MONEY Small Business

Can Ferguson Recover? The Lasting Economic Impact of Violent Unrest

Flames illuminate the St. Louis Fish & Chicken Grill next door to where fire crews worked to douse a burning furniture store.
Riots erupted moments after it was announced Ferguson police officer Darren Wilson will not face criminal charges in the fatal shooting of unarmed teenager Mike Brown. Several buildings were looted and burned. James Cooper—Demotix/Corbis

The looting and destruction of businesses in Ferguson could have long-term effects.

A grand jury decision not to indict police officer Darren Wilson for the shooting of unarmed black teen Michael Brown has stoked anger in Ferguson, Mo., where peaceful protests have given way to looting and violence, virtually shutting down the city last night. “People don’t want to come into the area,” Jason Bryant, a local pastor, told TIME.

The events echo those in August, when the shooting first caused long-standing tensions to erupt into violence, theft — and shuttered storefronts. TIME reported last night that local retailers have seen sales slow by as much as 80%.

While the loss of local business may seem trivial next to the potential for additional violence — not to mention the civil rights and other legal issues at stake — there is a danger that rioting could disrupt the lives and livelihoods of Ferguson residents for years to come.

In the ten years after the 1992 Los Angeles riots, for example, the city lost nearly $4 billion in taxable sales, according to research conducted by Victor Matheson of College of the Holy Cross and Robert Baade of Lake Forest College.

“Social unrest can have a lasting negative impact on a local economy in a way that’s much more persistent than even a natural disaster,” says Matheson. “Though Hurricane Andrew caused more damage upfront, businesses were able to bounce back as soon as cleanup began. We didn’t see that in Los Angeles.”

Matheson and Baade found that the steps toward recovery are relatively clear after natural disasters: Communities tend to join together to build shelters, clean up, and storm-proof structures against future events. After rioting, by contrast, it’s much harder rebuild confidence and community trust among frightened business owners, or to convince new employers to move in. “It’s not as simple to just stamp out violence and anger,” Matheson says. And reluctance to rebuild is dangerous because it is self-perpetuating, he adds.

Concerns about lasting damage to business-owner confidence similarly followed riots in London in 2011 (also triggered by a police shooting), and economic aftershocks are still felt today, despite the commitment of more than $116 million in riot-recovery funding.

While there are no easy fixes that will keep Ferguson from suffering a similar fate, quelling anger is a first step. Various experts and commentators have suggested policy changes that could help rebuild trust in the police department, including a consent decree like the one that eventually helped the LAPD improve relations with residents of L.A.

No matter what path Ferguson takes, says Matheson, the sooner the violence ends, the faster the local economy can begin to heal.

 

MONEY buying a home

How to Beat Newly Hot Real Estate Markets

Buying in a hot market can be tough. These tips can help beat the competition.

How much house will $2 million get you in the United States these days?

You could buy 25 pretty nice four-bedroom, two-bath homes in Cleveland, Ohio. Or, you could get just one modest ranch house in Los Altos, California, the most expensive real estate market in the country, according to a new survey by Coldwell Banker.

But, then again, you would probably get beat out by an all-cash buyer offering a higher bid.

Competition is fierce in today’s emerging hot real estate markets because the inventory of available properties is still extremely low. In areas like Silicon Valley, though, the economy is humming and buyers have plenty of money.

Los Altos is in the middle of the action, surrounded by the corporate headquarters for Google, Facebook and dozens of other major tech companies, as are other California cities: Newport Beach, Saratoga, Redwood City and Los Gatos, the rest of the top five on Coldwell’s list.

As other markets heat up around the country, buyers can learn a few things from what’s happening in some of the hottest places.

NEW MATH

If there is one thing Silicon Valley’s techies know, it’s algorithms. You’re going to need one in today’s top markets to figure out how far above asking you need to bid.

Sumi Kim Hachmann, a 32-year-old researcher at Quora.com, snagged her three-bedroom, one-bath house in Menlo Park last year after six months of trying. Each time she found a house she liked, she crunched the square footage and comparable sales to figure out how much to bid, refining her math each time she lost out.

She liked a fixer-upper listed at $1.1 million, and was willing to bid $100,000 over asking. Her agent told her to double that, at least. She did, but the sellers countered. The house sold for $1.4 million to somebody else

“That was definitely discouraging,” Hachman says. “But it was a learning experience.”

Next time, she went in with a strong offer that amounted to $1,000 per square foot, and won. Now, a year later, she’s incredulous that houses in the neighborhood are going for double that.

While price is largely controlled by location and size, you need to add a premium to your offer if you need a mortgage, says Joe Brown, managing broker of a Coldwell branch in Los Altos. Bids being equal, sellers prefer all-cash because there is less risk. Price will still prevail, though, so a higher bid from a qualified buyer with a mortgage should win.

Another caveat: Keep contigencies out of the purchase agreement. Doing this is difficult for mortgage-seekers because banks typically require that the purchase price match the appraised value of the house. With prices going so far above asking, that can get tricky.

