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Here’s when to list your home for sale in 2025

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The ideal time to sell your home may be fast approaching.

On average, home sellers who list their properties in the week of April 13 to April 19 this year could sell for roughly $27,000 more than other times of the year, according to a recent report by Realtor.com. The site assessed seasonal trends and housing metrics — but did not factor in mortgage rates because they do not follow seasonal patterns.

“This is the right time of year to list and to get ahead,” said Joel Berner, senior economist at Realtor.com.

Of course, the ideal time to sell can differ every year.

A separate report by Zillow found that homes listed in the last two weeks of May 2024 sold for 1.6% more than other times of the year, a $5,600 boost on a typical U.S. home. But, the report notes, “it’s not certain that this year’s spring home shopping season will follow last year’s pattern.”

Sellers generally get better returns if they list between March 15 and July 31, but many factors can affect the timing of the premium, according to Zillow.

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What’s more, the peak time to sell a house might depend on market conditions in your area. According to Zillow data, a San Diego home listed as early as the second half of March could sell for roughly 2% more than other times of the year, or $20,100. Meanwhile, the site found it’s better to list homes in Phoenix in the second half of November when there’s a price premium of 1.4%, or $6,400. 

If you plan to sell your home in 2025, here’s what you should consider, according to experts.

What to know about this year’s spring housing market

The spring is typically when the housing market sees the most activity from buyers and sellers, experts say, as homebuyers are often looking to close a purchase before summer kicks off and well in advance of the new school year.

Sellers often want to capture the “sweet spot” of listing their home when more buyers are looking and when their property looks the most attractive, according to Amanda Pendleton, a home trends expert at Zillow.

In spring, “the flowers are starting to bloom, the grass is green,” she said. “Your home looks great.”

The same principles apply to whether you’re listing an apartment, condominium or co-op, Pendleton said. You’re still trying to showcase your property when it looks and feels the best. During the spring, the city is vibrant, which can be a “big selling point.”

“Nobody wants to look out at a bleak city full of snow,” Pendleton said. “You’re trying to still capture the nicest view possible.”

The ‘typical’ spring housing market

There hasn’t been a “typical” spring housing market in years, experts say. The pandemic put the country on lockdown in March 2020, freezing that year’s spring housing market.

Then, the market was hot with buying and selling activity for much of 2021 as low mortgage rates attracted buyers. In 2022, the spring housing market was impacted as the Fed began to hike borrowing costs in March.

Even though most buyers held back due to high prices and mortgage rates, there was a slight return-to-normal in 2023’s spring market. But then last year, the spring housing market essentially took place in the fall. At that point, the Fed had slashed interest rates for the first time in years.

The disappearance of the starter home

Is it possible to perfectly time your listing?

The mortgage rate lock-in effect deterred homeowners who secured low interest rates from listing their properties, because they were reluctant to finance a new property at the market’s higher rates.

But even though rates remain above 6%, more sellers are listing their homes as life events like growing households or a need to relocate come into the picture, Berner said: “Families grow, jobs change and people have to move.”

For home sellers running against the clock, whether that’s a new baby or a new job, there might be less room to perfectly time a listing, experts say.

But those with more time will be in a stronger position to come up with a plan, especially as buyers gain more power and sellers may need to be more strategic with their timing. Even if you don’t have much flexibility with when you list, “getting the price right” will help you sell your home faster, Berner recently told CNBC.

Work with experts like real estate agents or brokers in your area to come up with a strategy. Local real estate agents will have a better knowledge of the intricacies related to your area, Berner said.

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How to protect your nest egg from tariff volatility near retirement

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After the latest stock market volatility, many Americans are feeling stressed about the future of the U.S. economy and their finances.  

That uncertainty can be even more unsettling for near-retirees who are preparing to leave the workforce and tap portfolios for living expenses, experts say.

To that point, your first five years of retirement are the “danger zone” for tapping accounts during a downturn, according to Amy Arnott, a portfolio strategist with Morningstar Research Services.

If you take assets from accounts when the value is falling, “there’s less money left in the portfolio to benefit from an eventual rebound in the market,” she said. 

Some 4.18 million Americans in 2025 are projected to reach age 65, more than any previous year, according to a January report from the Alliance for Lifetime Income.  

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‘Protect your nest egg’

After several years of stock market growth, it’s important to “protect your nest egg” by rebalancing based on your risk tolerance and timeline, said CFP Jon Ulin, managing principal of Ulin & Co. Wealth Management in Boca Raton, Florida.

If you’re in your early 60s, you may shift assets closer to a 60/40 investment portfolio, which typically has 60% stocks and 40% bonds, he said.

However, that could include additional diversification, depending on your risk appetite and goals, experts say.

Alternatively, if you’re struggling with the latest market drawdowns, you may prefer a more conservative allocation, Baker said.

“This is a good time for a temperature check” to make sure your portfolio still matches your risk tolerance, he added.

