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The total cost of attendance at some colleges and universities is now closing in on six figures per year.
Still, many families will pay a lot less.
Financial aid, including scholarships, grants and loans, accounts for a wide gap between the published price and net cost.

The price tag for a college education has never been higher — and it’s only going up.
The cost of attendance at some schools, including New York University, Tufts, Brown, Yale, and Washington University in St. Louis, is now nearing six figures a year, after factoring in tuition, fees, room and board, books, transportation and other expenses.

Among the schools on The Princeton Review’s “The Best 389 Colleges” list that have already set their costs for the 2024-25 academic year, eight institutions have a sticker price of more than $90,000 per year so far, according to data provided to CNBC.
Considering that tuition adjustments average roughly 4% a year, those institutions — and others — could cross the $100,000 threshold as soon as 2026, according to an estimate by Bryan Alexander, a senior scholar at Georgetown University.
However, that’s not what many families pay.
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“Crossing a school off the list of consideration based on sticker price alone is a mistake,” said Robert Franek, editor-in-chief of The Princeton Review.

He said about two-thirds of all full-time students receive aid, which can bring the cost significantly down. 

Net price: Your net price is tuition and fees minus grants, scholarships and education tax benefits, according to the College Board.

The Princeton Review even ranked colleges by how much financial aid is awarded and how satisfied students are with their packages. These are the colleges that came out on top.
At Washington University in St. Louis, for example, the average scholarship award is just over $65,000 per year, The Princeton Review found, which brings the total out-of-pocket cost closer to $26,000.
In fact, when it comes to offering aid, private schools typically have more money to spend, Franek said.
“When you factor in the average grant, these schools become some of the most affordable in the country,” he said.

What college really costs

The amount families actually spent on education costs in the 2022-23 academic year was, on average, $28,026, according to Sallie Mae’s annual How America Pays for College report.
While parental income and savings cover nearly half of college costs, free money from scholarships and grants accounts for a more than a quarter of the costs, and student loans make up most of the rest, the education lender found.
The U.S. Department of Education awards about $120 billion every year to help students pay for higher education. And beyond federal aid, students could also be eligible for financial assistance from their state or college.
But students must first fill out the Free Application for Federal Student Aid, which serves as the gateway to all federal money, including loans, work-study and grants.

This year, problems with the new FAFSA have discouraged many students and their families from completing an application.
As of the last tally, 6.6 million FAFSA forms have been submitted. That’s a fraction of the approximately 17 million students who use the FAFSA form in ordinary years. And under the new aid formula, an additional 2.1 million students should be eligible for the maximum Pell Grant, according to the Department of Education.
“You cannot get away from the value of the FAFSA form even in these difficult times,” Franek said. “This is the key for unlocking the majority of financial aid dollars.”
Already, high school graduates miss out on billions in federal grants because they don’t fill out the FAFSA, experts say. 
In total, the high school Class of 2022 left an estimated $3.6 billion of unclaimed Pell Grant dollars on the table, according to a report from the National College Attainment Network. 
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The Biden administration moved this week to limit how much rent can rise in certain affordable housing units across the country.
Here’s what tenants should know about the new protection.

Alexander Spatari | Moment | Getty Images

The Biden administration moved this week to limit how much rent can rise in certain affordable housing units across the country.
While some housing experts criticized the move, tenant advocates said the new rule, which will cap rent increases at 10%, will help people to stay in their homes.

“The rent is still too damn high, but this cap will provide stability to more than a million tenants,” said Tara Raghuveer, the director of the National Tenant Union Federation.
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However, Mortgage Bankers Association President and CEO Bob Broeksmit said capping rent increases would only worsen the housing-affordability crisis.
“Rent control has consistently proven to be a failed policy that discourages new construction, distorts market pricing, and leads to a degradation of the quality of rental housing — the exact opposite of what is currently needed in markets throughout the country,” Broeksmit said.
Here’s what renters should know about the new protection, which was announced on April 1 and is now in effect.

Who qualifies for the new cap?

