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Keeping your business’ social media platforms up-to-date can be a time-consuming process. But, having a strong presence on relevant platforms is an important part of developing an effective marketing plan. Growing your audience can help you quickly achieve a much higher rate of brand recognition. Additionally, it allows you to create a greater level of awareness regarding any new products or services you offer. Luckily, there are many simple, free, or low-cost tools available today to help you with scheduling your social media posts all from one place. If you choose to use one of them, however, you will want to have a full understanding of both the benefits and disadvantages of doing so. Below we cover these pros and cons.

Common Applications and How They Work

If you are even remotely involved in the marketing functions of your business, there’s a good probability you’ve heard of (and perhaps even tested out) some of the more common social media scheduling tools. Apps like Later, Hootsuite, Shortstack, Buffer and Loomly are just a few of the many options currently on the market. While each of these platforms performs slightly differently, the overall premise of each is the same. Built into each application is a scheduling interface that allows you to link multiple social media accounts. Here, you can upload images, videos, and text you’d like to share with your followers. Choose a launch date and time and voila! Your accounts are consistently posting new content while you sleep, work, travel, or socialize.

Pros of Scheduling Your Social Media Posts

It sounds so easy it’s almost too good to be true; right? Well, it’s absolutely true that there are many benefits to pre-scheduling your social mediaposts. Here are some of the best reasons you might want to try it for yourself:

Time Management

Pre-scheduling your posts will absolutely afford you more time. Then you can devote the saved time to the other aspects of running your business. Set aside a couple of hours at the beginning of your week and you can have quality content posting each day. You can schedule your posts up to a month in advance or more, depending on the platform you choose to use. You are also able to access multiple social media sites at once, saving you the time and hassle of having to log in to each one individually.

Flexibility

Because you are able to choose your posting time, you are more likely to reach your audience during the peak hours they are active online. This is very helpful, as this may not be the ideal time for you to post. This can lead to more engagement on your profiles, and a better reach.

Strategy

Posting in advance allows you to create content that adheres to your overall brand theme. This gives your social media account an heir of cohesion. Sending a consistent message in this way allows your audience to gain a better understanding of what your business is all about.

Consistency

Scheduled posts helps you ensure you’re offering new and relevant material on a regular basis. Additionally, consistency can help you stay on top of the algorithm, since many apps see consistency as a sign of quality.

Repetition

Although repeating posts isn’t always the best idea, there will be times when it is beneficial to do so (promoting events, etc.). Advanced scheduling makes this process exponentially easier.

Broader Outreach

Because you do not have to necessarily be present during the time your post launches, you will be able to access an audience you may not otherwise reach if you only live-posted in the moments available to you.

Delegation

Pre-posting also affords you the ability to off-set your duties and allow an employee or marketing service provider take over your social media for you.

Cons of Scheduling Your Social Media Posts

Just like anything else in the world, there are pros and cons to scheduling. Here are some disadvantages for you to consider:

Engagement

Interacting with your audience is one of the fastest ways to build rapport with them. By pre-scheduling your posts, you may miss out on the opportunity to quickly respond to comments, messages, likes, and shares which can cost you several chances to convert your followers into clients.

Relevance/Social Awareness

Scheduling out too far in advance can run you the risk of appearing callous, inappropriate, or unaware of what’s going on around you. For example, when the current crisis of COVID-19 began, a travel agent trying to sell a vacation abroad would probably have appeared pretty tacky.

May Appear Spammy

Because you may not be consistently interacting with your audience, you also risk the possibility of your content appearing too spammy to your audience.

Mistakes

Posting too far in advance might increase your chances of linking back to content that is no longer available. There may also be moments where technology fails you and your post never goes live for one reason or another.

Redundancy

You don’t want to overwhelm your followers with the same information over and over again. Posting your content all at one time might find you in a particular mindset where all your posts are far too similar.

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The Best Practice for Scheduling Social Media Posts

If, after gaining a better understanding of the pros and cons associated with pre-planning your posting schedule, you do choose to do it, there are some guidelines you will want to follow.

Include Variety

Don’t make the mistake of constantly posting repeat content. Certain situations will call for information to be shared more than once, but as a general rule you should offer your audience fresh material. Additionally, mix in some live postings with your pre-scheduled content.

Make Sure Everything Works

Make it a point to regularly check your content to ensure your links are still active and that all of the social media accounts you have connected to your advanced scheduling application are still in working order.

Stay Relevant

Pay attention to what’s going on in the world around you! This point cannot be stressed enough. Posting overly-promotional or irrelevant content during a time where the rest of the world (or even your local community) is focused on a bigger topic could be extremely detrimental to the overall health of your brand image and marketing efforts.

Keep Your Content Messaging on Topic

If your business is in the health and wellness arena you won’t necessarily want to post content offering financial tips to your followers. Know your area of expertise and stick with it! Similarly, make sure everything you post is a clear reflection of your brand personality.

Don’t Over-Extend Yourself

Not all social media platforms will benefit your particular business. Before you create profiles on fifty random platforms, do your research to determine which ones will offer you the most value. See which will help you reach your target market most effectively. The quality of what you post is far more important than the number of platforms you can be found on.

Add Value to Your Followers

If you do have multiple social media platforms, make sure you aren’t posting the same stuff on each of them at the exact same time. Give your audience a reason to follow you on Facebook and Twitter or Instagram. Also, different platforms will attract different audiences who will react to your content. So, make sure you’re adding value to their experience on whichever platform they see you.

Your Next Steps for Scheduling Your Social Media Posts

Now that you understand scheduling your social media posts, it’s time to do your homework. First, determine which social media platforms will best suit the needs of your business. Also, determine which will be of the greatest interest to your target audience. Next, educate yourself on the days and times the platforms you use have the highest level of user engagement. Then, create a marketing strategy that will offer your audience pertinent information, variety, and incentive to further interact with your business. Finally, start scheduling your social media posts and watch your business grow!

The Pros & Cons of Scheduling Your Social Media Posts

Realtor.com’s top 10 housing markets for 2021 have substantial momentum from 2020 which they will carry into 2021. Still low mortgage rates throughout most of the year help these markets see price and sales growth on top of 2020’s high levels. Economic momentum from the thriving tech industry, coupled with healthier levels of supply, will position these markets for growth in 2021. This past year, we’ve all become more reliant on technology to work, learn, and maintain personal connections. The technology hubs that make this possible are thriving, as are their housing markets. Additionally, the relative stability of government jobs in the past year has driven home prices and sales in several state capitals to the top. Home buyers, particularly younger first-time buyers, looking in one of these markets should expect rising prices and heavy competition. Meanwhile, sellers will remain in a position of power, but will find themselves on the other side of the bargaining table when buying their next home.

Top 10 Housing Markets Positioned for Growth in 2021

Rank*	Metro	2021 Sales Growth % y/y	2021 Price Growth % y/y	Combined Growth
1	Sacramento–Roseville–Arden-Arcade, Calif.	17.2%	7.4%	24.6%
2	San Jose-Sunnyvale-Santa Clara, Calif.	10.8%	10.8%	21.6%
3	Charlotte-Concord-Gastonia, N.C.-S.C.	13.8%	5.2%	19.0%
4	Boise City, Idaho	9.8%	9.1%	18.9%
5	Seattle-Tacoma-Bellevue, Wash.	8.9%	9.7%	18.6%
6	Phoenix-Mesa-Scottsdale, Ariz.	11.4%	7.0%	18.4%
7	Harrisburg-Carlisle, Pa.	14.4%	3.8%	18.2%
8	Oxnard-Thousand Oaks-Ventura, Calif.	12.5%	5.5%	18.0%
9	Denver-Aurora-Lakewood, Colo.	12.5%	5.4%	17.9%
10	Riverside-San Bernardino-Ontario, Calif.	12.4%	5.5%	17.9%
	United States	7.0%	5.7%	12.7%

Ranking is based on the combined yearly percentage growth in both home sales and prices expected in 2021 among the top 100 largest markets in the country per realtor.com’s metro level housing forecast. In cases of a tie, Sales Growth y/y was used as a tiebreaker.

Tech Titans 

A common driver of this year’s top markets is the prevalence of high paying tech jobs. Tech salaries in Sacramento, San Jose, Boise, Denver, and Seattle have driven home prices through the roof over the last several years and this trend is expected to continue in 2021. Additionally, areas such as Charlotte and Phoenix are quickly establishing themselves as rising tech hubs with a plethora of jobs in technology, as well as education, government and healthcare. In fact, the projected unemployment rate for 2021’s top markets is 7.9% compared to the national average of 8.2%. Tech-related jobs make up an average of 8.7% of the workforce in this year’s top markets list compared to 6.4% of the U.S. as a whole. 

Relative Affordability

The top markets in 2021 aren’t cheap. In fact, home prices in eight of the top 10 markets are more expensive than the average of the top 100 markets. But many are relatively affordable when compared to their nearby counterparts or offer significantly more square footage for a similar price. For example, buyers priced out of New York ($216 per sq.ft.) can find increased space and affordability in Harrisburg ($122 per sq.ft.), while buyers in Sacramento ($284 per sq.ft.) can get more bang for their buck than nearby San Francisco ($679 per sq.ft.). This is also true when comparing Oxnard ($413 per sq.ft.) and Riverside ($247 per sq.ft.) with Los Angeles ($556 per sq.ft.).  

Home to Younger Households 

On average, the top 10 markets have a larger share of younger households, aged 25 to 34, (14.1%) than the U.S. as a whole (13.5%). A market’s ability to lure millennials is a good indicator of the livability of the area including: job opportunities, dining, and entertainment. However, when it comes to millennials purchasing homes in the top 10, two trends are emerging. In half of this year’s top markets, including: Charlotte, Boise, Phoenix, Harrisburg and Riverside, millennials are already homeowners and expected to make the majority of the home purchases that drive home price growth and sales. In the other group of markets, such as San Jose, Seattle, and Denver, the high cost of living has made homeownership a difficult accomplishment, not only for millennials but for all generations. The high number of millennials in the market shows how popular these markets have become, but older, more financially established generations will be the ones purchasing the majority of the homes next year. 

