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Do real estate agents have to disclose a death in a house? What to know

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Matt Champlin | Moment | Getty Images

When a real estate agent works with a prospective homebuyer, they’re required to point out physical or material defects in the property.

A death on the property? It depends on the state where the house is located. In most states, death doesn’t count as a material defect requiring disclosure.

Some homes are considered “stigmatized properties,” or dwellings that have been “psychologically impacted by a past or suspected event on the property, but has no physical impact of any kind,” according to the National Association of Realtors. 

Stigmatizing events include murder, suicide, alleged hauntings or a notorious previous owner, NAR noted. 

Different people interact with stigmatized properties in different ways.

Harrison Beacher

real estate agent and managing partner at Coalition Properties Group in Washington, D.C.

Which states require disclosure of death

Listing agents will have different requirements state-by-state on what to disclose to a buyer. Most states don’t have any death disclosure requirements.

Among those that do, rules can be straightforward and explicitly require prior death to be disclosed to homebuyers. Even those rules may only apply to recent deaths or more stigmatizing events such as murder.

In California, for example, a seller must disclose if someone died in the house within the last three years.

Meanwhile, in Alaska, the listing agent must communicate if any known murders or suicides happened in the last year. South Dakota requires sellers to disclose deaths within the last 12 months.

Regulations will depend on the stigma in question. In New York, a seller doesn’t need to disclose if the house was the site of death or crime. But if a seller has made claims of paranormal activity in the home, they have to inform the buyer of supposed ghosts in the property, experts say.

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Often, it falls on the homebuyers to directly ask the agent about the property’s history. States such as Georgia do not require real estate agents or sellers to disclose upfront if the home was the site of a death. But they have to be truthful if a prospective buyer inquires.

Outside of what the disclosure laws are in a specific state, listing agents have a fiduciary responsibility to the sellers, said Harrison Beacher, a real estate agent and managing partner at Coalition Properties Group in Washington, D.C.

“If somebody asks me about it, I can point them towards empirical resources to get answers, but I’m not under any requirements to go into detail,” said Beacher.

Here’s what homebuyers should know about properties that have been stigmatized by murder, suicide, alleged hauntings or notorious prior owners, and how to find more detail about the home’s history.

Who buys stigmatized properties?

Stigmatized homes can be a “turnoff” for homebuyers who believe in ghosts or spirits, said Daryl Fairweather, chief economist at Redfin, an online real estate brokerage firm.

“Some people are spooked away,” said Fairweather, while others might “seek out those homes.”

Nearly three-quarters, 72%, of potential homebuyers said they would buy a “haunted” house for a lower price, according to a new report by Real Estate Witch, a data site owned by Clever Real Estate. The site polled 1,000 U.S. adults in September to discover their views on buying and selling supposedly haunted houses.

Some buyers don’t care what happens in a stigmatized property “if it can get them a discount on price,” Beacher said.

About 43% of polled Americans said they would offer at least $50,000 below market value on a haunted house, according to the Real Estate Witch report.

In 2021, the LaBianca mansion, the home where Leno and Rosemary LaBianca were murdered by Charles Manson’s followers in 1969, sold for $1.875 million. The previous owner, Zak Bagans, a paranormal activity investigator, originally put the house on the market for $2.2 million, but later cut the price to $1.9 million.

“Different people interact with stigmatized properties in different ways,” Beacher said.

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In 2023, about 67% of would-be buyers said they would buy a supposedly haunted house if it met their wants, like having appealing features, the right location or a more affordable price, according to Zillow.

But buyers should know that “every property has a history,” said Connie Vavra, managing broker of RE/MAX, a real estate brokerage franchise, at Elgin, Illinois.

“We can’t erase the history that’s been done there … That doesn’t mean that you can’t have good energy in there and have [a] good experience living in that home.”

How to find out a home’s history

If you have questions or concerns about a property’s history, the first thing you should do is ask the real estate agent. In some states, real estate agents need to provide truthful information upon a buyer’s request, or at the very least, point you toward the right direction to find out.

Here are two ways to check, experts say:

1. Talk to neighbors and officials

Keep an eye out for the property’s neighbors, experts say. Besides the real estate agent, neighbors can give you first-hand experience of the area, as well as information about the previous homeowners. 

You can also call the county manager where the property is located, said Theresa Payton, a former White House chief information officer who is now the CEO of cybersecurity firm Fortalice Solution.

Ask the county manager’s office about the property you’re considering and if there are any crime records associated with it, she said. 

2. Follow the paper trail

An internet search can turn up details. If police responded to any activity at the house, the event will likely be reported in the newspaper and it would be public record, Payton said.

You can do an advanced search online through newspaper headlines and police reports, as “all that information is free,” she said.

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These key 401(k) changes are coming in 2025. What savers need to know

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Images By Tang Ming Tung | Digitalvision | Getty Images

As some Americans struggle to save for retirement, key 401(k) plan changes could soon make preparing easier for certain workers, experts say. 

