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Here are the signs of an improving housing market

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Home affordability has slightly improved for buyers this summer, according to a recent report. 

The median new mortgage payment was $2,167 in June, a 2.4% decline from $2,219 in May, according to new data from the Mortgage Bankers Association. The index measures how new monthly mortgage payments change over time, relative to income. 

A decrease in the index shows borrower affordability improved, which can happen when loan application amounts and mortgage rates decrease, or homebuyer earnings grow.

“Homebuyer affordability conditions improved for the second straight month as declining mortgage rates continue to increase purchasing power and is enticing some borrowers back into the housing market,” Edward Seiler, MBA’s associate vice president of housing economics, wrote in the release.

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Lawrence Yun, chief economist and senior vice president of research of the National Association of Realtors, also sees promising indicators for homebuyers.

“Housing affordability is improving ever so modestly, but it is moving in the right direction,” he said.

‘The bigger picture’ shows payments are still high

The median loan amount on new applications fell to $320,512 in June, from $325,000 in May, a sign that home-price growth is moderating as well, according to MBA data provided to CNBC.

A slight decrease in mortgage rates in the month of June definitely helped buyers, said Yun.

The 30-year fixed rate mortgage declined to 6.78% on July 25, down from 7.22% on May 2, according to Freddie Mac data via the Fed.

But it’s a “very small improvement” in context, he said — the typical monthly mortgage payment has essentially doubled from pre-Covid years. Before Covid, a $1,000 mortgage payment was the norm; today it’s above $2,000, he said.

“In the bigger picture, it is a substantial increase on pre-Covid conditions, yet on a month-to-month basis, it is a slight improvement,” Yun said.

More sellers, less competition for buyers

Investors think the Federal Reserve could cut interest rates about three times in the latter half of the year, which would “further improve housing affordability,” Yun added,

While the housing market isn’t yet a buyer’s market, more supply and declining rates indeed create favorable conditions for buyers, according to experts.

Housing affordability is improving ever so modestly, but it is moving in the right direction.

Lawrence Yun

chief economist and senior vice president of research of the National Association of Realtors

“The market is certainly tilting more towards buyers,” said Chen Zhao, the economic research lead at Redfin, an online real estate brokerage firm, who said the market is balancing itself.

While there’s still an affordability challenge broadly, conditions are “moving towards a more neutral market,” Orphe Divounguy, a senior economist at Zillow.

In some areas, buyers are getting pickier as more listings pop up. Total housing inventory registered at the end of June was 1.32 million units, up 3.1% from May and 23.4% from a year ago, according to NAR. Unsold inventory is at a 4.1-month supply, up from 3.7 months in May and 3.1 months a year ago.

“It’s very good news for the buyer side,” said Yun, as you’re less likely to get caught up in a bidding war.

Competition is easing fastest in the South, where all major southern markets except Dallas and Raleigh are either neutral or buyer-friendly, according to the June 2024 Zillow Housing Market Report.

“With more inventory, that does certainly mean that buyers have more options,” said Selma Hepp, chief economist at CoreLogic. “But that is very regional. And the ones with the most increases in inventories, they’re struggling with other issues,” like high insurance costs.

Some sellers are cutting prices to attract buyers, said Divounguy.

“Sellers are having to do a little bit more to entice buyers,” he said. “We see one in four sellers are cutting their prices — the most for any June in the last six years — to try to sway buyers.”

About one in five, or 19.8%, of homes for sale in June had a price cut, the highest level of any June on record, according to Redfin. That’s up from 14.4% from a year ago.

“Sellers are always trying to maximize their prices, but the sellers should be mindful that there’s more competition,” Yun said.

Home builders are also trying to attract buyers: About 31% of builders cut prices to increase home sales, up from 29% in June and 25% in May, according to a July 2024 survey by the National Association of Home Builders.

However, “the number one thing” for buyers is to “stay within budget,” Yun said. “Just because mortgage rates declined  does not mean time to overstress their budget.”

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Personal Finance

Student loan borrowers still at risk of wage garnishment

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The Trump administration paused its plan to garnish Social Security benefits for those who have defaulted on their student loans — but says borrowers’ paychecks are still at risk.