State Capitals 

Half of the top markets are state capitals, including: Sacramento, Boise, Phoenix, Harrisburg and Denver. The strong government presence in these areas offers stability for their local economy and jobs markets. This is especially important after a year when a global pandemic has significantly disrupted local economies across the nation. On top of the government jobs, these areas also have strong job diversity in both the public and private sectors, including education, healthcare, technology, manufacturing and military, which is positioning them for solid growth in the future. The average GDP growth rate for the top markets is forecasted to be 5.34% in 2021, versus 4.85% for the top 100 metros. 

Key Stats for Top 10 Housing Markets in 2021 

	Top 10 Markets (Avg)	Largest 100 Markets (Avg)
Sales % Change YoY 2021 (projected)	+13.1%	+6.8%
Price % Change YoY 2021 (projected)	+6.9%	+4.7%
Median List Price 2020	$586,200	$371,500
Median List Price YoY 2019	+7.6%	+4.3%
Households YoY 2021 (projected)	+0.98%	+0.53%

2021 Top 10 Housing Markets 

1. Sacramento, CA

Median home price: $554,050
Home price change: +7.4 percent
Sales change: +17.2 percent
Combined sales and price growth: +24.6 percent

Sacramento takes first place on this year’s top markets list. Due to the increased freedom to work remotely, buyers from the San Francisco Bay Area are flocking to California’s state capital for the increased affordability, without having to completely uproot their lives in Northern California. The area draws a diverse crowd ranging from first time homebuyers to empty nesters looking to downsize. Many young families are also drawn to Sacramento for the area’s strong school system, including West Campus high school which has a 99% graduation rate and received a 10/10 on greatschools.org. When residents want a change of scenery, it’s a short trip to Lake Tahoe, wine country or San Francisco. 

2. San Jose, CA

Median home price: $1,199,050
Home price change: +10.8 percent
Sales change: +10.8 percent
Combined sales and price growth: +21.6 percent

Also located in Northern California, San Jose is the largest city in Silicon Valley. Apple, Google, Facebook, Linkedin and even realtor.com® are all within commuting distance of San Jose. Unsurprisingly, the area’s strong economy and top notch school system, including Lynbrook High School (10/10 greatschools.org), lure top tech talent from all over the country. Those looking for a change of scenery can easily drive to San Francisco or the nearby mountains. Without a ton of room for new construction, inventory in the area is tight, so serious buyers should expect to pay above asking price.  

3. Charlotte, NC

Median home price: $368,819
Home price change: +5.2 percent
Sales change: +13.8 percent
Combined sales and price growth: +19.0 percent

Rounding out the top three on this year’s top markets list is Charlotte. The area’s high quality of life, great weather, strong school system including Providence High (10/10 greatschools.org) and rich history draw a diverse mix of both young and old buyers. Millennials are beginning to transition from the downtown city center toward the suburbs as they raise families and take advantage of the increased affordability and extra space. With access to both the beach and mountains, Charlotte has something for everyone, including kayaking along the Catawba River and hiking the Carolina Thread Trail. Housing supply has been tight, but new construction is booming as builders try to meet current demand. Charlotte was No. 7 on 2018’s top markets list. 

4. Boise, ID

Median home price: $445,000
Home price change: +9.1 percent
Sales change: +9.8 percent
Combined sales and price growth: +18.9 percent

Idaho’s capital city is firmly establishing itself as a rising tech hub in the U.S. The area’s high quality of life and strong economy draw people from all over the country, with the biggest influx coming from Washington, Oregon and California. This trend has accelerated as the ability to work remotely has drawn many young workers looking for a slower pace of life, increased affordability, and access to the area’s many outdoor amenities. Boise offers residents a mild four season climate, a vibrant revitalized downtown with plenty of entertainment, as well as a plethora of restaurants and boutique shopping. Outdoor enthusiasts are drawn to the area’s adrenaline pumping outdoor activities such as white water rafting and four different ski resorts. New construction has been booming in Boise over the past few years as builders scramble to keep up with rising demand. Boise is no stranger to realtor.com®‘s Top Markets list, it was No. 1 in 2020 and No. 8 in 2019. 

5. Seattle, WA

Median home price: $629,050
Home price change: +9.7 percent
Sales change: +8.9 percent
Combined sales and price growth: +18.6 percent

Coming in fifth is Seattle, which is home to some of America’s largest and most well known companies including: Amazon, Starbucks, Costco, Microsoft and Nordstrom. The area’s booming tech scene, high quality of life, and access to both the water and mountains draws a crowd from all over the country. New and growing families will find a strong school system, including Greenwood Elementary School which scored a perfect 10/10 on greatschools.org, as well as four other schools which received scores of 9/10. Driven by high home prices and the desire for more space, buyers are beginning to search for homes further from the downtown center. This is especially true for first time homebuyers. 

6. Phoenix, AZ

Median home price: $412,260
Home price change: +7.0 percent
Sales change: +11.4 percent
Combined sales and price growth: +18.4 percent

Arizona’s state capital has become a magnet for both younger buyers looking to take advantage of the affordable cost of living, as well as retirees who want to soak up the sun. Recently, the area has seen a large influx of people from pricey West Coast markets — San Francisco, Seattle and Portland. While builders have struggled to meet the rising demand for housing, Phoenix set a record for new home permits in March, April and May, so new inventory is on the way. Phoenix offers residents all the big city amenities of shopping, dining and entertainment, without the traffic of larger metropolitan cities. Additionally, those who want to get out and hit the golf course have over 400 courses to choose from. Phoenix is a business friendly city and has a diverse list of large employers in both the public and private sectors from education, government and healthcare to technology, manufacturing and military. Phoenix was No. 5 on 2019’s top markets list. 

7. Harrisburg, PA

Median home price: $262,000
Home price change: +3.8 percent
Sales change: +14.4 percent
Combined sales and price growth: +18.2 percent

The state capital of Pennsylvania has become a hot spot for buyers looking for the quiet suburban lifestyle, more space, and increased affordability. Harrisburg is centrally located near New York, Baltimore, Washington D.C., Pittsburgh and Philadelphia. Millennials in particular have been drawn to the area as both first time homebuyers and move-up buyers looking for more space for their growing families. Harrisburg boasts a strong job market not only for government employees working at the state capital, but those in healthcare and shipping industries as well. One of the biggest draws to the area is the ability to go from downtown, to the suburbs, to more rural areas, in under 15 minutes.  

8. Oxnard, CA

Median home price: $824,000
Home price change: +5.5 percent
Sales change: +12.5 percent
Combined sales and price growth: +18.0 percent

Located north of Los Angeles on the Pacific Coast is Oxnard, Calif. The area is a mix of farmland and Pacific Coast beaches, such as Hollywood Beach — a second home market for wealthy Angelanos looking for a break from the hustle and bustle of city life. Farmers in the area grow strawberries and lima beans and the annual Strawberry Festival is a big draw for Southern California locals. Thanks to its affordability, the area has seen a boost in demand from buyers seeking relief from Los Angeles and Orange County home prices. Beach homes in the area are significantly more affordable than those in Malibu or Santa Monica, making this a popular alternative for buyers hoping to get more bang for their buck. 

9. Denver, CO

Median home price: $520,000
Home price change: +5.4 percent
Sales change: +12.5 percent
Combined sales and price growth: +17.9 percent

Colorado’s state capitol is located just outside of the Rocky Mountains. The area’s housing market has been red-hot for the last several years and builders have struggled to keep up with the high demand for housing. Though the city is rapidly expanding, it still holds much of its Old West charm, and its cost of living remains relatively affordable compared to other Western markets. Many of Denver’s residents are outdoor enthusiasts who love to take advantage of the area’s easy access to mountains, rivers and lakes. No matter the season, there is an outdoor activity closeby. Denver’s high quality of life is a major draw for many residents, as well as all the amenities of downtown. With boutique shopping, dining, and endless entertainment, the area has been supremely popular with millennials. Due to the area’s spike in demand, home prices have grown rapidly, causing many first time home buyers to search further out from the downtown center. 

10. Riverside, CA

Median home price: $475,050
Home price change: +5.5 percent
Sales change: +12.2 percent
Combined sales and price growth: +17.9 percent

Located in the Inland Empire, Riverside, Calif., is named for its location along the Santa Ana River. Riverside draws many people who want to take advantage of Southern California’s temperate weather, but don’t want to pay Los Angeles or Orange County home prices. Riverside is centrally located, just 30 minutes to the beach, mountains or desert, making it a great location for anyone that loves to be outdoors. Additionally, it’s in close proximity to Southern California’s attractions of Disneyland in Anaheim, skiing in the San Bernardino Mountains, wine tasting in Temecula or the endless entertainment in Los Angeles. Due to Southern California’s high cost of living, Riverside’s relative affordability and strong school system including Riverside Stem Academy(9/10 greatschools.org), have made it a popular destination for first time homebuyers, growing families, and retirees.   

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2021 Top Housing Markets Ranked

