Personal Finance
Priced out of traditional housing, more Americans are living in RVs
Published
7 months agoon
Andrea Stitt and her son Dante Reynolds fill up their camper with water at the Southern Oregon RV Park in Central Point, Ore. They moved into an RV after being evicted from their home at the end of May.
Minh Connors for NBC News
MEDFORD, Ore. — Days before his 12th birthday, Dante Reynolds zipped past rows of tightly packed RVs on his kick scooter until he arrived at the 22-foot travel trailer his family calls home. It was parked that week in a southern Oregon campground off a highway.
Inside, his mom was quickly washing a pile of dishes before the water in their RV’s tank ran out. He leaned his scooter next to his sister’s “Frozen”-themed tricycle and came inside to help make lunch. The RV doesn’t have any tables or chairs, so he sat on a makeshift bed covered by a SpongeBob blanket with a cutting board on his lap, chopping peaches, apples and kiwis while his mom cooked hamburger patties on the RV’s small gas range.
“This lifestyle doesn’t accommodate things like sitting at a table,” said his mom, Andrea Stitt.
Childhood looks a lot different for Dante than it did four months ago, before his mom lost the day care business she was running and the family was evicted from their four-bedroom home about three hours away. Now, living out of a roughly 175-square-foot RV with his mom and 6-year-old sister, Dante’s space is limited to a twin bed wedged under a loft, cordoned off with privacy curtains. Without regular Wi-Fi, he rarely plays video games anymore. Most of his belongings are confined to a couple of small bins, and his friends are hours away.
When the family is unable to afford a spot at a campground, which can cost $25 to $45 a night, they park on remote federal lands, which are free for two weeks. But those sites don’t come with water or electricity and have spotty cell service. At times, the family has bathed and washed their clothes in a river and gone to the bathroom in the woods to conserve the water in their RV’s tank.
“I’ve adapted to this lifestyle because we have to adapt,” said Dante, who now spends most of his free time outdoors exploring and started an online school program this fall. “If we don’t adapt, we won’t change, and if we don’t change, we’ll be mad, and if we’re mad, that just sucks. You don’t want to be mad.”
It’s a lifestyle adjustment that data indicates a growing number of Americans are making. As housing costs rise beyond what many families can afford, more people are looking for shelter outside the traditional housing market. About 486,000 people live full-time in an RV, which appears to be more than twice as many as in 2021, according to survey data from the RV Industry Association. About a third have children, and a vast majority earn less than $75,0000 a year. A separate survey by the Census Bureau found a similar trend: In 2023, the most recent data available, it estimated 342,000 people were living in an RV, boat or van, an increase of 41% from 2019.
Stitt tries to make the most of the space outside her RV, setting up a pen for her dog along with extra storage and seating.
Minh Connors for NBC News
For many, this is not the lifestyle of nomadic young professionals working remotely as they travel the country, chronicling their van life on social media. Nor is it the more traditional image of the retiree crossing national parks off their bucket list in a $100,000 motorcoach with the freedom of healthy retirement savings.
Rather, it’s the experience of lower-income Americans, making hourly wages as child care workers or home health aides or living off Social Security checks, with no place else to go in a housing market increasingly catering to the wealthiest slices of society.
Housing costs that soared during the pandemic have shown little sign of coming down, with the gap between the median household income and how much income is necessary to afford payments on a median-priced home reaching a near 10-year high last year, according to an NBC News analysis of housing data.
“There’s just a huge housing affordability challenge in this country, and that’s part of a larger cost-of-living challenge I think we’re generally having,” said Dan Emmanuel, director of federal research for the nonprofit National Low Income Housing Coalition. “It’s structural, particularly for the lowest income group. In virtually every housing market, it’s there.”
Stitt finishes her lunch inside her camper.
Minh Connors for NBC News
A slowdown in the labor market has made it increasingly difficult for many families to make ends meet. Applications for unemployment benefits jumped this month to the highest level in almost four years. At the same time, prices continue to tick up, driven by increases in household expenses such as groceries, gasoline and electricity.
