The Real Estate Beat

Housing supply shortage awaits ‘generational relay’ – Shared Article

Longstanding housing supply shortages across the U.S. erode first-time homebuyers’ ability to enter the market by increasing competition for available inventory, which helps maintain elevated home prices.

The effects of this supply-demand imbalance are varied.

Homeowners have amassed record levels of home equity, estimated by the Federal Reserve Bank of St. Louis to top $48 trillion as of the fourth quarter of 2024 — $11.5 trillion of which was “tappable” as of the second quarter of 2025, per ICE Mortgage Technology. At the turn of the 21st century, total home equity was just $7.1 trillion.

I read this article HERE. By Ryan Kingsley

The average age of first-time homebuyers is also rising, with new entrants to the market needing to be wealthier than their parents were when they purchased their first home.

In the 1980s, the average first-time homebuyer was in their late 20s. From 2023 to 2024, the average age rose from 35 to 38, according to the National Association of Realtors. The average age of repeat buyers rose to 61 in 2024 from 58 the year prior, as older owners delayed downsizing.

Homeowners in 2025 are holding onto properties for twice as long as they were before the 2008 financial crisis. The average time between a home’s purchase and its sale stretched to more than eight years last quarter, from roughly four years in late 2004.

However, these homeownership dynamics are on the cusp of a generational shift that may provide gradual relief to younger generations, as older homeowners release tens of millions of homes into the market over the next two decades.

The real estate market analytics and title insurance provider First American Corp. calls this a “generational relay” in a new report examining these tidal changes to homeownership rates and generational housing access.

From 2025 to 2060, the total number of U.S. households is projected to grow approximately 13% to 17.9 million, while the number of homeowner households is expected to climb 8.2% to 8.2 million.

In the near term, millennials and Generation Z buyers will benefit from “late-life moves” by baby boomers driving a compounding, “durable release of inventory,” according to First American.

Aging-in-place trends that have slowed housing turnover, facilitated by medical and technological advancements enabling aging homeowners to live independently longer, will inevitably yield to health, accessibility and family pressures, the report says.

“As older households age out of homeownership, prime, centrally located neighborhoods will reopen to younger families, fueling both demand and opportunity,” notes Sam Williamson, senior economist at First American.

For now, however, homeownership for younger generations has been delayed. The impacts of economic and affordability shocks from the 2008 financial crisis to the COVID-19 pandemic have meant “renting has become the default for longer,” according to the First American report.

Later marriage and child-rearing — key life events that drive the rent-to-own transition — have amplified these trends, a result of younger generations’ heightened focus on education and career development.

First American forecasts boomers’ housing footprint to shrink to 1.5 million households by 2060 after reaching a high-water mark of 39.9 million households, 31.1 million homeowners and a homeownership rate of around 78% in 2025.

At around 35 million households, Generation X follows boomers as a smaller generation entering its peak income-earning years from 2025 to the mid-2040s, forecasted to grow its homeownership rate to around 75% by 2040, at which point they will shift to net sellers.

The so-called “great housing handoff” that First American anticipates represents a long-term supply-demand correction that could ease price pressures on younger buyers.

“Zoom out from the cohort stories and the next 35 years look less like a surge and more like a generational relay,” says Williamson. “By 2060, these cohorts will represent a deep bench of future buyers, extending the generational handoff into the second half of the century.”

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Affordable Housing Is Leading the Way on Innovative Design – Shared Article

I read this article HERE. By Jon Hagar

Across the United States, we find ourselves in the midst of a growing housing crisis that demands more speed, more units, and more support, even while funding grows harder to secure. In this environment, one might expect design that reflects pure pragmatism and utility, especially for affordable housing. And yet it is in this income-restricted housing that we are seeing some of the most exciting lessons in design for connection, community resilience, and healing.

From priorities and policy to design and resource use, affordable housing has become a laboratory for some of the most innovative thinking in housing today. What makes housing in this sector so different, and why should market-rate housing developers take note?

A Longer Horizon Supports Better Design

To start, affordable housing developers typically operate under a unique set of priorities. Though accountable to lenders and financing partners, their success is measured by more than financial metrics or lease-up, the period when new buildings are filled with tenants and begin generating revenue.

These developers, often mission driven, plan to own and operate properties for decades. They have every incentive to invest in durability, efficiency, and occupant wellness. Instead of prioritizing rapid lease-up, return on investment is measured in lifecycle costs, resident health, and long-term resilience.

This shift shows up in the details. Long-term projects justify high-performing HVAC systems and building exteriors that improve insulation and energy performance, along with sustainable materials, because developers know those choices will pay dividends in reduced maintenance, lower operating costs, and healthier indoor environments.

At Forge Craft Architecture + Design, where I serve as principal and director of affordable housing, we’ve seen firsthand how this dynamic changes our conversations as a Texas-based firm specializing in supportive and sustainable housing. For mission-driven developers, discussions typically begin not with “how do we make this project pencil out?” but with “what will make this building safe, healthy, and cost-effective to operate for decades?”

While these decisions may require more investment upfront, they ensure long-term building performance at a time when funding for operations and supportive services down the road is increasingly limited. These projects can serve as quiet anchors of resilience, lowering operating costs, improving resident health, and strengthening communities while also reducing environmental impact. In the face of increasing federal funding cuts to the Department of Housing Urban Development (HUD) and other housing programs, that kind of foresight matters more than ever.

Putting People at the Center

Because affordable housing communities are typically designed with specific audiences in mind—for example, single adults exiting homelessness, youth aging out of foster care, families escaping domestic violence, and folks rebuilding stability while managing mental health challenges—the design must recognize lived experiences and find creative, budget-friendly ways to build in additional supports.

Features that support both mental and physical health, like natural light, acoustic comfort, and thoughtful common spaces, are not seen as amenities, but as essential to occupant health and well-being. That might mean larger windows that bring daylight deep into hallways, shaded outdoor walkways that encourage movement and connection, and landscaping designed to provide both comfort and a sense of place.

