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The average age of first-time U.S. homebuyers is 38, an all-time high

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First-time homebuyers in the U.S. are getting older.

The median first-time homebuyer has reached an all-time high of 38 years old — three years older than in July 2023, according to the National Association of Realtors’ 2024 Profile of Home Buyers and Sellers report. This summer, NAR polled 5,390 buyers who purchased a primary residence between July 2023 and June 2024.

In the 1980s, the typical first-time buyer was in their late 20s.

“The first-time homebuyer who can enter into today’s market is older, has a higher income [and] is wealthier,” said Jessica Lautz, deputy chief economist at NAR, pointing out that higher home prices require bigger down payments.

Additionally, the share of first-time homebuyers on the market decreased over the past year from 32% to 24%, the lowest since NAR began collecting data in 1981.

Factors including the nationwide housing shortage, competition against wealthier buyers and high rent prices make it more difficult for younger adults to buy their first home, according to experts.

‘The biggest issue of housing today’

Pending home sales jump to highest level since March

Building activity has somewhat improved. Single-family housing starts in the U.S., a measure of new homes that began construction, grew to 1,027,000 in September, according to U.S. Census data. That is a 2.7% jump from August.

Yet “we are still in a very, very constrained market,” said Selma Hepp, chief economist at CoreLogic. “Because of fewer homes on the market, you have more pressure on home prices.”

In August, the cost of a typical starter home was $250,000, up from $240,000 a year prior, according to Redfin.

‘The winners in today’s housing market’

The housing market is dominated by repeat homebuyers and sellers, or those who’ve owned and sold homes more than once. Prior homeownership gives them access to home equity to tap, in some cases enough to buy homes outright.

About a quarter, 26%, of homebuyers paid cash for their home, an all-time high for cash buyers, NAR found.

U.S. homeowners with mortgages have a net homeowner equity of over $17.6 trillion in the second quarter of 2024, according to CoreLogic. Home equity increased in the second quarter of this year by $1.3 trillion, an 8.0% growth from a year prior.

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Baby boomers and retirees are “the winners in today’s housing market,” said Lautz. The typical repeat homebuyer is now 61 years old, and sellers are typically 63, per the NAR report.

“When we look at the average homebuyer, for older buyers, they have about $300,000 in home equity versus younger millennial buyers,” Hepp said.

‘We’re seeing renters staying renters for longer’

Other factors like high rent costs and elevated debt-to-income ratios make it hard for would-be buyers to save for a home, experts say. 

Rent prices increased faster than tenants’ wages during the pandemic. In 2022, rent growth peaked at 16% at an annual basis, Divounguy said. That same year, wage growth peaked at 9.3%, according to data from Indeed.

The price jump meant the typical renter spent about 31% of their income on rent. About half of renter households were “cost burdened,” meaning they spent more than 30% of their income on housing.

“We’re seeing renters staying renters for longer because affordability has been so squeezed,” he said.

High rent prices not only affect your ability to save money to buy a home, it can affect your ability to pay down any existing debt, Lautz said.

For instance, if a potential buyer has outstanding student loans, their monthly rent cost could make it harder for them to make larger payments towards their debt balance, she said.

That in turn influences your debt-to-income ratio, or how much money you’re paying every month towards debt. That is an important factor when qualifying for a mortgage. Essentially, lenders consider the DTI to see if a borrower can sustain a mortgage payment on top of existing loan obligations.

“All of these things snowball, especially in an inflationary environment,” Lautz said.

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Personal Finance

New Social Security increases may prompt higher tax bills, Medicare premiums

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Nearly 3 million individuals are poised to see their Social Security benefits increase, thanks to new changes signed into law by President Joe Biden this week. But with the higher checks could come additional tax burdens.

The Social Security Fairness Act — which passed by a bipartisan majority in both the House and Senate — ends reductions of Social Security benefits for certain individuals who also receive pension income from work in the public sector as firefighters, police officers, teachers and local, state and federal employees.

Those beneficiaries are set to see an increase to their monthly benefit checks. Because the legislation applies to benefits paid throughout 2024, they will also receive lump-sum payments to make up for that time.

The details of how those increases will be implemented are now being determined, according to the Social Security Administration.

In total, the benefit increases will cost $196 billion over a decade, according to the Congressional Budget Office. The additional outlay will move Social Security’s trust fund depletion dates six months closer. The program’s combined trust funds may pay full benefits until 2035, at which point just 83% of scheduled benefits may be payable, the program’s trustees projected last year.

How Social Security benefits may change

About 2.1 million beneficiaries — those who were affected by the Windfall Elimination Provision, or WEP — may see $360 more in monthly benefits on average, according to CBO estimates as of December 2025. The WEP, which has now been eliminated, reduced Social Security benefits for workers who also had pension or disability benefits from jobs where they did not pay Social Security payroll taxes.

