Buying a home is a high-stakes game, often with hundreds of thousands of dollars on the line. Making a wrong decision can lead to foreclosure and bankruptcy; making the right decision can generate wealth that is passed down for generations.

When people are ready to settle down, they're confronted with all the usual dilemmas: whether to buy a home; where to buy a home; what kind of home to buy; and how much to spend. These highly emotional decisions are all more manageable using the lessons of behavioral economics, which I studied as an economist.

When I took a new tech job offer in 2017, it meant leaving San Diego for Seattle. As I set out to find a new home for myself, my husband, and my mom in my new city, I wanted to avoid getting caught up in the competitive pressure of beating out other buyers and making rash decisions that I might later regret. So I decided to divide my search into two phases. In the first, I would take my time getting to know the city and its various neighborhoods by renting a home. In the second, once I had a clear sense of my preferences, I would begin making offers on properties that met my criteria. By taking this approach, I hoped to avoid the pitfalls of hasty decision-making and make an intelligent, informed choice.

For about five months, I spent a great deal of time exploring the different neighborhoods and assessing their pros and cons. From historic homes dating back to the 19th century to midcentury modern homes from Seattle's post-World War II boom to modern new construction, there were plenty of options.

The most significant tradeoff to be made when choosing is location versus home size. I initially thought of a short commute and a large home as must-haves, but given my budget and the need to have space for three adults and three dogs, I had to sacrifice on the length of my commute. Many homebuyers make this same compromise. According to a Redfin survey, 89% of homebuyers would rather purchase a single-family home with a backyard than a unit in a triplex with a shorter commute.

Soon we focused our efforts on West Seattle, a neighborhood located on a peninsula across the sound from downtown. My commute to the office would take about 30 minutes each way by bus, where I could at least get some work done with the complimentary WiFi. This was a decent tradeoff, given that homes in West Seattle were about $100,000 less than homes closer to the downtown office.

Now in phase two, when I began viewing properties and making offers, I became hyperconscious of how my emotions might influence my decision-making. Common mistakes made by homebuyers include becoming too attached to a particular home, fixating on the list price instead of the market value, following the herd, and letting fatigue cloud judgment.

You must try to avoid falling in love too quickly with a home. Once you start picturing your future in a home, it can become challenging to walk away, and it can suck you into a fierce bidding war. Block out any and all thoughts about hosting holidays or your children playing in the backyard. Yes, it is a good idea to consider whether the home will suit you in the future, but if you become too attached to that future, you're working against yourself. People value a home more if they already feel like they own it.

Behavioral economists have a term for this: the endowment effect. The behavioral economist Jack Knetsch has found that people's willingness to sell an item they own was lower than their willingness to buy an item they did not own, even when the subjects knew ownership was assigned randomly. In one experiment, test subjects were given either a lottery ticket or cash. Most people opted to keep whatever form of compensation they had received first instead of trading it for the other option. For a variety of reasons, whether an aversion to feeling loss or a bias toward the status quo, people tend to get attached to the bird in their hand, even when there might be two in the bush.

List prices can also be misleading. In a hot market, sellers may advertise their homes for significantly less than what buyers are ready to pay in order to spark a bidding war. This amounts to a bait-and-switch.

As a buyer, don't take the bait. Don't anchor your expectations on the listed price. The anchoring effect refers to a person's tendency to focus on the first piece of information they hear while making decisions. In a famous lab experiment by the late Daniel Kahneman and Amos Tversky, research subjects spun a wheel of fortune with numbers from 0 to 100. The participants were then asked to guess the share of African countries that were members of the UN. Participants whose spin landed on a lower number were more likely to guess a low number. Participants whose wheel spin landed on a high number were more likely to guess a high number. The number the needle of the wheel landed on was completely irrelevant, yet the research subjects still used it as an anchor for their guesses.

The list price of a home may contain some helpful information about what the seller believes its value is. But ultimately the value of the house is set by the market.

If you need to, take a break. Losing bidding war after bidding war — which happens a lot — fosters fatigue and impatience, which can lead you to give up too soon or to buy a home you later regret.

Behavioral economists have repeatedly found that the quality of decisions deteriorates when an individual is overburdened with too many options. A study published in Health Economics found that orthopedic surgeons made worse recommendations toward the end of their shifts. Doctors were less likely to recommend surgery for patients who would have benefited just as much from surgery as patients seen earlier in the surgeon's shift.

Also, avoid following the herd. If others are ready to bid high, you could be tempted to do the same and stretch your budget. Herding behavior, another behavioral economics term, can lead to bubbles in the housing market or the stock market and was one of the culprits for the subprime mortgage crisis of 2008. The best way to avoid getting caught up in speculation bubbles is to not speculate in the first place and make offers appropriate only to your personal financial circumstances.

After spending a few weeks touring homes in the area, I came across a property that immediately caught my eye. It had everything my family was looking for. But there was one giant red flag: the home had been on the market for nearly a year without any offers.

Upon further inspection, I noticed that the house was located across the street from a strip mall and had a strange layout. Even though I liked the home, I wanted to avoid paying more than other buyers might think it was worth. So I kept looking.

When buying a home, you have no choice but to concern yourself with resale value. Life is unpredictable; there is always the chance you might not stay in the home long term, and you don't want to pay more than what you can resell it for.

There is tension in this advice: a homebuyer must avoid herding behavior by thinking for themself while simultaneously considering how other people might value homes in the future.

The way to walk the middle path is detached observation — recognize the behavior patterns of others without letting it unduly bias your decision-making.

About a month later, we found a home that seemed too good to be true. Ample space, close to public transit, even a view of Puget Sound and the Olympic Mountains. However, the home was 70 years old, so we would need to update the electrical, plumbing, and heating. Since we were renting elsewhere, we could delay moving to get this work done.

Things go wrong after you buy a home. Thinking that these problems won't end up costing you significant time and money is what behavioral economists call optimism bias: the tendency to overestimate the likelihood of favorable outcomes and underestimate the likelihood of unfavorable outcomes. The challenge, then, is to consider the risks and whether they are worth the reward.

As I prepared to make an offer to buy a home, I thought back to the hundreds of homeowners going through foreclosure that I interviewed while interning at the Boston Fed. They experienced bad luck on top of bad luck — deaths, divorces, medical emergencies, job loss, and a global recession. Any of those things could happen to me.

With all the repairs the house needed, I determined the maximum amount I could afford to pay was $950,000. I liked this particular home more than any other home on the market priced below $950,000, so I reasoned that this amount must be my value for the home. But I still had a nagging feeling that I was overextending myself and overpaying.

What if the roof sprang a leak? And what if, because I had already spent my savings repairing the plumbing, electrical, heating, and cooling, I didn't have any money left to repair the roof?

I could have kept going down the list of unlikely catastrophes. Instead, I focused on the unlikeliness of the scenario rather than the pain of the scenario. This helped me get out of my head and back to the task at hand. In economics, expected utility theory hypothesizes that individuals weigh uncertain outcomes according to their likelihood and the net benefit of each outcome. I shuddered at the thought of a bad scenario, like being laid off during a severe recession and housing-market downturn. However, according to expected utility theory, I should weigh that feeling against the likelihood of that scenario, which I reasoned to be a once-in-a-century event. In all likelihood, my job was safe, the economy was fine, and the value of homes would keep going up.

The home was listed at $840,000. I submitted my bid on the home for that amount. When you're deciding whether to bid above or below the asking price, look up how competitive the housing market is in the neighborhood and how the home compares to what else is on the market. If the market is cool, it's advisable to come in low. However, if the market is hot, the seller may completely ignore your offer if it's below the asking price.

Even though I offered $840,000, I was ready to go as high as $940,000. Later that day, my agent called me to deliver the good news: we won the home at list price. No one else even submitted a bid.

Daryl Fairweather is the author of "Hate the Game: Economic Cheat Codes for Life, Love, and Work" and the chief economist of Redfin.