Whether through direct engagement or close collaboration with nonprofit developers and service providers, residents in these design processes often have a seat at the table, sometimes for the first time. Research shows that participatory housing projects consistently lead to stronger satisfaction and outcomes. This has translated into design moves like locating on-site service offices near shared outdoor spaces to encourage everyday interaction, or creating flexible community rooms that can shift from after-school tutoring to adult wellness workshops. This approach reframes the role of the architect, replacing the idea of an abstract “user” of a structure with the lived experiences of real people, literally present for design discussions. It requires listening, flexibility, and humility. When we know the people who will call a place home and what they’ve told us they need, we as developers can move beyond aesthetics and functionality into advocacy.

Parker Lane offers 135 affordable family homes alongside a community learning center with programs for children and adults to promote health, education, and overall well-being.Source: Casey Dunn

When Forge Craft designed Parker Lane Apartments in Austin for the nonprofit Foundation Communities, we applied principles of trauma-informed design that stemmed directly from community input. Residents and service providers emphasized the importance of visibility and safety in shared spaces. In response, the open breezeway connecting residents was designed with clear sightlines so that people feel safe while doing laundry and retrieving their mail.

A Tool for Climate Resilience

As climate events grow more intense and the inequities intensify, we must treat housing as a tool for resilience—and affordable housing is leading the way. Driven by both policy and client goals, many projects in this space are moving beyond code minimums to embrace deep efficiency and electrification along with “passive house” principles, which produce airtight, highly insulated buildings that drastically reduce energy use.

These approaches have benefits beyond reducing greenhouse gas emissions. For residents on fixed or limited incomes, lower utility bills are a lifeline. For operators with thin margins, durable systems and predictable costs keep buildings working and viable. And for affordable housing developers trying to make financing work, lower utility expenses translate into higher net operating income and better debt-service coverage.

In a city like Austin, where grid failures have occurred during both winter and summer extremes, features like robust insulation and battery backup aren’t luxuries; they’re critical infrastructure. Affordable housing projects that meet passive house standards can stay comfortable without power for longer, helping vulnerable residents remain in place—and out of hospitals.

“Affordable housing is demonstrating that resilience doesn’t have to be a luxury; it’s a necessity.”

To meet this challenge, Forge Craft designed Zilker Studios, a 110-unit supportive housing community for single adults in Austin, in collaboration with Passive House Institute US. Its target net-zero readiness, custom energy protocols, efficient windows, and strategic solar shading dramatically reduce energy demand. At Rasmus-Temenos, a building in Houston that is located near a major highway, we employed triple-pane windows and high-performance envelopes not only for energy savings, but also to buffer noise and support trauma recovery for residents who had experienced homelessness.

Affordable housing is demonstrating that resilience doesn’t have to be a luxury; it’s a necessity. That’s why these buildings deserve to be held to a higher standard, and why the public sector must support them accordingly. Tools like the Low-Income Housing Tax Credit should be paired with deeper incentives for sustainability and health equity.

Beautiful Design Shifts Public Perception

Despite these advances, misconceptions about affordable housing persist. Too often, residents imagine these projects as monolithic blocks, disconnected from their neighborhoods. People question the impacts of these developments on property values or neighborhood character, rarely imagining that their neighbors—or they themselves—could live there.

The reality is that visual cues matter. Warm materials, articulated facades, and green space signal care and permanence, while beautiful, human-scaled housing communicates dignity and worth. Take Zilker Studios in Austin. We ultimately presented a well-designed building that preserved heritage oak trees, created a breezeway for social interaction, and added a distinctive landmark to the neighborhood, rather than a standard affordable housing development.

When affordable housing demonstrates that level of design and care—often exceeding what’s seen in traditional developments—it earns broader public support in zoning meetings, policy debates, and at the ballot box.

Designing with Care

Affordable housing that prioritizes long-term resilience and places human needs at the center of its design offers a blueprint for building communities rooted in equity and care. What sets this work apart is the way design decisions are made: not for speculation, but for stewardship; not for an investor’s exit, but for residents’ long-term well-being.

This work doesn’t happen in a vacuum. It requires supportive policy, reliable funding, and long-term commitment. That means expanding federal and state funding, increasing tax credits for mission-driven projects, and protecting HUD programs that support housing stability. It also means continuing to incentivize green building and resiliency programs such as Passive House.

The challenges are real. Rising construction and land costs are making it harder to deliver the housing that communities need most, and programs that fund trauma-informed services, sustainable building practices, and supportive housing are often the first to face reductions.

That is why housing professionals, civic leaders, and policymakers must treat affordable housing as an opportunity for building critical social infrastructure. The buildings we invest in today will shape community health and resilience tomorrow.

This level of care and design is not charity. It’s the baseline of dignity and support every person deserves, regardless of income or status.

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How Housing Became the Front Line of the K-Shaped Economy – Shared Article

I read this article HERE. By Allaire Conte

America’s housing market has split in two: High-earning buyers and sellers still have choices and leverage, while everyone else faces shrinking options and rising costs. It’s a divide that mirrors the broader K-shaped economy defining 2025.

After an economic shock, parts of the economy shoot upward—like the top arm of the letter “K”—while others slide downward, forming a sharp split. The result is a recovery that rewards wealth and punishes everything else, widening the divide between those who can wait out volatility and those living paycheck to paycheck.

Now, that split is showing up across the economy from retail spending to job growth. But nowhere is it more apparent than in housing, where rising listings and cooling prices mean very different things depending on which side of the market you’re on.

“Sellers at the top of the market can quite literally afford to be more patient and price anchored,” explains Jake Krimmel, senior economist at Realtor.com®.