The cap applies to units that receive funding from the Low-Income Housing Tax Credit, the nation’s largest federal affordable housing program, according to experts. The National Low-Income Housing Coalition estimates that around 2.6 million rental homes across the U.S. have current LIHTC rent and income restrictions.
To learn if you are in such a unit, you can look on your lease — check for the word “tax credit” or the letters “LIHTC” — or ask your landlord, said Shamus Roller, the executive director of the National Housing Law Project.
You can also ask your state housing agency, he said.
Some agencies have an interactive map and a list of all LIHTC properties available on their website, Roller said.
Another option is to ask your local recorder’s office for documentation.
“All LIHTC properties are subject to a regulatory agreement that must be recorded against the property,” he added.
There is also a LIHTC public database, but housing advocates warned it was outdated. A tenant could also check with the National Housing Preservation Database.

How much can my rent go up?

The U.S. Department of Housing and Urban Development uses income limits each year to calculate the maximum amount of rent that an owner can charge a LIHTC tenant, according to the National Housing Law Project.

These assessments are complicated, but under the new rule the annual rent increases, going forward, shouldn’t exceed 10% on eligible units, according to the National Housing Law Project.
This will help “keep seniors, families with children, people with disabilities and the lowest-income tenants in their homes,” Roller said.

What if my landlord tries to raise my rent by more?

If a tenant suspects that their landlord is ignoring the new rules, they should alert their property owner to the government’s updated policy and provide them with a copy of the official HUD announcement, Roller said.
“This policy can be difficult to understand and explain, so we highly recommend that tenants contact their local free legal services provider to help determine if the cap applies to them and if so, challenge unlawful rent hikes,” he added.
At Justshelter.org, people can search for local tenant resources, including such legal help.

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The number of students who started college but then withdrew has been on the rise, recent reports show.
Financial challenges are the main reasons at-risk students consider dropping out, according to one study.

Getting into college is one thing, staying in is another.
Although college enrollment declines leveled off this year, the number of students who started but then withdrew has been on the rise, according to the National Student Clearinghouse Research Center. There are now more than 40 million students who are currently unenrolled.

At the same time, roughly 26% of current undergraduates have seriously considered leaving college or are at risk of dismissal, according to a separate report by education lender Sallie Mae.

1 in 4 students at risk of not completing college

Students who are the first in their family to attend college are much more likely to consider leaving at some point, as are minorities and low-income students, who may also be juggling work commitments, the report found.
“We need more support for early college planning, especially for first-generation students or those from underserved communities,” said Rick Castellano, a spokesperson for Sallie Mae. “Often the conversation is about access,” he added, but “there are a ton of things we can do to better address college completion.”
Among students who are considering putting their education on hold, most said it was due to financial concerns. Others cite a loss of motivation or life change followed by mental health challenges, Sallie Mae found.

Money is a main concern

Arrows pointing outwards

About half of students at risk of dropping out said it is difficult for them to meet the cost of tuition as well as other related expenses, such as textbooks, housing and food, according to Sallie Mae.
However, “it’s harder to come back after taking a gap year or multiple gap years,” Castellano also noted.
“The best thing you can do is stay the course and look for other sorts of funding, such as scholarships,” he said.
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“The worst thing you can do is have loans and drop out because then you have the debt and not the advantage of the degree,” said Nancy Goodman, founder of College Money Matters, a nonprofit focused on helping high school students and their families make informed decisions about paying for college.
Already, among borrowers who start college but never finish, the default rate is nearly three times higher than the rate for borrowers who have a diploma, according to The Pew Charitable Trusts.
“My advice is try to find ways to get through it and borrow less money,” Goodman said.
Whether that’s through picking up a part-time job, taking extra classes in order to graduate early or living with a friend to save on housing costs, she suggested.

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YOUR GUIDE TO NAVIGATING YOUR FINANCIAL FUTURE

The market could reach a new milestone if the Dow Jones Industrial Average reaches 40,000.
However, investors may want to brace for a market pullback and other uncertainties.
Here’s what experts say you may want to consider to keep your portfolio on track.

A man sits on the Wall street bull near the New York Stock Exchange (NYSE) on November 24, 2020 in New York City.
Spencer Platt | Getty Images

The stock market could reach a milestone if the Dow Jones Industrial Average reaches 40,000.
However, even as stocks have climbed higher, investors are worried there could be a pullback, financial advisors say.