“You either ask them to put a lot more down or have them sign something that they will waive the appraisal contingency,” says Ducky Grabill, a founding agent of Sereno Group realty, who is based in Los Gatos.

Grabill also suggests having the lender call the listing agent and let them know they will guarantee the financing.

LOWER EXPECTATIONS

Another strategy is to buy below your price point, says Brown. If you have the resources for a $2 million house but cannot compete with stronger buyers, then aim for $1.5 million and turn it into the house you want.

This is a modification of the old “buy the worst house in the best neighborhood” adage. But you cannot just sit on this kind of property and hope it will appreciate; you’ve got to renovate.

That’s what Amy Bohutinsky, chief marketing officer of real estate site Zillow.com, did with her own purchase of a fixer-upper in the Seattle area two years ago.

“If you buy it with the intent of fixing it up, it can be an easier way” into a house than engaging in a bidding war, Bohutinsky says.

She also recommends expanding the boundaries of your search: considering for-sale-by-owner properties, preview listings like Zillow’s “Make Me Move” section and “coming attractions” on listing sites.

BE READY

It is not enough anymore to show up at an open house pre-qualified for a mortgage and with a letter that sells yourself. You may need to have an engineer or other inspector come along, says Sereno Group’s Grabill.

She had a client recently clinch a $2 million all-cash deal after his first viewing, but only because he was able to do his due diligence on the foundation issues immediately.

This buyer was one of those bidding down on a property. He was really in the market for more like $2.5 million, and will put the remainder of his budget into fixing it up.

“They are throwing so much more money at properties to get it. It’s a little crazy,” Grabill says.

MONEY buying a home

Homebuyers ‘Addicted’ to Online Listings—But Accuracy Is Still an Issue

141117_EM_homebuyers_1
Getty Images

Almost two-thirds of recent home buyers surveyed said they were "addicted" to online listings, but only 22% said they were always accurate.

A new study from Discover Home Loans confirms the extent to which technology has transformed the way people buy and sell houses. But it also shows the limits of using online real estate sites when shopping for a home.

According to the survey, which polled 1,003 recent homebuyers on how technology affected their experience, 83% used listings sites like Zillow and Trulia, more than any other online resource. But the majority of respondents weren’t always satisfied with what they found. Only 22% said online listings were always accurate. The results reinforce previous studies, which found a disparity between the accuracy of listings on third-party websites and those found on local Multiple Listing Services, the primary tool of real estate brokers. Those listings tend to be updated more quickly than consumer-facing sites.

Zillow and Trulia have previously responded to such studies, noting that their sites also offer special tools to educate buyers on neighborhoods and housing conditions, and include listings of for-sale-by-owner, premarket and new-construction homes that don’t show up in MLSs.

Alison Paoli, public relations manager with Zillow, noted that while she hadn’t seen the full research, “what’s more important to understand about a study like this is that there is no gold standard for [accuracy in] real estate listings.” She added that Zillow gives brokers, agents, and MLSs the option of sending their listings directly at no cost. “Accuracy is top priority for us,” Paoli.

Accuracy aside, the survey showed that buyers still love trolling listing websites. The vast majority of respondents said technology made them feel “smarter” and “more confident,” and almost half said it helped them save money. In fact, two thirds said looking at online property listings “reached the point of becoming addictive.”

T.J. Freeborn, senior manager of customer experience at Discover Home Loans, said the results show that buyers still need a combination of online information and local expertise. “I think technology is an incredibly useful tool in this marketplace, but Realtors have a very deep knowledge of neighborhoods and particular homes,” Freeborn said.

Discover’s data shows buyers tended to shun social media when looking for houses—a surprising result in a world where virtually all other activities are in some way connected to Facebook and Twitter. Only 25% of homebuyers collected ideas on social media, and just 29% used social media to consult friends. (Given how hot some real estate markets have become, perhaps their reluctance can be chalked up to justifiable paranoia about oversharing.)

That data could have implications for home sellers. At least for now, a social media presence is far less important than making sure your home is listed online.

Get answers to your home buying questions from MONEY101:
How Do I Shop for a House?
How Do I Choose the Right Real Estate Agent?
How Do I Negotiate the Best Price on a New Home?

 

MONEY housing

How to Cut Your Single Biggest Expense in Retirement

bouncy castle in suburbia
An age-proof home is one where you can live safely, comfortably, and conveniently in your older years. Sian Kennedy—Getty Images

You're going to spend a lot on housing in retirement. Here's how to make sure your home serves your needs as you age.

The single biggest expense you face in retirement is housing, which accounts for more than 40% of spending for people 65 and older, according to the Employee Benefit Research Institute. Yet all too often, you end up shelling out those bucks for places that don’t serve your needs well as you age.

By age 85, for example, two-thirds of people have some type of disability. If you can’t get around your house or community or you don’t have easy access to the medical and social services you need, you could land in a costly nursing home prematurely, according to a Harvard Center for Joint Housing and AARP study.