Rank*	Metro	2021 Sales Growth % y/y	2021 Price Growth % y/y	Combined Growth
1	Sacramento–Roseville–Arden-Arcade, Calif.	17.2%	7.4%	24.6%
2	San Jose-Sunnyvale-Santa Clara, Calif.	10.8%	10.8%	21.6%
3	Charlotte-Concord-Gastonia, N.C.-S.C.	13.8%	5.2%	19.0%
4	Boise City, Idaho	9.8%	9.1%	18.9%
5	Seattle-Tacoma-Bellevue, Wash.	8.9%	9.7%	18.6%
6	Phoenix-Mesa-Scottsdale, Ariz.	11.4%	7.0%	18.4%
7	Harrisburg-Carlisle, Pa.	14.4%	3.8%	18.2%
8	Oxnard-Thousand Oaks-Ventura, Calif.	12.5%	5.5%	18.0%
9	Denver-Aurora-Lakewood, Colo.	12.5%	5.4%	17.9%
10	Riverside-San Bernardino-Ontario, Calif.	12.4%	5.5%	17.9%
11	Columbus, Ohio	10.3%	7.6%	17.9%
12	Bridgeport-Stamford-Norwalk, Conn.	9.7%	7.8%	17.5%
13	Fresno, Calif.	8.9%	8.5%	17.4%
14	Los Angeles-Long Beach-Anaheim, Calif.	10.0%	7.3%	17.3%
15	Las Vegas-Henderson-Paradise, Nev.	12.0%	5.2%	17.2%
16	El Paso, Texas	10.6%	6.4%	17.0%
17	North Port-Sarasota-Bradenton, Fla.	10.3%	6.6%	16.9%
18	San Diego-Carlsbad, Calif.	11.3%	5.5%	16.8%
19	Palm Bay-Melbourne-Titusville, Fla.	11.6%	4.7%	16.3%
20	Tampa-St. Petersburg-Clearwater, Fla.	8.7%	7.5%	16.2%
21	Orlando-Kissimmee-Sanford, Fla.	10.1%	5.8%	15.9%
22	Dallas-Fort Worth-Arlington, Texas	11.3%	4.4%	15.7%
23	Kansas City, Mo.-Kan.	12.1%	3.5%	15.6%
24	Hartford-West Hartford-East Hartford, Conn.	12.1%	3.4%	15.5%
25	Jacksonville, Fla.	9.4%	5.0%	14.4%
26	Stockton-Lodi, Calif.	8.2%	6.1%	14.3%
27	Portland-Vancouver-Hillsboro, Ore.-Wash.	8.1%	6.2%	14.3%
28	Bakersfield, Calif.	10.5%	3.7%	14.2%
29	Memphis, Tenn.-Miss.-Ark.	9.1%	4.8%	13.9%
30	Charleston-North Charleston, S.C.	9.5%	4.3%	13.8%
31	McAllen-Edinburg-Mission, Texas	10.0%	3.6%	13.6%
32	Knoxville, Tenn.	7.9%	5.7%	13.6%
33	Rochester, N.Y.	8.4%	5.1%	13.5%
34	Columbia, S.C.	8.1%	5.4%	13.5%
35	Pittsburgh, Pa.	9.2%	4.1%	13.3%
36	Salt Lake City, Utah	7.5%	5.7%	13.2%
37	Austin-Round Rock, Texas	8.4%	4.6%	13.0%
38	Grand Rapids-Wyoming, Mich	9.1%	3.6%	12.7%
39	Springfield, Mass.	8.1%	4.2%	12.3%
40	Milwaukee-Waukesha-West Allis, Wis.	6.3%	6.0%	12.3%
41	Washington-Arlington-Alexandria, DC-Va.-Md.-W. Va.	5.2%	6.7%	11.9%
42	Chicago-Naperville-Elgin, Ill.-Ind.-Wis.	8.3%	3.5%	11.8%
43	New Haven-Milford, Conn.	8.6%	3.1%	11.7%
44	Deltona-Daytona Beach-Ormond Beach, Fla.	5.4%	6.3%	11.7%
45	Colorado Springs, Colo.	5.4%	6.2%	11.6%
46	Philadelphia-Camden-Wilmington, Pa.-N.J.-Del.-Md.	7.0%	4.5%	11.5%
47	San Antonio-New Braunfels, Texas	7.2%	4.3%	11.5%
48	Louisville/Jefferson County, Ky.-Ind.	7.0%	4.2%	11.2%
49	Boston-Cambridge-Newton, Mass.-N.H.	5.4%	5.7%	11.1%
50	Baltimore-Columbia-Towson, Md.	4.8%	6.2%	11.0%
51	Greensboro-High Point, N.C.	6.8%	4.1%	10.9%
52	Albany-Schenectady-Troy, N.Y.	7.1%	3.7%	10.8%
53	Miami-Fort Lauderdale-West Palm Beach, Fla.	3.7%	7.1%	10.8%
54	Richmond, Va.	6.2%	4.5%	10.7%
55	Youngstown-Warren-Boardman, Ohio-Pa.	6.1%	4.5%	10.6%
56	Buffalo-Cheektowaga-Niagara Falls, N.Y.	6.3%	4.0%	10.3%
57	Lakeland-Winter Haven, Fla.	5.1%	4.9%	10.0%
58	Providence-Warwick, R.I.-Mass.	4.5%	5.5%	10.0%
59	Virginia Beach-Norfolk-Newport News, Va.-N.C.	8.1%	1.8%	9.9%
60	Raleigh, N.C.	6.0%	3.9%	9.9%
61	Houston-The Woodlands-Sugar Land, Texas	5.3%	4.6%	9.9%
62	Atlanta-Sandy Springs-Roswell, Ga.	3.6%	6.2%	9.8%
63	Des Moines-West Des Moines, Iowa	6.9%	2.8%	9.7%
64	San Francisco-Oakland-Hayward, Calif.	1.3%	8.4%	9.7%
65	Akron, Ohio	5.3%	4.2%	9.5%
66	New Orleans-Metairie, La.	5.3%	4.2%	9.5%
67	Cleveland-Elyria, Ohio	6.7%	2.7%	9.4%
68	Spokane-Spokane Valley, Wash.	3.8%	5.6%	9.4%
69	Baton Rouge, La.	6.5%	2.6%	9.1%
70	Durham-Chapel Hill, N.C.	4.8%	4.3%	9.1%
71	Oklahoma City, Okla.	5.8%	3.0%	8.8%
72	Syracuse, N.Y.	4.2%	4.6%	8.8%
73	Cincinnati, Ohio-Ky.-Ind.	4.9%	3.8%	8.7%
74	Chattanooga, Tenn.-Ga.	4.9%	3.5%	8.4%
75	Portland-South Portland, Maine	2.0%	6.4%	8.4%
76	Augusta-Richmond County, Ga.-S.C.	5.1%	3.2%	8.3%
77	Worcester, Mass.-Conn.	3.5%	4.5%	8.0%
78	Tucson, Ariz.	3.4%	4.5%	7.9%
79	Nashville-Davidson–Murfreesboro–Franklin, Tenn.	3.1%	4.8%	7.9%
80	Scranton–Wilkes-Barre–Hazleton, Pa.	6.7%	1.1%	7.8%
81	Albuquerque, N.M.	4.5%	3.2%	7.7%
82	Toledo, Ohio	3.9%	3.3%	7.2%
83	St. Louis, Mo.-Ill.	3.4%	3.8%	7.2%
84	Jackson, Miss.	5.3%	1.9%	7.2%
85	Madison, Wis.	5.1%	2.1%	7.2%
86	Winston-Salem, N.C.	2.6%	4.4%	7.0%
87	Birmingham-Hoover, Ala.	3.7%	3.2%	6.9%
88	Urban Honolulu, Hawaii	5.2%	1.6%	6.8%
89	Indianapolis-Carmel-Anderson, Ind.	4.1%	2.3%	6.4%
90	Omaha-Council Bluffs, Neb.-Iowa	1.4%	4.9%	6.3%
91	Wichita, Kan.	2.4%	3.4%	5.8%
92	Cape Coral-Fort Myers, Fla.	1.5%	4.3%	5.8%
93	Greenville-Anderson-Mauldin, S.C.	4.3%	1.3%	5.6%
94	Minneapolis-St. Paul-Bloomington, Minn.-Wis.	0.5%	4.8%	5.3%
95	Allentown-Bethlehem-Easton, Pa.-N.J.	0.3%	4.9%	5.2%
96	Tulsa, Okla.	2.7%	2.0%	4.7%
97	Little Rock-North Little Rock-Conway, Ark.	1.9%	1.5%	3.4%
98	Dayton, Ohio	0.7%	1.7%	2.4%
99	Detroit-Warren-Dearborn, Mich	-2.8%	4.9%	2.1%
100	New York-Newark-Jersey City, N.Y.-N.J.-Pa.	-3.8%	0.5%	-3.3%

*Ranked by Combined Growth. In cases of a tie, Sales Growth y/y was used as a tiebreaker.

Top Housing Markets for 2021

We all crave the creature comforts of a cozy, well-designed home. While there are a lot of do-it-yourselfer’s out there who work tirelessly on their homes and seem to be updating or renovating on a constant basis— this is not possible for those of us who don’t know the difference between a table saw and a drill.Of course, the latter-mentioned group of people could just hire someone to renovate their homes for them, but then that comes with messy and costly renovations. Anyone who has done a major renovation can attest to the unexpected costs and immense mess that it creates.How can we update our homes while bypassing major renovations? We want updates that all of us can do, not just those handy do-it-yourselfers. Here is your answer — 10 of them, in fact.

Let’s look at 10 imaginative ways to update your home without tearing down walls or breaking the bank.

1) Create Open Space In Your Home

According to a Bankrate Study, open floor plans are on the top of the list when it comes to home buying and home ownership. Homeowners want an open floor plan where the kitchen, family room and dining room share one vast open space. Also, formal dining rooms seem to be going out of style.Here is your opportunity to create space in your home, making  it more appealing to you and to your visitors. How can you do this without tearing out walls, you ask? Actually, making your home seem open and airy can be easier than you think. Sometimes it’s as simple as getting rid of bigger, bulkier furnishings, or moving furnishings around the room to see what placement gives the most open space. If you are attached to the huge armoire, cabinet or other bulky furnishing that is taking up a lot of space, then consider painting it a warm off-white color— this will help it “disappear” into the room, tricking the eye to think the space is more airy and open.Another trick of the eye that gives the illusion of open space, is mirrors. Mirrors when placed opposite windows reflect light into the room and make the room seem more open. If you have a formal dining room that you really don’t use, then consider turning it into a cozy den, home office, crafting room or library with a reading nook. This will make the current space you have more usable, and creates a whole new room in your home that you never had before (without any messy renovations!).

2) Add New Lighting To Your Home

Proper lighting can truly bring a room to life.  A poorly lit room looks small, dark and cramped, while a brightly lit room appears open, airy and welcoming. There are numerous ways to brighten up your home with lights. Some of the easier methods are as simple as buying table lamps and floor lamps for your home.Strategically place a couple tall floor lamps in dark corners and watch your room come alive. Layer this lighting with lamps on side tables, making the room feel welcoming and cozy.  Then, if you want to get adventurous, you can replace all those out-dated ceiling fixtures with the stunning modern masterpieces that are available on the market.Of course, this last part may require you to hire an electrician for installation, but if you’re handy, replacing a ceiling fixture is something that is not too complicated.  Whether you keep it simple with floor lamps, or go all out and replace all your ceiling fixtures —modernize your home with plenty of bright lights.