Enacted by Congress in 2022, “Secure 2.0” ushered in sweeping changes to the U.S. retirement system, including several updates to 401(k) plans. Some of these provisions will go into effect in 2025.

Meanwhile, roughly 4 in 10 American workers say they are behind in retirement planning and savings, primarily due to debt, not enough income or getting a late start, according to a CNBC survey, which polled about 6,700 adults in early August.

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Dave Stinnett, Vanguard’s head of strategic retirement consulting, said 401(k) plans are “the primary way most Americans prepare for retirement” and those accounts can work “very, very well” when designed properly.

Here are some key changes for 2025 and what employees need to know.

‘Exciting change’ for catch-up contributions

For 2025, employees can defer $23,500 into 401(k) plans, up from $23,000 in 2024. Workers ages 50 and older can make up to $7,500 in catch-up contributions on top of the $23,500 limit.

But there’s an “exciting change” to catch-up contributions for a subset of older workers in 2025, thanks to Secure 2.0, according to certified financial planner Jamie Bosse, senior advisor at CGN Advisors in Manhattan, Kansas.

Starting in 2025, the catch-up contribution limit will jump to $11,250, about a 14% increase, for employees ages 60 to 63. Including the $23,500 limit, these workers can save a total of $34,750 in 2025.

Only 14% of employees maxed out 401(k) plans in 2023, according to Vanguard’s 2024 How America Saves report, based on data from 1,500 qualified plans and nearly 5 million participants.

On top of maxing out contributions, an estimated 15% of workers made catch-up contributions in plans that allowed it during 2023, the same report found.

Shorter wait for part-time workers

Secure 2.0 has also boosted access to 401(k) and 403(b) plans for certain part-time workers.

Starting in 2024, employers were required to extend plan access to part-time employees who worked at least 500 hours annually for three consecutive years. That threshold drops to two consecutive years in 2025.

“That’s a very good thing for long-term part-time workers” who may have struggled to qualify for 401(k) eligibility, said Stinnett.

That’s a very good thing for long-term part-time workers.

Dave Stinnett

Vanguard’s head of strategic retirement consulting

In March 2023, some 73% of civilian workers had access to workplace retirement benefits, and 56% of workers participated in these plans, according to the U.S. Bureau of Labor Statistics.

“Coverage is my thing,” said Alicia Munnell, director of the Center for Retirement Research at Boston College.

“It’s important that people have coverage no matter where they go,” including from full-time to part-time at the same job, she added.

Mandatory auto-enrollment for new 401(k) plans

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Top 10 S&P 500 stock winners since Election Day

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Stock traders on the floor of the New York Stock Exchange.

Michael M. Santiago | Getty Images News | Getty Images

Many large U.S. companies have seen their stocks swell since the presidential election.

The top 10 performing stocks in the S&P 500 index saw returns of 18% or more since Election Day, according to data provided by S&P Global Market Intelligence, which analyzed returns based on closing prices from Nov. 5 to Nov. 20.

Two companies — Axon Enterprise (AXON), which provides law-enforcement technology, and Tesla (TSLA), the electric-vehicle maker led by Elon Musk, an advisor to President-elect Donald Trump — saw their stocks gain more than 35%, according to S&P Global Market Intelligence.

By contrast, the S&P 500 gained about 2% over the same period.

‘Usually a bad idea’ to buy on short-term gain

Investors should be cautious about buying individual stocks based on short-term boosts, said Jeremy Goldberg, a certified financial planner, portfolio manager and research analyst at Professional Advisory Services, Inc., which ranked No. 37 on CNBC’s annual Financial Advisor 100 list.

“It’s usually a bad idea,” Goldberg said. “Momentum is a powerful force in the market, but relying solely on short-term price moves as an investment strategy is risky.”

Investors should understand what’s driving the movement and whether the factors pushing up a stock price are sustainable, Goldberg said.

Why did these stocks outperform?

Lofty stock returns were partly driven by Trump administration policy stances expected to benefit certain companies and industries, investment experts said.

Deregulation and a softer view toward mergers and acquisitions are two “key” themes driving bullish sentiment after Trump’s win, said Jacob Manoukian, head of U.S. investment strategy at J.P. Morgan Private Bank.

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Relying solely on short-term price moves as an investment strategy is risky.

Jeremy Goldberg

portfolio manager and research analyst at Professional Advisory Services, Inc.

Rosy earnings and AI

Likewise, Axon beat analysts’ estimates in its Nov. 7 earnings results, with officials touting its “AI era plan” and raising earnings guidance, Goldberg said.

Axon and Palantir stocks were up 38% and 22%, respectively, from Nov. 5 to Nov. 20, according to S&P Global Market Intelligence.

Some companies benefited from a combination of policy and earnings, experts said.