“People don’t think about how their home will support their needs until they face a health issue,” says Amy Levner, manager of the Livable Communities initiative at AARP. “It doesn’t have to be a catastrophe either. Even something as simple as a knee replacement could make it difficult to stay in your home or drive, at least short term.”

Here are 3 ways to make sure you’ll stay comfortable in your home as you get older.

1. Get your house in shape: Three-quarters of people would prefer to stay in their current home as long as possible in retirement, according to AARP. Yet just 20% live in a house with features to help them live safely and comfortably there in their older years. Among them: a first-floor bedroom and bath so you can live on the main level if stairs become hard to climb, wider doorways that make getting around easier if you need a walker or wheelchair, and covered entrances so you don’t slip in rain or snow.

Those can be pricey renovations, so the best time to do the work is while you are still employed so that you can use current income to pay the bill instead of tapping savings, says Levner. But many adaptations that make a big difference when you’re older are inexpensive. Those include raising electrical outlets to make them easier to reach, putting grab bars and a shower chair in the bathroom, and installing nonslip gripper mats under area rugs. (A list of the most important steps to take and their typical cost is below.)

2. Take it down a notch: To save money without necessarily moving far away—two-thirds of people want to remain in their hometown when they retire, AARP says—you can downsize to a less expensive, more manageable house. You could use the proceeds from the sale of your current home to add to your retirement savings, while significantly cutting maintenance costs.

The potential savings, based on estimates from the Center for Retirement Research, are compelling. If you move from a $250,000 house to a $150,000 one, for instance, you could net $75,000 to add to your savings, after paying moving and closing costs (typically 10% of the sale price). Meanwhile, your annual bill for upkeep would probably fall from around $8,125 to $4,875, assuming typical property taxes, insurance, and maintenance of about 3.25% of the home’s value. These calculations assume that you own your home outright; if you still have a mortgage, the savings you would reap from downsizing might be even bigger.

141118_ret_ageproof_1

Move in step with your peers: Relocating can also help you cut expenses if you move to an area with lower taxes and a cheaper cost of living. Look for places that have good public transit, transportation services for seniors, and walkable, bike-friendly neighborhoods that are a short distance to stores and entertainment and close to medical facilities.

Where should you go? AARP is now working with dozens of places to create age-friendly communities. They include Birmingham, Denver, Des Moines, and Westchester County in New York (find the list at aarp.org/agefriendly). Next spring AARP will launch an online index with livability data about every community in the U.S. For more inspiration, check out MONEY’s Best Places to Retire.

MONEY home prices

The World’s 10 Most Expensive Houses—and Who Owns Them

Feast your eyes on some of the priciest homes on the planet.

The owners of the world’s most luxurious houses can be a mysterious bunch. We all know who owns Buckingham Palace, but does anyone recognize the name Tim Blixseth? Or know the Indian billionaire who built a 27-story apartment building just for himself? We’re guessing not.

Well, the mystery ends here. Using information provided by CompareCamp.com, we’ve got a rundown of the world’s 10 most expensive houses—modern castles, really—and the people lucky enough, and rich enough, to own them.

 

  • 7 Upper Phillimore Gardens

    Location: London
    Value: $128 million
    Details: This 10-bedroom prep school turned mansion has an underground swimming pool, a sauna, gym, cinema, and even a panic room. That’s all in addition to an interior covered in marble, gold, and priceless artworks.
    Owner: Olena Pinchuk—daughter of Leonid Kuchma, Ukraine’s second president. She is known for being the founder of the ANTIAIDS Foundation and a friend of Elton John.

  • Kensington Palace Gardens

    Location: London
    Value: $140 million
    Details: Located on London’s Billionaires Row, the already tricked-out pad will soon add an underground extension with a tennis court, health center, and auto museum.
    Owner: Roman Abramovich—a Russian billionaire and owner of the private investment firm Millhouse LLC. He’s probably best known in the West as the owner of the English Premier League’s Chelsea Football Club.

  • Seven The Pinnacle

    Yellowstone Club near Big Sky, Montana.
    Erik Petersen—AP Photo/Bozeman Daily Chronicle

    Location: Big Sky, Montana
    Value: $155 million
    Details: The largest property in the Yellowstone Club, a private ski and golf community for the mega-rich, the house has heated floors, multiple pools, a gym, a wine cellar, and even its own ski lift.
    Owners: Edra and Tim Blixseth—Real estate developer and timber baron Tim Blixseth cofounded the Yellowstone Club, but the club’s bankruptcy, a divorce, and other troubles have seriously reduced his wealth in recent years.

  • Hearst Castle

    Indoor Pool at Hearst Castle, designed in style of Roman baths.
    Doug Steakley—Getty Images/Lonely Planet Images

    Location: San Simeon, California
    Value: $191 million
    Details: The 27-bedroom castle, used in the movie The Godfather, has hosted John and Jackie Kennedy, Clark Gable, Winston Churchill, and other famous figures.
    Owners: William Randolph Hearst’s trustees—The castle, built by the country’s first newspaper magnate, is now a heritage and tourist site and part of the California Park System.