They’re not alone in those concerns.
A recent CNBC survey of investment professionals found 61% think the market has run too far, too fast and a market drop could be coming.
“It does feel like we’re at an inflection point where things could go either way,” said Christine Benz, director of personal finance and retirement planning at Morningstar.

Will there be a pullback?

After a mostly uninterrupted market rally over the past four or five months, it would not be surprising to see a pullback, said Angelo Kourkafas, senior investment strategist at Edward Jones.
That would more likely come in the form of a temporary correction rather than a prolonged bear market, he said.

For investors who have gravitated towards cash, certificates of deposit, or bonds, a pullback may be an opportunity to deploy those funds in the market, Kourkafas said.
If you’re investing towards your retirement or other life goals, it’s best to avoid trying to time the market, said Ted Jenkin, a certified financial planner and the CEO and founder of oXYGen Financial, a financial advisory and wealth management firm based in Atlanta.
“The stock market is a long-term investment,” said Jenkin, who is also a member of the CNBC’s Advisor Council.

Will the election hurt the markets?

Investors are jittery that the presidential election results may throw the markets off track, surveys show.
But experts say those worries are misguided.
“It is really very hard to find any evidence in the data that politics is a long-term determinant of market performance,” Kourkafas said.
However, there may be increased volatility in the months preceding the election, he said.
What’s unique this time around is we are already familiar with both of the likely candidates — current President Joe Biden and former President Donald Trump — and the markets have performed equally well under both leaders, he said.
Instead, the outlook may depend more on other factors such as interest rates, corporate earnings and economic growth, he said.
Financial advisors including Louis Barajas, a CFP and enrolled agent, say their clients are concerned the election may affect their portfolios.
“I tell them, ‘Listen, presidents come, presidents go, the economy’s going to change. But in the long term, the market tends to be up,'” said Barajas, who is CEO of International Private Wealth Advisors in Irvine, California, and also a member of the CNBC FA Council.
Rather than focus on outside events, Barajas steers his clients to focus on their personal goals.

How to make sure you’re protected ‘no matter what happens’

Today’s market uncertainty is a reminder of the value of humility, said Morningstar’s Benz.
And the best way to express humility in portfolios is to diversify, she said.
“No matter what happens, we’re reasonably well protected,” Benz said.
For young investors, that may mean moving away from U.S. stocks to non-U.S. holdings, she said. That may be done through a fund that reflects global market capitalization, such as the Vanguard Total World Stock ETF.
Older investors may want to take advantage of higher fixed income yields and add more safer assets to their portfolios, she said. That can include, cash, short- and intermediate-term high quality bonds to build a runway to spend from, even if stocks do go down.
“You can have a safer portfolio and expect to earn a decent rate of return today,” Benz said.

As part of its National Financial Literacy Month efforts, CNBC will be featuring stories throughout the month dedicated to helping people manage, grow and protect their money so they can truly live ambitiously.

If you’re already in retirement and spending from your portfolio, it’s worth having those safeguards in place.
Finding the right mix of assets will depend on your personal timeline.
For financial goals that aren’t at least five years away, it makes no sense to invest in the stock market, Jenkin said.
To test your own portfolio allocation based on your age, Jenkin said he likes to follow the rule of 120 – subtract your age from that number to find out how you should be invested. So if you’re 60 years old, for example, a 60% allocation to stocks may make sense.
When it comes to revisiting your portfolio allocations, it’s wise to set your own schedule rather than react to market or other news events.
“Make a plan to do that once a year or so,” Benz said. More

YOUR GUIDE TO NAVIGATING YOUR FINANCIAL FUTURE

A CNBC and SurveyMonkey poll of 498 Americans found 53% of respondents feel they are behind on retirement planning and savings.
Roughly half of households have a retirement account, according to the U.S. Federal Reserve’s Survey of Consumer Finances. Their median balance is about $87,000.
Many households, especially lower earners, have financial priorities that may compete with retirement savings.

Alexanderford | E+ | Getty Images

A large share of Americans worry about their nest eggs.
CNBC’s International Your Money Financial Security Survey polled about 500 people each in nine countries. Of the 498 people surveyed in the U.S., more than half (53%) said they’re behind schedule in retirement planning and savings. The poll was conducted by SurveyMonkey.