Build your cash reserves

Typically, it’s best to avoid selling investments when the stock market is down, especially during the first few years of retirement, experts say.

The phenomenon, known as “sequence of returns risk,” shrinks your nest egg early, which hurts long-term portfolio growth when the market rebounds, research shows.

CFP Malcolm Ethridge, founder of Capital Area Planning Group in Washington, D.C., suggests keeping two years of income in cash within a couple of years of your planned retirement date.   

The strategy protects from early losses because retirees can tap cash reserves for living expenses while their portfolio recovers, he said.

There’s also a “psychological aspect” because the cash provides confidence to spend portfolio assets, which “sets the stage for the rest of retirement,” Ethridge said.

73% of Americans are financially stressed

Consider a ‘bond ladder’

Amid bond market volatility, older investors may also consider building a bond ladder to provide portfolio income, said Alex Caswell, a San Francisco-based CFP at Wealth Script Advisors. 

This investment strategy involves purchasing a range of shorter-term Treasuries with staggered maturity dates, providing a steady income stream while managing interest rate risk, Caswell said.

For example, you may invest in Treasuries that mature every six months or one year for up to five years. Some investors also use the ladder method with certificates of deposit, he said.   

The maturing bonds or CDs offer “an extra layer of emotional comfort and stability for clients, especially those just entering retirement,” he said.   

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Experts see higher stagflation risks. Here’s what it means for your money

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Weary consumers, already grappling with high prices, now face an added potential risk: stagflation.

Stagflation — an economic term used to describe a combination of rising inflation, slower economic growth and high unemployment — may be on the horizon, according to economists.

“The Trump White House tariff policy has certainly increased the risk of both higher inflation and lower growth,” said Brett House, professor of professional practice in economics at Columbia Business School.

The Trump administration’s tariff policies are fueling stagflation conditions, according to the latest CNBC Rapid Update, which averages forecasts from 14 economists.

“It’s a more pronounced risk than at any time over the past 40 years,” said Greg Daco, chief economist at EY Parthenon and vice president at the National Association for Business Economics.

Uncertainty is already showing up in consumer confidence, said Diane Swonk, chief economist at KPMG.

“We’re seeing that kind of whiff of stagflation, where people are less secure about their jobs and they’re more worried about inflation down the road,” Swonk said.

What would stagflation mean in today’s economy?

Unidentified people line up with cans to buy gas at a Mobil gas station in Suffolk County, New York, in July 1979. In 1977 oil prices went up to more than $20 a barrel in response to increased demand and OPEC’s policy of limiting supply, which caused long lines at gas stations, and for the first time in history gasoline prices exceeded $1 a gallon.

Jim Pozarik | Hulton Archive | Getty Images

Stagflation was a major issue for the U.S. economy in the 1970s, when unemployment rates and inflation both rose as the country grappled with the costly Vietnam War and the loss of manufacturing jobs.

The 1970s-era stagflation is often associated with major oil price increases, leading to shortages and long lines at gas stations. However, some economists have argued it was actually monetary fluctuations that prompted stagflation.

The conditions prompted then Federal Reserve Chairman Paul Volcker to implement a dramatic tightening of monetary policy in the late ’70s and ’80s known as the “Volcker shock.” While inflation did come down as the Fed pushed interest rates higher, the central bank’s moves also prompted a severe recession — often defined as two consecutive quarters of negative gross domestic product growth — and higher than 10% unemployment.

We are within months of 'flirting' with recession, says KPMG's Diane Swonk

Stagflation would not happen in the same way today, according to Dan Skelly, head of Morgan Stanley Wealth Management market research.

The U.S. is no longer at the whim of foreign oil, Skelly said. Moreover, unions, which prompted wage price spirals back then, are no longer as big a portion of the private work force today, he said.

The uncertainty around tariffs may affect corporate and consumer confidence, which would prompt spending and investment to slow, Skelly said. The likelihood of the growth slowdown part of stagflation is fairly high, he said.

However, Skelly said Morgan Stanley expects to see more effects in the stock market through earnings than in the economy.

Many firms are revising their economic forecasts, including the possibility of a recession, as a result of Trump administration policies, according to a new survey by Chief Executive.

Stagflation is not necessarily accompanied by a formal recession; rather, it can be slowing or stagnant growth, House said.

KPMG’s current forecast expects a shallow recession, with inflation peaking at the end of the third quarter.

“It’s not even what we saw during the pandemic,” Swonk said of the inflation spike. But it would be enough for employment to slow and to prompt a mild bout of stagflation, she said.

Stagflation, if it happens, would be the “worst of both worlds,” with higher unemployment and costs, Daco said.

“That represents a significant hardship for many families and businesses across the country,” he said.

How can you prepare for stagflation?

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Americans may be facing a challenging economic period, with slower income growth, reduced employment prospects, higher unemployment and higher prices making it more difficult to stretch household budgets, according to House.

