Pod Insights The Clark Howard Podcast 06.23.25 Housing Market Update / New Considerations for A Vehicle Purchase About this episode There’s a big shift going on in the housing market. Clark explains what this means for buyers and sellers. Also, in this new era of tariffs, know what to keep in mind when purchasing a vehicle and why it’s time to rethink what you’re interested in buying. Housing Market Update: Segment 1 Ask Clark: Segment 2 Vehicle Purchase Considerations: Segment 3 Ask Clark: Segment 4 Mentioned on the show: Why the Housing Market Is Stalled (and What Comes Next) How To Save for a House / How To Buy a House in 9 Steps Buying Cars Online vs. Traditional Dealers: What To Know Report: These 10 Vehicles Are the Best for the Money in 2025 New Report: The Safest Car Models for 2025 How To Buy a Used Car / How to Buy a New Car in 5 Steps When Do You Tell a Car Dealership You're Paying Cash? What Condo Owners Need To Know About Insurance 6 Things To Know Before Contacting the National Foundation for Credit Counseling Clark.com resources Episode transcripts Community. Clark.com / Ask Clark Clark.com daily money newsletter Consumer Action Center Free Helpline: 636-492-5275 Learn more about your ad choices: megaphone.fm/adchoices Learn more about your ad choices. Visit megaphone.fm/adchoices
Transcript 0:00 Speaker 00 Your sausage McMuffin with egg didn't change, your receipt did. The sausage McMuffin with egg extra value meal includes a hash brown and a small coffee for just $5. Only at McDonald's for a limited time.
0:12 Speaker 01 Price and participation may vary. Promotion pricing may be lower than meal pricing.
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0:50 Speaker 03 It's my pleasure to welcome you here to the Clark Howard Show. Our mission is to serve you with advice and information that empowers you so you make better financial decisions in your life. I need to address changes going on in the housing market. And I'm going to do that straight ahead. Things have definitely shifted in much of the country, except parts of the Midwest and parts of New England. But everywhere else, big, big shift going on. And also, I'm going to talk about the other big purchase we make in our lives. What you need to know, keep in mind, when you're buying a car.
1:31 Speaker 03 And my advice may surprise you, but right now I want to talk about the frozen housing market. The housing market is in such an odd place right now because here we are short somewhere best estimates, they're really guest estimates by economists. There were short four to five million housing units in the U.S. And that's enough to really be disruptive for buyers.
2:00 Speaker 03 And you think about a buyer and what's happened in the market in the last six years, where prices, the actual purchase price of homes, has escalated at an unbelievable rate, particularly over 19 to 24, and now kind of just sitting there, home prices, not really moving at all. Few cities have seen meaningful drops. Top of the list of that, Austin, Texas. And the bigger they are, the harder they fall. Austin went through
2:42 Speaker 03 a faster escalation in home prices than really anywhere else in America, outstripped people's ability to afford. And so Austin hit that peak, and now prices have come down double digits. In the rest of the country, we have a two-part market. And again, I'm ignoring parts of the Midwest and New England, where the inventory remains tight, buyers are still interested in buying. And I was reading a story about housing in New Jersey recently, and in some of the communities in New Jersey near New York City, there's still multiple
3:27 Speaker 03 offers on homes. They may be selling slightly more than the asking price, but here's the shift, even in a strong northeastern market, where before, a home going on the market might have gotten 20 offers, now it might be getting two or three. So even in really intensely strong markets, it's just strong, not intense. Everywhere else, builders of new homes, when you look across the South and into the Southwest in Texas, builders are sitting on almost unprecedented levels of unsold inventory of new homes. So builders
4:09 Speaker 03 of new homes are offering a lot of deals right now. Number one on their list?