Some say living full time out of an RV has freed them up financially to build their savings or pay down debt. Others say it has come with unanticipated benefits, like a sense of community among fellow RVers and the ability to spend more time with their children, with everyone living in a smaller shared space.
But while an RV might seem like an economical choice, it can come with unexpected costs and challenges. RVs aren’t built for full-time living, so the added wear and tear can lead to costly repairs, like broken air conditioning in the middle of summer or leaking pipes that leave owners taking a shower out of a bucket. The perpetual moving among campsites can make it hard to hold a job or find reliable child care. RVs also don’t compare to a traditional home when it comes to withstanding extreme weather. Flash flooding in Kerrville, Texas, earlier this year washed away an entire RV park of 28 trailers.
“RVs are recreational vehicles; they are a vehicle, they are built for temporary recreational use. That is how they are built and intended to be used,” said Monika Geraci, a spokesperson for the RV Industry Association.
“I’ve adapted to this lifestyle because we have to adapt,” Dante said.
Minh Connors for NBC News
They also come with different financial challenges: Unlike a traditional home, RVs often depreciate quickly. Loan terms can be spread out over long periods to lower monthly payments, but that can quickly leave borrowers underwater — owing more on their loan than their RV is worth.
Kat Tucker found that out firsthand. As a disabled veteran unable to work full-time, she moved into an RV in 2017 as a way to cut down on her housing costs. But after two years, she’d had to replace six tires, the refrigerator and toilet had broken, and the generator stopped working. Then the engine started acting up, which would have cost up to $10,000 to fix. Without money for the repair, she had to move out of the RV even as she continued paying the $500-a-month loan for several more years.
“It can be a great lifestyle, but it can also be yet another trap for poor people who just keep getting poorer,” Tucker, 64, said.
She house sat for a family member to get her finances back in order, but she found it difficult to afford a rental apartment on the $58,000 a year she gets in disability and Social Security payments. So last year she took out another loan on a used RV. The $22,500 loan is spread out over seven years to bring her monthly payments down to about $350, but she worries the camper will only last for five years, given its age.
She’s been living at a campground in Georgia, where she stays for free because she does volunteer work, cleaning up damage from Hurricane Helene last year.
“I’m never going to be able to afford decent housing even though I have a steady income,” Tucker said. “That’s what’s really frustrating.”
The journey to an RV
For Stitt’s family, a medical emergency set off the rapid financial spiral that led them to an RV. At the start of the year, Stitt was renting an 1,800-square-foot home about a half hour from Salem, Oregon, with horses in the backyard.
Debbie Williams moved to Shadowlands RV Park after struggling to find an affordable place to rent.
Stacy Kranitz for NBC News
After years of struggling financially and overcoming the odds of being a teen mom, with three kids by her early 20s, Stitt said she felt that she’d finally made her way into the middle class by her late 30s and could provide a better life for Dante and his sister. The mother of five opened her own day care a few years ago and was on track to make $100,000 this year, with plans to open a second location.
But in February, Stitt had to temporarily shut down her day care when one of her older children was hospitalized and needed around-the-clock care. Much of her savings went to pay the salaries of her child care workers, leaving her with little cushion for rent.
She tried finding side jobs, considered taking in roommates, even started a GoFundMe page, but none of it was enough to catch up. She applied for rental assistance from the state, but wasn’t approved in time. After three months of missing her $2,000 rent payment, she was evicted at the end of May. She used her last $3,000 to purchase a 28-year-old RV that an elderly woman had been living in.
The family consolidated years of keepsakes, toys and household essentials, selling most of their belongings at a yard sale and giving others away. She gave her 6-year-old daughter seven small plastic bins to pack up a bedroom layered with toys and stuffed animals.
“We all went into her room a couple different times over that week and had conversations with her about what’s important to you, like, ‘I know you really want to keep all your baby dolls, but you have 10, and we can only have two, and which two are your favorite, and which ones are we going to give to another child to enjoy?'” Stitt recalled.
Tom Seest and his son Charlie, with one of the dozens of stray cats that live on the Shadowlands RV Park property.
