a fixer-upper in Austin, TX , as an example. The median listing price there is about $589,000, according to Realtor.com® . Imagine two similar homes in the same neighborhood. One is updated and listed for $590,000. The other is the "worst house on the block" and listed for $540,000, which boasts a tempting $50,000 discount.

At first glance, saving $50,000 sounds like an easy decision. But what if that cheaper home also needs a new roof, which runs an average of $5,400 to $12,100 ; new flooring installation, which could run $3,288 to $12,364 ; an HVAC replacement, which could run $7,358 to $12,582 ; and two bathroom remodels, which could cost $13,211 to $37,000 each? Suddenly you've added up more than $100,000 in repairs before accounting for surprise costs that could pop up once walls are opened.

Those renovations also come on top of your monthly mortgage payment, closing costs, property taxes, homeowners insurance, and routine maintenance. In a state like Texas, where homeowners insurance premiums have climbed sharply in recent years, those ongoing costs can make the "cheaper" home surprisingly expensive to own, especially if the home is "cheap" as a result of damage caused by a natural disaster.

When buying the worst home may still pay off

Buying the worst house is more likely to work when its problems are mostly cosmetic, the price leaves room in your budget for improvements, and you plan to stay long enough to benefit from the work.

It may also make sense if the house is comfortable and functional as is, allowing you to complete projects gradually rather than remodeling everything before moving in.

But renovations don’t automatically translate into an equal increase in home value. The annual Cost vs. Value Report , which compares remodeling costs with their estimated resale value, consistently shows that homeowners recover only a portion of what they spend on many projects.

“Every neighborhood has a general price range, and it is possible to put more money into a house than the neighborhood values will support,” Grizely says.

Before making an offer, estimate the home’s potential value after the work is complete. Then compare that figure with the purchase price and a realistic renovation budget, including room for costs to run higher than expected.

The real housing affordability test

The most important question isn’t whether you’re getting the cheapest house in a great neighborhood . It’s whether you can afford to own that particular house without putting the rest of your finances at risk.

Would you still have an emergency fund after closing? Could you handle repairs that cost more than expected? How long could you comfortably live with the outdated features? And would you still be happy with the purchase if the home didn’t appreciate as much as you hoped?

Buying the less-updated house on the block may still be a good way to get more location for your money. But if the renovation budget leaves you house poor, the “worst house” might not be the bargain it appeared to be.

The Automated Lawn: Are Robot Mowers a Smart Investment or a Costly Tech Gimmick?

Fri, 24 Jul 2026 16:15:00 GMT

Lawn care is essential, but for many homeowners , it’s also a time-consuming hassle.

Some people hire services to tackle the yard work for them. Others have leaped into the future, with robot mowers becoming the latest must-have for homeowners across the country.

“Robot mowers have been popular in Europe as lawns are simpler there. As technology has advanced, however, they’ve increased in popularity in the U.S.,” says Steve Uljua , senior robotics product manager at Kress in Charlotte .

So, should you splurge on a robot to mow your lawn?

It all depends on your yard, lifestyle, and budget—because letting the robot take over might not actually be cheaper than you think.

How do robot mowers work?

Robotic mowers are designed to maintain your lawn at a regular cadence by mowing multiple times a week. And unlike traditional mowers, they’re extremely quiet so you can have them operating in the early hours of the morning or, in some cases, at night.

“Since robot mowers usually mow multiple times a week, your lawn can maintain a consistent height at all times,” explains Bryan Saxton , communications manager at Navimow in Bedford, NH .

At a basic level, a robot mower uses advanced positioning and navigation technologies, along with a cutting mechanism to position itself on a lawn and mow.

“New robotic mowers largely operate using virtual boundaries, often via on-property antennas, apps, or mapping carts, instead of the complicated and fragile physical boundary wires that previously had to be installed and maintained,” says Uljua.

According to Saxton, modern products can handle most yards, even those with steep slopes and complex layouts, thanks to technologies and advancements like all-wheel drive (AWD) and LiDAR, NRTK, and Vision navigation.

The benefits of these gadgets for your yard are significant.

“You can expect improved turf health as frequent mowing encourages deeper root growth and denser grass. Also, you won’t need to water your lawn as match and the fine grass clippings will be returned to the soil, allowing for natural fertilization,” says Uljua.

Robot lawn mowers can also add more hours into your day by taking an essential yet often time consuming task off your plate.

“Robotic mowers can be set to a schedule, so you rarely have to think about lawn maintenance. You can wake up in the morning or come home in the afternoon to a fresh-cut lawn,” Uljua adds.

Who could benefit from them?

In the past, robot lawn mowers were only suitable for homeowners with relatively flat square or rectangular shaped yards.

“Thanks to advancements in technology, however, even those who have many slopes and hills in their yards could benefit from these gadgets,” Uljua explains.

If you’re a working professional, busy parent, or older homeowner who wants to save time and money in the long run, a robot mower could be a real game changer.

It might also be a smart investment if you’re an allergy sufferer, environmentalist, frequent traveler, or simply appreciate advanced tech and don’t have the desire to mow the lawn yourself.

Are they worth the cost?

Robot lawn mowers can run you anywhere from $700 to $5,000 or more .

While their initial cost is high, it’s actually comparable and in some instances less than other types of lawn mowers, especially when you consider the typical warranty of three to five years.

“A gas-powered ride-on mower costs between $1,500 to $4,000. Add battery power and this figure goes up by about $1,000. A gas-powered push mower falls between $250 to $500 and batteries increase the price by about $100. When it comes to lawn care and landscaping services, $900 to $5,000 annually is typical,” explains Uljua.

According to Saxton, most homeowners who invest in a robot lawn mower break even within one to two years.

“After that, you're essentially getting paid for your time back,” Saxton adds.

Some companies who sell robot lawn mowers offer calculators on their sites so you can quickly do the math and determine whether it’s worth it for you.

Potential tradeoffs to keep in mind

As with most gadgets, robot lawn mowers require a bit of maintenance.

“The blades should be replaced roughly every four to six weeks and can easily be changed using a standard screwdriver,” says Uljua.

Theft may also be an issue but fortunately, many modern mowers now include anti-theft security features that automatically initiate GPS location services for up to seven days if the mower is removed from its boundary.

In addition, Brandon Seymour, owner at Granuly Organic Lawn Care in Wellington, FL , points out that although the maneuverability of robot mowers is impressive, the cutting power just isn’t that great compared to traditional mowers.

