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2025 is a renter’s market — here’s how to take advantage

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If you’re a renter, the market may be shifting in your favor.

As of December, the median asking rent price in the U.S. was $1,695, down 0.5% — or $8 — from November, according to a new report by Realtor.com.

The latest rent price is 1.1% lower — or $18 — from a year before, and down 3.7% from peak highs in July 2022.

We’re calling it a renter’s market.

Daryl Fairweather

chief economist at Redfin, an online real estate brokerage firm

Rental affordability is improving in part because of a “construction boom” of new apartment buildings during the pandemic, according to Daryl Fairweather, chief economist at Redfin.

“There are still units coming online now from projects that were started back in 2021, 2022,” she said.

With more new units available, some property managers are considering lowering their asking prices to attract tenants, experts say.

This means renters should have more negotiating power when it comes to the terms of their leases, Fairweather explained.

“We’re calling it a renter’s market. We think that’s going to continue for the next year,” she said.

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To be sure, the volume of newly built apartments is concentrated in some areas more than others, making rent prices decline faster in certain parts of the country.

By way of example, Austin, Texas, where the median rent is $1,394 as of December, saw some of the highest levels of multifamily housing construction over the past few years, according to Redfin. That figure is down from $1,482 in August when the median price fell 17.6% from a year prior.

Rents in Austin are likely to continue to fall as supply grows and demand balances itself out, experts say.

What you’re able to leverage as a renter will depend on what’s happening in your current market or where you plan to live.

Here are three key steps to consider if you’re on the rental market this year: 

1. Find out what other units are renting for in the area

You might live in an area that is becoming more affordable. To find out, compare what other units in the neighborhood similar to yours are renting for — it’s the “best way to arm yourself” in negotiations with your landlord or property manager, Fairweather said.  

“If your property manager is trying to raise your rent, you can come to them with information to show them that your rent shouldn’t be increased,” she said. “In some markets, it should even go down.” 

Pending home sales fell 5.5% in December, missing estimates

If you’ve been living in the same unit for a couple years and have consistently paid rent on time, try to use that history to negotiate for a lower monthly rent, said Joel Berner, a senior economist at Realtor.com.

A “good point to negotiate from” is to show your landlord that rent prices are coming down for similar properties but you have no desire to move ― unless you can save money elsewhere, he said.

Tenant turnover can be expensive for landlords, especially if the property sits unoccupied for a few months.

2. Negotiate any additional fees you pay

3. Consider teaming up with housemates

Meanwhile, if you’re living in an area that’s still “really expensive to rent,” consider splitting a larger unit with other people, Berner said.

Having roommates or housemates is a tried-and-true way to lower housing costs. It’s more effective now because the cost for larger units in some places is not growing as fast as rents for smaller units, he said.

“You can find a pretty good deal on maybe a three-bedroom apartment and split it with other folks,” he said. 

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Trump’s IRS Commissioner pick Billy Long grilled by Senate Democrats

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UNITED STATES – MARCH 31: Rep. Billy Long, R-Mo., is seen during the House Energy and Commerce Subcommittee on Communications and Technology hearing titled Connecting America: Oversight of the FCC, in Rayburn Building on Thursday, March 31, 2022.

Tom Williams | Cq-roll Call, Inc. | Getty Images

Senate lawmakers pressed President Donald Trump‘s pick for IRS Commissioner, former Missouri Congressman Billy Long, about his opinions on presidential power over the agency, use of taxpayer data and his ties to dubious tax credits.

Long, who worked as an auctioneer before serving six terms in the House of Representatives, answered Senate Finance Committee queries during a confirmation hearing Tuesday.

One of the key themes from Democrats was Trump’s power over the agency, and Long told the committee, “the IRS will not, should not be politicized on my watch.”

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Sen. Elizabeth Warren, D-Mass., who provided her questions to Long in advance, asked whether Trump could legally end Harvard University’s tax-exempt status. If permitted, the move could have broad implications for the President’s power over the agency, she argued.

However, Long didn’t answer the question directly.

“I don’t intend to let anybody direct me to start [an] audit for political reasons,” he said.

Ties to dubious tax credits

Sen. Ron Wyden, D-Ore., scrutinized Long’s online promotion of the pandemic-era employee retention tax credit worth thousands per eligible employee. The tax break sparked a cottage industry of scrupulous companies pushing the tax break to small businesses that didn’t qualify.

“I didn’t say everyone qualifies,” Long said. “I said virtually everyone qualifies.”

Senators also asked about Long’s referral income from companies pushing so-called “tribal tax credits,” which the IRS has told Democratic lawmakers don’t exist.

“I did not have any perception whatsoever that these did not exist,” Long told the committee.

Senate Democrats also raised questions about donations people connected to those credits made to Long’s dormant Senate campaign, after Trump announced his nomination to head the IRS.

Direct File ‘one of the hottest topics’

While Senate Democrats grilled Long on his record, Republicans focused on questions about taxpayer service. Several Republican lawmakers voiced support for Long, including the committee chairman Mike Crapo, R-Idaho. 

If confirmed by the Senate, Long could mean a shift for the agency, which previously embarked on a multibillion-dollar revamp, including upgrades to customer service, technology and a free filing program, known as Direct File.

When asked about the future of Direct File, Long said he planned to promptly examine the program, describing it as “one of the hottest topics at the IRS.”