That’s because these sellers have choices: multiple properties, cash flow to float multiple mortgages, and enough savings to wait for the best offer. The typical homeowner doesn’t. Most are selling the home they live in, and the clock starts ticking the moment they list.

“The average family needs to sell to buy, so they’re more likely to cut their prices in order to secure their next move,” adds Krimmel. “Sellers of luxury homes have the luxury of time.”

Where patience pays

Even as 22 state economies flirt with recession, the wealthiest homeowners are holding firm, buoyed by the same forces that define the top of the K-shaped recovery: concentrated wealth, diversified assets, and the luxury of time.

“California and New York, which together account for over a fifth of U.S. GDP, are holding their own, and their stability is crucial for the national economy to avoid a downturn,” explains Mark Zandi, chief economist at Moody’s Analytics.

Those two states—alongside other affluent metros in the Northeast—anchor the upper curve of the housing market, where job centers in finance, biotech, and health care continue to generate steady demand, according to a recent report from Cotality.

Data from the Realtor.com Luxury Housing Report reinforces that strength. Even as the national luxury benchmark dipped 0.5% in September to $1.24 million, top-tier listings are taking only slightly longer to sell—79 days versus 62 for median-priced luxury homes. That gap has held steady for nearly a decade, underlining the fact that even when the broader market cools, the upper tier slows without stalling.

Markets like Santa Barbara, CA, now the nation’s priciest luxury metro, and Bridgeport-Stamford, CT, continue to command multimillion-dollar thresholds, supported by buyers who can pay in cash. Nearly half of all homes priced above $2 million sold without financing this year—proof that liquidity itself has become the defining edge of the modern housing cycle.

Where risk rolls downhill

That stands in stark contrast to households on the lower half of the K-shape. Here, affordability has eroded and uncertainty underpins every decision.

“Much like the K-shaped trend seen in overall consumer spending—driven largely by higher-income groups—lower-income potential homebuyers are facing challenges due to an uncertain job market, sluggish wage growth, and worsening financial conditions,” says Dr. Selma Hepp, chief economist at Cotality.

The firm’s latest data show that 1 in 5 U.S. metros is now posting annual home-price declines—the largest share since mid-2023—while serious mortgage delinquencies are rising in several high-cost states, especially Florida, where once-booming markets like Tampa and Orlando are cooling fastest.

They’re concerning numbers made all the more confounding by the fact that lower home prices haven’t translated into a buying boom from those who have been on the sidelines for years.

Part of that discontent may stem from the fact that homebuying and homeownership costs are outpacing incomes. Escrow expenses are up 45% over the last five years, and real mortgage payments have jumped 72%, even after accounting for recent rate relief.

And even with cooling prices in some areas, three-quarters of the nation’s top 100 markets remain overvalued, according to Cotality’s Home Price Index.

The power of those pressures combined have priced out first-time and lower-income buyers despite a modest uptick in supply and recent softness in mortgage rates. So even as listings rise, the entry ramp remains blocked, and while the housing market looks like it’s opening a door from afar, it remains locked.

The diminishing middle

Part of the danger of a K-shaped economy is how it hollows out the very group that once held everything together: middle-income earners.

Once the backbone of both consumer demand and housing stability, middle-income earners have been shrinking for more than half a century. In 1971, about 61% of U.S. adults lived in middle-class households, according to the Pew Research Center. By 2021, that share had fallen to 50%, while both lower- and upper-income tiers grew.

Now, that stratification has created undue reliance on high-income earners to prop up the economy overall and keep spending.

“For those in the bottom 80% of the income distribution, spending has simply kept pace with inflation,” Zandi shared in a recent X post. “The 20% that make more have done much better.”

Just look to Manhattan for evidence of how this pattern is repeating in the housing market. Cash purchases made up a record 69% of all home sales in the second quarter of 2025, according to Miller Samuel’s quarterly report for Douglas Elliman. At the same time, deals that included financing contingencies—where buyers can walk away if they can’t secure a loan—hit their second-highest level in a decade.

The result is a split screen: a market still moving powered by players at the top, and slowing everywhere else.

The stakes: What happens if the top stops spending

The U.S. housing market—and much of the broader economy—now rests on a fragile foundation: the continued confidence of the wealthy.

“The U.S. economy is being largely powered by the well-to-do,” says Zandi. “As long as they keep spending, the economy should avoid recession. But if they turn more cautious, the economy has a big problem.”

That’s because if demand at the top softens, there’s little cushion beneath it. The middle class, already squeezed by stagnant wages and rising costs, can’t easily step in to fill the gap.

In a balanced economy, housing reflects broad-based confidence. In a K-shaped one, it mirrors concentration. And if the top curve bends, the rest may have nowhere to land. For never was a story of more woe than this, of buyers high and low.

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Forget wedding registries — many newlyweds would rather you help pay their mortgage – Shared Article

Key Points

Gen Z and millennial homebuyers are struggling in the real estate market.
To make homeownership more affordable, some buyers are turning to their friends and family.
A Zillow expert told BI that 20% of wedding registries now include house funds.

I read this article HERE. By Alcynna Lloyd

It’s no secret that becoming a homeowner is financially out of reach for many millennials and Gen Z buyers.

Zillow data shows that in 2025, the typical median-income family would need to earn about $17,670 more this year than last to afford the mortgage on a typical US home.

It couldn’t happen at a worse time.

While home prices are dipping in some cities, they remain high nationwide. And even though mortgage rates have edged lower week by week, they’re still hovering around 6% — a far cry from the 3% range seen just a few years ago. All this is unfolding against the backdrop of a sluggish economy and a job market marked by slower wage growth and a wave of layoffs hitting employers both small and large.

However, Zillow’s home trends expert Amanda Pendleton notes that some young homebuyers are finding a workaround — by asking friends and family to help them fund a home purchase.