“Even the torque from a 160 cc gas push mower (which is very modest), has roughly five to six times the torque compared to most robotic mowers. So unless that unit is running on schedule, without missing days, it’ll have a hard time cutting through thick, overgrown grass,” Seymour says.

If you get three to four days or heavy rain, Seymour recommends having abackup mower on hand because most residential robotic mowers will clog and not be able to run.

Buying a Foreclosed Home: How a Foreclosure Sale Works

Thu, 23 Jul 2026 19:14:00 GMT

Buying a foreclosed home can be a good way to score a deal while hunting for real estate. A foreclosure is a house whose owners were unable to pay the mortgage or sell the property . As a result, the real estate lender assumed ownership and is now trying to sell it to recoup some of its costs, typically for an attractive price.

As of 2026, foreclosures are now about as common as they were in 2019, but well below the levels seen during the Great Financial Crisis.

Currently, the national foreclosure start rate stands at 0.24%, roughly matching the 2019 benchmark, according to Mortgage Bankers Association data reported by Moody's .

A new report from Realtor.com® tracks the recent trajectory of foreclosures, with Chicago , Philadelphia , Houston , Baltimore , and Phoenix seeing the most foreclosure listings as of June 2026.

"Buyers since 2023, when home prices flattened off, are most at risk," says Realtor.com senior economist Joel Berner . "They’re newer to their mortgage and don’t have as much of an equity stake in their home, partly because the first few years of mortgage payments are made up of significantly more interest than principal and partly because their home has not appreciated as much as those that were purchased before the price surge of 2021 and 2022."

What to know about buying a foreclosed home

While foreclosure is hardly a pretty story for the home's previous owners, it can be a bargain bonanza for buyers. Since banks are often eager to unload these foreclosure properties, they aim to break even with an asking price that's typically the sum of the remaining mortgage note plus interest, lawyer fees, and penalties.

On average, this ends up totaling about 15% below the home's actual value—and if you want to buy a foreclosure, you'll find it often sells for less than asking price.

But buying a foreclosed home does come with risks, so buyers should proceed with caution to see if the gamble is worth it.

How does foreclosure work?

Homeowners have to first default on their mortgage , failing to pay their required monthly payments. And it's rare for lenders to begin foreclosure after just one late mortgage payment. Lenders usually offer alternatives during this period, including different payment plans to help the homeowners get back on track, keep their home, and keep paying their monthly mortgage bill.

If a borrower can't come up with the funds to pay what they owe, a lender will issue a notice of default. This form will be sent to the mortgagee via a certified letter, and it typically gives a homeowner 90 days to pay off the most recent bill. This is the beginning of the formal process.

If the homeowner hasn't come up with the money within 90 days of the notice of default, the lender may proceed with the foreclosure. Next comes a notice of sale, which will state that the trustee (the lender) will sell the home at auction within 21 days.

The home will be sold at a public auction to the highest bidder, who will have to pay the full amount of the bid immediately. This buyer will receive a trustee's deed once the sale is complete, at which point he becomes the official owner.

What are REO properties?

Real estate–owned properties, or REO properties, are houses that have been seized by banks or other lenders from people who are unable to pay their mortgages.

Essentially, it's a foreclosure that has been seized by the bank. When real estate lenders offer mortgage loans , they see them as an investment, because they will earn money from the interest on the loan. So to salvage their investment, banks foreclose on homes with unpaid mortgages and sell the properties at a foreclosure auction. If a home doesn’t sell at auction, it becomes an REO.

There's a subset of REO properties that are owned by the government. They are called HUD houses , and they often sell well below market value to eligible participants .

How to buy a foreclosed home

To find a foreclosed home, you can peruse listings of foreclosures on Realtor.com , which may also be marked as “bank-owned” or "REO.” If you spot a home you like, contact the real estate agent on the listing as usual.

The biggest caveat when buying a foreclosed home is that it is typically sold as is , which means the bank is not going to fix any problems. And there may be plenty of them, considering that many foreclosures have been slowly crumbling into disrepair due to the previous owner's financial strain. And unlike a traditional home sale, in which disclosure requirements force owners to reveal a home's every flaw, there's no such legal stipulation in a foreclosure. What you see (or don't) is truly what you get.

That's why foreclosed homes risk costing buyers a ton of money to renovate , which could negate their supposed savings.

This is why Eric Workman of the Chicago-based residential rehab lender Renovo Financial suggests that buyers take extra precautions such as the following before making an offer:

Research how long the foreclosure sat vacant, whether it endured freeze and thaw seasons unattended, or experienced anything that may have caused significant structural damage. Homes in a dire state of disrepair won't be eligible for a conventional mortgage.
Hire a home inspector to thoroughly check out the foreclosed home for major problems. Have the inspector give you an estimate of how much money it will take to make repairs.
You can try to add loan and inspection contingencies to your offer. That way, if you do encounter problems with the home or attaining a mortgage for it, you can back out of the deal without losing your deposit . Just keep in mind that asking for contingencies does not mean the bank will accept them; they're not the norm when you buy a foreclosure.
Hire a professional to conduct a title search , says Ben Niernberg , executive vice president at Northbrook, IL–based Proper Title. This may allow you to avoid all kinds of nightmare scenarios—sometimes the bank will clear the liens, but it isn't required to do so. For instance, let's say the IRS has a lien on the property for back taxes. That debt doesn't follow the owner once he sells. Instead, the lien sticks with the property, making the new owner responsible for repayment.

If you find out the home has problems, you will want to carefully weigh whether it's worth all the extra work. In some cases, it will be. In others, it may be more prudent to walk away.

What Is a Starter Home? The Small, Affordable Houses That Weren’t Being Built Anymore—Until Now

Tue, 21 Jul 2026 19:18:00 GMT

Owning a little house on a plot of land is synonymous with the American dream—a sign of prosperity and social mobility.

Affectionately known as the starter home, it was seen as the first rung on the property ladder and tended to be smaller and less expensive.

"Conceptually, a starter home is one that is purchased by a first-time homebuyer with the goal of getting a foothold in homeownership," says Realtor.com® Chief Economist Danielle Hale .

Today, affordable homes are hard to come by, and experts agree that reviving the starter home may be the only way to get the housing industry back on track.