‘An unconventional pick’

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Student loan borrowers struggle to get into income-driven repayment plan

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Nearly 2 million federal student loan borrowers who’ve requested to be in an affordable repayment plan are stuck in a backlog of applications, waiting to be approved or denied, according to new data recently shared by the U.S. Department of Education.

The Education Department disclosed the information in a May 15 court filing in response to a legal challenge lodged by the American Federation of Teachers. The teachers’ union sued the Trump administration in March for shutting down access to income-driven repayment plan applications on the Education Department’s website.

IDR plans cap borrowers’ monthly bills at a share of their discretionary income with the aim of making their payments manageable.

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In late March, the Trump administration made the online applications available again, and said that it pulled the forms because it needed to make sure all repayment plans complied with a court order that blocked the Biden administration’s new IDR plan, known as SAVE, or the Saving on a Valuable Education plan.

Trump officials argued that the ruling had broader implications for other IDR plans, and it ended up removing the loan forgiveness component under some of the options.

The backlog complicates things for borrowers as the Trump administration restarts collection activity. The Education Department estimates that nearly 10 million people could be in default on their student loans within months.

Without access to an affordable repayment plan, student loan borrowers can be suspended on their timeline to loan forgiveness and at risk of falling behind and facing collection activity.

‘The opposite of government efficiency’

In the May court document, the Education Department disclosed that more than 1.98 million IDR applications remained pending as of the end of April. Only roughly 79,000 requests had been approved or denied during that month.

Consumer advocates slammed the findings.

“This filing confirms what borrowers have known for months: Their applications for loan relief have effectively been going into a void,” said Winston Berkman-Breen, legal director at the Student Borrower Protection Center.

The Center said that if the Education Department continued to move at its current rate, it would take more than two years to process the existing applications.

AFT President Randi Weingarten called the backlog “outrageous and unacceptable.”

“This is the opposite of government efficiency,” Weingarten said. “Millions of borrowers are being denied their legal right to an affordable repayment option.”

What’s behind the backlog

A spokesperson for the Education Dept. blamed the backlog on the Biden administration, saying that it “failed to process income-driven repayment applications for borrowers, artificially masking rising delinquency and default rates and promising illegal student loan forgiveness to win points with voters.”

“The Trump Administration is actively working with federal student loan servicers and hopes to clear the Biden backlog over the next few months,” they said.

The Biden administration put the student loan borrowers who’d enrolled in its new IDR plan, SAVE, into an interest-free forbearance while the GOP-led legal challenges to the program unfolded. Many of the currently pending IDR requests are likely from borrowers who are trying to leave that blocked plan to get into an available one.

Sarah Sattlemeyer, a project director at New America and senior advisor under the Biden administration, said that the current backlog began last year “and has existed across both the Biden and Trump administrations” as a result of the legal battle over the SAVE plan.

“It is a demonstration of how complicated the loan system is, how much uncertainty there has been over the last few years and what is at stake,” Sattlemeyer said. “There also isn’t clarity around how some applications in the backlog should or will be handled, such as those where a borrower chose an option that no longer exists on the application.”

Student loan default collection restarting

In recent months, the Trump administration has terminated around half of the Education Department’s staff, including many of the people who helped assist borrowers.

That is also likely one reason why so many of the applications haven’t been processed, said higher education expert Mark Kantrowitz.

“Perhaps the reduction in staff is affecting their ability to process the forms,” Kantrowitz said.

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Student loan delinquencies risk ‘spillovers’ to other debts, NY Fed

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Student loan default collection restarting

The Trump administration’s resumption of collection efforts on defaulted federal student loans has far-reaching consequences for delinquent borrowers.

For starters, borrowers who are in default may have wages, tax returns and Social Security payments garnished.

But involuntary collections could also have a “spillover effect,” which puts consumers at risk of falling behind on other debt repayments, according to a recent report from the Federal Reserve Bank of New York,

As collection activity restarts, disposable income falls

‘It’s just money that can’t go to other financial things’

Until earlier this month, the Department of Education had not collected on defaulted student loans since March 2020. After the Covid pandemic-era pause on federal student loan payments expired in September 2023, the Biden administration offered borrowers another year in which they would be shielded from the impacts of missed payments. That on-ramp officially ended on Sept. 30, 2024, and the Education Department restarted collection efforts on defaulted student loans on May 5.

Whether borrowers face garnishment, or opt to resume payments to get current on their loan, that’s likely to have a significant impact on their wallet.

“It’s just money that can’t go to other financial things,” said Matt Schulz, chief credit analyst at LendingTree. 

After the five-year pause ended and collections are resumed, the delinquency rate for student loan balances spiked, the New York Fed found. Nearly 8% of total student debt was reported as 90 days past due in the first quarter of 2025, compared to less than 1% in the previous quarter.

Currently, around 42 million Americans hold federal student loans and roughly 5.3 million borrowers are in default, according to the Education Department. Another 4 million borrowers are in “late-stage delinquency,” or over 90 days past due on payments.

Among borrowers who are now required to make payments — not including those who are in deferment or forbearance or are currently enrolled in school — nearly one in four student loan borrowers are behind in their payments, the New York Fed found.  

As borrowers transition out of forbearance and into repayment, those borrowers may also face challenges making payments, according to a separate research note by Bank of America. “This transition will likely drive delinquencies and defaults on student loans higher and could have further knock-on effects for consumer finance companies,” Bank of America analyst Mihir Bhatia wrote to clients on May 15.

In a blog post, the New York Fed researchers noted that “it is unclear whether these penalties will spill over into payment difficulties in other credit products, but we will continue to monitor this space in the coming months.”

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