This story is adapted from "Hate the Game: Economic Cheat Codes for Life, Love, and Work" by Daryl Fairweather, to be published by the University of Chicago Press on April 11, 2025. Copyright © 2025 by Daryl Rose Fairweather. Printed by arrangement with the University of Chicago Press.

• Nick Allardice, 38, lives in a brownstone in Brooklyn in an "intentional community."
• He and his partner bought the brownstone with three friends to reduce costs and create community.
• They have family dinners on Sunday nights and regularly spend time together.

This as-told-to essay is based on a conversation with Nick Allardice. It has been edited for length and clarity.

I grew up in an unconventional home.

My parents co-owned their large house in rural Australia with two other couples and their kids, forming an "intentional community."

That meant we had a shared kitchen and ate dinner together six nights a week. Next door lived close family friends with four kids, and next to them, another couple we knew well.

I was embarrassed about it, so I hid it at school. Kids often ridicule anything different, and I just wanted to fit in. I was self-conscious that they'd call my parents "hippies." I didn't know anyone whose home setup resembled mine.

Often, all seven kids from across the households would be in one part of the property watching a movie or playing games, while the adults gathered elsewhere, sharing wine, laughter, and conversation.

I realized the benefits later in life

I think that part of why it worked is because four of the adults were social workers. They worked with an interpersonal relationships expert who ran a couple of workshops at the start of living together about building values together, which helped them to divide the labor of chores, maintenance, cleaning, and cooking.

We'd have community days when we'd work on a group project like clearing land or digging a dam on the property — the parents within the intentional community made it fun for us.

It wasn't until my late 20s that I started reflecting on it as an extraordinary gift and a better way to live. I'd been so preoccupied with the fact that kids might make fun of living this way that I'd somewhat overlooked the many benefits. It offered a unique balance of friendship, support, and community while still providing the space and privacy that introverts need.

We decided to give it a shot

I discussed it with my partner, and she was sold; we were curious about whether we'd be able to replicate the atmosphere in a smaller, inner-city dwelling.

Since 2013, we've attempted it three times. We tried in Melbourne, Australia, and despite initial interest, we couldn't get our friends to commit. We tried in Oakland, California, and partially succeeded by renting with friends, but part of the idea was to co-own, both to save costs and intentionally build a community. Finally, we fully succeeded in 2021, when we became co-owners of a brownstone in New York with three friends, where we still live.

The three-story Brooklyn brownstone we live in has eight bedrooms, six bathrooms, and three living spaces. Five people live here permanently (and generally, at least one or two friends are staying at any given time), three work from home, and the other two work a hybrid schedule.

We have weekly 'family' dinners on Sunday night in the shared kitchen, hang out on the stoop together multiple times a week (usually spontaneously), and have helped each other through the highs and lows of health, career, love, and day-to-day life. I'll often play board games for four hours at short notice.

The paramount consideration in doing this was quality of life, but the financial benefits are also huge. The brownstone was easier for us all to afford because we pulled together and saved on all the costs associated with buying a property.

I've set my intentional community up slightly differently from the one my parents had. Space is a premium in New York, unlike in rural Australia, so we have three distinct units with less shared space. We hired a lawyer to draw up a contract for every potential scenario, from romantic separations to death, job loss, and house damage. If someone sells, the other co-owners get first refusal to buy from them; right now, we collectively pay a single mortgage.

They also helped us set boundaries for inviting people over and solving issues with each other. We're all very social creatures by nature, so we love having company, and there have been no major issues so far.

There's been a ripple effect, too. In 2022, three other friends replicated our exact model a few blocks away in their own three-unit brownstone. They've joined our weekly Sunday family dinners.

Proximity matters hugely for lowering barriers to friend hangouts — especially spontaneous ones. I'll compromise on pretty views, shorter commutes, and even the perfect apartment to be closer to my friends. It means, at the end of each day, my people are there without needing to think about it. That has enhanced my life more than any of those other things possibly could.

• After years of living in Miami, I bought a house in Florida. I realized there's a lot I don't know.
• I didn't realize my home-insurance options would be somewhat limited in Florida.
• Shortly into homeownership, pest control and tree removal became unexpected expenses.

Recently, I made one of the biggest personal and financial decisions of my life: buying a house in Florida.

I'm a millennial from West Virginia, and I'd been living in Miami for seven years. I was excited to officially put down roots in the area I'd fallen in love with.

I felt pretty prepared to purchase my property since my parents owned our house when I was a teenager, and I grew up hearing about the general costs, burdens, and benefits that come with being a homeowner.

However, I quickly discovered just how much I really didn't know. Here are five things I wish I'd done before buying my house in Florida.

I wish I'd researched how few companies insure homes in Florida

I've lived in Florida for the better part of a decade, so I've seen how volatile the weather can be.

However, I never thought that would (or even could) stop well-known insurance companies from offering new policies to Florida homeowners.

Because of my state, big names like Progressive and Costco Insurance Agency weren't even options when I was looking to insure my property.

I ended up getting an incredible insurance deal from a smaller company that still operates in South Florida. Still, I wish I'd known how few options I'd really have when it came to protecting my property.

I should've checked how much my new ZIP code would impact my car-insurance rate

I didn't research my ZIP code as well as I should have when I bought my house.

After all, I had a lot of other things to worry about, and I'd lived in different parts of Miami-Dade County before. However, this area alone has 34 incorporated municipalities and various unincorporated neighborhoods.

Different parts of Dade have their own ZIP codes, and car-insurance premiums can vary based on which you live in. This isn't only the case in Florida, either.

I should've taken more time to research exactly how my new ZIP code would impact my car insurance — especially because I'll be living here for a while.

I wish I'd researched how expensive tree removal can be before buying the property

Once I'd moved in, some tree branches started falling from a massive banyan in my yard — and I started researching how much it would cost to remove the tree.

The best quote I got was $12,000 due to the scope of the project.

Had I also known how expensive tree removal can be in South Florida (and in general), I may have paid extra to have the trees examined before closing or even considered a different property.

It would've been helpful to visit my new neighborhood after a rainstorm to see how much it floods

There's really no way to totally avoid minor flooding in South Florida.

A lot of places flood Miami — even during day-to-day rain showers. It doesn't matter if you're on Miami Beach or a few miles inland.

However, it would've been nice to know how it would impact me on a regular basis before I bought my home.

Although the street I live on doesn't flood too much, the main streets I use to get to my house do. I wish I'd thought to come by after a storm one day to see where flooding impacts my neighborhood the most.

I wish I'd known more about pest control before purchasing a home here

Unfortunately, Florida's climate is a favorable one for a lot of creatures I don't want in my home.

When I was a renter, my landlords were in charge of pest control — and, thankfully, they were quick to resolve any insect-related issues at the properties where I used to live.

Because it had never been my responsibility before, I didn't know how to keep my property free of termites, palmetto bugs, snakes, and iguanas.

This was something I had to learn very quickly from friends who have lived in Florida all their lives.

Pest-control services are an expense I was not expecting at first, but I'm very grateful the pros have taught me how to protect my home before any full-blown infestations could begin.

• Ila Corcoran lived in California but bought a four-bedroom home in Texas where prices were lower.
• She's a house hacker, living in one bedroom while renting out the others to cover her monthly costs.
• In 2024, she bought a second property using the rental income she earned from her primary residence.

This as-told-to essay is based on a conversation with Ila Corcoran, 26, who purchased her first home in 2021 and used the income from renting out its rooms to help buy a second property in 2024. The interview has been edited for length and clarity.

When I was 18, I earned my real-estate license and later became a property manager at an apartment complex in Los Angeles. I lived in a one-bedroom, one-bathroom unit valued at $2,300 a month, but my rent was covered as part of my salaried role.

I used the money I saved by not paying rent to build up a down payment so I could invest in real estate. At 22, I started house hacking by buying properties and renting out rooms in them.