  • Ellison Estate

    Location: Woodside, California
    Value: $200 million
    Details: Less a house than a compound, this 23-acre property is home to 10 buildings, a man-man lake, koi pond, tea house, and bath house.
    Owner: Larry Ellison—Co-founder of Oracle and the third-richest man in the world in 2013, according to Forbes.

  • 18-19 Kensington Palace Gardens

    Location: London
    Value: $222 million
    Details: Another property on Billionaires Row, 18-19 sits alongside the home of Prince William and Kate Middleton. This particular residence has 12 bedrooms, Turkish baths, an indoor pool, and parking for 20 cars.
    Owner: Lakshmi Mittal—The head of Arcelor Mittal, the world’s largest steel manufacturer, and, according to Forbes, one of the 100 richest men in India.

  • Four Fairfield Pond

    Location: Sagaponack, New York
    Value: $248.5 million
    Details: This 29-bedroom home sits on 63 acres and has its own power plant. Inside, there are 39 bathrooms, a basketball court, bowling alley, squash courts, tennis courts, three swimming pools, and a 91-foot long dining room.
    Owner: Ira Rennert—Owner the Renco Group, a holding company with investments in auto manufacturing and smelting. He also has holdings in metals and mining.

     

  • Villa Leopolda

    Villefranche-sur-Mer, south-eastern France, the villa of Leopolda, property of the widow of businessman Edmond Safra, Lilly Safra.
    Eric Estrade—AFP/Getty Images

    Location: Cote D’Azure, France
    Value: $750 million
    Details: This 50-acre estate includes “a commercial sized green house, a swimming pool and pool house, an outdoor kitchen, helipad, and a guest house larger than the mansions of most millionaires,” according to Variety. The house was famously used as a set in the 1955 Hitchcock classic To Catch a Thief.
    Owner: Lily Safra—A Brazilian philanthropist and widow of Lebanese banker William Safra. Her husband died when another one of the couple’s homes burned down, apparently due to arson.

  • Antilia

    India, Maharashtra, Mumbai, Kemp's Corner, Antilia aka the Ambani building on Altamont Road.
    Alex Robinson/AWL Images Ltd.—Getty Images

    Location: Mumbai, India
    Value: $1 billion
    Details: The Antilia isn’t even really a home in the traditional sense. This 27-story, 400,000-square-foot building has six underground parking floors, three helicopter pads, and requires a 600-person staff just to maintain it.
    Owner: Mukesh Ambani—India’s richest man, with a net worth of $23.6 billion, according to Forbes. Ambani made his money running Reliance Industries, an energy and materials company.

  • Buckingham Palace

    Buckingham Palace
    FCL Photography—Alamy

    Location: London
    Value: $1.55 billion
    Details: Technically still a house, but certainly not for sale, the Queen’s residence was valued at roughly $1.5 billion by the Nationwide Building Society in 2012. The property holds 775 rooms, including 19 state rooms, 52 bedrooms, 188 staff rooms, 92 offices, and 78 bathrooms.
    Owner: The British Sovereign—Currently Queen Elizabeth II, who has ruled since February 6, 1952.

    See CompareCamp.com’s full graphic, including more images of these home, here

    Read next: 4 Things Millionaires Have in Common, Backed by Research

MONEY retirement planning

The 3 Best Ways to Boost Your Spending Power In Retirement

Location, location, location

You’ve heard the old saw that the three most important things in real estate are location, location, location. Well, that truism can apply to retirement too. Depending on where you retire, you may be able to dramatically boost the spending power of your Social Security check and your retirement nest egg, not to mention improve the quality of your post-career life.

Relocating in retirement isn’t the right strategy for everyone. If you like and can afford your house, have a solid network of family and friends to socialize with, and you enjoy your neighborhood and all it has to offer, you may not want to consider a change.

But if you’re looking to stretch your retirement resources—or rewrite the script a bit in the retirement phase of your life—then relocating may be just the right move. If nothing else, lowering your living costs will give you more flexibility in withdrawing money from your nest egg and reduce your chances of going through your savings too soon.

The main reason that a change in venue can allow you to get a bigger bang for your buck in retirement is that housing costs are the single largest expense you’ll face in retirement. That’s right, even though health care gets all the attention—and health care is definitely a major expense, not to mention one that typically grows as you age—the costs of owning a home or renting eat up the largest share of most retirees’ budgets.

Indeed, a recent Employee Benefit Research Institute study shows that for 65-to-74 year-olds, housing expenses accounted for 38% of total spending, a figure that grew to 42% for those 85 and older. Health expenses, conversely, represented just 12% of the spending of the 65-to-74-year-old group, although that percentage was almost double, 21%, for those 85 and older.