“Spoiler alert, they’re not doing it alone. Thirty-eight percent of all buyers today are getting some kind of gift or loan from a family member or friend. And another fun stat — 20% of wedding registries now include house funds,” Pendleton told Katie Notopoulos on Business Insider’s new video podcast, “Well Spent.”

‘We would rather have wedding money spent toward a home than getting gifts”

Turning to family and friends is exactly what Aislyn and Ali Benjamin did when they got married in 2022.

The California couple didn’t want traditional wedding gifts like kitchen appliances, or anything that would be forgotten and gather dust in a few years. Instead, they asked their guests for cold, hard cash to help fund the construction of their first home.

It’s easy to understand why. The Benjamins both run small businesses in Danville, California, a city about an hour east of San Francisco, where the median home price was $1.8 million in September, according to Zillow. Buying a home in the city was unrealistic, and renting wasn’t a long-term solution. For them, building an accessory dwelling unit (ADU) in Ali’s parents’ backyard in San Ramon just eight minutes from Danville was their best shot at homeownership.

And why not use a day when everyone was already celebrating them to help make it happen?

“I just made a GoFundMe, and we sent it out with our invites so people could contribute through the online link,” Aislyn, 30, told Business Insider.

In total, the couple raised $5,545 on GoFundMe and received about another $5,000 in cash, checks, and other gifts at their wedding, bringing their total to about $10,000.

That money, along with help from Ali’s parents, allowed them to build a 1,200-square-foot ADU by Bay-area-based company Villa for $500,000. They also financed the project with a mortgage.

The exterior of an ADU home. — The Benjamins’ ADU. Courtesy of Villa

“It gave us a little bit of a head start and a buffer, allowing us to not have to save up quite as much money,” Ali Benjamin, 35, told Business Insider.

“We would rather have wedding money spent toward a home than getting gifts.”

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Housing Forecast 2026: Mortgage Rates Remain Above 6%, but Affordability Improves Modestly – Shared Article

Housing Forecast 2026: Mortgage Rates Remain Above 6%, but Affordability Improves Modestly

I read this article HERE. By

By Keith Griffith

Getty Images

Mortgage rates will continue to average above 6% next year, but affordability will improve modestly as the typical monthly payment falls below 30% of a household’s income for the first time since 2022, the Realtor.com® economic research team predicts in its 2026 housing forecast.

The forecast predicts mortgage rates will average 6.3% across 2026, a slight improvement from the 6.6% full-year average expected for 2025, but still well above the 4% historic average recorded from 2013 to 2019.

Nationally, home prices will continue to grow 2.2% through the end of next year, after rising by 2% in 2025, the forecast indicates. However, incomes and overall inflation are expected to continue rising faster than growth in home prices, delivering a slight boost to affordability.

“After a challenging period for buyers, sellers, and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market,” says Realtor.com Chief Economist Danielle Hale. “Incomes climbing faster than inflation as mortgage rates steady at a lower level create space for affordability to improve.”

Still, home sales are projected to remain sluggish. After existing-home sales hit a 30-year low in 2024, the forecast estimates they will improve slightly through the end of 2025, rising 0.1% to 4.07 million.

Next year will see further modest improvement, with total existing-home sales rising 1.7% to 4.13 million as affordability improves. While that would be an improvement on the past three years, it’s still well below the 5.28 million annual average seen from 2013 to 2019.

Meanwhile, the forecast expects rents to decline slightly by 1% next year, while new-home construction expands 3.1% and existing-home inventory continues to grow by 8.9%.

Forecast for homebuyers in 2026

Homebuyers will benefit from easing mortgage rates as well as a modest decline in real, or inflation-adjusted, home prices, according to the forecast.

The Realtor.com economic research team expects household income to grow more than 3.6%, beating both home prices and overall inflation, which it expects to rise back above 3%.

And as a result of easing mortgage rates, the typical monthly payment to buy the median-priced home sold is expected to fall 1.3% year over year, marking the first decline in monthly payments on average across the year since 2020.

The monthly payment to buy the typical home is expected to slip to 29.3% of median income, its first year below the 30% affordability threshold since 2022 when mortgage rates shot higher.

The forecast expects unemployment, which was at 4.3% in August, to climb further, but not exceed 5% in 2026.

“In aggregate, consumers look to be in good shape, but lower-income and younger individuals may be more vulnerable as the labor market cools,” the report states.

Homebuyers will also benefit from continued expansion of inventory, with the supply of existing homes for sale expected to grow 8.9% in 2026, marking a third consecutive year of gains.

Still, the pace of inventory expansion has slowed, as the market edges closer to pre-pandemic norms. By the end of 2026, nationwide inventory levels are expected to remain roughly 12% below pre-2020 averages, an improvement from a 19% gap in 2025 and nearly 30% in 2024.

New construction will also continue to play an important role in providing more options to homebuyers, with single-family housing starts projected to rise 3.1% from 2025 to 1 million.

Overall, the national housing market is expected to remain in balanced territory in 2026, with an average 4.6 months of supply across the year.

“The path back toward historic levels of affordability will be gradual, but 2026 takes a solid step in the right direction,” says Hale. “For many buyers who have spent years navigating limited options and steep competition, a balanced market with more choices and slightly lower cost burdens can be a game changer, even if conditions remain far from easy.”

Forecast for home sellers in 2026

Over the past few years, sellers have faced a market of sluggish sales and rising inventory, tilting the balance of power slowly in favor of buyers.

Those trends are likely to continue in 2026, according to the new forecast, suggesting that sellers should remain flexible and set realistic expectations when it comes time to list their home.

“Sellers who definitely want to sell will want to pay attention to the competition when setting a price, and they may need to be prepared to adjust expectations based on market feedback,” the report states. “The degree of adjustment will depend on their geography and also their price point.”

Recently, the market has remained stronger in the Northeast and Midwest compared with the South and West, and the new forecast suggests that those trends will continue in 2026.

