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Why Traditional Financing Stops Working After Your Second Rental (And What to Do Instead)


This article is presented by LendingOne.

You have two rentals. Both are cash-flowing and performing exactly the way you underwrote them. You’ve been patient and disciplined, and now you’re ready to go get property No. 3.

So you go back to your bank. And the bank says no.

Not because the deal is bad, your credit tanked, or you did anything wrong. It’s because, on paper, in the way banks are required to look at you, you appear overextended. You have two mortgages on your debt ledger and a third you’re asking them to add, but the numbers don’t work the way the bank needs them to.

Most investors who hit this wall assume they need to slow down, save more, wait longer, and get their finances in a better place before they try again. What they don’t realize is that they hit a loan product problem.

There’s a difference. And understanding it is the whole point of this article.

Section 1: What’s Actually Happening to You (The DTI Trap)

The debt-to-income ratio (DTI) is the number your lender uses to decide if you can handle more debt. Take everything you owe each month, divide it by what you earn each month, and you get a percentage. Conventional lenders generally want to see that number below 43%-45%. Go above it, and the loan gets denied.

Here’s where it gets frustrating for real estate investors specifically: When you buy a rental property with a conventional mortgage, that mortgage payment shows up on your debt ledger. The bank counts it as an obligation. The problem is that the bank doesn’t fully offset that debt with your rental income, even when the property is cash flowing and the tenant is covering the whole thing.

Every rental property you add makes your DTI worse on paper, regardless of whether the properties are actually making you money.

So you go from one property to two, and the math still works. From two to three, and suddenly you’re getting denied. You didn’t make a bad investment or run out of money. You ran into a structural ceiling built into the loan product you were using.

Most investors hit this wall somewhere around property three or four. The ones who know what’s happening find a different loan. The ones who don’t think they’ve reached their limit.

Section 2: DSCR Loans Change the Question Entirely

Conventional financing asks one question: Can you personally afford this debt? DSCR financing asks a completely different question: Can this property afford itself?

DSCR stands for debt service coverage ratio. Here’s the math: Take the property’s annual net operating income and divide it by the annual debt service (principal, interest, taxes, and insurance). The number you get is the DSCR.

If a property generates $26,400 a year in rent, has an NOI (net operating income) of $22,000 after expenses, and the annual debt payments on the loan are $18,000, your DSCR is 1.22 (DSCR = NOI / Annual debt service). The property makes 22% more than it costs to carry. From a DSCR lender’s perspective, that property qualifies on its own merits.

Your W-2 income? Largely irrelevant. Tax returns? Not required. DTI on your other properties? Not the point. 

The lender is evaluating the asset, not you. If the asset works, the loan works.

This is why DSCR loans exist. They were built specifically for investors with good deals and bad-looking personal finances, because those two things often go together. These investors often are:

  • Self-employed investors whose write-offs make their income look low on paper 
  • W-2 investors who are already carrying two or three mortgages and can’t add another without blowing their DTI
  • Investors who are growing fast and conventional underwriting just can’t keep up

LendingOne focuses specifically on this type of lending. 

Section 3: The Same Deal, Two Different Answers

For example, an investor has two existing rentals and wants to buy a third: a single-family home with a $300,000 purchase price, which rents for $2,200 a month in the market. The deal cash flows. The DSCR comes in at 1.18.

The conventional lender pulls the investor’s full debt picture: two existing mortgages, a car payment, and student loans. The rental income from the existing properties gets partially credited but not fully offset. The DTI calculation comes back too high. Denied.

The DSCR lender looks at the property: 

  • $2,200 a month in rent
  • NOI after expenses
  • Debt service on the proposed loan
  • DSCR of 1.18, above the 1.0 threshold

Approved.

Same investor and deal. Different loan product, different outcome.

Conventional DSCR
Qualification basis Borrower income + DTI Property cash flow
Tax returns required Yes No
Pay stubs/W-2 Yes No
Down payment 15%-25% 20%-30%
Approval timeline 30-60 days Often two to three weeks
Portfolio property cap Typically caps at 10 No cap
Best for Owner-occupied/early acquisitions Scaling a portfolio

The table makes it obvious: These are not the same tool. Conventional mortgages are great for what they’re designed for, but not for an investor trying to get from property three to property 10.