Stacy Kranitz for NBC News
Despite the downsizing, the family’s RV is a Tetris puzzle of bins and sleeping areas. The walls are lined with storage units, and nearly every flat surface is stacked with belongings. Stitt has been debating whether to get rid of a single bin of holiday decorations.
Finding a place to park the RV has been a perpetual challenge. Public campgrounds limit stays to 14 days. Longer-term RV parks can cost as much as $800 a month. The family has often lived off the grid, parked on remote federal land.
‘I make it work’
Debbie Williams, 66, doesn’t imagine she will ever live in traditional housing again. At the start of 2022, she owned a five-bedroom, three-bathroom home in a small Kentucky town, but decided to sell it to be closer to her children and grandchildren near Chattanooga, Tennessee.
Initially, Williams planned to use $100,000 from the sale of her house to buy another home. But as she looked, prices began to soar. Since July 2020, home prices in the Chattanooga metro area have increased by nearly 50%, to an average of $325,000, while rents are up 40%, to an average of $1,534, according to Zillow.
Williams worried those prices would be too much of a strain. Her current job, working overnight caring for two adults with special needs, pays $15.50 an hour, leaving her with about $2,000 a month after taxes to supplement the $1,000 in Social Security and annuity payments she receives. At the same time, she’s trying to save as much as she can for when she’s unable to work.
“At my age, do I want to do a 30-year loan on a house and then struggle because I would have to pay the mortgage, and then I would have to pay utility bills and insurance and somebody to mow my grass if I can’t do it myself?” Williams said. “I looked at the future, and I’m thinking, my gosh, could I even enjoy my life? I’d have to work a couple jobs.”
Instead, she bought an RV for $29,000 and pays $550 a month in rent to an RV park, which includes her electric, water and Wi-Fi.
Williams has done her best to make the space feel like home. Outside, she’s put down an outdoor rug, patio furniture and a fire pit. She’s adopted the RV park’s stray cats, putting out tiny pet tents for them in the nearby woods and plates of food. On a recent day off, she was peddling her outdoor exercise bike while smoking meat in her meat cooker. A neighborhood rooster had come by and was pecking at leftover cat food.
Shadowlands RV Park, where Williams lives, can fit up to eight RVs at a time. Tom Seest, who opened the park during the pandemic, has hosted a rolling cast of residents, some staying for a few months, others for years. He sees a lot of contract workers in town temporarily, people who need a place to stay while they look to buy a home, and those going through other transitions. One man moved in after getting divorced, his kids visiting on weekends.
Dante peeks at his mother as she washes dishes in their camper’s small sink.
Minh Connors for NBC News
About a 10-second walk from Williams’s RV is her neighbor, Gus Francis. His RV is a fraction of the size and nearly two decades older — the only available seating is the bed, and to get into the small fridge, he has to close the bathroom door. Francis’ RV has a stove, but he doesn’t use it because he’s afraid of gas leaks, given the RV’s age. Instead, he prepares his meals in the microwave.
He also can’t use his RV’s shower because of a leak. Instead, he fills a 5-gallon bucket with water, warms it with a small water heater, then uses a camping shower that pumps water through a hose and out of a small sprayer nozzle. His showers can last about seven minutes before he runs out of water in the bucket.
“My motto, I think it’s a military term, is improvise, adapt and overcome,” Francis, 66, said. “Don’t freak out because you don’t have everything that most people think are necessities. I have them, but they’re a bit more of a problem to utilize than you would in a conventional home or even like Debbie’s size trailer, but I make it work.”
Living out of an RV in retirement wasn’t his Plan A. He moved to the Chattanooga area in 2022 to be closer to his mother. He previously lived in San Antonio, where he worked as a professional diver doing maintenance at SeaWorld and paying $750 a month in rent. He was hoping to find comparable rent in Chattanooga, where he took a new job doing underwater maintenance for the cooling towers at nuclear power plants. But he struggled to find anything for less than $1,200.