The history of the starter home

The first starter homes in the U.S. were small two-bedroom houses with one bathroom and few frills.

They were mass-produced by builders such as William Levitt to meet a severe housing shortage after World War II. Veterans were returning home from the war, marrying, and starting families, and hundreds of thousands of people needed a place to live.

By 1947, Levitt, who had mass-produced Army barracks during the war, was churning out small homes on Long Island, the first of seven Levittowns in the U.S. and Puerto Rico. Other developers in other areas soon followed suit.

As part of the GI Bill, some veterans for the first time became eligible for a government-backed home loan with no money down. So the tract home , designed in cookie-cutter fashion and produced assembly-line style, sprang up to meet the demand.

What defines a starter home—size, cost, or both?

The first starter homes were small—from 800 to 1,000 square feet. They were boxy, with a pitched roof, an old-style open floor plan, and a plain interior with no decorative molding.

"A starter home is usually smaller and lower-priced and might be a home that a buyer expects to outgrow in a handful of years," says Hale. "But the idea behind purchasing one is to experience homeownership and start to build up equity that can be used later to trade up into a bigger home."

In the 1940s, homes were affordable, making climbing the rungs to wealth building through property possible. In 1947, starter homes cost between $8,000 and $12,000. That's $109,000 to $168,000 in today's dollars.

Where is today's starter homes?

In recent years, there hasn’t been enough supply to meet the demand for starter homes.

The hope is, however, that the numbers will start to swing in a positive direction, given the housing bill that just passed and other new-construction initiatives.

A starter home is defined by Realtor.com economists as any listing priced below $350,000 nationally—or below 80% of a local market's median list price. (For example, in Phoenix , where the median asking price sits at $489,500 as of June , the starter home threshold is roughly $391,200.)

Today, there are 220,000 more starter homes for sale than there were four years ago, and prices are down 4.2%.

Meanwhile, a growing number of states are moving to ease local zoning laws to encourage the construction of more starter homes .

Idaho , Connecticut , and Colorado lawmakers introduced bills aimed at statewide changes to local zoning laws, joining at least eight other states that are currently deliberating on similar bills.

But while the pool of starter homes may no longer be shrinking , the price for one has been increasing at a steady pace all the same.

When mortgage rates are factored in, qualifying for a starter home now requires a household income of around $78,000, up from just $43,000 seven years ago, according to recent Realtor.com data.

According to recent LendingTree data , just 37.6% of renters in the U.S. can afford a starter home, even with lowering the average price for starter homes to $200,000.

They found there was a handful of Southern states that currently offer the best opportunity for renters to make the leap to homeownership with a starter home, including Mississippi , West Virginia , Arkansas , and Alabama.

Roadblocks to building starter homes

Many factors affect the feasibility of a builder churning out small, affordable homes, including the costs of land, labor, and materials.

"But the biggest barrier has to do with zoning laws and building codes," says Eclipse Cottages CEO Justin Draplin , who is developing communities of green tiny homes in South Carolina. "Most 1,000-square-foot units are stacked onto each other and developed as apartment complexes."

There are still approximately 300,000 fewer low-cost listings now than there were in 2019, and the typical starter home comes with a nearly $90,000 premium, according to the latest Realtor.com reporting .

Thankfully, the newly enacted 21st Century Road to Housing Act aims to fast-track building projects by streamlining environmental assessments. By modifying current National Environmental Policy Act requirements, the legislation permits the Department of Housing and Urban Development to hand over oversight responsibilities to local and state authorities.

Still, Joel Berner , senior economist at Realtor.com, says it's unlikely we'll feel much impact from the reforms this year.

"It could take years for a meaningful uptick in production to materialize and longer for it to have any impact on overall affordability," Berner says.

How to find a starter home

Starter homes aren't being built like they used to be, but they are still out there. And keep in mind, "a starter home for one buyer may not be a starter home for another buyer," notes Hale.

"Picking out a starter home generally involves looking for smaller, more affordable homes," adds Hale. "Some researchers define this by lower bedroom counts or square footage, while others might look at pricing—either the actual dollar cost or the cost of a home relative to some local area norm."

So when you are searching for a home , start small. Look for homes well within your budget with minimum bedrooms.

Or go tiny instead of a starter

To address the need for today's starter homes, many states have been teaming up with the U.S. government to combat NIMBY opposition (a "not in my backyard" trend to describe neighbors who fight nearby development) by offering tax breaks and builder incentives or by overriding zoning restrictions.

In addition, eight states have recently passed laws allowing an accessory dwelling unit , or ADU, to be built on a single-family residential lot, and more states have initiated similar laws. An ADU is essentially a second, smaller home built behind the primary home.

Some buyers would even happily go smaller. You can see this in the staying power of the tiny-house movement and the popularity of shows such as " Tiny House Nation ."

"There is a growing movement toward smaller, more sustainable homes," says Draplin.

The homes his company is developing come with a land lease, similar to a mobile park model, and the community amenities include things like a dog park and a bike path into town. The largest cottage is 400 square feet, with the option to expand it by adding a loft and porches.

Demand for small, sustainable, newly built homes is strong, according to Draplin.

"Many individuals and families, including young professionals, are actively seeking out smaller homes," he adds.

Why Your Dream Kitchen Renovation Could Trigger a Nightmare Insurance Rate Spike

Mon, 20 Jul 2026 18:32:00 GMT

A new kitchen can do more than transform the function and aesthetic appeal of your home — it might also change your property’s risk profile and, in turn, what you pay for home insurance.

“Due to increased labor and material costs, the price of renovating a kitchen has spiked over the past three to five years. And when you upgrade this room, you’re essentially asking your insurance company to protect an asset that has increased in value,” explains Travis Hodges , managing director at VIU by HUB in Saint Simons Island, GA .

Before you move forward with your kitchen project, be mindful of the upgrades you choose.

Otherwise you could be caught off guard by a higher home insurance bill or gaps in coverage.

How some upgrades can help you save on home insurance

Not all kitchen upgrades are created equal.

Some improvements can make your home more resilient and as a result, lower your home insurance rates.

“You could see savings by installing safety features like water sensors or smart smoke and heat detectors, replacing aging appliances with newer models that meet current safety standards, and upgrading range hoods to improve ventilation and reduce grease buildup,” Hodges says.

Ideally, you’d prioritize improvements that will reduce risk in your kitchen. Think impact-resistant windows, hurricane-rated doors and new plumbing fixtures as these can all protect your home from weather-related losses.