Combine the fact that retirees devote such a large part of their budgets to housing with the fact that house and condo prices vary significantly from one part of the country to another—the median home price is $692,000 in Anaheim, Calif., vs. $91,000 in Decatur, Ill.—and that means moving to an area with lower housing costs may allow you to cut your spending significantly, or divert much of what you had been devoting to housing to other activities like travel, entertainment, hobbies, whatever.

Lowering your housing costs isn’t the only way you may be able to reduce your outlays by relocating. You may also be able to benefit by paying less for the cost of other items and services that can vary widely from one city another, such as health care, food, transportation and (another biggie) taxes.

The gains you can achieve by relocating will be limited if you already live in a low-cost area. But to get a sense of how far your resources might go in different states and metro areas, you can check out the Cost-of-living Calculator in RDR’s Retirement Toolbox. You may also want to take a look at the Regional Price Parity figures published by the Bureau of Economic Analysis. These “RPPs,” as they’re known, measure the differences in price levels between different states and metro areas. If you want to see how the tax bite might vary from state to state, you can check out the info on state taxes at the Tax Foundation and CCH sites.

You don’t want to base your choice of where to live on livings costs alone, however. After all, you also want to be able to enjoy yourself with any extra money you might free up. So if you’re considering relocating—whether for financial or other reasons—you’ll also want to check out the lifestyle and living conditions different places have to offer. Are you okay with the area’s climate? Will you have access to the health care you’ll need? Is there a vibrant sports or arts scene? Are there work opportunities for retirees? These are just a few of the questions you’ll want to ask yourself before making any move.

Fortunately, you can narrow down the number of candidates that meet your criteria fairly easily by consulting one or more of the lists that highlight the most attractive retirement spots. Earlier this week, for example, MONEY Magazine unveiled its annual Best Places To Retire feature. This year’s list profiles nine cities and towns around the country that retirees should find particularly appealing, including three that offer low living costs, three that provide opportunities for an encore career and three that are a good choice for a well-rounded retirement. In addition to highlighting the pros and cons of each area, MONEY also provides pertinent stats for each, which in some cases may be the median home price or cost-of-living index, in others the state income tax or unemployment rate.

For a decision as momentous as relocating, you don’t want to limit yourself to just one source of information. And you don’t have to, as there are plenty of other compilations of retirement spots out there—including ones that focus on cheap places to live in retirement, the best places if you’re living on Social Security alone, and the best places to retire abroad.

Ideally, in the five to 10 years before calling it a career, you’ll want to do what I call “lifestyle planning“—essentially, thinking hard about how you actually intend to live in retirement and assuring you have the resources to realize that vision.

If after going through that exercise you find that there’s a gap between the income your resources can generate and the lifestyle you’d like to lead—or you just want to begin your new life in retirement with a new place to live—think relocation, relocation, relocation.

MORE FROM REALDEALRETIREMENT.COM

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MONEY Ask the Expert

How To Get Your Kids To Do Some Real Work Around the House

For Sale sign illustration
Robert A. Di Ieso, Jr.

Q: I owe my handiness to projects I helped my father with as a kid. But my children show no interest in lifting a hammer. How do I motivate them to become capable do-it-themselfers?

A: Thanks to affluenza as well as the draw of computer-based learning, instead of hands-on tutorials, many of today’s young digital natives are sorely lacking in analog skills. We are creating a generation that may never know how to paint a straight line or re-shingle a shed.

The effects are twofold. First, your kids may grow up into adults who, for every household project, are at the mercy of those few capable peers who become handymen and contractors. They’ll pay every time they need to tighten a rattling window or fix the toilet.

Also this lack of hands-on knowledge is—ironically—a contributing factor as to why other countries are outcompeting the United States in science, technology, engineering, and math education, those so-called STEM subjects where many of the good jobs of the future promise to be.

Getting your kids involved with you in safe, age-appropriate DIY projects is a great way to bolster their “spatial awareness,” an understanding of 3D space and how things work that helps later with engineering and physics, according to Vanderbilt University psychologist David Lubinski.

Thus spending a few hours away from their screens helping you build garage shelves or plant flower bulbs can give your kids a leg up on a career in the very technology they love.

Of course, as any parent knows, telling them that may not be enough to motivate them. Yet don’t resort to bribing your kids with a trip to Five Guys or extra screen time to get them to help out, says Carol S. Dweck, a psychology professor at Stanford University. That sends the message that the job is an unpleasant one that no child in her right mind would want to do.

You’re better off channeling Tom Sawyer and making the project feel fun and interesting. It helps if you pick an exciting improvement task, such as building a fire-pit, hanging cabinets in the recreation room, or painting the kid’s own bedroom in her choice of color (perhaps from a list preselected by you), rather than a maintenance job like snaking a drain or bleeding the radiators. Older youth may be enticed by the chance to use power tools (with plenty of knowledgeable and safe parental supervision).