He took $5,000 out of savings to buy his RV and pays $400 a month in rent. After retiring last year, Francis gets $3,000 a month in Social Security payments and has struggled to find a part-time job to supplement that income — he was recently turned down for a position as a pizza delivery driver.
“I was just very blessed I found this place,” Francis said.
Seeking middle class
Stitt doesn’t see an end to RV living anytime soon. She recently started working 25 hours a week as a teacher at a day care in Grants Pass, Oregon, but she isn’t making enough to afford decent housing in an area where the average rent is $1,650 a month. She hopes to eventually afford a longer-term RV spot so she doesn’t have to keep moving between campsites.
“I’m either going to have to be a rich person or a poor person because middle class isn’t possible anymore,” she said.
Dante, who celebrated his 12th birthday in the RV, is in no rush to leave.
“Before we moved, I hate to say it, but I was just a shut-in. I was inside all the time playing in my room, playing video games, doing whatever just inside,” he said. “But now I’m a lot healthier. I’ve been outside. I’ve been running around, getting some sun.”
Over the past few months, he said he’s learned how to fish and cook and gotten to spend more time with his mom and sister.
“I think it’s actually better than having a big house because I’ve learned a lot of stuff this summer,” he said. “I’ve learned more in three months than I have in my whole entire 11 years of being alive.”
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The Federal Reserve held interest rates steady at the conclusion of its policy meeting on Wednesday.
In what could be Jerome Powell’s last as chair before President Donald Trump’s yet-to-be-confirmed nominee Kevin Warsh takes the helm, central bankers maintained the federal funds rate in a target range of 3.5% to 3.75%.
Inflation has surged since the war with Iran began, leaving policymakers with limited room to act, according to Sean Snaith, the director of the University of Central Florida’s Institute for Economic Forecasting. “We’re in a kind of suspended animation — between Iran and the Fed transition,” Snaith said.
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Before the oil shock, inflation was holding above the Fed’s 2% target but not worsening. Now the jump in energy costs could have longer-term inflationary effects, economists say.
For Americans struggling in the face of higher gas prices and overall affordability challenges, the central bank’s decision to keep interest rates unchanged does little to ease budgetary pressures. “The cavalry isn’t coming anytime soon,” Snaith said.
How the Fed decision impacts you
The Fed’s benchmark sets what banks charge each other for overnight lending, but also has a trickle-down effect on many consumer borrowing and savings rates.
Short-term rates are more closely pegged to the prime rate, which is typically 3 percentage points above the federal funds rate. Longer-term rates, such as home loans, are more influenced by inflation and other economic factors.
Credit cards
Most credit cards have a short-term rate, so they track the Fed’s benchmark.
After the Fed cut rates three times in the second half of 2025, the average annual percentage rate has stayed just under 20%, according to Bankrate.
“Without Fed rate cuts, there’s not much reason to expect meaningful declines anytime soon, so carrying a balance will remain very expensive,” said Matt Schulz, chief credit analyst at LendingTree.
Mortgage rates
Fixed mortgage rates, on the other hand, don’t directly track the Fed but typically follow the lead of long-term Treasury rates.
Concerns about how the Iran war will impact the U.S. economy have already pushed the average rate for a 30-year, fixed-rate mortgage up to 6.38% as of Tuesday, from 5.99% at the end of February, according to Mortgage News Daily.
That leaves homeowners with existing low mortgage rates “feeling stuck,” said Michele Raneri, vice president and head of U.S. research and consulting at TransUnion. “Mortgages, more than any other credit type, work on a churn,” she said, referring to how a dip in rates can boost borrowing activity.
Student loans
Federal student loan rates are also fixed and based in part on the 10-year Treasury note, so most borrowers are somewhat shielded from Fed moves and recent economic uncertainty.
Current interest rates on undergraduate federal student loans made through June 30 are 6.39%, according to the U.S. Department of Education. Interest rates for the upcoming school year will be based in part on the May auction of the 10-year note.
Car loans
Auto loan rates are tied to several factors, including the Fed’s benchmark. Because financing costs remain elevated, new car buyers are taking on longer loans to keep their monthly payments manageable, according to the latest data from Edmunds.