“I think most Americans do struggle to save enough for retirement,” said David Blanchett, a certified financial planner and head of retirement research for PGIM, a money manager.

As part of its National Financial Literacy Month efforts, CNBC will be featuring stories throughout the month dedicated to helping people manage, grow and protect their money so they can truly live ambitiously.

For many families, money held in individual retirement accounts and 401(k)-type plans are a “key determinant” of future retirement security, according the according to the U.S. Federal Reserve’s Survey of Consumer Finances.
Just 54% of Americans had a retirement account as of 2022, according to the SCF, which is published every three years. Their typical balance was $87,000, as measured by the median value.
The picture isn’t much different for those who are on the precipice of retirement. To that point, the typical 55- to 64-year-old had saved just $71,000 in a 401(k)-type plan as of 2022, according to Vanguard Group data.
“Most Americans are going to need to save for retirement,” Blanchett said. “Yes, you can live off Social Security. But that’s probably not going to replace your pre-retirement standard of living.”

Households shoulder competing financial choices

Ample competing financial priorities can make it challenging to save for old age.
Sometimes, especially for lower earners, there’s a choice between survival today and ensuring for a good standard of living in the future, Blanchett said.
In 2022, households in the bottom 25% by wealth had a $3,500 median net worth, according to the SCF. By comparison, the top 10% had a $3.8 million net worth.
Households across income and wealth spectrums may simultaneously be trying to set aside money for financial emergencies, college savings, and buying a car or home, for example.

High inflation during the pandemic era has led prices for everyday goods and services to rise quickly. The average worker’s buying power declined for two years, from April 2021 to April 2023, as average wage growth didn’t keep pace with inflation. (That trend has since reversed as inflation has receded.)
Credit-card debt is at all-time highs, suggesting Americans have leaned more on credit cards to pay their bills.  
“It’s hard to save for retirement when you’re not able to pay your rent,” Blanchett said.
Households shoulder more responsibility to save for their futures as employers have shifted away from pensions toward 401(k) plans.

Three in four (74%) of U.S. adults polled by CNBC expect to rely on government support in retirement, but only 42% of respondents are confident in the government’s ability to support them.
Social Security benefits are funded via payroll taxes and assets held in a federal trust fund. However, demographic trends have stressed that trust fund. It’s set to be depleted in 2033, at which point about 77% of promised benefits would be payable.
Congress is likely to intervene and the current benefit formula is unlikely to change for current and near retirees, experts said.

Access to 401(k)-type plans is a chief shortfall

Globally, Americans seem to trail residents of other nations when it comes to sentiment around retirement preparedness, the CNBC survey found.
CNBC polled residents from Australia, France, Germany, Mexico, Singapore, Spain, Switzerland and the United Kingdom, in addition to the U.S.
About 74% of respondents in France, 70% in Singapore and 65% in Mexico report being on schedule for retirement planning and savings, for example, the poll found. About 59% of respondents in Switzerland, 58% in Spain, 56% in the UK, 51% in Germany and 50% in Australia did so — all higher than the 47% among U.S. respondents.
Among the chief shortfalls of the U.S. retirement system is access to a workplace retirement plan, experts said. About half of workers don’t have access and are unlikely to save for retirement outside a 401(k)-type plan, they said.
“When compared with some of the more highly rated retirement systems, the U.S. falls short because employers do not have to offer a retirement plan, employees do not have to save and can easily withdraw what they do save, and our levels of personal debt cripple the ability of young workers to ever begin to save for their future,” said Angela Antonelli, executive director at Georgetown University’s Center for Retirement Initiatives.
She called these “fundamental and persistent challenges” to Americans’ retirement confidence and security.
Yet, several states have launched so-called “auto-IRA” programs to boost worker access and try closing the retirement savings gap.
Auto-IRAs require businesses that don’t offer a retirement plan to facilitate payroll deduction into a state-run program. They’re still in the “early stages of implementation,” but have already accumulated 845,000 new funded accounts and 212,000 registered employers, she said. More

YOUR GUIDE TO NAVIGATING YOUR FINANCIAL FUTURE

Feeling financially secure can mean many things, among them peace of mind about your money situation, earning enough to both cover bills and save for the future, or having resources to weather an unexpected expense.
Among U.S. respondents in a new CNBC survey, some of the most common components to feeling financially secure included having no outstanding debts (59%), high levels of savings (47%) and owning their own home (45%).
Here’s how boosting your money knowledge can help you feel more financially secure, according to members of the CNBC Global Financial Wellness Advisory Board.