In March 2021, I bought my first home for $250,000 in Forney, Texas, a suburb of Dallas. I used a Federal Housing Administration mortgage, or FHA loan, because it made the purchase more affordable. I put 3.5% down on the home and secured a 2.8% interest rate on a 30-year fixed mortgage.

I eventually moved to Texas to live in the home — since FHA loans require the home to be your primary residence — and began renting out the extra rooms. I've earned a total of $110,000 in rental income over the past four years. However, I do have property taxes to pay and a homeowners association, or HOA, fee of about $400 a year.

In January 2024, I bought my second property. It's a two-bedroom, two-bath, 1,300-square-foot home in Tulsa, Oklahoma.

I got it for $190,000 with a 10% down payment, a 6.5% interest rate, and a seller-financed 10-year mortgage. The HOA fees for this home are $250 per month, and I'm unsure of the exact property-tax bill since I've owned the home for just under a year. I rent out the entire house to a single tenant for $1,500 a month and have earned $25,000 so far before expenses.

I use the money I make from renters primarily to cover the mortgages and utilities for my homes. Any extra income goes toward building my fintech company, BySengo, which helps founders seeking funding connect with investors interested in private businesses across the beauty, fashion, wine, and hospitality industries.

In the long term, I'll put the rental income profits into investing in more real estate.

I had to leave California to afford to buy a home

I decided to buy property outside Los Angeles because I knew I could more easily afford homeownership elsewhere.

Although I had never been to the Dallas area, I chose it for its population growth, emerging communities, and affordability. It also stood out because it had a high proportion of renters compared to homeowners, which made it seem like an easier market for renting out property.

I found my property through a real-estate agent. It was a new construction home that had yet to be built.

In October 2020, I flew to Dallas to visit the site. During the trip, I put down a $1,500 deposit to reserve the land. In March 2021, I closed on the home, bringing about $9,000 to the table.

I split my time between California and Texas, traveling back and forth from March 2021 until I officially moved in September 2024. It was difficult leaving my home state, but I realized this was what it took to build wealth, and I was ready to make it happen.

The home is two stories and has four bedrooms, which are all occupied. Over time, I've had about seven different roommates. At the moment, I'm charging $1,000 a month for the primary bedroom and $900 for the downstairs bedroom. I'm not charging rent for the fourth room, as my best friend, who recently moved from California, is staying with me while she gets settled. I've previously charged $750 for that room.

Living with roommates isn't always smooth sailing

I found most of my roommates through the app Roomster, which helps people find rentable rooms or lease out their homes, and I have also used Facebook groups.

I screen all my roommates and have them sign individual leases. Most leases are for six months to a year, after which they can become month-to-month. My renters can stay as long as we both agree, but we need to give notice if either party wants to terminate early, with no fees involved.

For my contracts, I've drawn from my experience as a property manager in California and tenant law. I've also consulted with local lawyers who've reviewed my documents and given me recommendations.

Things aren't always perfect with roommates. I've definitely faced my share of challenges. For example, one roommate might complain about another, saying things like, "I don't like when they do this" or "It bothers me when they do that." It's definitely something I deal with on an ongoing basis.

Communication is key in situations like these. It's all about establishing boundaries, talking things through, and letting people come to me privately to make sure everyone feels heard. I'm not easily angered, so having patience really helps.

I used a seller-financed mortgage to buy my second home

I chose to buy my second home in Tulsa because I learned about Black Wall Street and its historical significance in the city.

I also came across a YouTube video discussing up-and-coming cities. Because of its municipal bonds, government investment, and corporate interest, Tulsa was mentioned as a city on the rise.

There were many benefits to purchasing the home with seller financing. The process was similar to a traditional closing. The key difference is that I make my payments directly to the seller, who holds the lien, rather than a bank. If I fail to make my payments, the seller has the right to foreclose.

I chose this route because I am self-employed, which can make it harder to get a traditional mortgage. Seller financing allowed me to avoid the long documentation process and had fewer requirements. I was also able to put down less money and avoid private mortgage insurance.

The home seller benefited because they didn't have to pay taxes on the entire lump sum from the sale at once. Instead, by receiving monthly payments, they spread out the income and pay taxes gradually. This lowers their tax liability each year, allowing them to keep more of the money.

I am proud of myself of investing in real estate so young

When I bought my first home, everyone told me not to do it. They said prices were too high, and I was overpaying. They suggested I wait until rates went up and the market cooled down. But I'm glad I didn't listen.

There's always going to be a "better deal" or a "better time," but if you let that hold you back, your opportunity cost becomes even greater. All the time spent deliberating on the best possible outcome can prevent you from even starting and achieving anything.

I do think people should be cautious but also take the risk of investing in themselves.

I know real-estate investing isn't for everyone, but as a Black woman, I feel like I'm helping to address some of the inequality in homeownership in America — particularly the disparity between Black landowners and non-landowners.

Investing in real estate and house hacking has also been incredibly beneficial for me. Without the equity from my real-estate investments, I wouldn't have built much of a net worth — at least not as quickly.

I've had my family's support, but I've done this financially on my own. Honestly, I feel great about it.

I still have goals of getting married, having a family, and becoming a wife and mother — goals women are often encouraged to prioritize. But by pursuing real estate on my own, I feel more confident about dating and marriage because I already have a strong foundation and feel established.

• Kaitlyn Sundberg and her husband, Jack, felt they couldn't afford to buy a home in California.
• In 2023, they moved to Kansas and eventually settled in Neodesha, a town of about 2,000 residents.
• Kansas' lower cost of living allowed them to buy their first home and build up their savings.

This as-told-to essay is based on a conversation with Kaitlyn Sundberg, 27, who moved from California to Kansas with her husband in 2023. The conversation has been edited for length and clarity.

For a couple of years, my husband and I lived with his family in a 300-square-foot studio apartment that we built in his parents' garage in Hesperia, California, about two hours outside San Diego.

At that time, buying a house wasn't even on the table, and studio apartments were going for about $2,000 a month.

We were very thankful for the opportunity to live with my in-laws, as they charged us very little rent, which helped us grow our savings. However, his parents had a full house, and although we had our own space, it felt cramped with little privacy.

After getting married in 2022, we started thinking about starting a family. We realized that to find an affordable home with enough space and build our own life, we'd have to leave California.

We were really hoping to move to places like Washington state, South Carolina, Oregon, Northern California, Utah, Colorado, or even Arizona. My husband applied for jobs in those states, but no opportunities came up. We also looked at housing in those areas, and many had prices similar to what we were seeing in Southern California.

In 2023, Jack found a job he really liked. After telling me all the positives, he finally mentioned it was in Kansas — which was one of the states I didn't want to move to because I was afraid of tornadoes.

Still, I told him, "Go ahead, go for it. What's the worst that could happen?"

He applied for the job. The following week, they flew him out for an interview, and two months later, we moved.

We found the perfect home

At first, we were living in an apartment in Wichita. Eventually, we started looking for a home, which felt like a big task.

We drew a large square on the map and began searching on Realtor.com. We'd find houses we liked, but by the next day, they'd be gone.

I eventually found a home in Neodesha that I really liked. We called our real-estate agent, who agreed to meet us at the house.

As we drove through Neodesha, we saw a softball game, kids riding their bikes, and the neighborhood pool full. It had such a great hometown vibe. I teared up in the car — it felt like a scene from a movie.

When we pulled up to the house and walked in, it was another moment of tears. It felt like trying on a wedding dress — everything seemed so perfect and fit so well. We put an offer on the house that day, and it was accepted the next day.

We paid $240,000 for the home. It's a four-bedroom, two-bathroom ranch-style house with about 2,300 square feet, and we're on roughly 0.7 acres.

We'd never be able to buy a house as nice as this one in California. I looked into it, and our Neodesha house is comparable to an $800,000 or $900,000 home in California.