Section 4: What DSCR Doesn’t Fix (Be Honest With Yourself)

DSCR loans are not magic. Here’s what you’re working with.

Rates are higher than conventional

Not wildly higher, but higher. You’re paying a premium for the flexibility of not having to document your income and for a loan product that a conventional bank won’t touch. Model that into your numbers before you apply.

Down payment requirements are real

Plan on 20% to 30% down for a purchase. LendingOne and most DSCR lenders hold firmer on equity requirements because the loan is being secured by the asset rather than your personal income. You need skin in the game.

Credit still matters

Most lenders want to see a credit score of around 680 or above. It’s not the only factor, but it matters.

Rental history helps

If the property is already occupied and generating income, you’re in the best position. If you’re buying something vacant or projecting income from a new lease, you’ll typically need a signed lease agreement showing the projected rent. Having 12 months of actual rental history is the cleanest path.

None of this is disqualifying. It’s just math. Run your numbers using the actual DSCR rate, down payment, and NOI before deciding whether the deal still works. For most investors who’ve hit the conventional wall, it still does.

Who Actually Needs This

If you have high W-2 income, a solid DTI, and you’re buying your first or second investment property, conventional financing might still be your best move. Use it while it works.

But if you’re self-employed and your tax returns make your income look like a riddle, you’re already carrying two or three mortgages and the bank keeps counting them against you, and you’re trying to build a real portfolio and conventional underwriting keeps getting in the way of deals that actually pencil out, that’s exactly who DSCR financing was built for.

The bank probably never mentioned it to you. That’s because retail banks don’t offer it. It lives with investment-focused lenders like LendingOne, who specifically built their business around investors who are past the point where conventional financing serves them.

The ceiling you hit was the loan’s ceiling. DSCR is how you build above it.

Ready to see if your next deal qualifies? LendingOne works with investors across the country on single-family, multifamily, and short-term rental properties. Get started here.

Nobel Laureate Daron Acemoglu on ‘brainless’ AI discourse, myth of capitalism and Gen Z revolution


Daron Acemoglu has a number for everything. The MIT economist — who won the Nobel Memorial Prize in Economic Sciences in 2024 for his work on institutions and prosperity — estimates that roughly 0.55% in total factor productivity gains is what AI will actually deliver over the next decade, a fraction of Wall Street’s euphoric projections. He estimates only about 5% of tasks will be profitably automated in the near term, equivalent to a 1% or 1.5% increase in GDP.

And when asked how much of the current AI discourse he finds intellectually serious, he doesn’t hesitate: about 20%.

“I find all of this discussion of capitalism so brainless,” Acemoglu told Fortune, insisting that we should be focused on the “enormous increase” in corporate power and monopoly instead. “That’s what we should be talking about. What we should be talking about is the displacement and unequalizing roles of AI.” When asked how much of the discourse he finds, in his words “brainless,” he barely paused. “About 80%,” he said. He clarified that the thinking is rather speculative or close to fictional, not stupid per se.

“Unfortunately, a lot of the left is a big contributor to that,” he added, stressing that it’s a central point of his forthcoming book What Happened to Liberal Democracy? “The success of liberal democracy was rooted in social democratic, center-left ideas, and governments playing a leading role. And that space cannot be filled by stupid ideas and by being completely unaware of, you know, what AI is doing, what are its capabilities, what are its implications, nor could it be filled by, Frankfurt School-influenced quasi-Marxist oppressed/oppressor dynamics applied to everything.”

He added acidly that he’s grown sick of the phrase “colonizing AI” as an example of unhelpful Marxist rhetoric, detached from a center-left lens that would actually be practical and helpful. It’s vintage Acemoglu, extending his decades-long argument that the health of economies and the health of democratic institutions are inseparable — and that AI is now stress-testing both simultaneously.