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Additionally, about 380,000 spouses would see average benefit increases of $700 and 390,000 surviving spouses would see an average of $1,190 more, according to CBO’s estimates for December 2025.

Those beneficiaries were affected by the now-defunct Government Pension Offset, or GPO, which reduced Social Security benefits for spouses, widows and widowers who also receive their own pensions from public sector work.

The elimination of the provisions in many ways simplifies retirement income planning for affected beneficiaries, financial advisors say.

“For the people who are affected by this, you’re looking at a pretty significant increase, in many cases, of what their retirement income is going to be,” said Michael Daley, director of marketing at HealthView Services. “It’s good news for them.”

For financial planners and their clients, the challenge now is gauging how much of a benefit increase to expect and when to expect it, said Joe Elsasser, founder and president of Covisum, a Social Security claiming software company.

The extra income may also present some complications when it comes to affected beneficiaries’ taxes and Medicare premiums, experts say.

Beneficiaries could see higher taxes on benefits

Maximizing your Social Security benefits

Individuals pay taxes on up to 50% of their benefits if their combined income is between $25,000 and $34,000, or for married couples with between $32,000 and $44,000.

Individuals may pay taxes on up to 85% of their benefits if their combined income is more than $34,000; or for married couples with more than $44,000.

“Because Social Security benefits are taxed differently than everything else, people are going to really want to pay attention to their other sources of income,” Elsasser said of the anticipated benefit increases and lump sum payments.

For example, if a retiree has both a taxable account and traditional individual retirement account, they may want to prioritize withdrawals from the taxable account because only the gains would be taxed rather than the entire withdrawal, Elsasser explained. In the event the lump-sum payment of retroactive Social Security benefits is not distributed, they may take an IRA withdrawal later in the year.

Beneficiaries may see higher Medicare costs

Additional benefit income for individuals affected by the Social Security Fairness Act may also result in higher income-based surcharges for Medicare Parts B and D.

Medicare beneficiaries with higher incomes must pay what’s known as income-related monthly adjustment amounts, or IRMAAs, for their Part B and Part D premiums.

“If you get a lump sum but you’re not paying attention to your other incomes, you could unwittingly be pushed into higher Medicare premiums two years down the road,” Elsasser said.

That will mostly be a concern for people who are on the cusp of the income thresholds, he said.

In 2025, Medicare Part B beneficiaries who file individual tax returns with $106,000 or less in modified adjusted gross income — or married couples who file jointly with $212,000 or less — pay a standard monthly premium of $185 per month.

Beneficiaries above those income thresholds pay higher Part B premium payments, based on an IRMAA. This year’s rates are based on income on tax returns filed in 2023.

In 2025, Part D beneficiaries over the $106,000 threshold for individuals and $212,000 for married couples are also subject to income-related monthly adjustment amounts in addition to their plan premiums. Those monthly premiums are also based on yearly income reported on tax filings for 2023. In 2025, the national base Part D premium is $36.78.

Steps to take now

Beneficiaries who are affected by the Social Security Fairness Act should consider consulting with a financial advisor to assess the implications of the change on their personal financial circumstances, said Ron Mastrogiovanni, chairman and CEO of HealthView Services.

Additionally, it would help to sit down with a certified public accountant when filing their taxes to plan for 2025, he said.

The Social Security Administration also plans to provide more guidance on the new law as more details become available.

For now, the agency recommends verifying that direct deposit and mailing address it has on file is still accurate. To update that information, the Social Security recommends changing it online or calling or visiting a Social Security office in person.

Some individuals may now become eligible for Social Security benefits for the first time, now that the WEP and GPO provisions have been eliminated.

To file for benefits, the Social Security Administration recommends either filing online or scheduling an appointment with the agency.

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Taxpayer Advocate urges Congress to preserve IRS funding for service

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Erin Collins, national taxpayer advocate at the Taxpayer Advocate Service, speaks at a Senate Appropriations subcommittee hearing in Washington, D.C., on May 19, 2021.

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As the IRS faces scrutiny from a Republican-controlled Congress, the agency’s internal watchdog has urged lawmakers to preserve taxpayer service and technology funding.

The National Taxpayer Advocate on Wednesday released its annual report to Congress, which criticized the “extreme imbalance in funding priorities” when comparing the billions of dollars allocated via the Inflation Reduction Act.

While the tens of billions earmarked for enforcement has “generated controversy,” there’s been “strong bipartisan support” for taxpayer services and technology modernization, wrote Erin Collins, national taxpayer advocate.

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Of the original $78.9 billion Inflation Reduction Act funding, the legislation earmarked 58% for enforcement and 32% for operations support, according to the report. By comparison, the budget allocated 4% for taxpayer service and 6% for technology modernization.  

With sufficient funding for services and technology, “taxpayer experiences will become fairer and more efficient, which likely will improve compliance and reduce the need for costly backend enforcement,” Collins wrote.