When it comes to gas vs. electric appliances, there's no universal insurance preference.

“The better consideration is replacing older appliances with newer models that have updated safety features,” says Hodges.

As for savings potential, there's no one-size-fits-all answer.

“It's hard to determine what you might save because there are so many variables that impact the calculated rate and the scope of your remodel matters as well,” says Hodges.

Tips to keep your premiums from rising

At the end of the day, an insurer won't be upset if you renovate your kitchen, but certain upgrades can change your home's risk profile or replacement cost, which may affect your premium.

“High-end finishes, for example may increase your home's replacement value, but you may also receive discounts for installing upgraded appliances that are less likely to cause water damage or create fire hazards,” Hodges explains.

So, before starting a kitchen reno, be proactive and do your research.

“It's a good idea to consult with an insurance expert early on in the process to weigh the upfront cost and long-term savings potential of these upgrades and understand which will have the greatest impact on your insurance rates,” Hodges adds.

This can allow you to avoid unforeseen premium hikes and plan your project accordingly.

Also, remember your insurance company will only pay up to the coverage limits you purchased.

If the cost to rebuild your home with an updated kitchen is more expensive than the limit you initially chose, you may find yourself underinsured and responsible for the remainder of the replacement costs on your own. And this is an even greater financial risk than a premium hike.

“Notifying your insurer early will help make sure that your policy covers any increases in home value due to the renovations. They can let you know if additional coverage changes are needed,” Hodges explains.

Just remember, you’re not stuck with your current policy.

A renovation is a good time to review your coverage and compare quotes across insurers.

“I would advise working with an insurance expert who can offer personalized, unbiased advice and help you shop around for the best options. They can help you determine your unique coverage needs, ensuring you have the right level of protection while managing your costs,” Hodges explains

The general rule of thumb is to report any renovation or addition to your insurance company as soon as plans are set, and definitely before any demolition or construction starts.

“That gives your insurer the opportunity to make sure your home is adequately insured during and after the project, account for any increase in replacement cost, and let you know if any coverage changes are recommended,” adds Hodges.

The New Hacks Homeowners Are Using To Find Affordable Lawn Care as More Teens Opt Out of Yard Chore

Fri, 17 Jul 2026 18:52:00 GMT

If you look around your neighborhood, the chances of seeing a kid on a lawn mower these days are rare.

These days, many teens are choosing digital side hustles or online gig work over physical labor.

Since professional lawn care can run you between $100 and $500 or more per month , this shift may leave you wondering how to find affordable services for your home .

The good news is you do have options—plus there’s a chance that teen lawn mowing could make a comeback as attitudes toward physical work are starting to change thanks to AI and other technological advancements.

"I don’t think the neighborhood lawn-mowing job has completely disappeared yet, but it has changed due to the preferences of tech-savvy teens," explains Jason Leverant , president and chief operating officer of AtWork Group , a national staffing firm based in Knoxville, TN .

The reasons behind this shift

For teens, mowing lawns was never really about loving grass—it was a step toward independence and, usually, their first foray into the workforce.

“It was one of the first times a kid had to negotiate a relationship with another adult, a friendly neighbor, and then cross the boundary into a transactional relationship or a business,” explains Lynn Zakeri , owner and therapist at Lynn Zakeri LCSW Clinical Services in Chicago .

They had to introduce themselves, negotiate a price, show up when they said they would, take specific guidance, and hear "you did a good job" or "please also do this next time" from someone other than their parents or teachers.

“There was no algorithm or rating system. It was just pure dialog,” says Zakeri.

These days, more teens are gravitating toward online gigs that don’t require any expensive equipment, physical labor, or in-person interactions. Plus, they offer the flexibility they crave.

Some teens, for example, make money through online resale or content creation. And these digitized side gigs can allow them to develop technical skills that may help them later in their careers.

“Teens in 2026 prioritize skill growth when looking for a side gig,” says Rohit Agarwal , co-founder of Zenius , an app that helps build remote teams across the U.S.

Laurie Kopp Weingarten , president and chief educational officer at One-Stop College Counseling in Marlboro, NJ , agrees.

“I see many students creating apps, building websites, editing videos, or focusing on other technology-related projects. But they’re often choosing these activities to strengthen their résumé for their future college application or career,” Weingarten explains.

The rise of landscaping apps has also played a role in the decline of teen lawn-mowing businesses.

“Neighbors often make an assumption that kids don't have the desire to 'do a chore' that is physical labor. Apps remove the awkwardness of asking around or getting turned down,” Zakeri explains.

These apps have also changed expectations dramatically.

They can make lawn care feel a lot more like “Uber” or “Grubhub,” driving convenience, ease of communication, and risk mitigation. Providers are usually vetted, insured, and have reputational ratings to help you feel good about your vendor selection.

"The final decision is ultimately up to the homeowner, so they need to weigh the trade-off between reliability and convenience, price and quality. A teen will likely be the most affordable option, but many times it’s not only about the cost," says Leverant.

Of course, there are still some teens who do prefer a physical gig like lawn mowing.

“Some teenagers genuinely enjoy physical work because they like being outdoors and seeing the immediate results of their efforts. Others would much rather spend their time creating something on a computer,” explains Weingarten.

Lindsey Chastain , founder of The Waddle and Cluck in Skiatook, OK , says her adult son started a lawn-mowing business at 18 and still mows lawns.

“He was mostly able to start the business with assistance from friends and relatives who let him borrow a trailer and riding lawn mower. Plus, he has mentors who helped him market his services and find clients,” Chastain explains.

Meredtih Eades , publicist at Publicity for Good in Jonesborough, TN, shares that her 12-year-old son mows her lawn and has been for about a year.

“He has thought about advertising to mow others' lawns. I want him to be at least 13 before he does that, though. It would mostly be people in our neighborhood at first. I will help him when the time comes,” says Eades.

Zakeri believes lawn mowing and related jobs may become popular for teens once again.

“Due to the threats of AI, physical labor has a new level of status. Also, as a parent, I know that every lawn comes with a conversation, and that's a different education than making money from behind a screen, and that’s valuable,” explains Zakeri.

How to find affordable lawn care

If you’re looking for lawn care that won’t break the bank and can’t find a teen to do it, there are a few options.

