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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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Millions of older workers lost jobs during Covid. Prospects have improved

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Millions of older workers lost their jobs during the Covid-19 recession.

Between March and April 2020, 5.7 million workers ages 55 and up lost their jobs, according to the Economic Policy Institute’s analysis of federal data.

Now, five years since the onset of the pandemic, some older workers may be benefitting from policies that help them extend their careers.

“We’re seeing more and more employers putting in benefits and programs that help retain some of that older workforce,” said Carly Roszkowski, vice president of financial resilience programming at AARP.

These programs include phased retirement plans, part-time schedules and remote or hybrid work options, Roszkowski said.

Money is still the main reason why people want to stay in the workforce longer, particularly as inflation has pushed prices higher, according to Roszkowski. But there are also other motivators, including social connections, a sense of purpose or meaningful work that may help inspire individuals to continue to work.

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Working remotely may help extend careers

One lasting impact of the pandemic — increased flexibility to work remotely — may be helping some older workers delay retirement, according to new research from the Center for Retirement Research at Boston College.

The research finds that an individual who is working remotely is 1.4 percentage points less likely to retire than a worker in an otherwise comparable situation.

Based on those results, that could enable workers to extend their careers by almost a full year.

“If they delay claiming Social Security for that year, or delay digging into their 401(k) for that year, or contribute to their 401(k) for that year, that’s all going to be good for their finances,” said Geoffrey Sanzenbacher, a research fellow at the Center for Retirement Research and professor of the practice of economics at Boston College.

73% of Americans are financially stressed

Whether or not individuals can work remotely comes down to employer preference. For example, some companies — JPMorgan, AT&T, Amazon and Dell — have moved to five-day in-office policies. The federal government, which has a workforce that skews older, has also moved to enforce in-person work policies under President Donald Trump.

Research suggests older workers benefit from remote work. In particular, the employment rate of older workers who have a disability increased by 10% following the pandemic, according to the Center for Retirement Research.

To be sure, not all careers may allow for remote work.

What career experts say to do now

Career experts say there are certain ways older workers can help extend the longevity of their working years.

Older workers should focus on upscaling — gaining new skills or boosting their current skill set — to help show off their skills to employers, said Vicki Salemi, career expert at Monster.  That may be through a certification, online class or volunteering, she said.

Having a foundational, basic understanding of technology tools used in the workplace is also essential, said Kyle M.K., a talent strategy advisor at Indeed.com.

Older workers may also want to show off their relationship building skills, which can set them apart from younger generations that are more digitally inclined, according to Salemi.

Mentoring, conflict resolution or other interpersonal skills are highly sought after skills that should be highlighted, where possible, M.K. said.

By keeping digital profiles up to date on job search sites, older workers can emphasize their skills and experience, he said.

“Digital presence is sometimes the very first introduction that the employer will have with you,” M.K. said.

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Here’s what your student loan bill could be under a new GOP plan

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U.S. Secretary of Education Linda McMahon smiles during the signing event for an executive order to shut down the Department of Education next to U.S. President Donald Trump, in the East Room at the White House in Washington, D.C., U.S., March 20, 2025. 

Carlos Barria | Reuters

House Republicans have a plan to drastically change how millions of Americans repay their student debt.

Under the GOP’s new proposal, known as the Student Success and Taxpayer Savings Plan, there would be just two repayment options for those with federal student loans. Currently, borrowers have about 12 ways to repay their student debt, according to higher education expert Mark Kantrowitz.

If the GOP plan is enacted, borrowers would be able to pay back their debt through a plan with fixed payments over 10 to 25 years, or via an income-driven repayment plan, called the “Repayment Assistance Plan.”

Under the RAP plan, monthly bills for borrowers would be set as a share of their income, said Jason Delisle, a nonresident senior fellow at the Urban Institute. The percentage of income borrowers’ would have to pay rises with their earnings, starting at 1% and going as high as 10%.

House Republicans unveiled their agenda to overhaul the student loan and financial aid system at the end of April, in an effort to tout savings for President Donald Trump’s planned tax cuts.

Here’s what monthly bills for student loan borrowers could be if the proposal becomes law.

What’s new about the GOP student loan payment plan

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This lesser-known 401(k) feature provides tax-free retirement savings

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If you’re eager to increase your retirement savings, a lesser-known 401(k) feature could significantly boost your nest egg, financial advisors say. 

For 2025, you can defer up to $23,500 into your 401(k), plus an extra $7,500 in “catch-up contributions” if you’re age 50 and older. That catch-up contribution jumps to $11,250 for investors age 60 to 63.

Some plans offer after-tax 401(k) contributions on top of those caps. For 2025, the max 401(k) limit is $70,000, which includes employee deferrals, after-tax contributions, company matches, profit sharing and other deposits.

If you can afford to do this, “it’s an amazing outcome,” said certified financial planner Dan Galli, owner of Daniel J. Galli & Associates in Norwell, Massachusetts.    

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“Sometimes, people don’t believe it’s real,” he said, because you can automatically contribute and then convert the funds to “turn it into tax-free income.”

However, many plans still don’t offer the feature. In 2023, only 22% of employer plans offered after-tax 401(k) contributions, according to the latest data from Vanguard’s How America Saves report. It’s most common in larger plans.

Even when it’s available, employee participation remains low. Only 9% of investors with access leveraged the feature in 2023, the same Vanguard report found. That’s down slightly from 10% in 2022.

How to start tax-free growth

After-tax and Roth contributions both begin with after-tax 401(k) deposits. But there’s a key difference: The taxes on future growth.

Roth money grows tax-free, which means future withdrawals aren’t subject to taxes. To compare, after-tax deposits grow tax-deferred, meaning your returns incur regular income taxes when withdrawn.

That’s why it’s important to convert after-tax funds to Roth periodically, experts say.

“The longer you leave those after-tax dollars in there, the more tax liability there will be,” Galli said. But the conversion process is “unique to each plan.”

Often, you’ll need to request the transfer, which could be limited to monthly or quarterly transactions, whereas the best plans convert to Roth automatically, he said.

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Focus on regular 401(k) deferrals first

Before making after-tax 401(k) contributions, you should focus on maxing out regular pre-tax or Roth 401(k) deferrals to capture your employer match, said CFP Ashton Lawrence at Mariner Wealth Advisors in Greenville, South Carolina.

After that, cash flow permitting, you could “start filling up the after-tax bucket,” depending on your goals, he said. “In my opinion, every dollar needs to find a home.” 

In 2023, only 14% of employees maxed out their 401(k) plan, according to the Vanguard report. For plans offering catch-up contributions, only 15% of employees participated. 

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