Projects with relatively immediate gratification, like painting or laying sod, are more inspiring for young minds. Thus make it a project that they’ll get to enjoy the results of—and do it at a time when distractions like video games and social networking are off limits anyway. Then, let her post photos of the finished work on Facebook, if she wants, to help build her pride and a sense of accomplishment in her work.

 

Got a question for Josh? We’d love to hear it. Please send submissions to realestate@moneymail.com.

MONEY Millennials

What Everyone Gets Wrong About Millennials and Home Buying

Millennials on porch in suburbia
Katherine Wolkoff—Trunk Archive

Conventional wisdom says that millennials are a new and different generation. But when it comes to housing, they're likely to be more conservative and traditional than their parents were.

If you’ve come across any stories mentioning millennials and home ownership, you’ve likely heard this refrain: Young people just aren’t very interested in buying a house. Instead, the story goes, they want to rent a cool apartment, live in a city, and walk to coffee shops. Forever.

This narrative was eloquently expressed in a recent New York Times article about a hip, 30-year-old, unmarried couple choosing to rent in a swanky Virginia high-rise. What made these millennials pick a rental apartment over a nest of their very own? The developer of the couple’s new home, Joshua Solomon, had his theories:

“That generation of folks has seen people really get hurt by homeownership,” said Mr. Solomon, president of the company, which is based in Waltham, Mass. “The petal has really fallen off the rose as it pertains to homeownership. People don’t want to be tied down to a mortgage they can’t get out of quickly.”

Sounds like a reasonable conclusion, right? Multi-unit construction is up, after all, and first-time home buyers are in historically short supply.

But if you dig a little deeper, both Solomon’s generalization and the “millennials don’t really want to own homes” trope turn out to be largely untrue. A number of surveys have shown that the vast majority of millennials would love to own a place of their own. Recent research from housing site Zillow, for example, found that adults age 22 to 34 are actually more eager to own a home than older Americans.

According to Zillow’s data, young married couples in which both partners work (represented by the orange line in the left graph below) currently own homes at a rate close to or above historical norms for their demographic. Even single employed millennials (the yellow line in the right graph) are slightly more likely to own a home than their counterparts in the ’70s, ’80s, and ’90s.

Zillow

So if young adults want homes more than previous generations, why is their homeownership rate at a historic low? The answer is that millennials are getting married later in life, and not having two income streams makes it much harder to scratch together a down payment.

From 1960 to 2011, Americans’ median age at the time of their first marriage increased by six years, to around 29 from 23 for men and 26 from 20 for women, according to Census data. Then came the financial crisis, which pushed marriage back even further by making financial stability—a marital prerequisite for many— a rarity among recent college graduates. According to one recent study from the University of Arizona, only about half of adults ages 23 to 26 and at least one year out of college have a full-time job.

As a result, the millennial generation’s overall home purchases are down—but they probably won’t be down forever. Zillow’s analysis shows that if millennials were marrying at the same pace as previous generations, their rate of homeownership would be 33%, four percentage points higher than now and roughly the same as in the 1990s. Once this generation begins to tie the knot, the evidence suggests, it’ll be buying homes at least as frequently as older Americans once did.

Old School Values

In fact, there’s some evidence that home ownership is more important to millennials than it is to Gen Xers or boomers. In a recent survey, forty-six percent of respondents ages 18 to 34 told Zillow they believe “owning a home is necessary to being a respected member of society,” and 65% said “owning a home is necessary to live The Good Life and The American Dream.” Both results were higher (in most cases, significantly higher) than older age groups.

America’s newest generation—post-millennials—are perhaps the most old-fashioned of all. A shocking 97% of teens age 13 to 17 believe they will one day own a home, and 82% say homeownership is the most important part of the American dream. If anything, buying a home seems to be getting more attractive, not less.

So millennials really want a home, but they still want a cool home, right? One that’s urban, and different, and close to a Blue Bottle Coffee? Maybe when they’re still young and single, but a large amount of evidence suggests that even today’s young adults look to the suburbs once children come along. Highly dense “core cities” like San Francisco and New York are attractive to millennials looking for fun and adventure, but they’re also extremely expensive to live in when dependents enter the picture.

Research suggests a negative correlation between big cities and child populations. City Journal found that between 2000 and 2010, the population of children 14 and younger fell by 500,000 in the country’s densest urban areas, including Los Angeles, Chicago, and New York. As children disappeared from cities, the nation’s 51 largest metro areas lost 15% of adults 25 to 34—the same age range when many begin to marry and start families. “While it’s not possible to determine where they went,” the Journal noted, “suburbs saw an average 14 percent gain in that population during the same period.”

Mollie Carmichael, principal at John Burns Real Estate Consulting, is already seeing millennials flee cities to more child-friendly environments. “We do find that the millennials want to be in urban areas, but usually when they’re not married and they’re renting” says Carmichael. “But the trigger is marriage, and then frankly they want more traditional areas and more traditional environments than even their parents. They want suburban; they want single-family detached; they want a yard.”