Even so, with the rate on a five-year new car loan near 7%, the average monthly payment on a new car rose to $773 in the first quarter of 2026, an all-time high.
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“Until the rate picture shifts, buyers will keep stretching loan terms to make payments work, which only adds to the total cost of ownership down the road,” Yoon said.
Savings rates
While the Fed has no direct influence on deposit rates, the yields tend to be correlated with changes in the target federal funds rate. So, although rates on certificates of deposit and high-yield savings accounts have fallen from recent highs, they are holding above the annual rate of inflation.
For now, top-yielding online savings accounts and one-year CD rates pay around 4%, according to Bankrate.
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Average tax refund is 11.2% higher, latest IRS filing data shows
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April 18, 2026
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The average tax refund is 11.2% higher this season, compared with about the same period in 2025, according to the latest IRS filing data.
As of April 10, the average refund amount for individual filers was $3,397, up from $3,055 about one year ago, the IRS reported on Friday.
The IRS data reflects about 114 million individual returns received, out of about 164 million expected through Tax Day. Next week’s filing update is expected to include data through the April 15 deadline.
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President Donald Trump‘s 2025 legislation, rebranded to the “working families tax cuts,” was a key talking point for Republicans on Tax Day.
With the November midterm elections approaching and Republicans defending slim majorities in Congress, many GOP lawmakers have highlighted Trump’s tax breaks and higher average refunds.
Meanwhile, affordability has been top of mind for many Americans amid rising costs of gas, electricity, food and other living expenses.
For filers who expected a refund this season, nearly one-quarter, or 23%, planned to use the funds to pay down credit card debt, and the same share said they would save the payment, according to the CNBC and SurveyMonkey Quarterly Money Survey, released in April. It polled 3,494 U.S. adults at the end of March.
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“It’s been a great tax season for the American people,” many of whom have benefited from Trump’s tax breaks, Treasury Secretary Scott Bessent said during a White House press briefing on Wednesday.
More than 53 million filers claimed at least one of Trump’s “signature new tax cuts” — the deductions for tip income, overtime earnings, seniors and auto loan interest — the Department of the Treasury also announced on Wednesday.
Those filers, who claimed the deductions on Schedule 1-A, have seen an average tax cut of over $800, according to the Treasury. Tax cuts can trigger a higher refund or reduce taxes owed, depending on the filer’s situation.

Some filers who itemize tax breaks have also seen benefits from the bigger federal deduction limit for state and local taxes, known as SALT. Trump’s legislation raised that cap to $40,000, up from $10,000, for 2025.
The latest SALT deduction limit change is expected to primarily benefit higher earners, according to a May 2025 analysis of various proposals from the Tax Foundation.
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Personal Finance
Stocks have touched record highs despite Iran war. Here’s why
Published
2 weeks agoon
April 17, 2026
Traders work at the New York Stock Exchange on April 16, 2026.
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U.S. stocks climbed to record highs on Thursday against a backdrop of war, an oil supply shock and economic forecasts warning of stunted growth amid a protracted conflict.
Many investors may be thinking: Why?
Largely, it’s because the stock market is a barometer of what investors think will happen in the future, rather than an assessment of the present day, according to economists and market analysts.
Investors are essentially shrugging off the Middle East conflict as a blip that will be resolved relatively quickly, they said.
“The stock market isn’t trying to price what’s happening today,” said Joe Seydl, a senior markets economist at J.P. Morgan Private Bank. “The stock market is always trying to price what the world is going to look like six to 12 months from now.”
Why stocks have been ‘resilient’
The S&P 500, a U.S. stock index, fell about 8% in the initial weeks of the Iran war, from the start of the conflict on Feb. 28 to a recent low on March 30.
But stocks have rebounded since then, erasing all losses since the beginning of the war. The S&P 500 closed at an all-time high on Thursday — about 11% higher than its nadir at the end of March. That followed a record close on Wednesday.
“The market has remained very resilient in the face of the war and has rallied strongly on the prospect that it will be resolved,” said Mark Zandi, chief economist at Moody’s.