4:16 Speaker 03 They're offering subsidized financing on the home to turn the clock back several years to give an interest rate that really makes a home more affordable by far than it would have been otherwise. And I want to tell you, these loan offers from new home builders come two types. One is a temporary buy down. That's a gimmick where the builder puts a little bit of money in with a loan provider and you get a cheap loan for typically three years. And I call that a gimmick. What really matters is when a builder buys
4:59 Speaker 03 down the rate on that loan at a higher cost so that you have a great deal on that loan all 30 years. The power has shifted from seller to buyer in the new home market, in markets where there's a lot of new home construction. And that's where you got real power as a shopper. The used home market is frozen, frozen, frozen in much of the country. What's frozen mean? So you have sellers who have the house on the market at what the was price was, maybe a year or two ago. But they have gotten their minds
5:39 Speaker 03 that their house is now worth what people were paying in a buying frenzy a year or two ago. Buyers, on the other hand, are facing mortgage rates around 7% less or more and much higher prices. They're like, can't do this. It's much cheaper to rent right now than it is to buy. We have not hit capitulation, even though buyers are saying, I'm not buying. Sellers have been reluctant to cut prices. And there've been a higher percent of price cuts than we've seen in years, but we're still at the frozen point, which is price
6:20 Speaker 03 capitulation. And when we get to price capitulation, the market will come back alive on used homes. That's when a seller says, okay, obviously, my home isn't worth what it was a year or two ago. It's worth less if I want to attract a buyer. And so we will hit capitulation because eventually a seller goes from wants to sell to needs to sell. And that's when you get that marriage of price between what a buyer is able to pay and what a seller is willing to take. And we're not there yet.
7:02 Speaker 04 All right, we'll go to some questions. This one's from Andrew in Iowa. My wife and I are in our early twenties. As is true for most people our age, home buying seems distant. We want to save up for a down payment, but don't have a clear timeline for when we'd be actually looking to buy. I believe to avoid mortgage insurance, we'd likely have to put 20% down. On a pretty cheap house for $250,000, that's still $50,000. We only make about $75,000 combined per year.
7:30 Speaker 03 Can I, can I stop you for one second?
7:31 Speaker 04 Sure.
7:32 Speaker 03 Even adjusted for inflation, this is an amazingly low thing. First home I ever bought, my down payment that was required of me was $1,800.
7:44 Speaker 04 Wow.
7:46 Speaker 03 Even if you take inflation into account, that might be $6,000 now.
7:51 Speaker 04 Wow.
7:52 Speaker 03 And so when you hear somebody buying a home at the quarter million dollar mark, which the average price of a home in the United States, I think is around 400,000, in order to avoid PMI, the conventional way, you're looking at having to come up with $50,000. I mean, this is crazy.
8:13 Speaker 04 And he says, we only make about $75,000 combined per year. Saving up for this within a high-yield savings account would take us a decade, give or take a few years, based on our contribution rate. Saving up for this by investing in the stock market would expedite that a lot, but it may delay our plans even more if the market turns down at the wrong time. Another option I've considered is that Roth IRA contributions could be withdrawn without penalty. We've been diligent with our retirement savings, so this is a real potential source of funds. Would it be foolish to dip into that to help us a little to afford a valuable asset earlier in life? What's the best approach for lower-middle-class young people to work towards a down payment?
8:51 Speaker 03 So Andrew, I love how you've thought through this whole question. I want to deal with it in little chunks. Roth is highest priority. You throw money into that Roth. You build up money tax-free. Later, depending on your current circumstances at the time that it makes sense for you to buy a home, then we can have another discussion about whether you should withdraw some money from that Roth contributions, tax and penalty free for down payment, or if you're better off doing something else, doing a smaller down payment, in the worst case, you take
9:32 Speaker 03 on PMI, private mortgage insurance. But in many cases, there are flexible products like 801010s, where you take out a first mortgage for 80% of the amount of money you're borrowing, second mortgage for 10%, and then you put 10% down. There are also 80155s, where you do the same kind of thing, and you have to do 5% down. There are things you'll be able to do when the time comes. You may even qualify for an FHA loan. Or, living in Iowa, if you live in a rural area, you may be able to qualify for a, what's known as a farmer's loan. You don't have to be a farmer. You just have to live in a rural area where you qualify. If
10:17 Speaker 03 I remember right, those loans come indirectly through the Department of Agriculture, maybe? So there's a lot of possibilities, but right now, in this intermediate time, this intervening period, Roth is highest priority. You want to have some rainy day money, but the Roth is the highest priority to build up those tax-free savings, starting in your twenties.