What about millennials’ much-reported fixation on urban-ness? There’s some truth to it, Carmichael acknowledges, but “urban to them means they want the ability to walk to the park and walk to the Starbucks. It’s more about accessibility, and that could be driving to those great places they want to go.”

In the end, America’s newest adult generation isn’t that different from the previous ones. Millennials may Instagram their new home instead of sending photos through the mail, but not much else has changed.

MONEY energy costs

7 Easy Ways to Lower Winter Energy Costs

Radiator with dollar signs on knob
Getty Images

Don't lose your whole paycheck to the polar vortex this winter. Use these tips to stay warm for less.

There’s snow in the forecast. As much as I’d like to ignore all the fallen leaves in our backyard and gloss over the shorter daylight hours, the fact remains: Winter is upon us.

We’re in a new-to-us home this year, so how much our heating might cost is a wildcard. Thankfully, we’ve lined up some defenses to keep our energy bills as low as they can be. And these simple tips are universally helpful whether you live in a 1960s ranch or an 1880s Victorian.

1. Tame Drafts

The best way to keep the warm air in is to make sure it isn’t flowing out. Take a tour around your home and examine windows and doors for any drafts. Our front door had a sizable gap at its base, so we installed weatherstripping and it took care of the cold air problem immediately.

There are many ways to fill in voids, including stripping, insulator kits, foam, silicone, etc. If you’re in an apartment or just want a temporary fix, you can also use one of those draft guards. Here’s a DIY tutorial using an old pair of tights, polyfill, and only a few stitches.

2. Lower the Thermostat

How low can you go on your thermostat this winter? Start just one degree and you could save up to 5% (or around $10 per day) on your overall heating bill according to an analysis released by EnergyHub in 2012. The EPA recommends settings on 70 degrees during the eight hours most people are home turning it down to 62 degrees for the 16 hours when people are away or sleeping. And if you can get away with keeping your thermostat on lower (we keep ours on 67 during the day), that’s great, too. Using a programmable thermostat also helps you save by taking out the manual temperature changing.

3. Cover Yourself

Feeling nervous about taking the plunge? Keeping comfortable at lower thermostat levels isn’t difficult. Wear more clothing! Long sleeves, pants, thick socks, and layers are the fashion statements in our house during the winter. We also keep a fleece blanket on the couch to ward off chills in the evening. Our beds are topped with flannel sheets and wool covers for the nights when our thermostat is at its lowest setting. You don’t want to be frigid all season long, but some common sense is employed here.

4. Zone It Out

My family lives in a 4-bedroom home, but we’re currently only using two of those bedrooms on a daily basis. So, we’ve closed the hot air vents in those rooms to redirect the heating to the spaces we’re living in and keep the doors shut most hours of the day. If you have baseboard heating, see if there’s a localized switch in your room so you can turn it off and shut the door. The savings here are hard to quantify because so many factors are involved (room size, etc.), however — the less area to heat, the more money that stays in your pockets.

5. Use Curtains

During the day, take advantage of the sun’s rays by opening your curtains to let the light in. Even on the coldest days you’ll get a boost, especially with those south-facing windows in the afternoon rays. Then in the evening, close your curtains to help keep the heat indoors. If your windows are bare (or you only have sheers), consider purchasing some insulated curtains, which protect your home from heat loss through conduction, infiltration, convection, and radiation. They come in all colors and patterns, too!

6. Service Your Furnace

It’s one of those annoying home maintenance tasks you don’t think you should need to do, but getting your furnace cleaned and evaluated each year can help save you cash and unexpected breakdowns. (It’s also a safety thing, as furnaces can leak carbon monoxide into your home without your knowledge.) You’ll also need to change out the filter at least once per season — or whenever it’s dirty — to keep everything flowing as it should. Check your local coupon books to see if any HVAC providers are offering promotions.

7. Add Insulation

If your house is still feeling quite cold, take a trip to your attic to assess the insulation situation. In our last home, we were surprised to find only a few inches of the stuff keeping our heat from flowing out the roof. (Insulation acts like a hat does on your body.) We added a thick fiberglass roll to the entire attic ourselves and could tell the difference in our second floor level almost immediately. How much insulation you add and where you add it is going to depend on your home. If you plan to stay there for quite a while, it certainly makes sense to evaluate and correct any issues that might cost you big dollars as the years go on.

Read more articles from Wise Bread:

MONEY buying a home

7 Tips For Buying a Vacation Home

Beach house
Astronaut Images—Getty Images

You may be tempted to finally buy that vacation place now that the housing market has healed. Here's what to consider before you start house hunting.

Many Americans contemplating a vacation home abandoned that dream when the housing market collapsed. But now that home values have climbed month after month, with the median price up about 20% since its bottom nearly three years ago, you may once again be toying with the idea of that lakefront, ski or beach getaway place. About 13% of homes purchased last year were intended as vacation homes, up from 11% in 2012, according to the National Association of Realtors.

Yet you shouldn’t let the fact that the market has stabilized drive your buying decisions. Instead follow these seven steps to take to make sure a vacation home is right for you, and won’t turn out to be an expensive headache.