During fiscal year 2024, the IRS collected $98.7 billion through enforcement, which was less than 2% of all revenue, according to the agency’s 2024 financial report. The remaining 98% of federal taxes were “self-assessed” via annual tax returns and timely payments. 

If Congress reduces enforcement funding, it shouldn’t include commensurate cuts to taxpayer services and technology, which could “inadvertently throw the baby out with the bathwater,” Collins wrote. 

With added costs to “pull itself out of the pandemic” and yearly appropriations held steady amid rising costs over the past few years, the IRS has needed to spend part of its multi-year funding to maintain current operations, she added.  

Tax Tip: Free filing

Congress rescinded $20 billion in IRS funding as part of a 2023 budget deal, and Republicans have vowed to make further cuts. Another $20 billion was automatically clawed back when lawmakers in December extended the 2023 deal to avoid a government shutdown.  

Further IRS funding cuts could be possible in 2025 with Republican control of Congress and the White House.

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How natural disaster forbearance for student loan borrowers works

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Fire engulfs a home as the Eaton Fire moves through the area on January 08, 2025 in Altadena, California. 

Justin Sullivan | Getty Images

Federal student loan borrowers affected by the wildfires ripping across Southern California have relief options if they’re worried about keeping up with their payments as they recover.

The same holds true for other people with education debt who find themselves grappling with extreme weather and climate disasters.

“Borrowers impacted by natural disasters may qualify for temporary relief from student loan payments,” said Carolina Rodriguez, director of the Education Debt Consumer Assistance Program, based in New York.

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It’s a good idea for borrowers to familiarize themselves with the relief available to them in case they should need it, experts said.

There was a record number — 28 — of billion-dollar disasters in the U.S. during 2023, including wildfires, droughts and tornados, according to the National Oceanic and Atmospheric Administration. By November of 2024, there were 24 confirmed weather and climate disaster events with losses also exceeding $1 billion each.

Here’s what federal student loan holders should know about their options during a natural disaster.

How a natural disaster forbearance works

The Heroes Act of 2003 provides “several forms of relief” to certain student loan borrowers who live in or are employed in an area that is affected by a natural disaster, said higher education expert Mark Kantrowitz. Likely one of the most helpful options will be a natural disaster forbearance.

“Climate change has affected the frequency and severity of natural disasters, making these waivers and forbearances increasingly important,” Kantrowitz said.

At Studentaid.gov, the Education Department says its federal student loan servicers check the Federal Emergency Management Agency website at least once each business day to identify all impacted areas connected to a disaster declaration.

In many cases, the U.S. Department of Education will automatically put qualifying borrowers into a natural disaster forbearance, Kantrowitz said.

Fire engulfs a home as the Eaton Fire moves through the area on January 08, 2025 in Altadena, California. 

Justin Sullivan | Getty Images

“Borrowers generally do not need to apply for this,” he added. Still, borrowers who want to make sure their payments are paused might want to contact their loan servicer.

The natural disaster forbearance lasts for up to 90 days, according to the Education Department. In some cases, borrowers will be granted 30-day extensions. However, the forbearance can’t exceed 12 monthly billing cycles from the date of the disaster. (Loan interest continues to accrue during the payment pause.)

Meanwhile, those who want to decline the automatic natural disaster forbearance because they’re able to make their payments should contact the Education Department to do so.

Relief for current students, delinquent borrowers

Borrowers who are students at the time of a natural disaster may continue to qualify for an in-school deferment, Kantrowitz said, even if they’re not able to complete the school year.

If you’re in default on your student loans and impacted, you or a family member can contact the Education Department and request a three-month suspension of collection activity.

‘Documentation may not be necessary’

Your loan servicer may request certain documents to verify your eligibility for the forbearance, but you should be granted deadline extensions if the disaster makes accessing such paperwork difficult or impossible.

“Documentation may not be necessary, given that documentation is often lost during a natural disaster,” Kantrowitz said. “You just need to show that you are an affected individual. The request can be made orally and does not need to be in writing.” (Showing that you’re impacted may be as easy as providing the address of your home or workplace.)

Climate change has affected the frequency and severity of natural disasters, making these waivers and forbearances increasingly important.

Mark Kantrowitz

higher education expert

Ineligible borrowers may have other relief options

If the natural disaster is not federally-declared or borrowers aren’t deemed eligible for the forbearance for some reason, they can still request a temporary payment pause by applying for a general forbearance with their servicer, EDCAP’s Rodriguez said.

Borrowers should keep in mind that interest can continue to accrue on their debt during a forbearance, and that they might not get credit toward a debt forgiveness program while they’re not making payments, she added.

You’ll likely have fewer disaster relief options with your private student loans, Rodriguez said.

Still, she said, “it is essential to reach out to private lenders as soon as possible to explore available relief and prevent delinquency or default.”

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