‘Capitalism is a completely useless word’

Ask Acemoglu where he stands on capitalism and he’ll redirect the question entirely.

“I don’t like the term capitalism,” he said. “It makes it sound like there is a uniform model that includes Sweden, Egypt, Argentina, Honduras, the United States, South Korea, Japan. There’s no overlap between these economies, how they are organized.” The only overlap he sees is that they have markets, “but so did the Soviet Union.”

His preferred frame, developed across Why Nations Fail and The Narrow Corridor with co-author James Robinson, is inclusive versus extractive institutions. The question isn’t whether a country has markets, but whether its economic and political rules broaden participation and reward innovation — or whether they concentrate power at the top and extract value from everyone else.

Seen through that lens, AI is not troublesome in its own right, but rather whether it is positioned as inclusive or extractive. Today’s AI hyperscalers, he argues, fit the extractive mold almost perfectly: concentrated ownership, regulatory capture, and a business model that extracts data and attention at scale.

Instead of reckoning with that, he said, we get all kinds of other talk about whether capitalism is mutating into technofeudalism, or whether AI will automate away every job in existence. “People are saying such stupid things. I can’t believe it.”

The productivity illusion

Acemoglu’s skepticism about AI’s economic upside isn’t contrarianism — it’s grounded in a framework he’s applied to every major wave of automation for decades.

Productivity gains from automation, he explained, only materialize if machines can do tasks significantly cheaper or better than humans. If the improvement is marginal, or if integration costs eat into gains, the math doesn’t add up — even if the automation is widespread. “It’s not that you cannot get big productivity gains from automation,” he said. “It is that it’s not as easy as sometimes it’s presumed.”

What would actually move the needle? True “human complementarity,” Acemoglu insisted, would be AI that enables workers to do things they simply couldn’t do before, expanding the range of tasks and services on offer, rather than just accelerating existing ones. He turned media critic briefly: “Podcasts massively expanded the demand for news,” he noted. If AI can do what he calls “new tasks” — versions that were not previously available — “that is the real pathway to true human complementarity, not just enabling you to do what you were doing before in a better way, or in a faster way.”

Acemoglu nodded when Fortune mentioned his finding that most research on AI productivity is overblown because it overwhelmingly focuses on easy, well-defined tasks where context is clear. These are not representative of the economy, which simply isn’t set up with so many of those, and AI is just not great for hard tasks yet. “You need new tools, sort of a tool that reliably understands and distills the best research, and is not swayed by the worst research in a particular field, and provides that to you in a context relevant and an accurate manner, and allows you to interrogate it.”

The sharpest version of his argument cuts even deeper: the productivity gains that AI bulls are penciling in don’t just require better models — they effectively require artificial general intelligence. For genuinely huge productivity gains from automation, “then we really, really need something close to AGI for that,” Acemoglu said, referring to the concept of artificial general intelligence. “So that’s why AGI is not just a theoretical issue — it’s really relevant for these productivity projections.” He’s skeptical we’re close. Current models, he argues, perform badly across too many dimensions of real-world work — they can’t read a room, they can’t connect non-obvious dots across domains, and they fail precisely where human judgment is most valuable. The gap between what LLMs do well in demos and what they do reliably in complex, high-stakes professional environments remains, in his view, far wider than the industry’s marketing suggests.

The revolution risk

Acemoglu added that the Fortune 500 should hope that he’s right, paradoxically, that AI won’t be that useful.

“If it were the case that 30%, 40% of new university graduates can’t find jobs,” he said, “what would that do to democracy and social peace? Wherever that has happened in the past, you’ve had revolutions.”

Revolutions, he added quickly, are inherently unpredictable, shaped by the interplay of repression, redistribution, and the ambient attitudes of a generation. Social media adds a new variable that history offers no reliable guide to. “In the past, youth did not have Instagram, TikTok, and Twitter,” he said. “Perhaps that changes things. I have no idea.”

But the direction of concern is clear. A generation of workers who trained and credentialed for an economy that AI has since restructured — and who feel economically stranded — is a constituency that has historically not stayed quiet. The grumbling at this spring’s commencement ceremonies, he suggested, may be an early signal.