1. Choose the Location Carefully

This may sound obvious, but before you start shopping you need to be able to specify why exactly you want this second home. The answer should shape where you look. For example, 87% of vacation home purchasers in 2013 planned to use the property primarily to getaway with their families, according to the NAR. Thus the typical home purchased was an average 180 miles from the buyers’ primary residence.

If the main purpose is for you and your loved ones to gather together and enjoy the house as a family, you’ll need it to be in an area that is easily accessible for everyone, and that offers plenty of activities for different age groups. While you may think jumping on a flight to Florida isn’t a big deal, elderly grandparents or parents of small children may disagree.

Buyers who plan to rent the home to others- as 25% of purchasers do- may want to choose a location with numerous seasons of rental demand, so you aren’t limited to income only, say, three months of the year (likely when you want to use the home too). When you’re viewing the home as an investment property you’ll also care more about projected growth rates of the communities you’re considering, as well as the health of the local economy.

Related: 6 Amenities to Ensure Repeat Business in Your Vacation Rental

2. Rent Before You Purchase

Before you lock yourself in, rent a place (more than once is best) in the area you’re considering to be certain you’ll actually enjoy it. Stay for at least two weeks to make sure you don’t grow bored on extended stays.

Try to visit in different seasons to understand weather and crowd patterns. For example, you may realize that you hate needing to book a dinner reservation well in advance during the summer busy season, when you’re there to relax.

Or if you plan to eventually move to the home full-time, as one-third of buyers do, you may decide a house outside of town is actually too lonely and inconvenient. Only 32% of vacation homes purchased last year were in a small town or rural locale.

You’ll also learn what part of town you prefer. For example, in Orlando vacation homes are spread out throughout the city, but you may prefer the shops and restaurants in Kissimmee over Davenport.

3. Buy Under Your Budget

Don’t fall into the trap of purchasing a property that is a stretch to afford. Buying a house with too high of monthly carrying costs causes stress, and most people go on vacation to getaway from troubles. It also means that if you eventually decide you want to hire someone to manage the place, or care for the yard, there won’t be any wiggle room in your budget to afford it.

Keep in mind that you can always upgrade to a bigger house down the road.

4. Be Realistic About How Often You’ll Use It

My wife and I have three kids. When they were young we bought a vacation home near our house. We used it all the time. As the kids got older, though, we visited the house less and less. Weekend sports games, friends sleeping over, and church and school activities left too little time to get there.

Be realistic when you make assumptions about how often you’ll actually be able to use the place. You may be better off working out a rental agreement with an owner in the area to use his or her place two or three times a year- and forget about the place when you’re not there.

5. Understand the Tax Implications

Don’t assume you know what the tax consequences of owning that property will be, based on your experience with your primary residence. Second homes can be more complicated.

If you are going to rent out the property, you will need to pay income taxes on the rental income you receive. Your property taxes may also run higher than what you pay now, either because the tax rate in the vacation area is higher than where you live, or because its a second home and not a primary residence. For example, the taxes on second homes in Florida are usually much higher than for primary residences.

A qualified real estate agent should be able to provide details about taxes in the area, and possibly even tips on ways to save, such as buying just outside the city limits.

6. Make a Conservative Estimate of Rental Income

Most buyers tend to be overly optimistic about how often they’ll rent out the place. Talk to a local vacation rental agency about how many weeks of the year you can realistically expect demand. For example, even in a winter and summer destination such as Lake Tahoe you can’t expect to fill the place every month of the year.

You also need a realistic estimate of how much expenses will eat into that income. Presume repairs will cost about 1.5% of the value of the house. So for a $100,000 place budget for at least $1500 a year in repairs. Each year the tab might be higher or lower than the estimate, but this rule of thumb will give you some flexibility from year to year.

Similarly, find out ahead of time what your home insurance tab will run, since second homes are often in hurricane or flood areas and thus pricey to insure, and also may cost more simply because they are empty more often.

7. Don’t Get Caught Up in the Moment

If a friend, family member or another investor brings you an opportunity to buy a vacation home, or to acquire land with aspirations of building a grand home, don’t let yourself be easily persuaded. The proposal can sound romantic but quickly turn into a horror story. Sometimes people have alternative motives. Other times they haven’t actually done their homework to uncover that the so-called deal isn’t really a good one.

Related: How to Market Your Vacation Rental to Ensure Maximum Bookings

So slow down, take your time — and do your research. Move forward only after you have thoroughly run the numbers yourself. An opportunity that turns sour will eat up your money- as well as your precious vacation days.

 

More from BiggerPockets:

10 Things Only Personal Finance Nerds Would Understand

5 Tenant Characteristics Its Wise to Discriminate Against

5 Ways to Reduce Booking Cancellations On Your Vacation Home

 

Another version of this article originally appeared on BiggerPockets, the real estate investing social network. © 2014 BiggerPockets Inc.

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