Recent data also shows that price cuts are somewhat more common among lower-priced homes, and comparatively rarer among homes priced above $1 million, where wealthy buyers are still driving solid sales activity.

The forecast indicates that home prices will rise modestly in many markets next year, but prices may decline in some markets, particularly in the South and West.

Forecast for renters in 2026

In 2026, rental supply is expected to continue outpacing demand, driving down rents and boosting renter mobility.

Rental affordability is expected to continue improving in 2026 after asking rents declined an estimated 1.6% in 2025. Next year, the forecast expects rents to fall an additional 1% annually, as more new multifamily units hit the market.

“Declining rental prices will continue to give renters more relief from [COVID-19] pandemic highs. It’s not a dramatic reset, but it’s a meaningful shift that moves the market back toward balance,” says Hale.

This should continue to make renting a relatively cost-effective option compared with buying in the short term across most markets.

Young adult renters, who lack access to historically high home equity to purchase a home, could take advantage of this trend by shopping around when their lease expires and seeing if there are more affordable rental units in their market.

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3 Years After Their Deaths, Someone Is Still Paying These Homeowners’ Bills – Shared Article

I read this article HERE.
By Allaire Conte

When relatives in Michigan unlocked the door to their late parents’ home three years after the couple’s deaths, they expected dust, debt, and silence. Instead, they found something stranger: The lights were on and the property taxes were current—even though no one in the family had paid a dime.

The story, shared in a Reddit thread on r/RealEstateAdvice, sparked dozens of theories. Who would keep paying for a deceased couple’s home? What would they have to gain? But beneath the mystery lies a growing national problem: America’s fragile system for handling estate transfers.

Over the next 25 years, an estimated $124 trillion in wealth—much of it in real estate—will change hands. Yet nearly half of younger Americans say they aren’t prepared to maintain or manage an inherited property.

It’s a gap that could leave family inheritances vulnerable to neglect, bad actors, or opportunists—just like the Michigan family’s experience.

Initially, after evaluating the modular home, the heirs thought it was better left to the bank: The home was run-down, likely underwater, and not worth the cost of repairs. But while they expected foreclosure to take care of it, three years later, the home had never been to auction. So who was keeping it current?

Why the lender doesn’t care who pays

Most people assume they have to pay their mortgage, and in practice, that’s true. But a more accurate way to phrase it might be: Your mortgage has to be paid—by you or anyone else.

“The lender generally does not care who is paying the mortgage. They just care that they are getting paid and that the obligation is current,” explains attorney Steven Rotenberg. “So your mother could pay your (or my) mortgage if she wanted to.”

This extends to other obligations, like property taxes. Third parties are welcome to pay your bills for you, so long as they’re paid.

If, however, your debts are delinquent for a set period of time, the creditor then gains the ability to foreclose on the home. In the case of a delinquent mortgage, the bank would have the authority to foreclose; in the case of property taxes, the county.

They’re small distinctions with consequences when homeowners die. In these cases, the responsibility to keep payments current (mortgage, property tax, utilities) usually falls to their heirs. But if no one notifies the servicer of the death, the account can continue indefinitely, as if nothing happened.

In the Michigan case, that quirk of bureaucracy seems to have delayed foreclosure. But it also raises a far stranger question: If the family wasn’t paying, who was, and why?

The innocent, the opportunist, and the predator

The mystery has an eerie feel, but experts say there are rational explanations for why a deceased homeowner’s mortgage and taxes might stay current.

“What I think may have happened here is that the mortgage was put on autopay with taxes included in the mortgage payments and escrowed with the servicer, who then pays the lender and the taxes,” explains Rotenberg. “The owner died, and autopay continued for some reason.”

In this case, the couple’s bank account may have had enough funds to keep the house solvent for the past three years, allowing it to go on as if nothing had happened.

However, the heirs originally suspected that the home was already behind on its mortgage payments and expected imminent foreclosure. If this is true, it points to a more deliberate cause.

“A situation in which a third party vows to pay the mortgage and property taxes of a deceased homeowner without the family’s participation is usually indicative of one or a combination of three aggressive economic maneuvers,” says Sain Rhodes, a real estate expert at Clever Offers.

“A tax lien buyer who intends to foreclose on the home, a title company engaged in a quiet title action against the property’s ownership, or a potential buyer who wants to take possession of it,” she continues.

In each case, outsiders use the appearance of good stewardship to build a legal claim over time.

Fred Loguidice, a real estate investor, agrees: “This covert activity strongly indicates one of two planned moves by a third party, and both are predatory against the heirs,” he warns. “A tax lien investor … or a quiet title action.”

A tax lien investor pays off back taxes in exchange for the right to charge additional interest to the property owner, and, if not paid, eventually forecloses on the property and takes ownership. It’s a practice that’s been the subject of controversy after a number of states failed to pass laws to protect homeowners from losing all the equity in their homes to these kinds of sales. In these cases, some homeowners lost hundreds of thousands of dollars in equity over tax debts as small as a few thousand dollars.

Michigan is one such state.

“Less than 5% of owners navigate the claim process properly and are able to get payment for the excess value of the property taken from them,” Christina Martin, a lawyer with the Pacific Legal Foundation who is fighting home equity theft, told Realtor.com.

It’s similar to a quiet title action. In Michigan, the owner of a tax deed—a document that transfers ownership of a property to a government in the case of a tax debt—can take possession of the home if the owners or heirs of a home don’t notify the tax deed holder within a set amount of time before foreclosure proceedings.

In both scenarios, time—and silence—are the investor’s greatest allies.

The clock starts the moment someone dies

So what recourse do the heirs have at this point?

“If the family hasn’t already done so, they must immediately open a formal probate case and formally record the death certificates,” says Loguidice. “This creates a clear legal claim to the property.”