10:41 Speaker 04 And like, do you feel like they need to be in a rush to get a home at this early age?
10:46 Speaker 03 I mean, it's nice if you can buy a home in your twenties. How old were you when you bought your first home?
10:53 Speaker 04 Twenty-eight.
10:55 Speaker 03 Okay. Today, where you were able to buy a home in your twenties, today, more likely, people are buying a home Early to mid 30s.
11:05 Speaker 04 Yeah.
11:05 Speaker 03 That's under today's conditions and we don't know what conditions are going to be in the future.
11:10 Speaker 04 Right.
11:11 Speaker 03 But right now, the lack of affordability in the home market is an absolute frustration for anybody trying to buy a first home.
11:20 Speaker 04 Sure.
11:20 Speaker 03 So now you do the best you can, which is live on less than what you make and put as much money as you can in that Roth.
11:29 Speaker 04 Nanette in Washington says, my condominium HOA has a special assessment of $60,000 for major repairs.
11:35 Speaker 03 Okay, okay, that's crazy.
11:37 Speaker 04 Yeah.
11:38 Speaker 03 This is so ironic because last night I got stopped by somebody when I was leaving a restaurant that had fear in her eyes because she just got hit with an $100,000
11:49 Speaker 04 Wow.
11:49 Speaker 03 special assessment at the condo she's in.
11:52 Speaker 04 That's insane. I have a mortgage with 2.5% loan with a balance of $110,000. My current total cost per year is $24,000 with the loan, home taxes, homeowners insurance, and current HOA. $900 per month goes to the principal. Should I continue living in this house or sell to avoid the special assessment and rent a smaller apartment to live? The annual rental expenses would be around $25,000 with no garage and only one bedroom. I currently have two bedrooms, two full baths. I'm a senior citizen and would love to continue living in this townhouse because of the green spaces for my daily hiking trails and having a garage to park my car. The prices have accelerated to $450,000 from $270 when I purchased the property eight years ago. Thank you for imparting so much general knowledge to the public.
12:36 Speaker 04 I love watching your show on YouTube while performing my daily exercises.
12:40 Speaker 03 Okay, I love that.
12:42 Speaker 04 Me too.
12:42 Speaker 03 YouTube watcher, our YouTube audiences keep growing and growing and growing. So 60,000, right now you pay 2,000 a month all in.
12:54 Speaker 03 If you can do a home equity line of credit, it's going to carry a much higher rate than your two and a half. You're going to step up your payments by a decent amount, but you'll still be able to live where you love living. It's not comparable when you talk about spending the same amount of money per year renting, no garage, one bedroom. You're going into a whole different kind of living thing.
13:23 Speaker 04 Plus, won't the buyer have to pay the assessment anyway? So it might lower the selling price?
13:28 Speaker 03 Well, if they sell before the special assessment, it's something people discount what they'll pay you.
13:34 Speaker 04 Right.
13:35 Speaker 03 Knowing the special assessment is coming. When you start comparing relative value, I want you to look at places you can rent that are equivalent to what you have right now, that have the space you have, that have the garage you have, and look at what that would cost per year. Because then you're comparing an equivalent. So if you were able to take out, if you needed to take out a home equity line of credit for the $60,000 special assessment, you would be having a higher cost per month, but it would probably be more likely equivalent to what you'd be paying for a similar kind of rental.
14:20 Speaker 03 Now that brings another question. Can you afford, as a senior citizen, a higher cost per month? If you can't, then we're talking about a whole different decision. If you think you can get $450,000 net of commissions, net of whatever you have to discount because of the special assessment coming, let's say you net $400,000 and you owe 110.
14:47 Speaker 03 You're going to clear almost $300,000, which gives you the opportunity to have a lot more breathing room in your life. There is no automatic right answer here because the special assessments keep rolling in on condos. And this has been something that started in Florida after that condominium collapsed several years ago and now has spread around the country with associations being required to do scheduled, ongoing maintenance and repairs. So I'd love to hear back from you what you decide, but you've got to think through, do you want to give up the lifestyle you have?