Overall, the cost of living is much better here. We're saving thousands a month on housing compared to what we would have paid in California. Gas and groceries are much cheaper as well, even with recent price increases, and we've been saving by eating out less.

It took time to adjust to small-town living

Neodesha is a small town with about 2,000 people. The closest big cities are Wichita, Kansas City, and Tulsa, Oklahoma — all about one and a half to two hours away.

It was definitely a culture shock coming from California.

Growing up, my dad was in the Coast Guard, so I moved around a lot and was used to adapting to new environments. Even still, I remember going to the grocery store in Neodesha and thinking, "Why do these people want to know my whole life story?" I just wanted to buy my oranges and get out of there.

But slowly and surely, my husband and I started warming up to it. Now one of my favorite things is just talking to people and getting to know everyone. It's nice to know that everyone looks out for each other here.

I've made a life for myself here

I graduated with my bachelor's in Liberal Studies, focusing on elementary education. When my husband and I moved to Kansas, I thought, "What am I going to do now?"

At first, I worked as the director of a childcare center in Iowa, Kansas — about an hour's drive from our house in Neodesha. I was commuting an hour there and an hour back.

One day, my neighbor shared a job posting for an early learning center opening just around the corner from my house. I applied for the director position and got the job.

In my role, I've been involved in everything from the building process to ordering furniture, hiring teachers, enrolling students, and helping open the center.

I also joined the Neodesha Area Chamber of Commerce and now sit on its board, which has really helped me get to know people.

I go to a lot of community events and see parents and kids every day. Now I can't go anywhere without running into someone I know.

It's a small-town thing, and I love it.

We love small-town life but miss some big-city amenities

Before we moved, my mom was worried about tornadoes in Kansas. But having lived in so many places and experienced nearly every natural disaster — hurricanes, blizzards, and fire days in California — I wasn't too concerned.

At first, burn piles in Neodesha stressed me out, but over time, I've felt safer. Tornadoes are less common here, and although I still lock myself in the closet during warnings, I feel it's a quick event with enough notice before they happen.

Honestly, I haven't found much to dislike about Neodesha, except that people I know well see me around town without makeup on the weekends.

That said, it would be nice to see more shops on Main Street — little boutiques, mom-and-pop stores, and more restaurants. That's something we, coming from California, really miss.

Having a few more businesses would be great. It would help bring more people into town.

There's also no Target nearby, so more options for shopping would be nice, too.

We're never moving back to California

Kansas truly feels like home in a way California never really did. I feel like my husband, and I have come into our own and have established a life here.

We plan on staying in Neodesha. We think it's a great place to raise kids. I also love my job. I helped build the learning center and told my husband he'd have to drag me out of this town because it feels like my baby.

It's tough being away from family. But my in-laws love it here, and we're doing our best to convince them — and the rest of our family — to move here, too.

I honestly don't know how Jack and I lived in California for so long. Unless we were being paid a lot of money, I don't think we'd ever move back.

I visited recently, and I hated it. There were people everywhere, and they weren't as friendly. When I went to Target, I was the weirdo smiling and trying to talk to everyone, but no one was having it.

Also, driving in California stressed me out. The worst traffic in Neodesha is getting stuck behind a tractor.

• Single people have more difficulty affording a house than married people.
• That's because couples often have a larger financial cushion with joint incomes.
• Here are the top real-estate markets for single men and women.

The benefits of marriage aren't just limited to tax advantages. It's easier for married people to buy a house, too. According to Redfin, nearly 70% of single people struggle to afford rent or mortgage payments. For married couples, that number is significantly lower, at 52%.

Just because you're single doesn't mean you're alone in experiencing this struggle. A growing number of Americans are in the same boat. Rising housing costs have resulted in rent or mortgage payments eating away at Americans' budgets. For married people, having two incomes gives them a leg up in the housing market, but single people have to shoulder the burden of rising living costs by themselves.

However, there's no need for single people to panic — some states are easier than others for solo buyers to get their foot in the door.

Online loan marketplace LendingTree analyzed US Census Bureau data and found the states with the highest levels of homeownership for single men and women. Single women, in particular, might have an advantage in the housing market, as LendingTree found that they owned 11.1 million homes nationwide, compared to 8.4 million for single men. That means in the US, single women and men own 13% and 9.8% of owner-occupied homes, respectively.

Regardless of gender, the top housing markets for single men and women are typically in states with low population density and economies driven by a combination of energy, manufacturing, and various natural resources. New Mexico is the top state for single women homeownership. For men, it's North Dakota.

Tanner Schock, a real-estate agent from Minot, North Dakota, believes that a combination of cheap housing costs and job opportunities make the state particularly attractive to homebuyers.

North Dakota's cost of living is almost 9% lower than the national average, according to the Missouri Economic Research and Information Center.

"Out west, we have oil fields, and a lot of people actually come from out of state to North Dakota to work in the oil and gas industry," Schock told BI. "In the Minot area, we have an Air Force base as well."

These industries tend to have a higher proportion of men relative to women, which could explain why male homeownership is high in the state, Schock said.

Nationwide, one explanation for the higher number of single women homeowners could be due to women's earnings catching up to men's, according to LendingTree. Another factor could be that since women typically live longer than men, there could be a higher proportion of women who became single homeowners after their spouse died, LendingTree said.

Listed below are the top three housing markets for single women and men homeownership and the median home price for each, according to Redfin. For context, the median home price across the US is $427,670.

New Mexico

% of households owned and occupied by single women: 15.3%

Median home price: $392,990

Mississippi

% of households owned and occupied by single women: 15.1%

Median home price: $292,000

West Virginia

% of households owned and occupied by single women: 14.7%

Median home price: $269,999

North Dakota

% of households owned and occupied by single men: 13.5%

Median home price: $347,350

South Dakota

% of households owned and occupied by single men: 13.1%

Median home price: $360,000

Alaska

% of households owned and occupied by single men: 12.8%

Median home price: $431,000

• Housing inventory could improve as boomers age and pass on their homes, Zillow says.
• Rust Belt markets are poised to benefit the most from this trend.
• Here are the top 5 markets that are ripe for a so-called silver tsunami.

In what's been dubbed a silver tsunami, there's an $84 trillion generational wealth transfer that's slated to happen in the next two decades as boomers age and pass on their assets.

That could seriously shake up a housing market where home ownership is heavily skewed toward older Americans. Boomers, who comprise 20% of the overall US population, owned 36% of all homes in 2024, according to Freddie Mac. They're also sitting on over $17 trillion, or roughly half, of the total home equity in the US.

The silver tsunami might not be a silver bullet for the housing crisis at a national level, according to Orphe Divougny, a senior economist at Zillow.

But certain markets throughout the country have a particularly high concentration of empty-nest homes, which are expected to come on to the market as their boomer owners either downsize or pass away, according to Zillow. If you're looking to buy a home but have been discouraged by the lack of supply on the market, these areas could provide an easier entry point.

Boomer-heavy metro areas don't have much overlap with the expensive markets popular with Gen Z and millennials such as San Jose, Austin, and Denver, according to Zillow. That means inventory in those hot spots won't see much of a boost from empty-nester houses coming onto the market. Rather, many of the markets that have a high concentration of empty-nest households are located in the Rust Belt.

But Gen Z and millennials are proving that they're increasingly willing to relocate out of expensive metro areas and seek affordability, thanks to the flexibility of remote and hybrid work. In fact, there's been a recent trend of younger Americans moving out of cities and into suburban or exurban communities. Some are going even further into rural areas.

For homeowners willing to look outside the popular housing markets, there are deals to be found where the boomers are located.

"When these homes hit the market as owners downsize or otherwise move on, that extra supply should benefit buyers," Divougny said.

Listed below are the top five housing markets that'll benefit from the silver tsunami and the percentage of empty-nest households in each, according to Zillow. For context, the average empty-nester share of households in 2022 nationwide was 16%.