Until probate is opened, the home exists in limbo, still tied to the deceased owners. That gap gives outside actors room to maneuver, whether it’s a tax lien buyer paying the bills to gain leverage or a title claimant assembling evidence of ownership.

Rhodes also recommends a title search.

“Perform a title search to determine if there have been liens or claims filed against the property, and then contact both the mortgage servicer and the tax assessor to determine exactly who has been paying,” she adds.

Experts outline a clear sequence for families who discover unexplained payments:

Contact the lender to request a complete payment history.
Hire a probate or real estate attorney to open the estate and establish standing.
Notify the county tax assessor and confirm who has been paying the taxes.
Place a fraud-watch alert with the county clerk.

“One can also place fraud watches on one’s property and be notified by the clerk if any changes are made to the title or any encumbrances,” notes Rotenberg.

Once an outsider’s payments or filings appear in county records, undoing them can require months of legal work. And if action isn’t taken fast enough, it may result in the loss of the inheritance.

The silent epidemic of unsettled estates

What happened in Michigan isn’t as rare or strange as it might seem. Across the country, thousands of homes sit in a similar kind of purgatory: owned by no one, maintained by someone, and watched closely by those who understand how to turn a legal gray area into an opportunity.

“We frequently encounter properties where an heir thought they inherited a clean title but are suddenly blindsided by an investor or relative who has been quietly maintaining the property to establish a claim,” says Loguidice. “This happens due to postdeath title transfer gaps.”

Those gaps can stretch for months or even years, especially when heirs live out of state or assume the home’s affairs have already been settled. During that time, mortgages can be on autopay, tax bills can slip through escrow unnoticed, and third parties can insert themselves into the property’s paper trail.

Still, not every case ends in a courtroom.

“Title fraud and equity theft is fairly rare, but it happens,” notes Rotenberg. “I really don’t see much of an opportunity for fraud here because I don’t see how it could convey title to the fraudster.”

Most of the time, these stories resolve benignly: Autopay eventually fails, accounts close, and families regain control. But when they don’t, the results can be devastating: lost equity, drawn-out litigation, and the erasure of an inheritance that once seemed safe.

Got Questions? The Caton Team is here to help.

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The Caton Team does not receive compensation for any posts. Information is deemed reliable but not guaranteed. Third-party information not verified.

The Stats are In… Market Snapshot for November 2025

Hello Caton Team Friends,

The stats are in for November 2025. We are seeing the normal pre-holiday activity or lack there of. Affordability is still an issue here, the interest rates haven’t moved enough to make any headway. The luxury end is holding up – but our more affordable price points are feeling it. With the cost of living on the rise I am curious what 2026 will bring. What are your thoughts?

For my selling clients, life changes everyday and if you need to sell your home – let’s come up with a strategy to get you sold! Even in an odd market The Caton Team can help you strategically sell your home.

For my buyers, some homes are garnering multiple offers, but some are overlooked. With a little legwork, a buyer can truly find some great opportunities when they align with the market.

If you’re considering a Real Estate move, contact The Caton Team for a free consultation. With over 45+ years of combined Real Estate experience, we have the knowledge and know-how to guide you to your goal. Call us at 650.799.4333 or email us at info@TheCatonTeam.com.

Let’s see our month over month…

How can The Caton Team Help You?

Contact The Caton Team 650.799.4333 | Email Info@TheCatonTeam.com

Whether you are selling or buying – today or tomorrow – contact The Caton Team – we’re happy to help you achieve your Real Estate goals.

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Each market is unique and with over 40 years of combined Real Estate experience, The Caton Team is more than happy to be of service if and when you are considering a move. Contact us anytime during your journey, together we’ll help you achieve your Real Estate goals.

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Homes Sold by The Caton Team | Helping Our Buyers Find Their Way Home

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We strive to be more than just Realtors – we are also your home resource. If you have any real estate questions, concerns, need a referral, or need some guidance – we are here for you. Contact us at your convenience – we are but a call, text or click away!

The Caton Team believes, in order to be successful in the San Fransisco | Peninsula | Bay Area | Silicon Valley Real Estate Market we have to think and act differently. We do this by positioning our clients in the strongest light, representing them with the utmost integrity, while strategically maneuvering through negotiations and contracts. Together we make dreams come true.

A mother and daughter-in-law team with over 35 years of combined, local Real Estate experience and knowledge – wouldn’t you like The Caton Team to represent you? Let us know how we can be of service. Contact us any time.

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A Family of Realtors
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DRE # |Sabrina 01413526 | Susan 01238225 | Team 70000218 |Office 01499008

The Caton Team does not receive compensation for any posts. Information is deemed reliable but not guaranteed. Third-party information not verified.

Real Estate Agents Agree: These Are the Top Home Features Buyers Always Look For – Shared Article

Key Points

Elevated, stylish designs beat traditional or overly personal features.

Buyers prioritize natural light, outdoor space, and charm.

Practical features like mudrooms and soundproofing are also important.

I read this article HERE. By Sarah Lyon

Not all home features are created equal: There are some that will majorly stand out to prospective buyers and others that may seem promising yet will ultimately fall by the wayside. Today’s buyers, real estate agents tell us, are especially focused on properties that offer plenty of natural light, outdoor gathering spaces, and lots of character and charm, among other features.

Read on to learn more about the six features—some of which are a bit unexpected—that three agents notice buyers focusing in on time and time again.

Meet the Expert

Lauren Auresto is a real estate agent with Better Homes and Gardens Real Estate Gaetano Marra Homes.
Cy Karrat is a real estate agent with Dallien Realty.
Allison Freeman is a real estate agent with The Premier Property Group.