15:31 Speaker 03 Or if you keep the lifestyle you have, can you afford what would be that higher monthly payment?
15:38 Speaker 04 Jeffrey in Georgia says, "I'm building a new home. The construction loan allows a series of draws to be spent on various stages of construction. I'm wondering what the safest way to pay for a draw would be. Would a cashier's check be safer than a personal check? My understanding is that the draw has to be authorized ahead of time and I'm thinking maybe a regular check would be safe enough."
15:56 Speaker 03 Regular checks, fine. The cashier's check would be a requirement if the builder required that. If the contract's silent on it, you just hand them a check. Don't mail a check. You hand them a check at each draw. Gosh, I keep hearing more and more nightmare stories from people who mail checks. Don't mail checks anymore. Don't do it. The hassles that occur, crazy. But in this case, handing a check to a contractor? Absolutely just fine. Coming up ahead, I want to talk about the things going on and the disruptions going on in the vehicle market.
16:38 Speaker 03 So many different things going on right now that make the path really hard to see clearly about buying or keeping what you have.
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17:02 Speaker 01 Price and participation may vary. Promotion pricing may be lower than meal pricing.
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18:35 Speaker 03 The car market is truly in turmoil right now. The tariffs that are being imposed on different consumers buying different brands are quite, quite large. There's a new report from Barron's that the average Mercedes is going to see a $12,000 increase in price as we move through summer. $12,000. That's the highest of any major brand. BMW, another German brand, eight grand average price increase. Other models, much, much smaller increases. Ford, looking at about $1,500.
19:18 Speaker 03 GM, $1,900. Chrysler and Honda, $1,900. So this is not one size fits all. And it all depends on not just where a vehicle's manufactured, but where the parts for that vehicle are manufactured. So vehicles are going to be more expensive. And we go into this with the average cost of a new vehicle in the United States at $48,000. But overwhelmingly, there's a lot of vehicles still available that are going to be cheaper than that.
19:58 Speaker 03 It is really something you think, oh, I have to spend so much. But you don't necessarily have to spend an enormous amount. The key, and if you feel like I'm a broken record, because I mentioned this about six weeks ago, but not everybody hears every podcast, sees every YouTube show. I want you to know there is a wide split now in the vehicle market, pretty much whatever brand you're looking at, that if you buy a passenger car, new or used, versus an SUV or a pickup truck, that the price gap between passenger cars
20:42 Speaker 03 and SUVs and trucks is, as best I can tell, looking at data, the largest gap it's ever been. And so you can buy a decent used car in the teens. You can buy a decent new car for a little less than $30,000. When you start looking at SUVs, you're looking many, many thousands more. Depending on the brand, maybe tens of thousands more. Why? Just plain, simple consumer behavior. Cars are out. SUVs and crossovers are in.
21:26 Speaker 03 Pickup trucks are in. But even the pickup truck market has outrun the affordability quotient that a lot of people can handle, which is why the maverick that is a Ford product has been selling like crazy because it's an alternative compact pickup truck for a fraction of the cost of an F-150 or the Chevy equivalent or GMC equivalent or Dodge equivalent. So what's called your funnel, the vehicles you'll consider looking at, the brands you'll consider looking at. This is a case, if money matters,
22:09 Speaker 03 you need to widen your funnel and rethink what you're interested in buying. Because, again, new or used, the brand, as I shared with you a minute ago about the tariffs, the model, that's going to make a big difference in your life. Do you know that right now you can buy a new passenger car for less, in many cases, than a several-year-old used SUV? It's your choice. You may not like driving a passenger car. But you know, the best of all? Keep driving what you got.
22:53 Speaker 03 That's the best deal of all. And you know, if you have a vehicle that's still in great shape, you know, we are now on the cusp of where we're moving to an era of autonomous vehicles, truly autonomous vehicles, where you may not ever buy another vehicle eventually. You may be in some kind of pool of people who have access to a fleet of autonomous ones. And I know there are people that are freaked out about that. I've been driving a vehicle that drives on the highway for me for the last eight years. And I don't even know what to do anymore.