5 housing markets ripe for a silver tsunami

Pittsburgh, PA

% of empty-nest households: 22%

Buffalo, NY

% of empty-nest households: 20%

Cleveland, OH

% of empty-nest households: 19%

Detroit, MI

% of empty-nest households: 19%

New Orleans, LA

% of empty-nest households: 18%

• Zillow has released its forecast for the hottest housing markets of 2025.
• The metros are spread across the Northeast, Great Lakes, South, Midwest, and West regions.
• Buffalo, New York, is projected to be the hottest market in 2025, followed by Indiana.

High home prices, rising mortgage rates, and inflation have sharply reduced buyer demand in the US real estate market, leading to a slowdown in home sales over the past few years — even in previously booming areas like Austin and the Bay Area.

Brighter days may be ahead.

Several forecasts point toward an increase in homebuying this year.

Some areas are poised to see more action than others. Zillow has forecasted 10 metros where homebuyer competition will be the fiercest, taking into account factors like price growth, new construction, and job growth in each area.

Buffalo earned the title of Zillow's hottest market for the second year in a row. Located on Lake Erie and somewhat close to Niagara Falls, the metro has become an appealing choice for buyers thanks to its relatively affordable homes and strong job market, according to Zillow.

"Common threads among 2025's hottest markets are affordability — or at least relative affordability compared to nearby markets — and inventory shortages that have not been able to keep up with demand," Anushna Prakash, a data scientist at Zillow, told Business Insider. "An inventory shortfall of course limits sales, but it also means competition for each home on the market is ratcheted up."

Here are 10 metro areas forecast to see the most homebuying competition in 2025, according to Zillow.

10. Salt Lake City, Utah

• Median home price: $543,324
• Home value growth forecast: 2.3%
• Jobs per new home permitted: 0.5

9. Richmond, Virginia

• Median home price: $368,957
• Home value growth forecast: 2.9%
• Jobs per new home permitted: -0.1

8. Kansas City, Missouri

• Median home price: $299,118
• Home value growth forecast: 2.7%
• Jobs per new home permitted: 0.2

7. Charlotte, North Carolina

• Median home price: $377,450
• Home value growth forecast: 3.2 %
• Jobs per new home permitted: 0.5

6. St. Louis, Missouri

• Median home price: $250,141
• Home value growth forecast: 1.9%
• Jobs per new home permitted: 1.3

5. Philadelphia, Pennsylvania

• Median home price: $362,744
• Home value growth forecast: 2.6%
• Jobs per new home permitted: 1.5

4. Hartford, Connecticut

• Median home price: $363,298
• Home value growth forecast: 4.2%
• Jobs per new home permitted: 1.1

3. Providence, Rhode Island

• Median home price: $484,019
• Home value growth forecast: 3.7%
• Jobs per new home permitted: 1.3

2. Indianapolis, Indiana

• Median home price: $275,639
• Home value growth forecast: 3.4%
• Jobs per new home permitted: 0.5

1. Buffalo, New York

• Median home price: $260,537
• Home value growth forecast: 2.8 %
• Jobs per new home permitted: 2

• It's never been tougher for first-time homebuyers to break into the market.
• Supply shortages, high mortgage rates, and skyrocketing prices are creating barriers to entry.
• Prospective homebuyers are downsizing, house hacking, or buying fixer-uppers as a result.

It might seem cliché to reminisce about the good old days, but when it comes to the housing market, things arguably were better "back then."

In the 1940s, for example, there was an ample supply of reasonably priced starter homes for first-time homebuyers. A starter home during that time typically cost between $8,000 and $12,000, or between $109,000 to $168,000 in today's dollars, according to Realtor.com.

Fast forward to today, where affordable new home construction has declined, mortgage rates are stubbornly above 6%, and the average home costs $357,469, according to Zillow data. It's no wonder that the share of first-time homebuyers in the market has shrunk to a historic low of 24%, while the age of first-time buyers has hit a record high of 38 years, according to the National Association of Realtors.

"There are a lot of financial barriers to entry for younger households," Danielle Hale, chief economist at Realtor.com, said in an interview. "As a result, we see fewer first-time home buyers. They are a smaller share of the market, and the number of home sales has been historically low in recent years."

Despite the tough times, there are some positive inklings for the housing market heading into next year: lower interest rates and increased inventory could be on the horizon in 2025. Still, housing experts are unsure if the market will significantly improve for first-time buyers in the near future.

In the meantime, first-time homebuyers seem to be making the most out of the circumstances and are getting creative with the following three homebuying habits.

Starting small

One of the most straightforward ways that homebuyers are reducing costs is by buying a smaller house. That's how Symone', a 32-year-old user-experience content designer who asked not to share her last name for privacy reasons, was able to purchase her first home in 2024: a two-bedroom, 1,300-square-foot single-family home in the Raleigh, North Carolina metro area.

Buying a house in one of the most popular real estate markets in the country wasn't a walk in the park for Symone'. Competition was fierce and inventory was limited, making it difficult to find affordable units, Symone' told BI.

"I would go to sleep basically on my phone, scrolling on Zillow trying to find something," she said.

Her biggest takeaway from the homebuying process was that she wouldn't get everything on her wish list. Symone' prioritized the urban location and made concessions on the size — her house is much smaller than the median American home size of 2,000 plus square feet, according to Bankrate.

"That's where I compromised on this house. I love it because it's a new build, and it has all the finishes that I wanted, but I definitely don't have as much storage in this house," Symone' said.

House hacking

When Tom Brickman bought his first house, he lived in the upstairs unit and rented out the downstairs unit to a tenant.

That was back in 2009, but house hacking, or renting out part of your home, has only increased in popularity as a way for first-time homeowners to get their foot in the door. The extra income from rent can help the owner pay off the mortgage on the house and build up home equity.

"I think it's definitely gained more popularity as things continue to get more and more expensive," Brickman said.

Danny Gardner, senior vice president of Mission and Community Engagement at Freddie Mac, agrees. Gardner believes that increasing living costs are leading people to become more open to nontraditional home ownership options such as sharing space.

In the twenty-plus years since Brickman's first home purchase, he's gone on to buy more houses and become a successful real-estate investor who provides coaching services to new homeowners. House hacking with two tenants was how one of Brickman's clients was able to afford a condo while working as a server in Los Angeles.

House hacking can provide a point of entry into the market, especially for otherwise prohibitively expensive markets such as Los Angeles, but Brickman cautions that it's not for everyone. Cohabiting with a tenant can create complications: when Brickman first started out, he encountered lifestyle conflicts with his downstairs neighbor and had to scramble for money to fix a broken furnace.

"It's inconvenient," Brickman said of house hacking, "but I could afford a much nicer house by doing that."

Buying a fixer-upper

Another way first-time homebuyers are combatting the rising cost of housing is by buying fixer-uppers. These houses are often available at below-market prices and can be a great deal — if you're willing to put in the work and money to invest in renovating.

According to Hale, fewer affordable starter homes are being built as builders have trended towards constructing larger, more expensive homes in recent years.

As a result, those looking to buy an accessible first-time home might not have a lot of new options to choose from.

"A lot of lower-priced homes are lower priced because they're older and could require work," Hale said.

Prospective homeowners might choose a fixer-upper due to lower competition. Brickman went this route a few years ago.

"I was just tired of getting outbid, so I took a house that needed more work than what it was needed," Brickman said of his experience buying a fixer-upper in 2022.

However, the lower price of a fixer-upper can come at the cost of the convenience of a new build, as it's difficult to accurately predict costs no matter how diligently you budget. Another one of Brickman's clients was hit with thousands of dollars of unexpected costs on a fixer-upper after an initial inspection failed to catch an issue with a retaining wall on the property.

The housing landscape is undoubtedly tough to navigate today, but until affordability improves, prospective homeowners are coming up with workarounds to get a piece of the American dream.