Natural Light

Natural light is priceless, quite literally, and it majorly stands out to home buyers, agents say. “It’s amazing how often buyers walk into a home and instinctively exhale when sunlight pours through large windows,” says Lauren Auresto, a real estate agent with Better Homes and Gardens Real Estate Gaetano Marra Homes. Cy Karrat, a real estate agent with Dallien Realty, agrees, and says that when his buyers are transitioning out of dark apartments, the presence of abundant natural light in particular becomes a top priority in their home search.

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Outdoor Living Spaces

Sometimes, it’s not only about what’s inside a home—a property’s outdoor features play a significant role in wooing buyers, too. The pandemic really revived backyard living, Auresto says, and ample outdoor space is key for many. “Buyers light up at the sight of a thoughtfully designed outdoor space,” she says. To really make an outdoor area great, she adds, ensure it’s equipped with privacy, good lighting, and WiFi.

Shallow Pools

While pools are more popular in certain areas of the country over others, they can still definitely be a selling point. But these days not just any type of pool will do, says Allison Freeman, a real estate agent with The Premier Property Group. Prospective buyers are partial to shallow pools made for sports and lounging as opposed to more traditional deeper pools.

Character and Charm

character-filled living room with fireplace — Credit: Erin Williamson Design

You may think that buyers want every inch of a home to be perfect, but in reality, what people often really crave is a bit of character, Auresto says. “They’re tired of cookie-cutter new builds and love details that add soul,” she says, highlighting features like built-in bookshelves, window seats, and statement lighting as instant winners among prospective buyers.

Freeman feels similarly, adding that charm is also a major part of the equation. “We live on social media,” she says, so “whether it’s decor, natural light, or a charming exterior, ‘cute’ sells.”

Keep in mind that there’s a big difference between character and personalization, though. Auresto says that sellers need to remember to steer clear of too much of the latter to ensure that any buyer will be able to envision creating their own life in your home.

Noise Level

Peace and quiet is at the top of many people’s lists. When a buyer is touring a condo building or townhouse in particular, noise levels may be one of their top concerns, Karrat says. “Many want to know how well the building is insulated, and whether they’ll hear footsteps upstairs or noise from neighboring units,” he says.

Functional Mudrooms

mudroom with cabinet and hooks — Credit: Design by Jessica Nelson / Photo by Carina Skrobecki

Today’s buyers are all about the practical, and when they see a well-designed mudroom, they’re likely to fall head over heels for it, says Auresto. “Once an afterthought, these functional spaces have become a quiet luxury,” she says. Bonus points for mudrooms equipped with hooks, drawers, charging stations, and even laundry bins, she says. “It’s not glamorous, but it’s the kind of feature that makes a house functional.”

Got Questions? The Caton Team is here to help.

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The Caton Team – Susan & Sabrina
A Family of Realtors
Effective. Efficient. Responsive.
What can we do for you?

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

DRE # | Sabrina 01413526 | Susan 01238225 | Team 70000218 | Office 01499008

The Caton Team does not receive compensation for any posts. Information is deemed reliable but not guaranteed. Third-party information not verified.

We Asked Designers What All Welcoming Homes Have in Common—And We Wish We Thought of This Sooner – Shared Article

Key Points

Layer lighting and display personal accents to make the space feel welcoming and lived-in.

Pair function and style with a console table, art, and simple storage for an inviting entryway.

Use greenery, soft textures, and cohesive decor to add warmth and balance.

I read this article HERE. By Ashlyn Needham

Maybe it’s the stage of life I’m in now, where I’m a homeowner, but I love how intentional it seems everyone is making their home’s design. Beautiful entryways are my love language, and I love those that set the tone for the rest of the house as soon as you walk in.

Creating an entryway that feels cozy and inviting starts with knowing the rules. After speaking to a few designers, I learned that there are a few things all welcoming homes have in common.

Here are six ways you can make your entryway feel more welcoming to make a statement about your home that’s reflective of you.

Meet the Expert

Morgan Blinn is the Lead Designer at Rumor Designs in Steamboat Springs, Colorado.
Yvonne Harty is a luxury interior designer at Harty Interiors in Sacramento, California.

Balancing Beauty and Function

things all welcoming homes have in common — Credit: Desiree Burns Interiors

Like most people, you want the entrance of your home to make an impressive statement for guests when they arrive, but also an area that you can use. Entryways come in handy to quickly stow your shoes, coats, mail, or other odds and ends as soon as you enter.

After all, you live there! That’s why Yvonne Harty, interior designer at Harty Interiors, says to embrace the “lived-in look” for a welcoming entry that feels like home.

“Welcoming homes aren’t perfect showcase homes where everything is staged beautifully,” she says. “Instead, they feel lived-in and collected with furniture pieces placed to encourage conversations.”

What are the best collected furniture pieces to showcase beauty and function? Harty says a console table with a large piece of art or mirror, decor, and fresh flowers goes a long way in this space.

“A welcoming home starts with a step through the front door,” Harty says. “Entryways are a great opportunity to wow guests and instantly make them feel welcome.”

Want more design inspiration? Sign up for our free daily newsletter for the latest decor ideas, designer tips, and more!

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Living room interior with wall to wall carpeting and matching furniture

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A Streamlined Design

While you’re embracing the casual glamour of everyday living, don’t forget to make the overall design streamlined. Morgan Blinn, lead designer at Rumor Designs, recommends choosing pieces that are cohesive in nature so everything feels curated and tied together.

“A well-curated entrance features practical, minimal pieces for a welcoming first impression,” she says.

You don’t have to showcase luxurious accent pieces or expensive furniture, but make sure all the pieces complement each other to define the space.

Greenery

A simple way to make a home feel welcoming and cozy is with some greenery. Setting a plant or two in your entryway along a table or on a shelf, maybe even in decorative planters tucked in the corner, goes a long way in design.

“Adding greenery instantly energizes a space, enhancing empty corners, shelves, and entryways,” says Blinn. “For those without a green thumb, high-quality faux plants work just as well.”

And it’s an easy way to add color naturally to the room!