First, explore on-demand landscaping apps such as Taskrabbit , LawnStarter , and GreenPal . You can shop around for lawn pros in your area, get quotes to find the best deal, and schedule services through one convenient platform.

Another option is local Facebook groups or neighborhood apps like Nextdoor , where you may find professional mowing companies or individuals who mow for extra cash.

“In my area, a lot of the mowing companies are side hustles run by blue-collar workers who are just trying to make ends meet for their families. They mow after work and on weekends because their day jobs just don't pay enough,” says Chastain.

You can also go the old-fashioned route and ask neighbors, friends, and family members who can refer you to affordable providers they’ve personally used.

Left in the Dust: Why Contractors Ghost Mid-Project and How To Salvage Your Reno

Thu, 16 Jul 2026 16:18:00 GMT

Hiring a contractor to start a home reno is exciting—until they suddenly go radio silent halfway through the project.

If this has happened to you, understand you’re not alone. Ghosting is an unfortunate yet common issue many homeowners experience at some point in time.

“Ghosting is almost never the first thing that goes wrong on a project. It’s usually the last and a result of a communication failure that starts long before the silence does,” explains Michael Gerstle , partner at Gerstle Snelson, LLP , a construction law firm in Dallas .

By understanding the typical reasons contractors vanish and knowing how to handle it, you can protect your rights, finances, and sanity.

Why do contractors ghost homeowners?

Most contractors don't start a project intending to leave you hanging.

“In my experience, ghosting is usually a symptom of a larger problem. For example, they've misquoted the job and run into cash flow issues or encountered a problem they don't know how to solve,” says John Salvatore Gelfusa , president and CEO at HomeWorks cgo Inc. in Macomb, MI .

Instead of having a difficult conversation with the homeowner, they decide to disappear.

Gerstile, whose firm represents both contractors and homeowners, has seen communication issues from both sides.

“It’s often a talented builder who’s a poor communicator. Sometimes when a project hits a snag or delay, going quiet feels easier than delivering bad news,” Gerstle explains.

On the homeowner’s side, the trouble usually starts before anyone breaks ground: a vague scope of work, no written timeline, and a handshake idea of what “finished” means.

“When those expectations don’t line up, the contractor can feel frustrated or attached and is likely to disappear,” Gerstle adds.

What to do if it happens to you

When a contractor goes silent, your first instinct may be to panic or lawyer up.

“While hiring an attorney might be required to preserve your rights, it’s not always necessary,” says Gerstle.

Instead of spending days calling and texting the contractor angry messages, focus on the following:

Document everything

A paper trail is your best friend in a dispute. If it isn’t in writing, then a jury or arbitrator will have to decide whose version of events—the homeowner’s or contractor’s—is more believable.

“Move every conversation to email or text, recap phone calls in writing, and take time-stamped photos of where the work stands,” Gerstle explains.

Check the contractor’s standing

Some states require contractors to have licenses—others do not.

If yours does, verify if your contractor is licensed and in good standing through your state's contractor licensing board. Then do some research.

Social media can be a useful resource in determining if other homeowners have taken action against the same contractor and which path has been most successful.

“Whether that is filing a complaint with the licensing board or with a professional organization in which the contractor is a member, others have likely tried some of these approaches and may already be sharing their tales of failure or success on social media or online forums,” Gerstle says.

Send a written notice to the contractor

Every state is different regarding whether a written notice must be sent and what it must include.

“Some states have right to cure statutes, meaning the contractor has a right to inspect the issues and make repairs or complete the work within a specified time. Other states do not have such statutes,” Gerstle says.

Knowing what your state requires or allows will allow you to prepare a letter to meet the requirements of the statute while conveying to the contractor that you want the work completed.

In some situations, you may need to retain counsel to either preserve your rights or assist in working through the right-to-repair statutes.

“However, threatening to file suit in the notice letter may have the exact opposite effect that you intend—rather than gaining the contractor’s attention, it may scare them off completely,” adds Gerstle.

Understand your rights and when to walk

Terminating the contract is an option, but you should weigh the pros and cons carefully before going this route.

If the contractor is not responding at all—truly ghosting you—termination after written notice may be your only option.

“Many times, contracts spell out what you need to do to terminate a contract, whether that involves giving additional written notice or meeting specific criteria. It is important to read the contract carefully before terminating,” says Gerstle.

Also, if you live in a state with a right to repair statute, the statute may impose additional requirements, like mediation, before or after termination.

If the contractor has responded, but you do not like the response, you should consider whether terminating the contract will make your life easier or harder.

“While not ideal, sometimes it is easier to work with a contractor to complete the work than to terminate it and then face increased costs and delays to bring on a new one,” Gerstle explains.

How to prevent this issue in the first place

Fortunately, there are steps you can take to reduce the risk of a contractor ghosting, including:

Opt for milestone-based payments

Tie each payment to a completed, inspected phase of work rather than the calendar. Otherwise, the contractor may be less motivated to stick to the schedule and perform their job as they promised.

Be mindful of the deposit

Keep your deposit modest and try not to pay a deposit that is disproportionate to the overall contract value.

If you’re selecting expensive finishes, for example a large upfront deposit with which the contractor will purchase the materials might be necessary.

However, there are opportunities, such as making sure title transfers to you when the expensive materials are delivered to the property, to leverage your deposit.

“In many instances, there is little proportion between the size of the deposit and the overall budget. In those situations, you should beware of paying too much upfront as it gives up your leverage to make sure the contractor finishes its work,” Gerstle explains.

Implement retainage

Hold back 10% of the total cost until the job is fully complete. That last check can keep a contractor accountable and motivated to finish.

“In some states, it’s also required that owners hold back a certain percentage of each payment drawn as ‘retainage,’ says Gerstle.

Don’t pay in cash

“The best advice I can give having both lived this personally and seeing it time after time in my litigation practice, is to never use cash to fund a project,” says Jacqueline Salcines , owner and founder at Jacqueline A. Salcines, PA in Coral Gables, FL .

Even if you have the cash, get a loan. You don’t have the necessary safeguards in place like banks do.

“For example, banks will require signed and notarized releases from all the subs prior to allowing the contractor to make a draw and get paid. This removes the possibility of any subs filing liens against the property due to nonpayment,” Salcines explains.

Outline a defined scope and timeline

Spell out what’s included in the scope of work as well as a start date, and completion date.