3) Cabinetry: Update Drawer Pulls and Door Handles

Nothing dates your kitchen and bathrooms more than old-fashioned, worn and dirty handle pulls and knobs. There is no excuse not to update all your cabinet and door handles when it is really so simple to do, and there are so many ways to update your cabinetry.There are numerous finishes to choose from such as bronze, brushed nickel, aged copper, and shiny stainless.  With so many modern choices on the market it may be hard to decide what best suits your home. Don’t stress too much about the plethora of options, after all, you could always buy one or two different styles to see what works best in the room.Plus, there are not really any steadfast rules to choosing cabinet pulls and knobs. Essentially, a country kitchen can look chic and updated with very modern stainless knobs, while a modern kitchen can look cool and eclectic with more vintage-style knobs. The design choice is up to you, so get out there and start updating your kitchen and bathroom cupboards today.

4) Update Window Treatments

Windows seem to be overlooked a lot of the time. Homeowners struggle to decide what style would suit the room best, leading them to give up and leave the windows bare or just install simple blinds for privacy.Here’s the thing— windows beg to be dressed! By leaving your windows bare, you are missing out on a whole spectacular layer of decorating.  While those who are lucky enough to enjoy ocean or mountain views may argue this fact, but even the best of views could be framed by stylish window panels. Windows can be dressed to perfectly suit your style and taste.You can go bold and graphic with geometric curtain panels, or beachy with gauzy white sheers, or minimalist with bamboo shades—-the options are endless. If you are stressing about all the possibilities, then take a cue from the color schemes that you already have in place. Sometimes the easiest option is to simply match curtain panels to the color of your walls— doing this creates a look that goes with any style.

5) Create An Outdoor Room

Sometimes we forget to look outside our very own doors for unused space. Even if your home doesn’t have a large front porch or amazing backyard patio—there is still space to be used. You just need to be inventive.You can create an amazing outdoor space by starting with an outdoor rug to define a “room” outdoors. Then add a couple comfortable outdoor chairs and throw cushions, a small fire pit, some dangling string lights — Voila! You have a added a new “room” to your home.If you want to get fancier you could put down some brick pavers or flagstones, then layer it with the outdoor rugs, chairs etc… Or you could go all out and install a large pergola, drape the sides with privacy curtains, add an outdoor heater, some music, some wine….yes, this sounds like a great outdoor escape. The pergola install may take the weekend to accomplish, but it would be worth it come Sunday evening when you unwind outdoors with your glass of wine.

6) Landscape Your Yard

Landscaping is too often overlooked.  We plant one or two trees and assume we are done. However, curb appeal is greatly affected by  the design of your landscaping. While not all of us have a green thumb, it can be easy to make a couple raised garden beds, or plant more trees and flowering shrubs.Begin with a visit to your local greenhouse. Staff at these stores are full of advice and knowledge about local plant life. Ask them what plants thrive best in your area and, more importantly, what plants are the easiest to care for. Most of these garden centers have a landscape architect on staff who can design a landscaping plan for you, as well.It is best to start slowly by adding a couple flowering shrubs to your front yard, and then add a small raised bed around a walkway or front door. Remember to layer the heights of plants with the tallest in back, and read the planting directions for spacing and projected heights. With time and patience, you will have a beautifully landscaped yard.

7) Add Easy to Install (And Remove) Wallpaper

This is not your Grandmother’s wallpaper. No, we are talking about all of the amazing new removable wallpapers that are currently hitting the market. We are also not talking about those tacky wall decals that say, “Always Kiss me Goodnight”.Rather, the new lines of removable wallpaper come in amazing patterns and graphics that will make your room look like you hired an interior designer (and spent a fortune). These wallpapers are easily removed by simply peeling them off (without harm to the wall underneath) and most can be reused.For an easy weekend project, consider covering the main wall of your bedroom with a peaceful pattern, or consider a living room update by covering one wall with a funky geometric patterned paper. There are numerous online stores where this wonderful wallpaper can be purchased. Just be sure to read the fine print and buy the brands that are top-of-the-line and remove easily.

8) Spruce-Up Your Bathroom

Bathrooms get dirty and dingy quite quickly. Begin a bathroom overhaul with a thorough cleaning. Yes, not a lot of fun, but the shiny result will give you new motivation to spruce-up the rest of the bathroom.Once the room is clean, look to the outdated knobs, light fixtures, vanity, faucets, and shower curtains. By simply changing out one or two of the most outdated items, you can make your bathroom look modern and new. A coat of paint can really go far in a bathroom, as well.Look to the bathroom below and notice all the shiny white painted trim and blue walls; the modern cabinet pulls; the cool lantern light fixture; the modern faucet; the plush towels, and  the pretty plants—-these all add up to a brand-new bathroom, without  tearing out cabinets, walls or sinks.

9) Make a Man Cave

Men are uniting everywhere— in their man caves. While some of us girls don’t get it, men really like to have a man-cave to escape in, a room to call their own, a room to drink with the guys and watch the game in peace. Who can blame them? It really does sound like a great escape.Men, here are some tips to creating the ultimate man-cave. First, find a space in your home that you can use, whether it is the basement, the garage, or an outdoor room or outbuilding such as a shed. Then you need to decorate it and make it  your ultimate escape. Add a TV, a pool table, a fridge, a bar, some darts, comfortable chairs, rugs, pillows, music…etc Getting the picture? Make it home.There are a lot of companies that customize garages into amazing man-caves. They install flooring, wall units, and sound systems, essentially turning the garage into a new room in your home. Ladies, maybe we can do the same with a craft room?

10) When In Doubt Just Clean and Paint

Does this list have you exhausted? Is your home overwhelming you? Maybe you should just start by simply cleaning-up your main living space. A deep-clean can enhance our mood and make our home more livable (and more importantly inspire us to do more).It seems obvious but a clean coat of paint can take a room from drab to fab. Consider adding a punch of color on a accent wall, or just touch up  your trim with a clean coat of white paint. If your home already has a fresh coat of paint, then look to other things that could use a touch-up.  Maybe paint your ceiling a cool blue, or bring new life to an outdated piece of furniture with a new coat of paint.A deep clean and a new coat of paint can go a long way when it comes to revamping our rooms without major renovations.

As you can see, there are a lot of ways to update your home without the messy overhaul or huge expense of remodeling. Study this list and the rooms in your home , then ask yourself what is the most outdated feature(s) in your home? Then it’s time to get to work!Change out old cabinetry knobs, light fixtures, faucets, window treatments and faded paint. Or look outside the typical rooms in your home by creating an amazing outdoor landscape, outdoor room, or garage man-cave. All of these small updates go a long way to renewing your home, your spirit and your sense of well-being.What recent updates have you done to your home? Or what items in this list do you plan to do first?

10 Ways To Update Your Home Without Major Renovations

Having the knowledge rather than just an understanding of a subject means you have become an expert. So, when it comes to single tenant net lease(STNL) properties, wouldn’t you want to know as much as possible before investing?

This type of lease that’s executed between the developer/landlord and the tenant of the build to suit location solidifies the use prior to development. As a potential buyer of said property, here are a few items you’ll want to review in the build to suit lease before signing the Purchase and Sale Agreement.

Tenant Profile

First and foremost, the tenant concept and credit profile should be taken into consideration. This will impact the overall terms drawn up in the lease. As a future landlord, your lowest risk option would be to choose the single tenant properties with an investment-grade or national tenant.

National creditworthy tenants with a rating of at least BBB- (S&P) are the standard for premium net lease properties. Also, regional or franchise-type credits contribute to the overall value of the property because it is dependent on the tenant.

Dollar General is a good example of a relatively safer real estate investment as it has over 15,000 locations across 44 states — and counting!

In today’s market, sub-investment grade product can provide the investor with greater flexibility in lease variation and ability to capture greater yield. The consistency of a freestanding long-term net lease is more uncertain than in the previous decade. So, risk tolerance is a driver of accomplishing a higher yield.

For example, in a SimonCRE-developed regional quick service restaurant (QSR) location in Phoenix, Filiberto’s Mexican Food, there was high demand as this type of concept is both value-oriented and ecommerce-proof. The property was recently sold and the investor was able to achieve a better cash-on-cash return relative to a newly constructed national QSR lease.

In the same vein, in the SimonCRE-developed medical office project in Florence, AZ, it was a smaller operator so there was a higher discount on the exit purchase price for the investor. It is also immune to the effect of ecommerce as it provides an improved quality of healthcare for the community through its new exam rooms, laboratory, and drive-thru pharmacy. Because it is not located within a major metropolitan city, this traditional market highly benefited from this type of concept.

Lease Type

One could argue that single tenant property is the most “liquid” asset class in commercial real estate due to its consistent lease structures and abundance of comparable data. Although, being an expert in how net leases are drafted first involves the knowledge of the different types of build to suit leases.

For example, in an Absolute Net Lease or a bondable lease, the tenant is fully responsible for all building expenses including the roof and structure. Whereas in a Single Net (N) Lease, the landlord covers all building expenses and the tenant pays a pro-rata share of the property tax, utilities and janitorial. Then in a Double Net (NN) Lease, the taxes and insurance premiums are paid by the tenant while the landlord maintains all the exterior and common areas.

Triple Net (NNN) is likely the industry catch phrase you’ll hear most, especially for a retail single tenant net lease; however, it could also vary in terms of tenant versus landlord responsibilities as it is less rigid than an Absolute Net Lease.

The length of the actual lease term and time left are also important deciding factors. Typically, build to suit leases will have terms ranging from 10-25 years. Although, non-national tenants may follow a trend of shorter term leases.

Keep in mind, the cap rate is calculated using the tenant’s Net Operating Income (NOI), so less time left on the lease means a lower risk of failing to renew. Traditionally, cap rates move in lockstep with the 10-Year Treasury. So, when exploring an investment property, evaluate the value of the building plus the raw land to determine if the price is fair or not.

Rent Increases

Another point to check when combing through the lease is if there are any periodic rent bumps in place. When do they occur? From a developer’s perspective, having the periodic increases will add to the property’s value. It also serves as a safeguard that ensures the rent will likely keep up with the market rate.

Rent escalators tend to drive more demand from investors seeking long-term passive investments. Consequently, it can also create challenges for redevelopment. Rent increases are meant to account for appreciation and inflation. However, in times of market stagnation, it can lead to operator defaults or even situations where the developer is unable to replace rents. So, this all should be taken into consideration.

At this point in the market cycle, S&P-rated investment-grade tenants are structuring flat leases. But without these rent increases in place, an investor could end up with a long-term tenant paying lower than market rate. It’s critical to consider any economic factors that may affect your income down the line.

Renewal Options

A final checkpoint on a single tenant property is to ensure there are multiple lease renewal options drafted. While a property can change hands at any time, it’s always an important selling point.