What would fix it

Acemoglu’s critique comes with a prescription, though he’s frank about how far the current moment is from acting on it.

The U.S. needs to have a genuine conversation about what is socially desirable from AI — not just what is technically possible or financially profitable for a handful of hyperscalers. That conversation, he argues, has to center on wages, jobs, shared prosperity, and “meaningful, dignified lives for workers.” It also has to include serious global governance — including cooperation with China, which he says is ahead of the U.S. in integrating AI into manufacturing, robotics, and commerce, even as it lags on large language models.

“I think that [U.S.-China collaboration] would be so beneficial,” he said. “We need global governance for AI. We also need the ‘AI race’ not to get out of control. And we need the two sides to share best practices on things that are useful for humanity,” he said, mentioning disease control, productivity, shared best practices and global safety regulations. The current geopolitical climate, he acknowledged, makes that nearly impossible. “The only bipartisan issue in the United States right now is China bashing,” he said, adding that it was that way during the Biden era.

The intellectual failure, in his view, runs deeper than policy. It’s a failure of imagination — an inability to articulate what a genuinely human-centered AI future would look like, and the political will to demand it.

“We’re all so blindly taken in by what OpenAI, Anthropic, and a few other hyperscalers are offering,” he said, “because we haven’t articulated a reasonable alternative.” Squint and you hear the old phrase from the Paul Newman classic Cool Hand Luke: what we have here, gentleman, is a failure of imagination.

Commercial and multifamily mortgages cross $5 trillion outstanding



After producing $26.3 billion in new commercial and multifamily mortgage debt in the first quarter of 2026, the industry’s total amount of mortgage debt outstanding rose to $5.02 trillion, according to data from the Mortgage Bankers Association.

Processing Content

The industry association said total multifamily mortgage debt alone increased by $23 billion, or 1% in Q1, representing a $2.32 trillion increase from Q4 2025, the MBA said.

It is “a milestone that speaks to the resiliency and depth of commercial markets,” according to a statement from Reggie Booker, the MBA’s associate vice president of commercial research. “Agencies, GSEs, and banks steadily expanded their holdings. Despite modest pullback in CMBS, the overall picture is one of a market that continues to move forward.”

As an investor group, commercial banks held the largest share of commercial or multifamily mortgages, with $1.9 trillion, or 38%, the MBA said. Agencies and GSEs followed, with $1.2 trillion, or 23%.

Life insurance companies and commercial mortgage-backed securities, CDs and other ABS issues hold $775 billion and $637 billion, respectively, representing 15% and 13% of the total, respectively.

For the multifamily mortgage sector alone agency and GSE, and GSE portfolios dominate holdings, with $1.2 trillion total multifamily debt outstanding, or half. Banks and thrifts followed, with $665 billion, or 29%, the MBA said.

When examined by changes in commercial/multifamily mortgages outstanding, banks and thrifts once again came out on top, the MBA research found. This group had an increase of $17.5 billion, or 0.9%, followed by agency and GSE portfolios and MBS, which increased their holdings by $3.3 billion.



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Can SpaceX Deliver Tesla-Level Returns? The Bull and the Bear Case


Tesla (TSLA +1.04%) went public in 2010. One of the company’s missions (though by no means the only one) was to revolutionize the auto industry. The electric vehicle (EV) maker has had tremendous success in that department. It has helped make EVs more mainstream, pioneered a vertically integrated model that some competitors in the industry are now looking to replicate, and sells cars directly to customers, something legacy automakers generally still can’t legally do in the U.S.

Tesla and its shareholders have been rewarded: The company has posted amazing returns over the past 16 years. Now, Tesla’s CEO, Elon Musk, is on the path to revolutionizing space travel. The company through which it is doing so, Space Exploration Technologies (SPCX 3.44%), recently went public in the largest IPO ever. If SpaceX can deliver returns similar to Tesla’s, it is a great idea to buy the stock today. Let’s discuss some arguments in favor and against investing in SpaceX.