“Leaving the schedule blank or not having a defined completion date hands control of the project’s schedule to the contractor,” Gerstle explains.

Ask for proof of insurance and lien waivers

Require proof of a current contractor’s liability insurance policy and get a lien waiver with each payment you make.

“In some states, there are pre-set forms for lien waivers and protections for homeowners against unpaid subcontractors and suppliers if the owner withholds a certain percentage of each draw request,” Gerstle explains.

Since each state slightly different, check the laws for the state in which your property is located to determine how to proceed.

Request warranties and permits

Get written warranties on workmanship and materials, habitability, and repairs.

Note that not all warranties are created equal, and not all warranties provide the same warranty for every part of the project.

“Some contractors offer two-year warranties on HVAC systems, six years on structures, and one year on workmanship. If your contract does not provide a warranty or is vague about what is covered and for how long, consider inserting a warranty obligation that fits your needs,” Gerstle explains.

Easy DIY Home Projects That’ll Make You Say, “Yes I Can!”

duda@secondgen.com — Mon, 16 Oct 2023 17:03:39 GMT

A little elbow grease; a big difference!

By: Leanne Potts

Beautiful you-can-do-it inspirations for easy DIY projects.

As anybody who’s been inspired by HGTV can tell you, DIY home projects on TV look amaaaazing.

But DIY renovations in real life: kiiiinda the toughest thing ever. And, yet, these rookie craftsmen did beautiful, jaw-dropping work that will totally inspire you. Check out these easy DIY projects for your home:

#1 Pinterest-Worthy DIY Window Seat

An empty recess in a room is a ripe spot for a DIY project, as home improvement blogger Britt Kingery can tell you.

She and her husband, Justin, built a window seat so ridiculously Pinterest-worthy you’ll want to make one for yourself (like, right now).

It’s a roomy 10-foot beauty, so you can seat a houseful of guests without dragging chairs all over the place. And (bonus!) there’s storage underneath for stashing lots of stuff out of sight.

You can custom-create your own for about $250 if you’ve got a few essential DIY tools.

Or you can do an Ikea hack to get the same result. Just attach one of their long, horizontal storage systems to your walls. Then add cushions and preformed molding for the same custom look.

The big reveal doesn’t happen overnight, and a renovation almost always looks worse before it looks better.

Britt Kingery, home improvement blogger

#2 Miracle Makeover With Just Paint, Stain (and Patience)

“The Brady Bunch”-orange wall and abused floors in the before photo are homely enough to strike you blind.

But what a miracle paint, sanding, and stain can do! Lighter shades on the walls, trim, and floor reflect natural light, making the space so much brighter. And for very little money (about $150).

The key to such an amazing transformation, Kingery says, is to be a tortoise, not a hare.

Sanding, taping, patching holes, and waiting on stain, paint or polyurethane to dry takes care and patience if you want professional-looking results.

“The big reveal doesn’t happen overnight, and a renovation almost always looks worse before it looks better.”

#3 Instant Open Floor Plan

Cramped, dark kitchens are so very 1981.

Sarah Lemp of the “All Things With Purpose” blog turned her dated kitchen into an open, light-filled space that feels and functions like a larger room.

The cost? $300. Yep. For less than the cost of a set of countertop canisters at Williams Sonoma, Lemp worked magic.

The biggest fix? She just removed a set of overhead cabinets that blocked light and the view into the dining area, making an instant open floor plan.

Then she turned to paint, the budget remodeler’s friend. She used a soft griege (designer-speak for grayish beige) for the walls of the kitchen and dining area.

She painted the remaining upper cabinets white, and the bottom ones dark gray.

“I love the look of white cabinets, but figured a darker color was more kid-friendly,” she says.

Lemp skipped the requisite subway tile backsplash and went with peel-and-stick shiplap instead. “It was easier and cheaper,” she says.

#4 Brighter Bedroom With Paint and Wood

This may be an ugly room, but we’re not sure because it’s so dark all we can see are cheap blinds and a poofy valance that hasn’t been fashionable since the Olsen twins were toddlers.

It needed major help.

Ashley Rose and Jared Smith of the blog “Sugar and Cloth” pulled off a weekend makeover by painting the walls a lighter color and replacing the window treatments with wispy, white drapes that practically pull sunlight into the room.

A pair of wall-mounted reading lamps added a second layer of light, because a lonely overhead fixture can’t light the whole room all by itself.

And that wall behind the bed? It’s strips of reclaimed wood with an adhesive backing. Peel, stick, and you’re done. No nails. No glue. And just one tool: a level to make sure you stick the wood strips in a straight line. Awesome.

#5 An Easy-Peasy Backyard Patio

Dirt’s ugly. It’s also a pain, turning into mud when it rains, dust when it doesn’t, and sneaking into your house on the feet of dogs and kids.

Covering it with a paver patio is a great fix. Chelsea Foy of the blog “Lovely Indeed” built this one in a neglected flower bed in just 10 hours.

She used patio stones molded to look like several individual bricks, because leveling one large stone is tons easier than leveling a bunch of bricks.

Those arcs of large river rocks just off the patio make a natural-looking transition between the factory-perfect pavers and the rest of the yard. They’ll also give you less lawn to mow or flowers to tend.

#6 Fancy Wall Molding for a Bargain Price

Wall molding makes a room look so custom, so finished, so much better than boring old drywall. But it costs around $25 a square foot just for the materials.

Mysha Barton of the blog “Remington Avenue” pulled it off along her stairs for just $30 — total.

The secret? She used MDF (medium density fiberboard, aka fake wood) to keep it cheap, and didn’t mount it in the traditional way with board panels on the wall.

Instead, she put thinner “chair rail molding” directly on the wall, and painted everything white, including the wall to get that rich look of molding.

The toughest part was cutting all those angles, Barton says.

She got it done with a miter box and a handsaw. “My advice is to use scrap wood to practice your angled cuts before taking on your expensive molding pieces.”

Barton did this project in just eight hours with three small children in the house, so even if 10th-grade geometry made you cry, you can do this.

#7 A Space-Saving Workbench

A DIY workbench is a gateway project, one that can lead you to harder projects and possibly, a home improvement addiction. Make this workbench your very first project and you’ll have room to do scads of projects — money-saving ones.

It’ll fit in a small space because it’s actually a door mounted on door hinges, so you can fold it flat against the wall when you’re not using it. Be sure to buy a solid wood door, not a hollow one, so it’s sturdy enough to stand up to years of projects.