Having these options protects the tenant but are also crucial for a landlord. Economic factors can impact your income if you’re not prepared for them. For example, during times of a seller’s market where an owner/landlord of a property in an especially competitive area, flexibility in increasing the rate later helps capitalize on the prosperous times.

During recessionary times, even a national tenant like Macy’s could face hardship and need to either negotiate a lower rate to stay, relocate, or close that store altogether.

Checkpoints Before Buying a Single Tenant Property

A Short History of Underwriting Guidelines

Borrower underwriting guidelines have changed dramatically in recent years. Back in the good old days, prior to the Great Recession, lenders did a very cursory job of underwriting the borrower. They typically asked the borrower to provide a simple financial statement with a credit check, and that was the extent of the credit items required.

Back then, they focused almost exclusively on the pros and cons of the property. And if they liked the risks associated with the property, it was very likely the loan would be approved with only a cursory look at the borrower.

Ah, the good old days.  But as you know that all changed in recent years.  In today’s environment, lenders have upped their borrower documentation considerably requiring an extensive amount of information on the borrower.

Under today’s lender guidelines the borrower would do themselves a favor if they were proactive about providing their personal documentation at the same time as the property documentation. Doing so strongly suggests that you, the borrower, are a professional, seasoned investor.  Instead of slowly dripping the required documents over a couple of weeks or so, have it all prepared to give to them right from the get go.

Six underwriting guidelines lenders use to qualify you:

1. Minimum Net Worth to Loan Ratio – Provide the lender with a complete, professional looking personal financial statement. Each lender has different requirements but they typically require the borrower’s net worth to be equal to or greater than the loan amount. Some require a borrower’s net worth to be as much as two times the proposed loan amount.  Ask the lender before you send him your financial statement what is the minimum net worth to loan ratio.  If your net worth exceeds this ratio then proceed with sending him all your personal documentation.
2. Minimum Number of Months of Debt Service Required of Liquid Assets – Again each lender is different but they typically require liquid assets showing on the borrower’s balance sheet equal to 6 to 12 months of debt service. Find out what your lender requires before signing the application.
3. Complete the REO Schedule with all the Details Filled In – Most lenders now create a global cash flow spreadsheet on the borrower. They want to see if the prospective borrower is generating a positive cash flow or slowly draining himself of all his cash.  Much of the detail required to determine his global cash flow comes from the real estate owned schedule.  Prepare the REO schedule before you begin talking to lenders so that when they ask for it, it’s ready for them.  If you need a copy of a REO schedule contact me and I’ll email you one.
4. Credit Rating & Explanations of 30 Day Late Payments – Run a credit report on yourself before you start looking for a lender. Find out your credit score.  Most lenders require that your credit score be a minimum of 680.  If yours is not that high, you better have a good explanation.  Also you need to explain every payment that is 30 days late or more.  Put it in writing before they ask.
5. Explain Past Tax Liens, Judgments, Litigation – Have written explanations with back up documentation already prepared before you sign the application. Give the prospective lender your explanations and have him verify in advance of signing your application that your explanations are satisfactory and will not impact loan approval.  Do it before you sign the application when you have the most negotiating power, not after when you have little or none.
6. Tax Returns, not just Schedule 1040s, signed and dated including all K-1s – Lenders want all of your federal tax returns, not parts of them. This includes providing all of you K-1s.  To speed up the process get it done correctly the first time.

Time Kills Deals

One of the truest statements ever uttered about commercial real estate is, “Time kills deals.”  A lengthy, drawn out loan underwriting process will at the very least move your deal to the bottom of the pile.

It has the potential of killing the deal altogether.  These borrower underwriting guidelines can be verified quickly if the borrower is proactive and anticipates what the lender is going to require.  A borrower should work towards making the lender’s process as easy as possible to avoid ever hearing the words, “I’m sorry to inform you, your loan has been turned down.”

Those are my thoughts, I welcome yours.  What underwriting guidelines do you think are most important for qualifying a borrower?

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Thirty-eight percent of homebuyers and sellers don’t want to see low-income housing in their neighborhood, according to an August Redfin survey of more than 1,400 U.S. residents who plan to buy or sell a home in the next 12 months. That’s roughly the same share as in November 2019, when 39% of respondents said the same thing. 

More people oppose low-income housing—which the survey question defines as “affordable housing in the form of mid-grade townhomes, apartments or similar”—in their neighborhood than any other type of building. Shopping centers, which 34% of all respondents oppose, and office buildings (32%) come next. 

President Trump suggested that people who live in the suburbs are opposed to low-income housing when his administration rescinded a 2015 federal rule called Affirmatively Furthering Fair Housing, meant to combat discrimination by requiring local governments to proactively ensure fair housing to receive federal housing funding. Joe Biden has pledged to reinstate the rule if he is elected. The Washington Post reportedthat in a town hall meeting aimed at Wisconsin voters, President Trump said Democrats would “eliminate single-family zoning, bringing who knows into your suburbs, so your communities will be unsafe and your housing values will go down.”

In addition to reinstating the rule discussed above, Biden’s $640 billion housing plan would combat discriminatory housing practices and support building more low-income housing and single-family homes in urban, suburban and rural areas. 

We broke out the survey results by respondents’ neighborhood type to see if rural and suburban dwellers are more likely than city residents to oppose low-income housing in their neighborhoods. 

While people who live in rural and suburban areas are more likely to oppose low-income housing in their neighborhood than city dwellers, less than half of people from each neighborhood type are opposed: Forty-five percent of rural residents and 44% of suburban residents oppose low-income housing, versus 31% of people who live in the city. Rural and suburban residents are also more likely than city residents to oppose nearly every other building type in their neighborhood. 

“Although research indicates that low-income housing doesn’t increase crime or substantially reduce nearby property values, there’s still a misconception that housing for low-income people degrades a neighborhood,” said Redfin chief economist Daryl Fairweather. “People who live in urban areas are less likely to harbor the misconception, likely because they already live among a more economically diverse population.”

“Building different types of housing in suburban, urban and rural neighborhoods alike helps to desegregate communities, which is one of the first steps in combating systemic racism and other inequalities,” Fairweather continued. “Passing national zoning reform and requiring all neighborhood types to allow affordable housing could help close the gaps in education, homeownership and wealth.” 

Residents of all three neighborhood types are more likely to oppose low-income housing than any other building type. But for rural residents specifically, nearly as many are opposed to shopping centers (43%) and office buildings (42%) as low-income housing. Rural residents were also most likely to say they wouldn’t mind any of the building types listed in their neighborhood, with 24% selecting that option. 

People who live in swing states are most likely to oppose low-income housing in their neighborhood

Forty-three percent of swing-state residents don’t want to see low-income housing in their neighborhood, versus 41% of people in red states and 33% of people in blue states.* 

“Biden has focused his housing policies on supporting low-income Americans who have been excluded from certain neighborhoods because they can’t afford housing,” Fairweather said. “In contrast, President Trump is responding to the anxiety some people feel about low-income housing entering their neighborhoods, which may be a bigger issue in red states and the collection of swing states that matter most in this year’s election, according to the survey results.”

White people are most likely to oppose low-income housing in their neighborhood

When broken down by race, white respondents are most likely to oppose low-income housing in their neighborhood and Black respondents are least likely. Forty-one percent of white people are opposed, followed by 35% of Asian people, 33% of Hispanic people and 26% of Black people. 

Thirty percent of Asian respondents said they wouldn’t oppose any building types in their neighborhood, more than any other race, followed closely by 29% of Black respondents.

https://www.redfin.com/news/suburban-urban-low-income-housing-survey/

Our research team releases regular monthly housing trends reports. These reports break down inventory metrics like the number of active listings and the pace of the market. In light of the developing COVID-19 situation affecting the industry, we want to give readers more timely weekly updates. You can look forward to a Weekly Housing Trends View near the end of each week along with weekly coverage from our Housing Market Recovery Index and a weekly video update from our economists. Here’s what the housing market looked like last week.

Our latest inventory data shows sellers have yet to find their confidence given the uncertainty over the economy and the pandemic environment. Buyers on the other hand, especially hungry first timers, remain largely unfazed by the challenges, and are motivated by low mortgage rates and the fear of missing out on the right home. The majority of sellers are also buyers, so even as new listings hit the market, another buyer is also added. Adding to the inventory issues, thousands of previously vacant homes, such as second homes and rentals, have been reoccupied by their owners during the pandemic, effectively taking them off the market.

Weekly Housing Trends Key Findings

• Median listing prices grew at 11.1 percent over last year, matching the fastest pace of growth in more than two years, and the 19th consecutive week of increasing price growth momentum. The rate at which asking prices are growing is more than double the pace set at the beginning of the year. Low mortgage rates are helping offset this increased cost for buyers, allowing them to take on a bigger loan amount.  
• New listings were down 15 percent. The new listings trend made up some of the ground lost last week, likely a result of the fuller week post Labor Day as well as easing from fires in the West and storms in the South. The number of sellers deciding to put their home on the market remains limited even for this time of the year. Seller confidence is improving but at a much slower pace than buyer confidence.
• Total inventory was down 39 percent. With high interest from buyers and limited flow of new listings, the total number of homes available for sale continues to shrink rapidly. The added competition means existing sellers in many markets have the upper hand over buyers.
• Time on market is now 12 days faster than last year. With low inventory and a growing pool of buyers, homes are spending less time to sell. The rapid turnover continues to fuel home sales, but it’s also depleting the amount of options dangerously fast.

Data Summary

	First Two Weeks March	Week ending Sep 5	Week ending Sep 12	Week ending Sep 19
Median Listing Prices	+4.5% YOY	+10.8% YOY	+11.1% YOY	+11.1% YOY
New Listings	+5% YOY	-12% YOY	-17% YOY	-15% YOY
Total Listings	-16% YOY	-39% YOY	-39% YOY	-39% YOY
Time on Market	4 days faster YOY	12 days faster YOY	11 days faster YOY	12 days faster YOY

You can download weekly housing market data from our data page.

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As the coronavirus pandemic drags on, different parts of the country are feeling the brunt of the shutdowns and economic disruptions very differently. Some suburban enclaves are seeing sky-high demand while others have seen home values drop dramatically just a few months into the pandemic. A new study by GoBankingRates looks at the top 50 American cities most likely to see a poor housing market in the near future.