Image source: The Motley Fool.

The bull case: Innovation can drive returns

SpaceX wants to make humans “multiplanetary.” Think: people constantly traveling to, perhaps even living, on other planets. That’s obviously not possible yet, not least because space travel is incredibly expensive. Building rockets is costly, and for the most part, they aren’t reusable. Enter SpaceX. Its highly vertically integrated approach allows it to manufacture its rockets in-house more cost-effectively, and the company’s famous rockets, Falcon 9 and Falcon Heavy, are partially reusable.

SpaceX goes beyond space travel, though. Through Starlink, a large network of Low Earth Orbit (LEO) satellites, it offers internet services, especially in rural and other underserved regions. Further, SpaceX’s xAI provides artificial intelligence (AI) services and owns Grok, a competitor to ChatGPT. SpaceX has found tremendous success so far. The company currently dominates the launch market, grabbing an impressive 51% of total orbital launches in 2025, according to some data.

The company’s Starlink also accounts for 54% of all operational satellites in orbit, giving it a solid lead in that market; it had 10.3 million active Starlink subscribers as of March 31. Further, SpaceX should continue innovating. The company is working on Starship, a next-gen, fully reusable rocket that could be yet another revolution in the field. SpaceX sees a huge addressable market ahead, the largest ever identified, according to the company. It estimates it at $28.5 trillion (that’s not a typo).

Provided the company can get close to capturing even a fraction of this opportunity, SpaceX could eventually make Tesla’s otherwise impressive returns look average.

Space Exploration Technologies Stock Quote

Space Exploration Technologies

Today’s Change

(-3.44%) $-6.59

Current Price

$185.23

The bear case: Competition, valuation, and the Musk factor

SpaceX looks promising, but several factors should give investors pause. First, while it is true that it is far ahead of the competition so far, that could change in the future. Several companies — public and private — are increasingly looking to eat SpaceX’s lunch. A first-mover advantage counts for something, but now that many companies are hot on its tail, SpaceX will have to continue innovating, or it may eventually lose its lead. Investors should keep that in mind. Another potential issue is valuation. SpaceX is worth $2.4 trillion. That’s almost as much as Amazon‘s (AMZN +3.01%) $2.6 trillion.

It’s hard to justify this valuation given SpaceX’s financial results. During the fiscal year 2025, SpaceX’s revenue increased by 33% year over year to $18.7 billion, while the company reported a net loss per share of $1.69 after posting a modest net income the year before. Meanwhile, Amazon’s first-quarter net sales of $181.5 billion grew 17% year over year and were almost 10 times SpaceX’s entire 2025 revenue.

Amazon is also consistently profitable and posted net earnings per share of $2.78 during the period, up 75% year over year. The market is forward-looking, and right now it is valuing SpaceX as though the company will find at least some success in its future endeavors, whether in space travel or elsewhere in its business. The flip side: Any perceived issue could send the stock price off a cliff. Lastly, investors should consider that Elon Musk is now the CEO of two major publicly traded corporations and remains a polarizing figure.

That could be good for the business: Investors might flock to SpaceX and bid up its share price because of Musk’s impressive track record of leading innovative companies. On the flip side, Musk’s tendency to overstate timelimes and business projections — and his active social media presence — can sometimes be a problem. So, what’s the verdict? SpaceX is likely to be a highly volatile stock no matter what, but I’d advise investors to wait for a major pullback before initiating a position. The company’s vision is aggressive, and it could deliver strong returns over the long run, but the stock is far too expensive at current levels.

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Student Loan Tax Bomb Calculator And Estimator


Key Points

  • The “Student Loan Tax Bomb” is a term that refers to the taxes owed on forgiven student loan debt in some circumstances.
  • The tax bomb is set to return for many borrowers in 2026.
  • Programs like PSLF are always tax-free federally, but others, like IDR-based loan forgiveness may face tax consequences.