To prepare for stagflation, consumers would need to take all the steps they would in a recession as well as the steps they would take when prices are rising, said Sarah Foster, economic analyst at Bankrate.

As tariffs are expected to drive prices up, consumers may be tempted to buy ahead, even big-ticket items such as cars, laptops, smartphones or even homes.

Before making any such purchases, it’s important to make sure it’s in your budget, Foster said.

“It is absolutely wise right now to buy something that you know could be impacted by tariffs that you’ve already been budgeting for,” Foster said.

Yet consumers should be careful when it comes to “panic buying,” she said, or spending money to save money.

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Instead of overstretching their budgets with purchases, consumers should prioritize paying down high-interest credit card debt and building up an emergency fund. Focusing on high-interest debt first can save money in the long run, and having an emergency fund provides a financial safety net.

Experts generally recommend having at least six months’ expenses set aside. While it can be difficult to sock away extra money amid higher prices, the good news is higher interest rates are still providing inflation-beating returns on cash through online high-yield savings accounts that are FDIC-insured, Foster said.

For those who have been keeping cash on the sidelines rather than investing, now is the time to start allocating toward equities and riskier assets, considering the recent market drop, Skelly said.

“Don’t do it all in one day, but start winding down some of that cash, now that values are more fair than they were a month or two ago,” Skelly said.

Investors who have reaped big profits may want to rebalance to more neutral positions now, he said.

Can the economic forecast change?

Treasury Secretary Scott Bessent, rear left, and Commerce Secretary Howard Lutnick stand as President Donald Trump signs executive orders and proclamations in the Oval Office at the White House in Washington, April 9, 2025.

Nathan Howard | Reuters

There’s no guarantee stagflation will happen.

In 2022, one survey found 80% of economists said stagflation was a long-term risk.

But it was avoided at that time with a mix of strong economic growth, disinflation and a robust labor market encouraged by the Federal Reserve, Daco said.

Much of the risks popping up in today’s economic forecasts are the result of White House policies, economists say.

The Trump administration could reduce stagflation risks, Daco said, by reducing policy uncertainty, easing immigration restrictions that will reduce the labor supply, and not implementing tariffs on major trading partners.

House said the U.S. entered 2025 with a “well-performing economy,” which he said has been threatened by the Trump administration’s recent policy changes. It is up to the administration to unwind those policies and “prevent stagflation from occurring,” he said.

The White House did not respond to a request for comment from CNBC.

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IRS’ free tax filing program is at risk amid Trump scrutiny

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The IRS’ free tax filing program is in jeopardy as the agency faces continued cuts from the Trump administration.

After a limited pilot launch in 2024, the program, known as Direct File, expanded to more than 30 million taxpayers across 25 states for the 2025 filing season.   

Funded under the Inflation Reduction Act in 2022, the program has been heavily scrutinized by Republicans, who have criticized the cost and participation rate. Over the past year, Republican lawmakers from both chambers have introduced legislation to halt the IRS’ free filing program.

Now, some reports say Direct File could be at risk. Meanwhile, no decision has been made yet about the program’s future, according to a White House administration official. 

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During his Senate confirmation hearing in January, Treasury Secretary Scott Bessent committed to keeping Direct File active during the 2025 filing season without commenting on future years.  

“I will consult and study the program and understand it better and make sure it works to serve the IRS’ three goals of collections, customer service and privacy,” Bessent told the Senate Finance Committee at the hearing. 

However, the future of the free tax filing program remains unclear.

As of April 17, the Direct File website said the program would be open until Oct. 15, which is the deadline for taxpayers who filed for a federal tax extension.

Many taxpayers can also file for free via another program known as IRS Free File, which is a public-private partnership between the IRS and the Free File Alliance, a nonprofit coalition of tax software companies.

The IRS in May 2024 extended the Free File program through 2029.

Mixed reviews of IRS Direct File

Direct File supporters on Wednesday blasted the possible decision to end the program.

“No one should have to pay huge fees just to file their taxes,” Senate Finance Committee Ranking Member Ron Wyden, D-Ore., said in a statement on Wednesday.

Wyden described the program as “a massive success, saving taxpayers millions in fees, saving them time and cutting out an unnecessary middleman.”

In January, more than 130 Democrats, led by Sens. Elizabeth Warren, D-Mass., and Chris Coons, D-Del., voiced support for Direct File.

73% of Americans are financially stressed

However, opponents have criticized the program’s participation rate and cost.

During the 2024 pilot, some 423,450 taxpayers created or signed in to a Direct File account. Roughly one-third of those taxpayers, about 141,000 filers, submitted a return through Direct File, according to a March report from the Treasury Inspector General for Tax Administration.

Those figures represent a mid-season 2024 launch in 12 states for only simple returns. It’s unclear how many taxpayers used Direct File through the April 15 deadline.

The cost for Direct File through the pilot was $24.6 million, the IRS reported in May 2024. Direct File operational costs were an extra $2.4 million, according to the agency.

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