Some are small cities with long-struggling economies while others are affluent California enclaves that saw record-high home value spikes over the last decade and are now feeling the crash of such unparalleled growth.

“Housing markets can run hot and cold, with a particular area seeing demand change over time,” the study’s author Joel Anderson explained. “[…] If you have to move for a job or your family, discovering that the housing market has gone down the tubes and you’re facing a long wait to sell at a lower price than you would like can seriously hurt your plans.”

To compile the list, GoBankingRates looked at foreclosure rates and the change in home values over the last 12-month and 24-month periods.

Here are the top 10 cities most likely to see storm clouds on the horizon as the pandemic drags on and pushes the U.S. deeper into a recession.

Jackson, Mississippi

Struggling with a high unemployment rate and stagnant job market even before COVID-19 hit, Mississippi has been hit hard by the virus and its impact on the health sector and economy. “Home prices are down almost 10 percent over the last two years, and foreclosure rates are more than triple the national average,” Anderson noted.

An average home in Jackson sells for only $40,024 – down 8.92 percent compared to a year ago, and 9.95 percent from two years ago. One in every 5,004 homes is foreclosed – a high rate that could increase amid pandemic-fueled instability.

Longview, Texas

While some parts of Texas (Houston, Austin) have been seeing booming job markets even in the wake of the pandemic, others have struggled. An average home in Longview, located in East Texas, is worth $155,139 — a remarkable drop of 9.9 percent compared to a year ago.

While the study does not lay out the specific reasons for such a steep fall, the city is far from urban centers and home to an aging population. Foreclosures are also higher than the national average – one in every 5,158 homes.

Redwood City, California

Four out of the ten cities most likely to struggle in the near future are in California. After years of spiking home values, the state is grappling with an affordability crisis exacerbated by the recession. An average home in Redwood, which is part of the pricy Bay Area, is worth a jaw-dropping $1,677,126, but home prices fell 1.04 percent in one year and 5.2 percent in two years. One in every 6,529 homes is foreclosed.

“Like the other high-priced California entries, it’s hard to make the argument you’re treating that as an investment at that price as home values appear to be reversing direction after years of growth,” wrote Anderson.

San Mateo, California

The affluent enclave 30 minutes outside of San Francisco saw some of the highest average home values on the list ($1,562,690). But the rapid growth observed for the last 10 years has started to turn around – values dropped 0.65 percent in the last year and 6.09 percent in the last two years. But at one in every 10,1118 homes, foreclosure rates are still very low.

“Even San Francisco can’t match the the median home price of San Mateo, north of $1.5 million,” wrote Anderson. “But once again, this market appears to have reversed direction with home values losing over 6 percent in the last 24 months.”

Fremont, California

Nestled in the center of Silicon Valley, Fremont is proving to be another victim of the sky-high growth that has been rocking many parts of California over the last decade. The market was bound to crash and home values slipped 4.79 percent since 2018 and 1.09 percent to $1,139,622 since last year. Foreclosure rates, however, remain very low, at one in every 10,811 homes.

“Fremont is definitely among the high-end housing markets turning ugly with a median home value well over $1 million,” Anderson reported.

Laredo, Texas

Located in South Texas, Laredo has long been propped up as the place to buy an affordable home; the average price is $159,321 these days. That said, the job market has been struggling in recent years. As a result, that number fell 4.31 percent since last July and 1.79 since July 2018. One in every 5,296 homes is foreclosed.

Santa Rosa, California

While home values in the northern Californian city of Santa Rosa are high (an average of $608,752), the city is grappling with a serious foreclosure crisis — one in every 3,893 homes is foreclosed. Home values, meanwhile, fell 4.82 percent in two years.

“Santa rosa is experiencing unusually large issues with foreclosures right now,” Anderson wrote. “As such, the fact that home values are down nearly 5 percent over the past two years shouldn’t be so surprising.”

Lake Charles, Louisiana

Several Louisiana cities appear on GoBankRates’ list of cities most likely to be hit hard by the recession. The fifth-largest city in the state, Lake Charles is often hit by hurricanes and other natural disasters (Hurricane Laura caused hundreds of downed power lines and destroyed homes just last month) and is struggling economically.

An average home is worth $179,930 while one in every 4,148 homes is foreclosed. Home values, meanwhile, fell 1.23 in a year and 1.74 in two years.

Stamford, Connecticut

While home to a number of high-paid tech professionals, the Connecticut city of Stamford regularly makes list of cities with a poor economic outlook due to a housing market disproportionate with the entire population. At $579,939, housing prices are down 0.67 percent from last year and 1.18 percent from a year ago. 1 in every 5,268 homes is foreclosed.

“Home values are down this year and last, shaving nearly $7,000 off what your house is worth over the last 24 months,” Anderson observed.

Albany, Georgia

Hit hard by the manufacturing closures that came in the wake of the 2008-2009 housing crisis, the Georgia city of Albany has been struggling to recover ever since. An average home is worth $88,190 while values dropped 1.38 percent in the last year. One in every 4,323 homes has been foreclosed, better than triple the national average.

Head to GoBankingRates for the full list of the 50 housing markets likely to suffer the most through this recession.

https://www.inman.com/2020/09/16/these-10-housing-markets-are-poised-for-serious-trouble/?utm_source=inbriefnonselect&utm_medium=email&utm_campaign=inbrief&utm_content=816806_textlink_5_20200918

Summer is typically the busiest season for real estate, and 2020 is no exception, even during the pandemic. Despite a later start to the buying season than usual, Realtor.com’s August housing data release shows that the market is hotter than ever with one concerning trend: a severe shortage of inventory. In fact, the inventory of newly listed properties is 11.8% lower nationally than August 2019, leading to higher listing prices and shorter time on the market.

Many sellers have also postponed putting their property on the market with the threat of an economic crisis as a result of the COVID-19 pandemic. Meanwhile, low mortgage interest rates are encouraging buyers. The lower inventory and higher buyer demand means it’s currently a seller’s market.

If you are trying to buy a property right now, you will likely find yourself in a situation where there will be several offers on the building you want to buy, which may lead to a bidding war. So, how can you make sure that your offer is the winning one?

1. Submit your “highest and best” offer

If you want to win a bidding war, your best bet is, logically, to put in the highest offer. In highly competitive markets, bidding at the asking price is only the start.

Before submitting an offer, do some research on the real estate market in your area to find out how much properties are typically selling for compared to the listing price. Some sellers may actually list their building lower to attract potential buyers and create a bidding war situation.

Before getting sucked into the offer and counteroffer game, make sure you know exactly how much the property is worth and how much you are comfortable spending. You can find different home value estimators online along with other tools, such as tax assessment cards, to find out how high you should be prepared to bid.

2. Increase your earnest money

The earnest money is the cash amount attached to your offer that is used as a deposit – if your offer is accepted. It shows the seller that you are motivated and making the offer in good faith. The money is held in an escrow account until closing and will eventually be used toward the down payment and closing costs if you have the winning bid.

Depending on the market, the earnest money deposits account for 1% to 10% of the purchase price. The more money you are willing to put down, the more serious the seller will take your offer.

3. Wave contingencies

Contingencies are common in real estate. Most offers are “subject to” the property appraising at the contract price, a satisfactory home inspection, buyer financing approval, and so on. Some contingencies make demands on the seller, such as splitting the closing cost or fixing an item before closing. These contingencies typically protect the buyer. If the conditions are not met — if the home inspector uncovers a significant issue during the inspection, for example — then the buyer can renegotiate or walk away from the contract.

If you want to make your offer as attractive as possible, you should remove as many contingencies as possible to alleviate the pressure on the sellers. Beware, however, that if something does come up, you would need to sacrifice your earnest money to walk away from the deal.

4. Pay in cash

There is a reason why “cash is king” when it comes to real estate. Sellers will find an all-cash offer more attractive than any mortgage, even if the offer might be slightly smaller than others. It removes any uncertainty that may be linked to financing and often guarantees a fast closing.

If you are not in a position to make a cash offer, increase your down payment if possible, and make sure you have your ducks in a row to speed up the mortgage process by gathering any documents you may need and getting pre-approved, for example.

Time is often of the essence in hot markets, and you may lose the property if there are any delays in getting your financing approved.

5. Use an escalation clause

In hot real estate markets, multiple-bid situations are the rule rather than the exception. If you want to have the winning offer, you can include an escalation clause in your bid. This shows the buyer that you are serious about buying the property and willing to increase your offer in set increments to beat any other offer up to a specific price (the “cap”).

Beware, though, that some sellers do not accept escalation clauses. It may also encourage them to counter your offer with your highest bid. It is best only to include an escalation clause if you are confident there will be several offers on the property.

6. Work with the seller

Real estate transactions are stressful and expensive for the sellers, too. They may be purchasing a new property themselves, dealing with repairs and closing costs, and abiding by their own timeline. You have more chances for your offer to be accepted if you show the sellers that you are willing to work with them to make the transaction as smooth as possible.

Some buyers include a letter with their offer to sway the sellers in their favor. If possible, let them know you are flexible on the closing date. You can also offer to pay for some of their expenses, such as the seller’s agent real estate commission or part of the seller’s closing costs.

7. Know when to walk away

It is easy to get carried away when dealing with a bidding war. You may be tempted to offer more than you were initially planning because of the fear of missing out due to the limited inventory. It would be a critical mistake, especially if you are purchasing the property as an investment. Remember that the essential part is not to win at all costs — but to make a smart investment.

Never lose track of the maximum amount you are willing to spend comfortably and the property’s value. If things get out of control, it is often best to give up and save your money for the next opportunity that may present itself.

When it comes to bidding wars, the best policy is always to be prepared for all eventualities. Ensure that you are pre-approved before putting in an offer and that your credit score is in great shape to secure financing. You should also have all the documentation you need to act quickly when required — and a responsive team (real estate agent, contractors for bidding if necessary, mortgage agents, etc.) by your side.

You should never forget, however, that the best way to win is sometimes to walk away from a bidding war rather than overpaying for a property.

https://thinkrealty.com/win-bidding-war/?inf_contact_key=ad0460ef4c3ba100f08290d913076795680f8914173f9191b1c0223e68310bb1

Housing markets can run hot and cold, with a particular area seeing demand for a home change over time. And that can present a pretty serious issue for many people. If you have to move for a job or your family, discovering that the housing market has gone down the tubes and you’re facing a long wait to sell at a lower price than you would like can seriously hurt your plans. Given how prominent a house is among the average American’s assets, seeing it lose value — or worse, having the bank foreclose — can be tough to recover from.