Soft Textures

One thing you’ll notice in welcoming homes is the soft textures that feel natural and cozy.

Harty says, “Texture and natural materials instantly add warmth and make a home more inviting. It’s important in design to balance the room.”

She suggests layering your entryway with materials like linen, leather, or natural wood.

“Think soft rugs, pillows, throw blankets, table linens, window treatments, decor, or fresh flowers. Your guests won’t want to leave!”

Layered, Decorative Lightning

Decorative lighting is the perfect piece to make a statement, elevate your style, and make your home welcoming functionally—and Harty says it’s the most underrated design detail in most homes.

“Layer lighting with ambient, task, and accent lighting, warm light bulbs, wall sconces, and lamps sprinkled throughout the home,” Harty says. “This will definitely create a cozy and welcoming atmosphere. This way, different types of lighting can be chosen based on the time of the day or mood.”

Personal Touches

Lastly, what truly makes a home feel welcoming and inviting when guests first step in is a home that reflects you.

According to Harty, heirloom furniture pieces, artwork, family photos, or travel mementos make a home feel lived-in and encourage conversations. Thrift or antique stores are the best places to find items that resonate with your personal style or the look you’re trying to achieve in your entryway.

It’s also a great place to find a variety of items you and mix to create a design that’s unique to your home.

Whatever you decide to showcase as your personal touches, Blinn to definitely adopt the “less is more” philosophy.

“Focus on ambient lighting, touches of personality, and creative elements while maintaining an uncluttered space,” she says. “Clearing away excess decor that creates visual chaos is essential for creating a peaceful, inviting space.”

Got Questions? The Caton Team is here to help.

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How Can The Caton Team Help You?

Get exclusive inside access when you follow us on Facebook & Instagram

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The Caton Team – Susan & Sabrina
A Family of Realtors
Effective. Efficient. Responsive.
What can we do for you?

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

DRE # | Sabrina 01413526 | Susan 01238225 | Team 70000218 | Office 01499008

The Caton Team does not receive compensation for any posts. Information is deemed reliable but not guaranteed. Third-party information not verified.

Time Management Tips for the Holiday Season – Shared Article

I read this article HERE. By Jennifer Weinberg

Does anyone else feel like once October hits, the rest of the year speeds by? Between fall festivals, client appreciation events, open houses, and prepping for the holidays, it’s easy to feel like you’re running on autopilot. The busy season in real estate doesn’t really stop—it just changes shape. And before you know it, Thanksgiving and the new year are right around the corner.

Let’s start with the most important step: setting expectations early—before your calendar fills up completely.

Set Expectations Early

Take a look at your calendar and break down your work, social, family, and community commitments for the next few months. You may have to pass on a few things—and that’s okay! Prioritize what matters most and let go of the rest. Communicate with your colleagues, clients, and loved ones when priorities overlap. For example, if you’re waiting on a client’s offer while attending your child’s fall concert, let the other agent know the best way to reach you.

Time Block Your Work Hours

Designate specific blocks of time for business activities—and protect them. Resist the urge to move or shorten those hours unless something truly brings you joy, business, or both. Your time blocks might shift week to week, but maintaining consistency will help you stay on track. And remember: even during the holidays, active transactions and prospecting remain top priorities.

Set a Timer for Tasks

Once you’ve blocked your work hours, make them count. Set a 15-minute timer, silence distractions, and tackle one task at a time. You’ll be amazed at how much you can accomplish when you’re laser-focused. Most of the time, the task takes less effort—and less time—than you expect.

Batch Your Gift Giving

If you batch your social media content, you already know the value of planning ahead. Use the same approach for holiday gifting. Pick one homemade or easy-to-assemble gift—like chocolate bark, spiced nuts, or banana bread—make it in bulk, and package it for teachers, colleagues, neighbors, and clients. You’ll save time and still give something thoughtful.

Reflect and Reset

The final months of the year are a great time to reflect on what worked, what didn’t and what you want to do differently next year. Schedule time for review and rest—you’ve earned it.

What are your go-to strategies for staying balanced and productive through the year’s busiest months?

Got Questions? The Caton Team is here to help.

Effective. Efficient. Responsive. The Caton Team 🏡

How Can The Caton Team Help You?

Get exclusive inside access when you follow us on Facebook & Instagram

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The Caton Team – Susan & Sabrina
A Family of Realtors
Effective. Efficient. Responsive.
What can we do for you?

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

DRE # | Sabrina 01413526 | Susan 01238225 | Team 70000218 | Office 01499008

The Caton Team does not receive compensation for any posts. Information is deemed reliable but not guaranteed. Third-party information not verified.

Got Questions? The Caton Team is here to help.

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

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Forecast for homebuyers in 2026

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Why the lender doesn’t care who pays

The innocent, the opportunist, and the predator

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Let’s see our month over month…

How can The Caton Team Help You?

Contact The Caton Team 650.799.4333 | Email Info@TheCatonTeam.com

Whether you are selling or buying – today or tomorrow – contact The Caton Team – we’re happy to help you achieve your Real Estate goals.

Got Questions? The Caton Team is here to help.

RECENTLY SOLD by THE CATON TEAM

Berkshire Hathaway HomeServices – Drysdale Properties

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Meet the Expert

Natural Light

Don’t Miss

Outdoor Living Spaces

Shallow Pools

Character and Charm

Noise Level

Functional Mudrooms

Got Questions? The Caton Team is here to help.

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

Share this:

Meet the Expert

Balancing Beauty and Function

Don’t Miss

A Streamlined Design

Greenery

Soft Textures

Layered, Decorative Lightning

Personal Touches

Got Questions? The Caton Team is here to help.

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

Share this:

Set Expectations Early

Time Block Your Work Hours

Set a Timer for Tasks

Batch Your Gift Giving

Reflect and Reset

Got Questions? The Caton Team is here to help.

Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

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