In your quest to feel financially secure, don’t discount financial literacy as a tool.
CNBC’s International Your Money Financial Security Survey polled roughly 500 people each in nine countries. Of the 498 people surveyed in the U.S., 70% reported feeling “very” or “somewhat” stressed about their personal finances. The poll was conducted by SurveyMonkey.

Top sources of that stress include several factors outside consumers’ control, including inflation (65%), economy-wide instability (35%) and high interest rates (27%). Others pointed to elements in their personal situation such as a lack of savings (44%), credit card debt (26%) or a layoff or loss of income (16%).

As part of its National Financial Literacy Month efforts, CNBC will be featuring stories throughout the month dedicated to helping people manage, grow and protect their money so they can truly live ambitiously.

Boosting your money knowledge can be empowering, members of the CNBC Global Financial Wellness Advisory Board say, particularly when you’re trying to achieve financial security in tough economic conditions.
“Financial education is like being able to swim,” said Annamaria Lusardi, founder and academic director of the Global Financial Literacy Excellence Center, or GFLEC. “It’s a good skill and it becomes of particular importance when you end up in a storm.”

Security ‘means different things to different people’

There’s no one set definition for financial security.
“It means different things to different people, and it means different things to different people at different parts of our lives,” said Laura Levine, president and CEO of the Jump$tart Coalition for Personal Financial Literacy.

Depending on who you ask, it might mean feeling peace of mind about your money situation, earning enough to both cover bills and save for the future, or having resources to weather an unexpected expense.
“Getting to a place of financial security for some is just having some dollars put away for emergencies,” said Billy J. Hensley, president and CEO of the National Endowment for Financial Education, or NEFE. “That goes a long way to relieving stress.”
Among U.S. respondents in the CNBC survey, some of the most common components to feeling financially secure included having no outstanding debts (59%), accumulating “high levels” of savings (47%) and owning their own home (45%).

When it comes to achieving that security, 44% of U.S. respondents said the most important part is spending less than you make, followed by 29% who point to having a steady, well-paid job.
Just understanding that financial security is a highly personal goal — and one that doesn’t necessarily require significant income or assets — can help you feel more secure, said Levine. For example, she said, if a person can say, “I’m not a millionaire, but I can pay my bills and feed my family,” that may represent financial security for them.

Morsa Images | Digitalvision | Getty Images

Money knowledge plays an ‘important role’

Studies show that learning more about money can improve your financial situation.
“There is an important role for financial literacy here,” said GFLEC’s Lusardi, who is also a senior fellow at the Stanford Institute for Economic Policy Research and director of the Initiative for Financial Decision-Making.
The TIAA Institute-GFLEC Personal Finance Index, which has been conducted annually since 2017, includes questions to gauge respondents’ basic financial knowledge as well as queries into their personal money habits and well-being.
Among other outcomes, consumers who got high scores on the financial literacy questions were significantly less likely than those with low scores to have difficulty making ends meet in a typical month, to lack emergency savings or to be unable to come up with $2,000 to cover an unexpected expense, according to the 2023 report.

People tend to put their newfound financial knowledge to use quickly, which shows in how they approach decisions, said NEFE’s Hensley.
“There’s a confidence that comes with knowing,” Hensley said.
As with investments, even small improvements can compound, he said — motivating you to keep going.
Here are three moves that can help you learn more about money and feel more financially secure in the process:

Talk about money: Many people find it difficult to talk to friends and family about money. But keeping your struggles and goals a “hidden, secret thing” holds you back, said Yanely Espinal, director of educational outreach for Next Gen Personal Finance. “The moment you start opening up talking with other people … that in and of itself can help you feel more financially secure because you know you’re not alone in this,” she said.