That’s why GOBankingRates has put together a list of the 50 housing markets where residents might have the most to worry about. By taking foreclosure rates and the growth (or lack thereof) in home values over the last one-year and two-year periods, the study identifies those areas where local real estate is seriously suffering.

So is your town in one of these markets that’s in serious danger of turning ugly? Here’s a look at 50 cities where things are looking bleak.

Last updated: Sept. 4, 2020

50. Rockford, Illinois

• July 2020 home value: $96,054
• 1-year price change: 2.87%
• 2-year price change: 8.41%
• Foreclosures: 1 in every 4,096 homes

You might think a median home price under six figures would mean residents would have an easier time covering their mortgage, but the foreclosure rate here is well over triple that of the national average. However, this city does have the largest increase in average home value over the last two years of any city included here.

49. Charleston, South Carolina

• July 2020 home value: $347,338
• 1-year price change: 2.53%
• 2-year price change: 3.95%
• Foreclosures: 1 in every 7,049 homes

While a one-year return on a home’s value of 2.53% is disappointing, in the context of gaining just under 4% over the last two years would seem to show that home values here are grinding to a halt. It’s certainly better than going negative, obviously, but people with a lot invested in their home might be looking for a lot more.

48. Fairfield, California

• July 2020 home value: $484,057
• 1-year price change: 2.24%
• 2-year price change: 3.83%
• Foreclosures: 1 in every 5,413 homes

In terms of whole dollars, no city in this study saw more improvement in home values over the last year than Fairfield. However, that’s mostly due to the already high values there. While the typical home added over $10,000 to its value, which translates to growth of just 2.24%.

47. Amarillo, Texas

• July 2020 home value: $139,134
• 1-year price change: 2.06%
• 2-year price change: 4.72%
• Foreclosures: 1 in every 13,183 homes

If you think a housing market where nobody’s getting rich but people appear to still be paying their bills at roughly the same rate as most places isn’t “ugly,” per se, Amarillo’s inclusion might not sit right with you. The low growth rate of home values is clearly not what residents would prefer, but it also has the third-lowest foreclosure rate in the study — coming in slightly ahead of the U.S. average.

46. College Station, Texas

• July 2020 home value: $259,894
• 1-year price change: 3.20%
• 2-year price change: 5.99%
• Foreclosures: 1 in every 3,337 homes

Home to Texas A&M University, College Station residents are having serious trouble holding onto their homes. Foreclosure rates there are roughly triple that of the national average.

45. Joliet, Illinois

• July 2020 home value: $154,129
• 1-year price change: 2.49%
• 2-year price change: 6.61%
• Foreclosures: 1 in every 4,666 homes

The foreclosure rate in this Illinois city translates to over one in every 5,000 homes, showing that plenty in the burg must be struggling with their bills. However, with home values hovering around $150,000, the city does offer some relief from high home prices.

Watch Out: In Less Than a Decade, You Won’t Be Able To Afford a Home in These Cities

44. San Angelo, Texas

• July 2020 home value: $143,511
• 1-year price change: 2.23%
• 2-year price change: 5.68%
• Foreclosures: 1 in every 6,910 homes

This Texas city is another where the typical home comes in at under $150,000 in value. However, the lower value of the mortgages there hasn’t translated to more affordability for many — foreclosure rates there run well over double the national average.

43. Annapolis, Maryland

• July 2020 home value: $476,615
• 1-year price change: 2.04%
• 2-year price change: 1.55%
• Foreclosures: 1 in every 14,146 homes

Another city where your definition of “ugly” matters, Annapolis has the second-lowest foreclosure rate in this study — one that’s only slightly higher than the national average in spite of a median home value approaching a half-million dollars. It landed on this list because of the ugly state of growth for those home value, adding just 1.55% over the last 24 months.

42. Cedar Rapids, Iowa

• July 2020 home value: $157,643
• 1-year price change: 2.59%
• 2-year price change: 6.34%
• Foreclosures: 1 in every 4,165 homes

At first blush, Cedar Rapids might not seem so troubled. The median home value is very affordable, and the two-year growth in values isn’t absurdly low — it’s roughly two-thirds the national average. But folks living in this Iowa burg are still struggling to pay the bills, with a foreclosure rate more than triple that of the rest of the country.

41. Round Rock, Texas

• July 2020 home value: $311,624
• 1-year price change: -0.17%
• 2-year price change: 6.65%
• Foreclosures: 1 in every 15,143 homes

This town is just a hair more likely than the average American to have their home foreclosed on. In fact, it appears as though the main reason this Texas town lands on this list is because of a slight decrease in home values last year. That would also mean that the market grew by over 6.5% the year prior, so knock on wood for Round Rock that the latter half of 2018 and first half of 2019 represent a hiccup and not a new trend.

40. Chicago

• July 2020 home value: $232,722
• 1-year price change: 2.01%
• 2-year price change: 3.74%
• Foreclosures: 1 in every 9,796 homes

The median home values in Chicago don’t at all seem in line with that of the nation’s second-largest city, but that doesn’t mean you should jump at the chance to buy. They’re not growing very fast at all, and with a foreclosure rate well over the national average, there are clearly plenty of people who are wishing they hadn’t taken the plunge to become a homeowner in the Windy City.

39. Decatur, Illinois

• July 2020 home value: $78,350
• 1-year price change: 2.48%
• 2-year price change: 4.08%
• Foreclosures: 1 in every 11,022 homes

Another Illinois city showing signs of trouble, Decatur offers a shot at homeownership for well under $100,000. However, with the stagnant growth in home values, the low purchase price could just reflect the low return on investment you can expect.

Good To Know: The 50 Cheapest, Safest Places to Buy a Home in the Pandemic

38. Plainfield, Illinois

• July 2020 home value: $256,814
• 1-year price change: 2.06%
• 2-year price change: 4.69%
• Foreclosures: 1 in every 5,904 homes

This trilogy of Illinois cities is a telling sign of how these ugly housing markets do appear to group regionally, indicating that they could be signs of broader issues with the area economy — with several other states making multiple appearances. Plainview’s market shows another entry of a disturbing trend toward stagnant growth in values and foreclosure rates much higher than the national average.

37. Conroe, Texas

• July 2020 home value: $235,097
• 1-year price change: 2.13%
• 2-year price change: 5.88%
• Foreclosures: 1 in every 4,423 homes

While the two-year growth rate in values is bad but not awful — it’s still over half that of the national average — it’s the foreclosure rate that should really raise red flags about this Texas city. Better than one in ever 4,500 homes are foreclosed on there.

36. Albany, New York

• July 2020 home value: $189,966
• 1-year price change: 1.71%
• 2-year price change: 4.98%
• Foreclosures: 1 in every 7,236 homes

The capital of the Empire State features a foreclosure rate just over double that of the national average. Throw in home values that have grown under 5% over the last two years and this is one area where homeownership appears to be working out a little differently than a lot of people imagined.

35. Vallejo, California

• July 2020 home value: $446,573
• 1-year price change: 2.00%
• 2-year price change: 3.47%
• Foreclosures: 1 in every 5,116 homes

While the median home value in Vallejo is a little over double that of the national average, the foreclosure rate is about triple the rate for the nation as a whole. The average homeowner might have added just under $15,000 to the value of their home in the last two years, that’s a gain of just under 3.5%.

34. Wilmington, Delaware

• July 2020 home value: $220,529
• 1-year price change: 2.27%
• 2-year price change: 4.35%
• Foreclosures: 1 in every 5,503 homes

While Wilmington’s median home value is just under the national average, the lower prices aren’t necessarily translating to an easier time keeping up with payments for everyone. Just over one in every 5,000 homeowners is facing foreclosure here.

33. Shreveport, Louisiana

• July 2020 home value: $108,460
• 1-year price change: 4.26%
• 2-year price change: 2.18%
• Foreclosures: 1 in every 5,637 homes

Shreveport’s low home values provide a shot at affordably owning a home, and there was even some good news over the last 12 months as home prices have risen almost on pace with the national average. However, the biggest story would be the high foreclosure rate, with one in every 5,637 homes being foreclosed on.

32. Georgetown, Texas

• July 2020 home value: $329,335
• 1-year price change: 0.84%
• 2-year price change: 4.26%
• Foreclosures: 1 in every 11,428 homes

Georgetown is another Texas city with a relatively low foreclosure rate for this list — with one in every 11,428 homes getting foreclosed on compared to one in every 15,226 at the national level. However, home values there are stagnating, adding less than 1% over the last year.

Tips: 25 Tricks To Sell Your House for a Bigger Profit

31. Tracy, California

• July 2020 home value: $535,983
• 1-year price change: 1.75%
• 2-year price change: 3.45%
• Foreclosures: 1 in every 4,460 homes

Tracy is an expensive city, with home median home values running over a half-million dollars. However, growth in those values appears to have stalled out over the last 24 months while foreclosures are happening at over three times the national rate.

Pictured: Stockton, California, located roughly 30 minutes away from Tracy

30. Newark, Delaware

• July 2020 home value: $262,161
• 1-year price change: 3.45%
• 2-year price change: 4.85%
• Foreclosures: 1 in every 2,760 homes

This lesser-known Newark is currently seeing a lot of people seriously struggle with homeownership. While the median home value is right around the same level as the country as a whole, the foreclosure rate is more than quintuple that of the national rate.

29. Delray Beach, Florida

• July 2020 home value: $359,797
• 1-year price change: 2.36%
• 2-year price change: 4.50%
• Foreclosures: 1 in every 3,305 homes

Delray Beach’s tiny rate of growth in home values could be part of why so many people are struggling to hold onto theirs. The foreclosure rate there is well over four times that of the national average.

28. Williamsburg, Virginia

• July 2020 home value: $338,446
• 1-year price change: 1.30%
• 2-year price change: 2.59%
• Foreclosures: 1 in every 7,018 homes

Williamsburg is considerably more expensive than the rest of the country in terms of buying a house, and that could be driving some people to take on mortgages a bit bigger than they can afford. With one foreclosure for every 7,000 homes, residents are more than twice as likely to go through one than the average American.