"Sometimes you have to get a little creative to get your foot in the door," Brickman said.

• Karla Cobreiro, 33, lived with her parents for nearly 10 years to save up enough to buy a home.
• In 2022, she bought her first home in South Florida without the help of a partner or spouse.
• Cobreiro said solo homeownership can be challenging, but she likes not having to compromise.

This as-told-to essay is based on a conversation with Karla Cobreiro, a 33-year-old vice president at global PR firm Quinn who purchased a home on her own in 2022.

The National Association of Realtors found that from July 2023 to June 2024, single female buyers made up 20% of all homebuyers, outpacing single male buyers, who made up only 8%.

The interview has been edited for length and clarity.

I'm originally from Cuba. My parents moved to the US when I was four, and I grew up in Miami.

I left at 18 for college, then moved back home after graduation to save money for my future. I'm grateful for that time, and I know many would love the chance to do the same.

Still, I didn't want to live with my parents forever.

Living at home meant sacrificing some privacy. There was commentary about what I was doing, why I was doing it, and how. It wasn't ill-intended, but it could feel like a lot at times.

By my 30s, the decision to move out really came to a head. I asked myself: "Does it make sense to keep living at home to save money, or should I take the leap and buy my own place?"

In the end, I decided to buy a home. I'd never truly lived alone, and I wanted my own space and control over my future. Most importantly, I was ready to start a new chapter.

I didn't have a partner then, but I didn't think that should stop me. So I went for it.

I was financially prepared to buy a home alone

For many immigrants, homeownership is a big part of the American dream. It was never a question of whether I would own a home, but when.

Knowing I'd be doing it all on my own, I approached homeownership with a methodical mindset.

I didn't want to be house-poor or struggle financially. I waited for the right moment — when I had a higher-paying job, had saved up a large down payment, and had built a solid emergency fund.

I lived with my parents for almost 10 years after college to save and set myself up for the expenses of homeownership: a down payment, mortgage, HOA fees, utilities, and insurance.

In November 2022, at 31, I bought a 900-square-foot condo in Downtown Doral, a suburb of Miami, for about $400,000.

Sometimes, I wish I hadn't overthought it or waited so long.

House hunting was a challenging experience

My homebuying journey started during the COVID-19 pandemic, when home prices and mortgage rates were much higher than before. By 2022, the South Florida real-estate market was incredibly hot.

Although I was financially ready, it was a tough time to be a buyer.

I found myself in bidding wars for homes, often walking away because properties were selling for $30,000 or more over the asking price, especially with so many cash offers.

I cried more about real estate than anything else. My twin sister, a real-estate attorney, helped me navigate the process. I would call her, frustrated, asking, "What's going on? This is insane! I didn't realize buying a house would be this hard."

I felt I had done everything right: I graduated from college, got a job, earned a master's degree, paid off my student loans and car, and saved 25% for a down payment. I had an 800 credit score and liquid assets — all on my own, without help from my parents.

I had checked the boxes and followed the appropriate steps in life. But despite all of that, I was met with rejection after rejection from sellers.

For a while, I couldn't see the light at the end of the tunnel and thought I would be stuck in my parents' house forever. But after a year of searching, my offer was finally accepted on the third home I bid on.

My condo is an investment in my future

I live in a one-bedroom, one-bathroom condo with a den, and my HOA fees are about $1,000 a month.

I have a 30-year mortgage with an interest rate of around 5%, and my mortgage payment is about $2,500.

The unit is smaller than if I were a DINK — someone in a dual-income household with no kids — but I think it's the perfect size for me.

The condo has a work-from-home space and enough room to entertain, plus a stunning, unobstructed sunset view.

I renovated everything except the floors, so I now have a brand-new bathroom and kitchen. My dad, who works in construction, helped with the renovations (and is always on speed dial for anything I can't handle myself).

I'm not sure how long I'll stay here, but I hope it's for a while. Maybe one day, I'll find a partner, and we'll buy a home together, and turn this place into an investment property.

I specifically wanted to live in a condo because didn't want to deal with yard work and, as a single woman, I felt it would be safer.

My building has concierge services, security, and a gated garage. The ground floor also has shops, cafés, gyms, and other stores.

When I lived with my parents, I was in a very suburban, family-oriented area where I had to drive everywhere — even just to get to the supermarket. There were no cafés or anything nearby. It wasn't the lifestyle I wanted.

Now, my place is very central, with easy highway access to anywhere I need to go in about 10 minutes. The neighborhood has a downtown vibe, is walkable, and offers plenty to do.

Buying a home alone was the right decision

Owning a home as a single woman is like a roller coaster — there are ups and downs.

Though I live comfortably, If I get laid off, break a leg, or face an emergency, I'm on my own. I always joke to my friends, "It's just me and this mortgage."

Still, I'm glad I didn't wait until I was in a relationship or married to buy a home. Owning a home with someone you're not committed to can get tricky, especially if you break up. There's no prenup and if you disagree about selling, that can get messy.

I enjoy owning alone because I can selfishly make decisions without having to compromise. I get to decorate my home however I like —and have the entire closet to myself.

Looking back, it was the right time for my parents and me to branch off and live our lives — me as a single woman in my 30s, and my parents as empty nesters.

We all have different paces and lifestyles now, but occasionally, I do miss living with them. It was nice hanging out, having my laundry done, or enjoying one of their home-cooked meals.

I love them to pieces, and I'm truly grateful for their support and encouragement.

• The infamous "lock-in" effect that's restricting home supply may be going away next year.
• Realtor.com's chief economist expects more homeowners to list their homes for sale in 2025.
• High levels of home equity and life changes will encourage home sales, Danielle Hale said.

2024 has been a tough year for homebuyers.

Affordability levels are still low with elevated home prices and mortgage rates. A huge jump in mortgage rates to around 6.8% today from under 3% in 2022 has also created a "lock-in" effect, where existing homeowners don't want to sell into a higher mortgage rate environment than when many of them bought — further limiting home inventory coming onto the market and sending prices soaring even higher.

There's reason to be optimistic, though. The US housing market will see more favorable buying conditions in 2025, according to Danielle Hale, chief economist at Realtor.com. Hale sees two trends that will help encourage existing homeowners to put their homes up for sale.

Existing homeowners have built up home equity

Existing homeowners have reaped big home equity gains in recent years thanks to rapidly rising home values.

Homeowners are also increasing their home equity by making monthly mortgage payments, as those who bought houses a few years ago have had the opportunity to make a sizable dent in their mortgage, Hale said. Homeowners with a smaller mortgage balance may be less sensitive to the higher interest-rate environment of today's housing market.

According to Lawrence Yun, chief economist of the National Association of Realtors, homeowners are feeling richer now thanks to the home equity they've accumulated over the last few years of dizzying home price increases. As a result, more listings are being put on the market.

Homeowners can put their home equity to work when they move and buy a new house.

"If they're using their home equity to make a move, that enables them to either be a cash buyer or take out a very small mortgage," Hale said. "That gives them a bit more flexibility in today's market."

Mortgage rates may become less important to buyers and sellers

Homebuying decisions can also be influenced by factors other than mortgage rates or home prices, according to Hale.

The more time that passes since a homeowner's initial purchase, the more likely it is that they'll have a life change requiring them to move, regardless of the cost of moving, Hale said.

People buy houses for reasons other than financial ones, Hale pointed out. Big life changes that could spur a move include a new job, retirement, marriage, or having children.

"All of these can be reasons that people might make a move even if the costs are more expensive to buy a home," Hale said.

Additionally, consumers might be getting accustomed to high mortgage rates, according to Redfin.

"Buyers realized mortgage rates may not drop below 5%, and probably not below 6%, in the near future," Mimi Trieu, a Redfin real-estate agent, said. Existing homeowners holding off on moving due to high mortgage rates may soon give up on waiting it out.