We’re pleased to announce the addition of a real estate veteran to our team. Andrew Stevens joins us in our main office after 10 years in our northern branch.

How to Prevent (Home) Buyer’s Remorse

duda@secondgen.com — Mon, 16 Oct 2023 17:00:17 GMT

Always feel confident it's your dream home.

By: Lynn Ettinger

You can make a successful offer on a home even in a competitive market — with the right information and help.

When you’re house hunting, the pressure of competition can move you from “Hmm, I like that, but it’s too pricey,” to “I have to have that!” You think, so what if paying for this house will put me way over budget? I can cut back somewhere else, right? But that kind of thinking can get you into trouble. Trouble that’s totally avoidable.

Whether you’re in the middle of a home bidding war or facing down a list of must-haves, don’t lose sight of your budget and the risks. That way, you can own a house without home buyer’s remorse. And you’ll have money left to enjoy things like new furniture, entertainment, and just plain having fun.

Who Has Home Buyer’s Remorse and Why?

A competitive real estate market can set buyers up to purchase a home that’s either beyond their budgets —sometimes hugely beyond — or doesn’t meet their needs, according to a 2021 survey by Bankrate and YouGov. The survey found that recent home buyers, including 64% of millennials, had regrets about their home purchase. The top reason? They were unprepared for maintenance and other home ownership-related costs. On top of that, 13% percent of millennials said they think they paid a higher sales price than they should have.

“Things in homes always break down, so people should put aside a budget for anything that will need fixing,” says Lawrence Yun, chief economist at the National Association of REALTORS®. “A rule of thumb is to anticipate 1% or 2% of the home price for potential maintenance,” he explains. “So, for a $300,000 home, that means setting aside $3,000.”

One reason home buyers may be tempted to go over budget is they’ve been influenced by the beautiful homes on TV, according to an NAR report on home staging. “The shows can create unrealistic expectations for the home buying process and how homes should look,” says Brandi Snowden, NAR director of member and consumer survey research. In time, buyers can view features that used to be luxuries as necessities. They believe everyone has them and they should too. One solution: Work with a REALTOR as early as possible in the process. “Make sure your agent knows your budget, so they can help you set expectations and stick to them,” she advises.

How to Navigate House Hunting in a Competitive Market

In addition to pressure to exceed their budgets, buyers are facing hurdles like these five:

1. Requests to Waive Contingencies

Tamara Suminski, a real estate agent at Beach Real Estate Group in Manhattan Beach, Calif., is seeing not only bidding wars but also sellers wanting buyers to waive contingencies. “With an appraisal contingency, if the appraisal comes in low, the buyer has choices. They can choose to try to renegotiate with the seller, bring in the difference, or cancel. When they remove that contingency and its protection, and if the home doesn’t appraise at the right level, the seller is not very likely to renegotiate with them. And the buyer has waived their right to cancel. If they cancel anyway, they’re risking their deposit.”

Some buyers are also waiving contingencies related to home inspections. These investigations are an opportunity to have a home inspector view the home based on disclosures and for the buyer to use findings as a bargaining tool, Suminski says.

Eliminating these protections can end up costing money for buyers. And the more offers the buyer writes and loses, the more risk they will tolerate. So, they may waive contingencies and regret it later, says Suminski. Talk to a buyer’s agent who will guide you through this and explain the risks of removing protections and unknown variables, she advises.

2. Speed Showings and Decisions

Bryan Yap recently bought a home in an expensive and highly competitive market — Orange County, Calif. He found that with the pandemic, each showing lasted only 15 minutes. That was one of the biggest hurdles. “We’d see three, four, or five homes in one day. It’s hard to keep track of what you like and don’t like with each house. What I would do differently is take notes immediately after viewing a home. If you’re able to prepare beforehand, create a list of wants and requirements in priority order. Immediately after seeing each home, rank it based on the list.”

3. Focusing on the Top of Your Price Range

“If you’re looking in a micromarket where listings are achieving multiple offers and homes are going above asking price, don’t set your on the houses at the top of your price range,” Suminski says. If $300,000 is your upper limit, look at houses priced at $250,000 or $275,000. Otherwise, you’re going to be outbid from the gate every time.”

That was the process Yap used when he was looking. “I would look for homes $25,000 under my max budget. I went on Zillow and looked at homes that were sold recently and tried to calculate the average over-listing price those homes were being sold for and factor that into my offer price.”

4. The Need to Compromise

Yap’s must-haves were three bedrooms, two baths, and being closer to the city center of Anaheim. “I was able to get three beds, two baths, but I did have to compromise on location. I also had to compromise on price, which was doable because I could still afford it. To compete with all the potential buyers, I knew that we had to either offer an over-list price or remove some contingencies.”

Suminski advises adjusting your search outward geographically, even if it means a longer commute. Buyers might also have to compromise on property types and features. In addition, they should consider doing some DIY projects instead of wanting everything to be move-in ready. “They may have to be willing to look at townhouses instead of single-family homes or install carpet and paint on weekends.”

5. Information Overload

In the two years before he started searching for a home, Yap did a lot of reading. “It was a massive plan I had to come up with and stick to so that I’d be able to afford buying a home.”

Because of how hot the Orange County market is, agents scheduled showings as soon as a house was listed or showed “coming soon” status. Yap treated the home search as “almost a second job,” using lunch breaks and evenings to check emails, do online searches, and text his real estate agent about what he wanted to see. “I had to make a lot of sacrifices. People wanted to set plans with me for the weekend, but I said, ‘Sorry, I have to go view homes that day.’”

He primarily credits his real estate agents, including Sumiski, for keeping him informed. “They made all this possible. I learned a lot from them.”

Some agents, like Suminski, hold an accredited buyer’s representative designation but usually work with sellers as well as buyers. “An [agent with an] ABR has taken extensive buyer’s representation training,” Suminski says. “They’ll provide education to buyers so that they’re learning as much as they can about the market, including the risks involved with different negotiations. If buyers are going to shorten terms or remove protections, they need to be well informed about the pitfalls.”

Learn from Experiences

That access to information and guidance will help buyers making an offer on a home especially in a competitive market. “Today’s buyer has seen and written offers on many properties before they get their offer accepted,” Suminski says. “That’s common across the country. Each is a learning opportunity for buyers about what information they might need to be researching so they can move more quickly.”