27. Sugar Land, Texas

• July 2020 home value: $318,902
• 1-year price change: 1.25%
• 2-year price change: 1.23%
• Foreclosures: 1 in every 11,188 homes

Sugar Land has the characteristics of several other Texas towns in that the foreclosure rate is much lower than the norm in this study, but the growth rates in home values were also very low — notably, low enough to land them here.

26. Lakewood Township, New Jersey

• July 2020 home value: $413,330
• 1-year price change: 1.16%
• 2-year price change: 0.43%
• Foreclosures: 1 in every 13,056 homes

Lakewood Township also features a foreclosure rate that isn’t that much higher than the national average. However, the burg has also seen home values creep up by a mere 0.43% over the last two years.

25. Plano, Texas

• July 2020 home value: $351,661
• 1-year price change: 1.28%
• 2-year price change: 0.57%
• Foreclosures: 1 in every 11,274 homes

Over the last two years, the value of the average home in Plano is up just over a half percent. And given that it rose 1.28% over just the last 12 months, that indicates that the 12 months prior to that were especially ugly.

24. Lafayette, Louisiana

• July 2020 home value: $179,084
• 1-year price change: 1.45%
• 2-year price change: 0.82%
• Foreclosures: 1 in every 12,054 homes

If you really love living in Lafayette, you might not see so many issues with the current state of affairs — with relatively affordable homes and a foreclosure rate only slightly higher than the national average. However, if you do think you’ll be moving eventually, the fact that the return on investment on your house is so low over the last two years is going to be an issue.

Check Out: Houses in These 29 Cities Are Suddenly Major Bargains

23. Bryan, Texas

• July 2020 home value: $191,949
• 1-year price change: 0.49%
• 2-year price change: 4.71%
• Foreclosures: 1 in every 4,720 homes

Bryan saw home values rise a piddling 0.49% from July 2019 to July 2020. Meanwhile, foreclosure rates there are churning at better than three times the national average.

22. Aurora, Illinois

• July 2020 home value: $199,387
• 1-year price change: 0.92%
• 2-year price change: 3.09%
• Foreclosures: 1 in every 5,632 homes

The last 12 months produced just under 1% in growth for the value of their home — translating to under $2,000 in value. The 12 months prior were better, but not by much — the full two years added just over 3% to the value of an average home there.

21. Elgin, Illinois

• July 2020 home value:$217,006
• 1-year price change: 0.72%
• 2-year price change: 4.08%
• Foreclosures: 1 in every 4,157 homes

The foreclosure rate in Elgin is roughly triple that of the country as a whole. And it’s certainly not paying off well for those who aren’t losing their homes — the growth in home values remains very low.

20. San Francisco

• July 2020 home value: $1,484,177
• 1-year price change: 0.48%
• 2-year price change: -0.16%
• Foreclosures: 1 in every 10,441 homes

This is one housing market that might have just been running too hot for a long while. The median home value at about $1.5 million could just mean that the negative growth rate over the last 24 months and foreclosure rate higher than the national average reflect the consequences of prices running too high for too long.

19. Richmond, California

• July 2020 home value: $585,965
• 1-year price change: 0.21%
• 2-year price change: 2.80%
• Foreclosures: 1 in every 4,239 homes

This California city is seeing a lot of its residents struggling as the foreclosure rate is running three times that of the national average. Add to that a mere 0.21% growth in home values over the last 12 months and things are starting to feel ominous.

18. Monroe, Louisiana

• July 2020 home value: $117,916
• 1-year price change: 0.77%
• 2-year price change: 1.28%
• Foreclosures: 1 in every 6,576 homes

While Monroe residents are likely glad that they’re at least not losing ground on their home values, getting less than 1% in growth per year isn’t going to have anyone dancing in the streets. The last 24 months have produced just a 1.28% increase — translating to just $1,500 more for the average home.

17. Baton Rouge, Louisiana

• July 2020 home value: $193,558
• 1-year price change: 1.73%
• 2-year price change: -0.71%
• Foreclosures: 1 in every 5,878 homes

While home values in Baton Rogue saw a small increase over the last year, that vanishes if you stretch it to 24 months. Going back to July 2018, home values are down there to the tune of 0.71%.

16. Champaign, Illinois

• July 2020 home value: $150,666
• 1-year price change: 2.33%
• 2-year price change: 4.67%
• Foreclosures: 1 in every 2,093 homes

This Illinois town has the dubious honor of the single highest foreclosure rate to appear in this study — though, one doubts anyone there is popping the bubbly to celebrate — at a rate of roughly one in every 2,100 homes. That’s better than seven times the national average.

15. Irvine, California

• July 2020 home value: $1,043,105
• 1-year price change: 0.35%
• 2-year price change: -0.26%
• Foreclosures: 1 in every 6,172 homes

Another California city proving that very expensive home markets can also go very toxic, Irvine has a median home value of over $1 million but is seeing some serious issues of late. The fact that home values appear to have plateaued is one issue, but the foreclosure rate that’s twice that of the nation as a whole is very troubling.

14. Baltimore

• July 2020 home value: $153,279
• 1-year price change: 0.57%
• 2-year price change: 3.51%
• Foreclosures: 1 in every 2,816 homes

Baltimore features the third-highest foreclosure rate in the study at over one in every 3,000 homes. And while the price of a house there is low, the last two years have produced precious little growth in home values.

13. New Orleans

• July 2020 home value: $224,293
• 1-year price change: 1.46%
• 2-year price change: -0.22%
• Foreclosures: 1 in every 3,739 homes

One of America’s oldest and most historic cities, New Orleans residents appears to be struggling in recent times. Foreclosure rates are high and home values have dipped slightly over the last two years.

See: 50 Cities With the Most Homes Under $100K

12. Peoria, Illinois

• July 2020 home value: $89,001
• 1-year price change: 0.87%
• 2-year price change: -0.19%
• Foreclosures: 1 in every 4,159 homes

The birthplace of Richard Pryor is a good place to settle if you’re primarily focused on affordability — you’ll probably be able to purchase a home for under six figures. That said, the last two years would seem to indicate that you’re unlikely to see a ton of growth in that value after your purchase. It’s also the last of some nine Illinois cities in this study — the third most of any state.

11. Edison, New Jersey

• July 2020 home value:$407,257
• 1-year price change: -0.36%
• 2-year price change: -0.62%
• Foreclosures: 1 in every 8,168 homes

Edison has seen home values decline over both the last 12 and 24 months. Foreclosure rates are relatively low for this study, but they’re still almost double the rate for the nation as a whole.

10. Albany, Georgia

• July 2020 home value: $88,190
• 1-year price change: -1.38%
• 2-year price change: 1.74%
• Foreclosures: 1 in every 4,323 homes

This might be the lesser-known of the two Albanys on this list, but it’s the one with a significantly more troubling housing market. Prices dropped over the last two-year period and foreclosures are coming at better than triple the national average.

9. Stamford, Connecticut

• July 2020 home value: $579,399
• 1-year price change: -0.67%
• 2-year price change: -1.18%
• Foreclosures: 1 in every 5,268 homes

The costly housing market of Stamford doesn’t appear to be offering much let up after you close. Home values are down this year and last, shaving nearly $7,000 off what your house is worth over the last 24 months.

8. Lake Charles, Louisiana

• July 2020 home value: $179,930
• 1-year price change: -1.23%
• 2-year price change: -1.74%
• Foreclosures: 1 in every 4,148 homes

Lake Charles represents the sixth and final Louisiana city in this study, making it the fourth-most common state on this list. Home values there have dipped by 1.74% over the last two years.

7. Santa Rosa, California

• July 2020 home value: $608,752
• 1-year price change: 0.13%
• 2-year price change: -4.82%
• Foreclosures: 1 in every 3,893 homes

With homes being foreclosed on at a rate of better than one in 4,000, Santa Rosa is experiencing unusually large issues with foreclosures right now. As such, the fact that home values are down nearly 5% over the last two years shouldn’t be so surprising.

6. Laredo, Texas

• July 2020 home value: $159,321
• 1-year price change: -4.31%
• 2-year price change: -1.79%
• Foreclosures: 1 in every 5,296 homes

This Texas border town offers distinctly affordable homes, with the average home value just under $160,000. And that’s down significantly since just last July — dropping some 4.31% over that period.

5. Fremont, California

• July 2020 home value: $1,139,622
• 1-year price change: -1.09%
• 2-year price change: -4.79%
• Foreclosures: 1 in every 10,811 homes

Fremont is definitely among the high-end housing markets turning ugly with a median home value well over $1 million. But anyone paying those prices might want to seriously reconsider as it now appears to be a depreciating asset if you look at the last two years.

4. San Mateo, California

• July 2020 home value: $1,562,690
• 1-year price change: -0.65%
• 2-year price change: -6.09%
• Foreclosures: 1 in every 10,118 homes

Even San Francisco can’t match the median home price of San Mateo, which is north of $1.5 million. But once again, this market appears to have reversed direction with home values losing over 6% in the last 24 months.

3. Redwood City, California

• July 2020 home value: $1,677,126
• 1-year price change: -1.04%
• 2-year price change: -5.20%
• Foreclosures: 1 in every 6,529 homes

The tenth and final California city listed here is also the priciest, clocking a median home value in excess of $1.6 million. And like the other high-priced California entries, it’s hard to make the argument you’re treating that as an investment at that price as home values appear to be reversing direction after years of growth.

2. Longview, Texas

• July 2020 home value: $155,139
• 1-year price change: -9.90%
• 2-year price change: -2.91%
• Foreclosures: 1 in every 5,158 homes

Longview represents the 11th and final Texas city, the state that placed the most cities in this study. The two-year decline in home prices of 2.91% belies the extremely troubling 9.9% drop that has come over jTexas #californiaust the last 12 months.

Pictured: Tyler, Texas, located roughly 40 minutes away from Longview

1. Jackson, Mississippi

• July 2020 home value: $40,024
• 1-year price change: -8.92%
• 2-year price change: -9.95%
• Foreclosures: 1 in every 5,004 homes

Collectively, all but 14 of the cities listed here are from one of four states — Louisiana, Illinois, California and Texas — so it’s all the more notable that the No. 1 spot is also the lone Mississippi city in the study. Home prices are down almost 10% over the last two years, and foreclosure rates are more than triple the national average.

https://www.yahoo.com/news/50-housing-markets-turning-ugly-090000594.html