A more "buyer-friendly" housing market

These changes won't be immediate, but they will have a noticeable impact on the housing market, according to Hale. She believes that the housing market is trending in a more "buyer-friendly direction."

"It's going to take more time," Hale said of the lock-in effect. "But as it diminishes, that's going to free up more sellers."

Lower interest rates — and subsequently, lower mortgage rates — would certainly speed up the erosion of the lock-in effect, Hale said. However, even if mortgage rates hover around the 6% range in 2025, which is what Realtor.com expects, the lock-in effect will still fade.

Homebuyers could see a notable change by the end of next year, Hale predicted.

"In mid-2024, 84% of homeowners with a mortgage had a mortgage rate under 6%. We think that by the end of 2025, that share will be 75%," Hale said.

• The red-hot US housing market could cool off slightly in 2025, making it easier to buy a home.
• Expect stable or declining mortgage rates and more housing inventory, according to Redfin.
• However, it's still prohibitively difficult for younger homebuyers to break into the market.

The American dream of home ownership has become increasingly harder to achieve in the last few years. Home prices are elevated, mortgage rates are high, and housing supply is constrained. That's not to mention the growing threat of climate change, which is driving up housing costs such as insurance, HOA fees, and property taxes in high-risk states.

There's both some good and bad news on the horizon for homebuyers, according to housing market experts.

The good news? On the whole, it'll be easier to buy a house in 2025. But the bad news, for younger homebuyers at least, is that's mostly just the case for boomers. Homeownership is actually looking as distant as ever for first-time buyers, especially Gen Z and millennials.

3 reasons it'll be easier to buy a house in 2025

First, housing prices are projected to increase slower than in previous years. Redfin economists Daryl Fairweather and Chen Zhao predict that median US home-sale prices will rise by 4% in 2025. Goldman Sachs has a similar outlook for 2025, predicting that US home prices will increase by 4.4%. That's roughly in line with median wage growth. Considering that US home prices shot up over 40% between March 2020 and January 2024, this sanguine prediction is good news for prospective homebuyers.

Another impediment to homeownership has been high mortgage rates, which have more than doubled in the last few years. The average 30-year fixed mortgage rate has risen from below 3% in 2021 to around 7%.

While a 7% rate is still high historically, it's a sign of improvement from this housing cycle's high of 7.8% in October 2023. And rates could come down further in 2025, according to housing market experts. Redfin expects mortgage rates to stay the same or decrease next year. Realtor.com forecasts mortgage rates to end 2025 at 6.2%.

Lastly, experts predict that new housing inventory will hit the market, bringing relief on the supply side. A Republican sweep in Congress is a positive sign for homebuilders, as the construction industry will benefit from fewer regulations, according to Redfin.

In October before the election, Jeffery Roach, chief economist of LPL Financial, said that an increase in housing starts, or construction of new residential housing units, was a signal for more single-family homes hitting the market over the course of the next few quarters. According to Realtor.com, housing starts for new single-family homes could hit 1.1 million in 2025, a 13.8% increase.

All of these factors could improve the housing market going into 2025. Redfin predicts that home sales will increase anywhere between 2% and 9% next year.

No houses for young homebuyers

But unfortunately, if you're a first-time homebuyer, you're probably out of luck. Redfin doesn't expect the increase in home sales to be driven by young or working-class buyers. It's looking likely that any new housing inventory that hits the market will go toward older Americans first.

"Instead, affordable homes will be snapped up by older buyers who are priced out of higher price tiers," Fairweather and Zhao wrote in a recent report.

Indeed, first-time homebuyers are having unprecedented difficulty in the housing market. It's typically more difficult for first-time buyers to purchase a home because they don't have funds from selling a previous home to use for a down payment and mortgage payments, Redfin said in a June report, but today's housing environment is especially hostile towards young buyers.

Wages simply haven't kept up with the pace of home price increases over the past five years. According to Elijah de la Campa, a Redfin senior economist, the cost of starter homes have increased twice as fast as incomes during that time. Additionally, for Gen Z and millennials, student loans and credit card debt are emerging as roadblocks to homeownership, as it's difficult to qualify for mortgages with a poor credit score and high levels of debt.

As a result, the median age of first-time homebuyers is now 38, according to the National Association of Realtors — an all-time high. That's up from 35 in 2023. First-time homebuyers are also an increasingly smaller proportion of the market, at just 24% in the 12-month period ending in June 2024. The year prior, that proportion was 32%.

Comparatively, boomers have an advantage in the housing market. According to Edward Yardeni, president of financial research firm Yardeni Research, boomers own roughly half of the nation's net worth and homeowner equity, giving them a leg up in the housing market. Now, as boomers age and look to downsize their homes or move elsewhere for retirement, they can take advantage of the home equity they've amassed from years of home ownership.

"Gen Zers, meanwhile, will keep living with family or renting until well into their 30s," wrote Fairweather and Zhao.

• Buying a home in America today is no walk in the park.
• Buyers have higher mortgage rates and larger down payments.
• Nine charts capture how homebuying has become a larger challenge over the years.

Feel like buying a home is tougher than ever? You're not the only one.

Homebuyers are older than ever, make more money, and are less likely to have young children at home, based on historical data on homebuyers from the National Association of Realtors, or NAR.

These trends have largely resulted from declining housing affordability over the past several decades, Brandi Snowden, NAR's director of member and consumer survey research, told Business Insider.

"We're seeing that affordability is becoming increasingly difficult, with higher incomes needed to enter the market," Snowden said. "Buyers are also facing limited inventory, so they often need to search longer to find the right home."

Here are nine charts that show how the state of US homeownership has changed over the last several decades.

Data from the Census Bureau and the Department of Housing and Urban Development showed the median sales price of new houses in the US surged during the pandemic, reaching a peak of $442,600 in the fourth quarter of 2022.

Rising prices have made it more difficult for Americans, especially first-time homebuyers, to break into homeownership, as real median household income growth hasn't kept up.

"We've seen that first-time homebuyers have needed to be wealthier in order to be successful homebuyers, especially with rising home prices and interest rates," Snowden said.

The average 30-year fixed-rate mortgage has generally been rising this fall.

It was 6.84% as of the week ending November 21. While that's lower than a year ago and below the recent nearly 8% peak in October 2023, it's still a relatively high rate.

A higher rate plus more expensive homes leads to bigger monthly mortgage payments.

"A challenge for first-time homebuyers is higher mortgage rates, especially over the last year," Snowden said. "It could be a factor in their delaying a home purchase."

The typical down payment homebuyers put down has also been generally rising since the Great Recession.

The median down payment was 8% in 2009 and 2010. In 2024, though, it's typical for a homebuyer to make an 18% down payment.

Down payments of this size are not unprecedented: The median hit 20% in 1989 and 18% in 2001.

"We see that a large share of homebuyers, especially first-time buyers, rely on gifts or loans from family and friends," Snowden said. "They may also be tapping into stocks, bonds, or even their 401(k) for their down payment."

Snowden said that homebuyers may opt for a larger down payment that can help offset the mortgage interest rate with a lower monthly payment.

The climb in the median household income for people purchasing a home for the first time suggests Americans typically need to make closer to six figures to become homeowners.

In 1984, the typical household made $22,420 a year — or around $66,000 in 2023 dollars —while the typical first-time buyer made nearly $31,000 — or around $91,000 in 2023 dollars. In 2023, the median household income was around $80,600, and first-time homebuyers made $97,000.

Zillow research published earlier this year said people have to make over $106,000, 80% higher than what was needed in January 2020, "to comfortably afford a home."

Median incomes for homebuyers dipped in 2021 in part due to the kinds of areas people were moving to.

"Lower median income may be a reflection of buyers purchasing in more affordable locations such as small towns," a NAR report said, adding, "and an increased share of senior buyers who may be retired."

The share of first-time homebuyers dropped to just 24% in 2024, down from 32% in 2023 and a record 50% in 2010. This marks the lowest percentage since NAR began tracking the data in 1981.