Seek advice: “People assume that financial literacy means understanding everything yourself,” said Jump$tart’s Levine. But really, Hensley said, “it helps you understand what you can manage and when to ask for help.” Looping in a financial advisor, counselor or other expert can help you fuel your knowledge and make progress toward your goals.

Make a plan: Mapping out how you’ll use newfound financial knowledge can be powerful, considering many elements of financial security can take time to achieve, Espinal said. For example, laying out a timeline and strategies you’ll employ to pay off debt can boost your confidence long before you zero out that balance. “That alone creates a sense of security,” she said. “It contributes to that sense of, ‘I am on that path.'”

(Espinal, Hensley, Levine and Lusardi are all members of the CNBC Global Financial Wellness Advisory Board.) More

YOUR GUIDE TO NAVIGATING YOUR FINANCIAL FUTURE

There’s still time for some tax filers to qualify for a tax break known as the retirement saver’s credit, or saver’s credit, for 2023 taxes.
Despite the incentive, only 5.7% of taxpayers claimed the saver’s credit for tax year 2021, according to IRS estimates.

Halfpoint Images | Moment | Getty Images

Some retirement savers can still snag an extra tax incentive for 2023. However, most eligible filers don’t claim it, according to the IRS.
The retirement savings contribution credit, or “saver’s credit,” can help low- to moderate-income filers offset part of the funds added to an individual retirement account, 401(k) plan or other workplace plan.

You can still make a 2023 contribution to an IRA before the April 15 filing deadline to “earn a special tax credit,” according to the IRS.

As part of its National Financial Literacy Month efforts, CNBC will be featuring stories throughout the month dedicated to helping people manage, grow and protect their money so they can truly live ambitiously.

How the saver’s credit works

You can claim as much as 50% of retirement contributions up to $2,000 for single filers or $4,000 for married couples filing jointly, for maximum credits of $1,000 or $2,000, respectively.
The tax break offers a dollar-for-dollar reduction of levies owed, which could reduce your tax bill or boost your refund.
But there are income limitations.
For 2023, your adjusted gross income can’t exceed $21,750 for single filers or $43,500 for married couples for the 50% credit. The percentages drop to 20% and 10%, respectively, as earnings increase, with a complete phase-out above $36,500 for individuals or $73,000 for joint filers.

Still, if you qualify for the saver’s credit, you could score multiple tax breaks for a last-minute deposit, including a possible deduction for pretax IRA contributions or future tax-free growth for Roth IRA deposits, said Mark Steber, chief tax information officer at Jackson Hewitt.

Why few filers claim the saver’s credit

Despite the incentive, only 5.7% of taxpayers claimed the saver’s credit for tax year 2021, according to IRS estimates. There are a few reasons for the slim percentage, experts say.  
Millions of low-earning Americans have little or no tax burden, and the saver’s credit isn’t refundable, meaning you can’t get the credit without owing on your taxes.
“If you don’t have much of a tax burden, or any tax liability at all, the value of the credit is extremely limited or potentially zero,” said Emerson Sprick, associate director for the Bipartisan Policy Center’s Economic Policy Program.

If you don’t have much of a tax burden, or any tax liability at all, the value of the credit is extremely limited or potentially zero.

Emerson Sprick
Associate director for the Bipartisan Policy Center’s Economic Policy Program

Plus, “most people don’t know this credit exists,” Sprick said.
Indeed, fewer than half of U.S. workers are aware of the saver’s credit, according to a recent survey from the Transamerica Center for Retirement Studies. 
However, even if someone has a tax liability and knows about the credit, they need to have enough money to save, Sprick said.
In 2027, the saver’s credit is scheduled to convert to a saver’s match from the federal government, which could address some of the current restrictions. But retirement savings barriers remain, experts say.
“The most effective way to bring people into the retirement savings ecosystem is through employer-sponsored retirement plans” with automatic contributions, Sprick said.
While access has improved, many Americans still don’t have a workplace retirement plan.

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Would-be homebuyers need to earn $113,520 a year to afford the typical house in the U.S. — 35% more than what the typical household earns annually, which is $84,072, according to a new analysis by real estate site Redfin.
February 2021 was the last month when the typical household earned more money than they needed to afford the median home. They’ve been in a deficit ever since, said Chen Zhao, a senior economist at Redfin.