23:36 Speaker 03 Having to drive on a highway when I have a rental vehicle that doesn't drive itself. I'm so used to the car driving itself. This idea seems impossible. We're on the cusp of it being routine.
23:52 Speaker 04 All right, got some car questions. This one's from Deirdre, North Carolina. My husband and I need to buy a car. We haven't purchased a vehicle since 2010. We are considering a used medium sized SUV. Think VW Atlas, Subaru Ascent, Toyota Highlander, Acura MDX. Three years old or newer and will begin looking soon. We'll probably pay cash or pay with a combination of cash and a loan we would pay off quickly. What should we know about CarMax, Carvana, Auto Direct, et cetera? The idea of going to a car dealer just puts me off. Any help you could give us would be so welcome.
24:24 Speaker 03 So the market share is slowly moving to sellers that don't do haggle and provide some kind of return rate for a refund for a period of time. And the overall used vehicle market still is done the traditional way. What's called the grind where they're doing all the haggle with you and saying they gotta go talk to their manager and all that junk. Then the second you sign the papers, you own the vehicle. That's why there's more and more popularity with buyers buying from places that just tell you the price. No games, no gimmicks and stand behind what you're purchasing with a right.
25:09 Speaker 03 If you get out there and you get on the road, you don't like it. You can bring it back usually for seven or 10 days or whatever and get your money back. Pretty much no questions asked. The thing that's complicated right now is with the inventory levels being what they are and people who push their purchases forward, there's an advantage to waiting to buy a new for you used car or a new car looking in the fall rather than now because there's been so much panic buying by people trying to avoid the tariffs I was just talking about that it
25:52 Speaker 03 has created a situation where there's been at a lot of brands, kind of like a fever pitch to buy. And the reality is if you let some time move forward on the clock, what's going to happen is people pull purchases forward and there's going to be a slump in the car market coming up in not that many months. So you're in the market for a vehicle now. If your vehicle you got back in 2010 is still behaving and you can wait a couple of months, I think you'll be rewarded in the market. When you're looking at something that's less
26:33 Speaker 03 than three years old, take time to compare the cost of a new version of whatever model versus a used. Historically, think about over the years. I always said the opposite, right? But right now distortions in the marketplace, when you're looking at one that's nearly new, you may find that the new will be an overall better purchase, better deal.
26:58 Speaker 04 And Jordan in Oklahoma says, I just wrecked my car after hydroplaning and losing control in heavy rain. I'm fine. But I
27:05 Speaker 03 Well, that's the important thing.
27:06 Speaker 04 So I need to buy a car. I want to buy a used car that's a bit sporty, like a current generation Mazda Miata, Toyota GR86, Subaru BRZ, etc. Looks like I get one for about $20,000 to $25,000. But I just started a new job making plenty of money to afford it. And I don't know if it's a good idea to buy such a nice car when I don't have much in savings at the moment. My question is, should I buy a cheaper car now and plan to sell later or go ahead and buy a car I will be satisfied with long term?
27:35 Speaker 03 So Jordan, one thing I want you to check with your insurer. And see what it costs to insure any of the models you're interested in. You ever been in a BRZ?
27:46 Speaker 04 I don't know what that is.
27:47 Speaker 03 Oh, well, they're fun.
27:49 Speaker 04 I know you used to have a Mazda Miata.
27:51 Speaker 03 I did. I had two different Miata's. Loved the Miata. The BRZ is great. The GR86, I don't know what that is, Toyota. And they are fun cars that are considered to be affordable in the category they're in. So you say you make plenty of money to afford it, but you don't know if it's a good idea. Here's how I would decide that. If you are saving a substantial amount of money automatically every month in a 401K, if you're offered one by your employer, or a Roth IRA, and you can still afford the vehicle, then you can consider buying one. Because the alternative is you had the wreck.
28:37 Speaker 03 Your insurer may not like you very much. The cost of insurance may be really significant, and it may make more sense, maybe, that you do buy a much cheaper vehicle and bide your time till the accident falls off your insurance. You're then maybe in a financial position where it's even better as a time for you to buy a Miata or a Subaru or whatever that Toyota is. But I would make sure you're insurable at a price you're okay with, that you're saving money every month, and that you still, after those two things, can afford the vehicle.