Rows of servers fill Data Hall B at Facebook’s Fort Worth Data Center in Texas.

Paul Moseley/Fort Worth Star-Telegram/Tribune News Service via Getty Images

Take Vistra Corp. (VST), an energy provider, for example. The company’s stock jumped 27% after Election Day.

Vistra is in talks with large data centers — or “hyperscalers” — in Texas, Pennsylvania and Ohio to build or upgrade gas and nuclear plants, Stacey Doré, Vistra’s chief strategy and sustainability officer, said on the company’s Q3 earnings call Nov. 7.

Tech companies are building more and more such data centers to fuel the AI revolution — and need to source increasing amounts of energy to run them.

The ‘Elon Musk premium’

President-elect Donald Trump and Elon Musk talk ring side during the UFC 309 event at Madison Square Garden on Nov. 16, 2024 in New York.

Chris Unger | Ufc | Getty Images

But Tesla stock has additional tailwinds, experts said.

For one, Trump wants to end a $7,500 federal tax credit for EVs. Scrapping that policy is expected to hurt Tesla’s EV rivals.

Tesla has also been developing technology for driverless vehicles. In Tesla’s recent earnings call, Musk said he’d use his influence in Trump’s administration to establish a “federal approval process for autonomous vehicles.”

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Student loan legal battles delay SAVE borrowers’ path to forgiveness

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Matthias Ritzmann | The Image Bank | Getty Images

With the Biden administration’s new student loan repayment plan is tied up in legal battles, millions of borrowers have had their monthly payments put on hold.

The break from the bills is likely a relief to the many federal student loan borrowers enrolled in the Saving on a Valuable Education plan, known as SAVE. But it may also be causing them anxiety over the fact that they won’t get credit on their timeline to debt forgiveness.

For example, those also enrolled in the Public Service Loan Forgiveness program, who are entitled to loan cancellation after 10 years, have seen their journey toward that relief halted during the forbearance.

“Borrowers are frustrated about the delay toward forgiveness,” said higher education expert Mark Kantrowitz. “They feel like they’ve been waiting for Godot.”

Here’s what borrowers enrolled in SAVE should know about the delay to debt cancellation.

Delay could stretch on for months

In October, the U.S. Department of Education said that roughly 8 million federal student loan borrowers will remain in an interest-free forbearance while the courts decide the fate of the SAVE plan.

A federal court issued an injunction earlier this year preventing the Education Department from implementing parts of the SAVE plan, which the Biden administration had described as the most affordable repayment plan in history. Under SAVE’s terms, many people expected to see their monthly bills cut in half. 

The forbearance is supposed to help borrowers who were counting on those lower monthly bills. But unlike the Covid-era pause on federal student loan payments, this forbearance does not bring borrowers closer to debt forgiveness under an income-driven repayment plan or Public Service Loan Forgiveness.

Adding to borrowers’ annoyance is that “those enrolled in the SAVE Plan were not given the choice of forbearance,” said Elaine Rubin, director of corporate communications at Edvisors, which helps students navigate college costs and borrowing. If borrowers want to stay in SAVE, they can’t opt out of this pause.

Borrowers enrolled in PSLF are especially concerned, Kantrowitz said. That program requires borrowers to work in public service while they’re repaying their student loans.

“They have been working in a qualifying job, but aren’t making progress toward forgiveness,” he said. “Some borrowers are working a job they hate, but are sticking with it in the expectation of qualifying for forgiveness. Others are close to retirement and don’t want to have to work past their normal retirement age just to get the forgiveness.”

What borrowers can do

Despite the delay toward forgiveness, there are still a few good reasons for borrowers to stay enrolled in SAVE, experts say. During the forbearance, borrowers are excused from payments and interest on their debt does not accrue.

Keep in mind: Even if you make payments under SAVE during the forbearance, your loan servicer will just apply that money toward future payments owed once the pause ends, the Education Department says.

If you’re eager to be back on your way to debt cancellation, you have options.

You may be able switch into another income-driven repayment plan that is still available. Under that new plan, you may have to start making payments again. Yet if you earn under around $20,000 as a single person, your monthly payment could still be $0, and therefore you might not lose anything by switching, Kantrowitz said.

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Changing plans might be especially appealing to those who are very close to crossing the finish line to debt forgiveness and just want to see their balance wiped away, experts said. (You’ll likely be placed in a processing forbearance for a period while your loan servicer makes that switch. During that time, you will get credit toward forgiveness.)

The Education Department is also offering those who’ve been working in public service for 10 years the chance to “buy back” certain months in their payment history. This allows borrowers to make payments to cover previous months for which they didn’t get credit. But to be eligible for the option, the purchased months need to bring you to the 120 payments required for loan forgiveness.

“The buyback option might be eliminated under the Trump administration,” Kantrowitz said. “So, if you want to use it, you should use it now.”

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