“Wage garnishment will begin later this summer,” Ellen Keast, a U.S. Department of Education spokesperson, told CNBC.

Since the Covid pandemic began in March 2020, collection activity on federal student loans had mostly been on hold. The Biden administration focused on extending relief measures to struggling borrowers in the wake of the public health crisis and helping them to get current.

The Trump administration’s move to resume collection efforts and garnish wages of those behind on their student loans is a sharp turn away from that strategy. Officials have said that taxpayers shouldn’t be on the hook when people don’t repay their education debt.

“Borrowers should pay back the debts they take on,” said U.S. Secretary of Education Linda McMahon in a video posted on X on April 22.

Here’s what borrowers need to know about the Education Department’s current collection plans.

Social Security benefits are safe, for now

Keast said on Monday that the administration was delaying its plan to offset Social Security benefits for borrowers with a defaulted student loan.

Some older borrowers who were bracing for a reduced benefit check as early as Tuesday.

The Education Department previously said Social Security benefits could be garnished starting in June. Depending on details like their birth date and when they began receiving benefits, a recipient’s monthly Social Security check may arrive June 3, 11, 18 or 25 this year, according to the Social Security Administration.

More than 450,000 federal student loan borrowers age 62 and older are in default on their federal student loans and likely to be receiving Social Security benefits, according to the Consumer Financial Protection Bureau.

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The administration’s announcement gives borrowers more time to try to get current, and to avoid a reduced benefit check down the line.

“The Trump Administration is committed to protecting Social Security recipients who oftentimes rely on a fixed income,” said Keast.

Wages are still at risk

The Education Dept. says defaulted student loan borrowers could see their wages garnished later this summer.

The agency can garnish up to 15% of your disposable, or after-tax, pay, said higher education expert Mark Kantrowitz. By law, you must be left with at least 30 times the federal minimum hourly wage ($7.25) a week, which is $217.50, Kantrowitz said.

Borrowers in default will receive a 30-day notice before their wages are garnished, a spokesperson for the Education Department previously told CNBC.

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Trump pauses Social Security benefit cuts over defaulted student loans

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The U.S. Department of Education is seen on March 20, 2025 in Washington, DC. U.S. President Donald Trump is preparing to sign an executive order to abolish the Department of Education. 

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The U.S. Department of Education is pausing its plan to garnish people’s Social Security benefits if they have defaulted on their student loans, a spokesperson for the agency tells CNBC.

“The Trump Administration is committed to protecting Social Security recipients who oftentimes rely on a fixed income,” said Ellen Keast, an Education Department spokesperson.

The development is an abrupt change in policy by the administration.

The Trump administration announced on April 21 that it would resume collection activity on the country’s $1.6 trillion student loan portfolio. For nearly half a decade, the government did not go after those who’d fallen behind as part of Covid-era policies.

The federal government has extraordinary collection powers on its student loans and it can seize borrowers’ tax refundspaychecks and Social Security retirement and disability benefits. Social Security recipients can see their checks reduced by up to 15% to pay back their defaulted student loan.

More than 450,000 federal student loan borrowers age 62 and older are in default on their federal student loans and likely to be receiving Social Security benefits, according to the Consumer Financial Protection Bureau.

This is breaking news. Please refresh for updates.

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Personal Finance

What the national debt, deficit mean for your money

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The massive package of tax cuts House Republicans passed in May is expected to increase the U.S. debt by trillions of dollars — a sum that threatens to torpedo the legislation as the Senate starts to consider it this week.

The Committee for a Responsible Federal Budget estimates the bill, as written, would add about $3.1 trillion to the national debt over a decade with interest, to a total $53 trillion. The Penn Wharton Budget Model estimates a higher tally: $3.8 trillion, including interest and economic effects.

Rep. Thomas Massie of Kentucky was one of two Republicans to vote against the House measure, calling it a “debt bomb ticking” and noting that it “dramatically increases deficits in the near term.”

“Congress can do funny math — fantasy math — if it wants,” Massie said on the House floor on May 22. “But bond investors don’t.”

A handful of Republican Senators have also voiced concern about the bill’s potential addition to the U.S. debt load and other aspects of the legislation.