29:20 Speaker 04 Susan in Georgia wrote in with this. My soon-to-be future son-in-law and father of our grandbaby got involved in a bad consumer finance deal on a motorcycle. They wanted to get married over Memorial Day, but I told her she needs to wait and get his finances resolved. He bought a motorcycle from a dealer that has a BBB score of F. He was not given any loan docs at closing, and now four months later, they found out that he's paying 21% interest on the loan.
29:45 Speaker 03 Oh, boy.
29:46 Speaker 04 He sent me everything they gave him the day he bought it, and there are no loan documents at all.
29:50 Speaker 03 Say what?
29:51 Speaker 04 It's financed through this company I gave you the name of, which is not which is not considered a predatory lender, but has many of the same characteristics. He also owes a tool company for some tools he needed for a prior job. My advice was to file bankruptcy before they get married, but he is saying he will still owe on both items. He is 25 years old, has a job that pays $20 an hour with no benefits. I don't believe he has any credit card debt. He's on a lease with our daughter. Help, in all caps.
30:19 Speaker 03 What kind of lease?
30:20 Speaker 04 I assume like a home or apartment lease, not car lease, like they're living together. They have a baby.
30:26 Speaker 03 Susan, I know this is really, really hard for you as a mom, grandmom. I'm making an assumption from the way this is worded, that you don't think that your potential future son-in-law is mature enough to be getting married to your daughter. And from a financial standpoint, obviously, he's not showing real maturity. There's a pretty good shot with the cost of this cycle, the loan rate and the rest, and the money he makes, that the vehicle may be repossessed. This is bad, ugly, because he's not making
31:07 Speaker 03 enough money to afford raising a baby, being part of providing a household, and handling the debts that they've got. We're moving into a school of hard knocks here. I don't know from what you wrote, if the motorcycle is his source of transportation, or if it's just a fun additional toy in his life. Obviously, he's done everything wrong with this purchase. And I know you're like, what's going to happen to my daughter, being married to him, with her then feeling responsible for the debts?
31:48 Speaker 03 This is really, really hard. What I want him to do, this would be like a reverse dowry. I want him to go to meet with a credit counselor. And the biggest thing they'll do for him is they'll get him thinking straight about obligations, cost of living, the expenses he's got versus his debts. In other words, having a realistic budget to live his life by. So hopefully he'll start making wiser choices with money. I don't know if he'll do it. You can't make an adult do this. But I think he needs to go to NFCC.org, National Foundation for Credit Counseling,
32:33 Speaker 03 where he can find a legitimate credit counselor to talk all this through. But more important, talk about how he's handling money in his life and get recommendations from them, how to handle how he's handling money and how he would handle this loan. I don't have a magic wand because it's going to require him to take proper financial responsibility in his life. You want him to be a good dad to your grandchild. And part of that is being financially sound. So I'd love to hear back from you later if he will do this.
33:17 Speaker 03 If he does it, and what results from it. You know, what do I say at the end of most podcasts and YouTube shows? I say, what we're about is you learning ways to save more, spend less, and avoid getting ripped off. And this question you asked fits all three of those at the same time. It's a process to get to where you live on less than what you make, that you make smart financial decisions. And so that's what we're devoted to here with not just the podcast and YouTube show, but our websites, our newsletters.
34:01 Speaker 03 Everything we're about is about giving you information that you can act on to take more control in your own life. And I know it's hard as it would be mother in law, but as best you can, be patient with this guy. And in this case, I'm asking you to give advice he did not seek, but I think it's where he needs to go and what he needs to do. And I hope you have a great rest of your day and I look forward to being with you on Wednesday.
34:39 Speaker 00 Your sausage McMuffin with egg didn't change, your receipt did. The sausage McMuffin with egg extra value meal includes a hash brown and a small coffee for just $5, only at McDonald's for a limited time.
34:51 Speaker 01 Price and participation may vary. Promotion pricing may be lower than meal pricing.
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