When you act on advice from recent buyers and agents, you can stay well informed and get good results even in a tough market. And that’s the best way to prevent home buyer’s remorse.

A home like this comes on the market once in a decade. It’s spacious, fully renovated and designed to the highest standards.

8 Simple Rules for Negotiating Your Offer and Getting That House

duda@secondgen.com — Mon, 16 Oct 2023 16:56:12 GMT

In today's hot market, know how to make sure you get the home of your dreams.

By: HouseLogic

You and your agent are going to use everything you’ve learned to seal the deal.

Here’s the dream: Your offer is perfect, you don’t need to negotiate, and you can spend the next few weeks addressing more pressing home-ownership questions, like “Why is it called wainscoting?” and “Do I want a new couch in blush or emerald green?”

And it could happen. Many sellers accept the best offer they receive, and for a variety of reasons.

But sellers are also known to reject offers for a variety of reasons. Or make counteroffers. This is especially likely if you bid low, or when you’re up against multiple competing offers.

If you do receive a counteroffer, it’s up to you to decide whether you want to accept the new contract, negotiate the terms, or walk away.

In cases such as these, look to your agent. He or she is your spirit guide. If you decide you want to negotiate — that is, make a counteroffer to the seller’s counteroffer — your agent will use their negotiating skills to help get you the best deal. This is what agents do every day.

But you’re not just going to sit there. If you understand what negotiating tactics your agent may deploy — they depend on the local market and your position — you can back them up. And cheer them on.

Here are eight rules every buyer should know before they — and their agent — start negotiating:

#1 Act Fast — Like, Now

When you receive a counteroffer, you should respond quickly — ideally within 24 hours. The longer you wait, the more space you leave for another buyer to swoop in and nab the property. Also? If a seller senses hesitation, they may decide to withdraw their counteroffer before you even have a chance to respond.

#2 Raise Your Price (Within Reason)

While you obviously don’t want to overpay for a house, you may have to up the ante — especially if you initially made a lowball offer. Lean on your agent’s expertise to determine how much money you should add to the sales price to make it more enticing to the seller.

Then, through their powers of persuasion, your agent can make the counteroffer look even more attractive by pointing out similarly priced “comps” — recently sold homes in your area that are comparable in terms of square footage and features.

As your agent negotiates, it can feel like things are escalating quickly. It’s stressful. You may feel a sudden urge to do whatever it takes to win.

Before you go overboard, there are two things you must keep in mind:

You can’t exceed the monetary confines of the pre-approved mortgage you received from your lender.
You shouldn’t overextend your budget.

Because your counteroffer has to be an amount you’re comfortable spending on a home. You want that new house and to keep living your life. Plus: You’re not out of options yet.

#3 Increase Your Earnest Money Deposit

Increasing your earnest money deposit (EMD) — the sum of money you put down to prove to the seller you’re serious (i.e., “earnest”) about buying the house — is another way to show the seller you have more skin in the game. A standard EMD is typically 1% to 3% of the sales price of the home. Making a counteroffer with a 3% to 4% deposit could be what you need to persuade the seller to side with you.

#4 Demonstrate Patience About Taking Possession

Depending on the seller’s timetable, changing your proposed possession date — the date you take over the property — could butter them up, too. If the seller wants to stay in the home for a few days after closing, try offering a later possession date. You could also draw up a “rent-back” agreement, meaning the seller pays you rent for staying in the home for a set period of time after the closing date.

#5 Let Go of a Few Contingencies — With Care

Want to give your counteroffer an even bigger boost?

Reduce the number of contingencies you’re asking for. It’s your way of saying, “Hey, look, I have fewer ways to back out,” which gives the seller more reassurance that the deal will close.

But be selective: Some contingencies are too important to give up. A home-inspection contingency — the right to have a home inspection and request repairs — gives you an out if you spot major problems with the home (and protects you from buying a total money pit).

You might waive a termite inspection if you’re in a state where the risk is lower.

But ultimately, waiving contingencies depends on your market, your loan program requirements, your risk tolerance, and the circumstances of the house in question. And if you waive contingencies and then you find a problem, the seller isn’t responsible for fixing it.

#6 Ask for Fewer Concessions

At a mortgage settlement, home buyers have to pay closing costs for taxes, lender’s fees, and title company fees. Closing costs vary by location, but you can expect to shell out between 3% and 4% of the home’s sales price. The seller pays an additional 1% to 3%. (Smart Asset and Nerdwallet have simple calculators you can use to get a rough idea of what your closing costs might be.)

When making an initial offer, you have the option to ask the seller for concessions — a settlement paid in cash to help you offset your share of the closing costs. (This move is less feasible if you’re going up against multiple offers.)

Concessions effectively lower the seller’s net proceeds from the sale. Making a counteroffer that removes the concessions you would have otherwise received at settlement puts cash back in the seller’s pocket — and can improve your bid.

#7 Pick Up the Cost of the Home Warranty

Sometimes sellers offer prospective buyers a home warranty. This is a plan that covers the cost of repairing major home appliances and systems, like the air conditioner or hot water heater, if they break down within a certain period (typically a year after closing).

A basic home warranty costs about $300 to $600 a year, according to Angie’s List. If it seems like waiving the home warranty can sweeten negotiations, but you still want the peace of mind of having one, tell the seller they don’t need to cover it — then buy it yourself.

Just keep in mind, whether you or the seller buy the warranty, you’ll need to pay the service fee (typically between $50 and $100) if something does, indeed, need to be repaired while under warranty.

Also, FYI: A home warranty is entirely separate from homeowners insurance. Homeowners insurance — the security blanket that covers your home’s structure and possessions in the event of a fire, storm, flood, or other accident — is required if you take out a mortgage. It can cost anywhere from $300 to $1,000 per year.

#8 Know When to Walk

When negotiating with a seller, trust your gut — and your agent. If he or she says a deal is bad for you: Listen.

And if you don’t want to make any more trade-offs — and the seller won’t budge — it’s smart to walk. That can be a tough decision to make, and rightfully so! Negotiating is tough. It’s draining.

And losing something you’ve worked hard to get can be disappointing. But don’t worry. There’s a better deal for you out there. And after those strong feelings of frustration pass, you’ll realize: Now I know how to do this.

A home like this comes on the market once in a decade. It’s spacious, fully renovated and designed to the highest standards.