“The math doesn’t really add up,” Sen. Rand Paul, R-Kentucky, said Sunday on CBS.

The legislation comes as interest payments on U.S. debt have surpassed national spending on defense and represent the second-largest outlay behind Social Security. Federal debt as a percentage of gross domestic product, a measure of U.S. economic output, is already at an all-time high.

The notion of rising national debt may seem unimportant for the average person, but it can have a significant impact on household finances, economists said.

“I don’t think most consumers think about it at all,” said Tim Quinlan, senior economist at Wells Fargo Economics. “They think, ‘It doesn’t really impact me.’ But I think the truth is, it absolutely does.”

Consumer loans would be ‘a lot more’ expensive

A much higher U.S. debt burden would likely cause consumers to “pay a lot more” to finance homes, cars and other common purchases, said Mark Zandi, chief economist at Moody’s.

“That’s the key link back to us as consumers, businesspeople and investors: The prospect that all this borrowing, the rising debt load, mean higher interest rates,” he said.

Sen. MarkWayne Mullin: Overall structure of House GOP reconciliation bill will stay intact

The House legislation cuts taxes for households by about $4 trillion, most of which accrue for the wealthy. The bill offsets some of those tax cuts by slashing spending for safety-net programs like Medicaid and food assistance for lower earners.

Some Republicans and White House officials argue President Trump’s tariff policies would offset a big chunk of the tax cuts.

But economists say tariffs are an unreliable revenue generator — because a future president can undo them, and courts may take them off the books.

How rising debt impacts Treasury yields

U.S. Speaker of the House Mike Johnson (R-Louisiana) speaks to the media after the House narrowly passed a bill forwarding President Donald Trump’s agenda at the U.S. Capitol on May 22, 2025.

Kevin Dietsch | Getty Images News | Getty Images

Ultimately, higher interest rates for consumers ties to perceptions of U.S. debt loads and their effect on U.S. Treasury bonds.

Common forms of consumer borrowing like mortgages and auto loans are priced based on yields for U.S. Treasury bonds, particularly the 10-year Treasury.

Yields (i.e., interest rates) for long-term Treasury bonds are largely dictated by market forces. They rise and fall based on supply and demand from investors.

The U.S. relies on Treasury bonds to fund its operations. The government must borrow, since it doesn’t take in enough annual tax revenue to pay its bills, what’s known as an annual “budget deficit.” It pays back Treasury investors with interest.

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If the Republican bill — called the “One Big Beautiful Bill Act” — were to raise the U.S. debt and deficit by trillions of dollars, it would likely spook investors and Treasury demand may fall, economists said.

Investors would likely demand a higher interest rate to compensate for the additional risk that the U.S. government may not pay its debt obligations in a timely way down the road, economists said.

Interest rates priced to the 10-year Treasury “also have to go up because of the higher risk being taken,” said Philip Chao, chief investment officer and certified financial planner at Experiential Wealth based in Cabin John, Maryland.

Moody’s cut the U.S.’ sovereign credit rating in May, citing the increasing burden of the federal budget deficit and signaling a bigger credit risk for investors. Bond yields spiked on the news.

How debt may impact consumer borrowing

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A fixed 30-year mortgage would rise from almost 7% to roughly 7.6%, all else equal — likely putting homeownership further “out of reach,” especially for many potential first-time buyers, he said.

The debt-to-GDP ratio would swell from about 101% at the end of 2025 to an estimated 148% through 2034 under the as-written House legislation, said Kent Smetters, an economist and faculty director for the Penn Wharton Budget Model.

Bond investors get hit, too

‘Pouring gasoline on the fire’

“But it’s not going out on too much of a limb to suggest financial markets the last couple years have grown increasingly concerned about debt levels,” Quinlan said.

Absent action, the U.S. debt burden would still rise, economists said. The debt-to-GDP ratio would swell to 138% even if Republicans don’t pass any legislation, Smetters said.

But the House legislation would be “pouring gasoline on the fire,” said Chao.

“It’s adding to the problems we already have,” Chao said. “And this is why the bond market is not happy with it,” he added.

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