The pullback in homebuying demand has been largely driven by the ongoing affordability crisis, compounded by a shrinking supply of entry-level homes.

There are fewer of these types of homes — typically smaller and more affordable for first-time buyers — on the market than there used to be, and the ones that are for sale are more expensive.

"We're seeing that the most difficult step for successful homebuyers is finding the right property," Snowden said.

In 2024, the median age of first-time buyers was 38, nine years older than in 1981. Meanwhile, the median age of repeat buyers increased from 36 to 61.

Unlike repeat buyers, who tend to be older and have more wealth or home equity, many would-be first-time buyers — often younger people, like Gen Zers and millennials — lack the financial resources needed to purchase a home.

Snowden said that many people are spending money on expensive rents, student loans, credit card bills, and car loans that they would otherwise set aside for a down payment.

As a result, many are postponing their plans to buy. Others may abandon dreams of homeownership altogether.

The share of homebuyers without children under 18 years old in their homes has widened to 73%, 10 percentage points higher than a decade earlier.

People without the financial demands of raising children tend to enjoy greater financial flexibility. Some can save thousands of dollars each year — which could be directed toward a down payment or other homebuying costs.

Married or cohabitating couples without children are often referred to as DINKS — an acronym for "dual income, no kids." Data from the Federal Reserve's Survey of Consumer Finances shows that DINKs typically have a median net worth exceeding $200,000.

In contrast, many households with children experience financial strain, as parents allocate a significant portion of their income to day care, medical bills, and school tuition — expenses that can make saving enough to buy a home more challenging.

In addition to couples who never had kids, many baby boomers and Gen Xers who had kids are now empty nesters and may be looking to downsize.

Since NAR started collecting data, single women homebuyers have outpaced single men homebuyers, but the gap has grown.

Single women made up 20% of all homebuyers in 2024, while the share of single men purchasing homes dropped to just 8%.

Snowden said single women are often drawn to homeownership for several reasons, including independence, divorce, and the responsibility of raising children.

Snowden said that single female buyers are typically older than their single male counterparts, with the median age for single women at 60 compared to 58 for single men. "These buyers could be recently divorced or purchasing a home for more than just themselves, but also for their children and parents," she said.

Jessica Lautz, NAR deputy chief economist and vice president of research, said in a news release that "current homeowners can more easily make housing trades using built-up housing equity for cash purchases or large down payments on dream homes."

First-time homebuyers, meanwhile, tend to have to go through the process of taking out a mortgage, potentially losing their chance on a housing bid to those who have money ready for their next home.

The share of homebuyers who paid in cash climbed from 7% in 2003 to 26% in 2024. Snowden said this data is based on primary residences only, excluding investor properties.

Have you recently bought a home, or are you thinking of buying one next year? Share with these reporters how your housing search has gone at [email protected] and [email protected].

• Jessica Chestler, 33, wanted to buy a home and was financially able to do so without a spouse.
• In 2022, she bought a three-bedroom home in Williamsburg, Brooklyn, for $3.25 million, entirely on her own.
• Chestler said that making all the decisions for her home herself is a double-edged sword.

This as-told-to essay is based on a conversation with Jessica Chestler, a 33-year-old real-estate agent with Douglas Elliman, who purchased a home without a cosigner or spouse.

New data from the National Association of Realtors shows that from July 2023 to June 2024, single female buyers made up 20% of all homebuyers, significantly outnumbering single male buyers, who accounted for just 8%.

The interview has been edited for length and clarity.

During my 20s, my love life wasn't a priority. I was focused on building a foundation for my future.

I've been in the real-estate industry since I was 21 years old. It's been a 24/7 job, and I've worked incredibly hard to get where I am today.

I co-own a business with my partner, and we manage a real-estate team that operates between New York and Florida, though I primarily work out of New York.

While we handle transactions across various price points, our team specializes in high-end luxury properties, and we sell anywhere from $150 million to $300 million a year.

New York is one of the most expensive places in the country to buy a home.

People want to live here for many reasons, especially for the lifestyle it offers. It's one of the few places in the world where you can catch a Broadway show, sit at Michelin-star restaurants, or visit a local bodega — all while connecting with people from every background at any time of day.

Affording homeownership here has become increasingly difficult.

I've always recognized New York's value, so early on, I set a goal to buy a home here as soon as possible. I'm fortunate to have made that happen on my own.

I was in the financial position to buy on my own

In 2022, as a single woman, I purchased a three-bedroom condo in Williamsburg for $3.25 million with a 30% down payment. My home has 1,700 square feet of interior space and an additional 1,000 square feet of exterior space.

I saw the purchase as an opportunity to secure a valuable property at a price below its true market value.

Back then, interest rates were very low, and the real-estate market was booming — a very different world. I got a 10-year mortgage at a 2% interest rate, with a monthly payment of about $4,000.

Although I've always worked on commission and never had a traditional salary, I felt comfortable buying at that price. I knew my monthly costs, and I understood my financial situation.

The building I live in is by the waterfront and has a doorman, a variety of amenities, and relatively low monthly maintenance fees.

Most importantly, it has a tax abatement for another 15 years, so I pay just $9 in taxes each month. For most apartments of my size, the taxes are usually much higher — like a four-figure number.

I wanted to live in a place that could accommodate my future family and also serve as a solid investment. I'm confident that if I ever decide to rent or sell my condo, it will offer a strong return.

The value of Williamsburg has gone up exponentially in recent years.

It used to be more of an industrial neighborhood, but it has since been gentrified — for better or worse. Still, home prices in the area are slightly lower than in other parts of Brooklyn and Manhattan.

People like living in Williamsburg because there's a lot of opportunity. It's a bit calmer than Manhattan; you're close to the airports, and there are amazing parks, restaurants, and shops. It also is a large community with a strong neighborhood feel.

Buying a home without a spouse has pros and cons

I worked with a designer from London to completely gut and renovate my condo.

I don't want to share exactly how much I spent, but I worked with an Architectural Digest-level designer and architect, and it took about 18 months to finish.

Not a single thing from the original apartment remains. I updated both the indoor and outdoor spaces and added new floors throughout the home. I also added new bathrooms, updated closets, installed radiant heat, and replaced the AC unit's coverings.

I'm very happy with the results. I designed it with the vision of having a family in the future while also building it out to be my dream home.

I do receive a lot of offers from people who want to buy it in the mail, but unless someone is willing to pay an astronomical price, there's no reason for me to move. Like I said, I bought it with the intention of living here with my future family.

I had the freedom to renovate my home however I wanted

One of the benefits of buying and renovating a home alone was that I only had to consider myself.

I didn't have to worry about anyone else's opinion. I loved the apartment, knew my numbers, and was confident I could make it work — that comfort was really important to me.

When you're buying a home with someone else, there's obviously a lot more to consider, especially if you're not married.

There's always that uncertainty: What if the person you're buying with doesn't like it or wants a different lifestyle? What if they want to live in a different neighborhood? What happens if you break up — how do you divide the assets?

There's a certain trepidation — whether you're a woman or a man — when you're single and unsure about your future, which can make people hesitant to buy a home.

Since they're uncertain how their life might change, many singles choose to rent.

The harder parts of homeownership

The biggest drawback of owning a home alone is that I'm responsible for every decision and everything that could go wrong. As someone who works 24/7, this can be difficult to handle at times.

Looking back on my renovation and now knowing how intense a complete gut job can be, it would have been nice to share the experience with someone I was excited to live with.

I truly love my home; I've built my own equity here, and it's a space I look forward to sharing with someone else someday.

The old script of what is expected of women is very different now.

Like me, many other single women are choosing to buy homes independently, and it's an incredibly empowering achievement.

For those considering buying a home, I think it's important to talk to a real-estate agent to understand the process and ensure it's the right decision for you.

At the very least, it will clarify whether it's a good fit. At best, you'll have a place to call your own.