10’000 Hours | Digitalvision | Getty Images

Housing costs are outpacing median household incomes in the U.S., further straining affordability.
Would-be homebuyers need to earn $113,520 a year to afford the typical house in the U.S. That is 35% more than what the typical household earns annually, which is $84,072, according to a new analysis by Redfin, a national real estate brokerage site.

“Since the pandemic, affordability has just totally collapsed,” said Chen Zhao, a senior economist at Redfin. 
February 2021 was the last month when the typical household earned more money than it needed to afford the median home. There’s been a deficit ever since, Zhao said.
More from Personal Finance:Top colleges expand financial aid awards to eliminate student loansWhat you need to know about Social Security’s new overpayment policiesWhat car shoppers need to know
“That deficit hit a peak in October of 2023,” she added. “The reason why it hit a peak then is because that’s when mortgage rates peaked as well.”
Meanwhile, home prices also remained high because of an inventory crunch: the median sale price for a house was $412,778 in February 2024, according to Redfin.

Affordability deficit narrowed in February

The average household fell short $29,448 to afford a home in February, according to Redfin. In October 2023, households were short by $40,810. At that time, buyers needed an average income of $120,500 to afford a home.
The affordability deficit narrowed because mortgage rates have been on a consistent decline since the last peak in October, according to Zhao. At that peak, the average 30-year fixed mortgage rate hit 8% for the first time since 2000.

“It’s been a pretty big change since last October,” Zhao said. 
Other reasons such as seasonal pricing may be reflected, as home prices tend to decline in the winter months, said Jeff Ostrowski, a housing analyst at Bankrate.
However, potential buyers are still on the sidelines, said Veronica Fuentes, a certified financial planner at Northwestern Mutual.
“They’re either holding off or they’re taking their time,” she said.
Recent layoffs in the technology industry have affected some of her clients’ attitudes, Fuentes said. While her clients may not be on the chopping block, seeing their co-workers get laid off has made many of them more cautious.
“If you were laid off, could you still afford this mortgage? Do you have six months [of] emergency savings or even a year [of] emergency savings? … Can you still afford the mortgage for six months if you have no job?” Fuentes said.

Navigating high costs in the housing market

In a time when a potential buyer needs to earn about $114,000 a year to afford a median-priced house in the U.S., a starter home would make the most sense for price-sensitive buyers, experts say.
A potential buyer should make about $76,000 a year to afford a starter home, which Redfin defines as a home in approximately the bottom 1/3 of the housing distribution in terms of price.
Starter homes are hard to come by. Home builders over the past 15 years or so have moved away from building entry-level homes, said Ostrowski.
For almost the entire second half of the 20th century, someone could buy a home for $120,000 in many parts of the U.S., he said.
“That just doesn’t exist anymore,” Ostrowski said.
Buyers could seek lower costs in certain markets in the U.S. There are 13 metropolitan areas where buyers might afford the typical home without earning six figures, Redfin found. 
In Detroit, the typical household needed to earn $46,168 to afford the median-priced home in February, making it the most affordable market in the country. It was followed by Cleveland ($58,186), Pittsburgh ($61,603), St. Louis ($66,755) and Philadelphia ($73,182). The other metros where homebuyers making less than $100,000 can afford the typical home are Indianapolis, Cincinnati, Milwaukee, Warren, Michigan; Kansas City, Missouri; Virginia Beach, Virginia; San Antonio, Texas, and Columbus, Ohio.

What’s to come for the housing market

Experts say borrowing costs should come down as the Fed solidifies its plans to cut back interest rates. Home price growth is also expected to soften as inventory increases.
New listings climbed 5% during the last four weeks ended March 17, the biggest year-over-year jump since May 2023, Redfin found.
“People are getting kind of tired of waiting, so we’re starting to see a lot more inventory come on,” Zhao said.
However, take this with a grain of salt, Ostrowski said, as the outlook six months ago was very different from how things played out.
“If you’re ready and you can afford it, buy now,” he said. “Conditions probably aren’t going to get significantly better.”
Indeed, while the combination of lower rates and boosted supply should help with affordability, “it’s not going to completely change the picture,” said Zhao.

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