A ship waits to pass through the Strait of Hormuz following the two-week temporary ceasefire between the US and Iran, which is conditional on the opening of the strait, in Oman on April 8, 2026.
Shady Alassar | Anadolu | Getty Images
And while investors cheered the possibility of a diplomatic off-ramp to the conflict, the temporary ceasefire has appeared tenuous, with the U.S. and Iran each accusing the other of breaking the agreement.
Nations haven’t been able to reach a peace deal ahead of the ceasefire’s end. Vice President JD Vance said U.S. officials left peace talks in Pakistan over the weekend after the Iranian delegation refused to agree to American demands not to develop a nuclear weapon.
The markets ‘have memory’
Ultimately, the stock market is signaling a collective belief that tensions will ratchet down, the war will end in the near term and oil flows through the Strait of Hormuz will normalize, economists said.
That’s largely because investors have been conditioned to believe that President Donald Trump will back off if the economic pain becomes too intense, economists said — the so-called “TACO” trade, shorthand for “Trump always chickens out.”
“Investors strongly believe — and have been conditioned to believe — he’s going to stand down, find a way to pivot, declare victory and move on,” Zandi said.
Trump has pushed back on the notion of backing down, framing his brinkmanship as a savvy negotiating tactic.
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Economists pointed to a recent example of this dynamic: in April 2025 during so-called liberation day, when the Trump administration levied a host of tariffs on U.S. trading partners.
Within days — after the stock market had cratered more than 12% — Trump announced a 90-day pause on those tariffs. Stocks then saw one of their biggest daily rallies in history following Trump’s reversal.
Investors remember that Trump often de-escalates geopolitical shocks — which is why they’ve seized on positive headlines that hint at progress in peace talks, for example, Seydl said.
“The markets have memory,” Seydl said.
AI stocks and the ‘tech boom’
Traders celebrating at the New York Stock Exchange on April 15, 2026, as the S&P 500 closed above the 7,000 level for the first time.
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There are other factors underpinning market resilience during wartime, economists said.
One is the investors’ enthusiasm for artificial intelligence and technology stocks, which account for almost half of the S&P 500’s market capitalization, Zandi said.
“Those stocks run on their own dynamic independent of anything, including the war in Iran,” Zandi said. “I think we would have been down a lot more and it would have been harder for us to recover had it not been for the very, very optimistic perspectives on AI.”
We’re in the middle of a “tech boom” — and investors are likely to remain optimistic until they think the tech cycle has run its course, Seydl said.

More broadly, stock investors are essentially making a bet on the future earnings growth of a company — and the earnings backdrop has been “pretty solid,” Seydl said.
Consumer spending appears to be stable, for example, economists said. And companies are getting a boost to their after-tax earnings from the GOP’s so-called “big beautiful bill,” which, among other things, made it easier to write off investments upfront and therefore reduce their tax liability, Zandi said.
Going forward
Experts said there will be an economic hit from the Iran war, though.
“Despite the recent news of a temporary ceasefire, some damage is already done, and the downside risks remain elevated,” Pierre-Olivier Gourinchas, director of research at the International Monetary Fund, wrote Tuesday.
A protracted conflict risks deep and global economic pain, he wrote.
Even if the conflict is short-lived — as the broad market expects — stocks are unlikely to march much higher until it’s clear the U.S. is on the other side of the war and its economic fallout, Zandi said.
If investors are incorrect, and President Trump doesn’t back down or quickly extricate the U.S. from the war, the stock market may see a “full-blown correction” or worse, Zandi said. A stock market correction is a decline of at least 10% from recent highs.
“Everyone thinks they know what the script is,” Zandi said. “Now they just need to follow the script. If they don’t, the market will have some real problems.”
The uncertainty provides yet another example of why the average investor with a long time horizon should stick to their investment plan and ignore the noise, experts said.
“Trying to time the market is very difficult if not impossible for the average investor,” Seydl said. “It’s better to take a long-term perspective and ride out bouts of volatility.”
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