Taxes on many student loan forgiveness programs are set to return in 2026 and beyond. The American Rescue Plan Act (ARPA) made student loan forgiveness, regardless of the reason, tax-free federally from 2021 to December 31, 2025. However, the Big Beautiful Bill did not renew most of those provisions. Instead, it only allows death and disability discharge to remain tax-free permanently. 

While Public Service Loan Forgiveness remains tax-free federally by statute, other programs, such as income driven repayment plan-based loan forgiveness and borrower defense to repayment will be taxable starting in 2026.

While there are ways to avoid the tax bomb, it’s still a real issue that student loan borrowers may have to plan for. And while there are a lot of variables to this calculation, we wanted to create a simple tool that will allow you to estimate your future tax liability.

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Student Loan Tax Bomb Calculator

Here is the student loan tax bomb estimator:

Student Loan Tax Bomb Calculator





Single
Married Filing Jointly
Head of Household


What You Need To Know To Use The Tax Bomb Calculator

When you are trying to figure out what the potential tax bomb might be, there are a few things to consider. You need to know your future income and tax filing status (to figure out what federal tax bracket you’ll be in), and you need to know your total assets and liabilities, to know if you’re going to be insolvent or not.

Here’s what to include in each box. This should be your estimate based on the day in the future your student loans are forgiven. So, if you think your student loans will be forgiven in May 2030, then all of this information should be your estimate as of May 2030.

Total Assets

In the total asset box, the IRS looks at the total amount of all assets you own. This includes the basics like checking, savings, and investment accounts. But it also includes the value of your retirement accounts, real estate, any business ownership, and the value of your possessions. 

Total Liabilities

In the total liabilities box, you want to include everything you owe, including credit card debt, car loans, and any mortgage debt. You also want to include the amount of your student loans being forgiven.

Amount Of Student Loan Debt Forgiven

In this box, only include the amount of student loan debt being forgiven. 

Estimated Adjusted Gross Income And Tax Filing Status

Finally, you need to include an estimate of your adjusted gross income (AGI) WITHOUT the debt being forgiven. So, if you pull up your prior year tax return, look on Line 11.

Of course, this should be the AGI for the year you get the loans forgiven. So, if you expect to be earning more, enter that amount.

Also, you need to select your martial status – again, for the year the loans are forgiven.

AGI on 1040 | Screenshot by The College Investor

Additional Considerations About Student Loan Forgiveness And Taxes

There are a lot of things to consider about student loan forgiveness and taxes, and it honestly shouldn’t be a huge priority. Your goal should always be thinking about what you can afford today, and whether you have a plan for your student loans – forgiveness and taxes, or not.

With that said, it’s important to remember that PSLF and disability discharge are always tax free federally. Also, employer student loan repayment assistance is also tax-free (up to the $5,250 limit per year). 

It’s also important to realize that there may be state taxes on your student loan forgiveness as well. State taxes are a really mixed bag of rules. Even PSLF is taxable in Mississippi. 

For real long term planning, it can make sense to save up a little money to pay the tax bomb, but you can also setup a payment plan with the IRS if it’s something you can’t afford. At the end of the day, the tax liability of your loan forgiveness will always be significantly less than your student loan balance. 

Frequently Asked Questions

What is the student loan tax bomb?

The “student loan tax bomb” refers to the income tax you may owe when student loan debt is forgiven. The IRS can treat canceled debt as taxable income, so a large forgiven balance may create a sizable federal — and sometimes state — tax bill in the year your loans are forgiven.

When does the student loan tax bomb return?

It returns for student loans forgiven on or after January 1, 2026, depending on the reason why the loan was forgiven. The American Rescue Plan Act made federal student loan forgiveness tax-free from 2021 through December 31, 2025, but that provision was not extended.

Is student loan forgiveness taxable in 2026?

For some programs, yes, at the federal level. Forgiveness through income-driven repayment (IDR) plans is taxable starting in 2026. The main exceptions that remain tax-free are PSLF, borrower defense, and death and disability discharge, which were made permanently tax-free.

Is PSLF taxable?

No. Public Service Loan Forgiveness is tax-free at the federal level by statute, and that did not change in 2026. A few states may still tax it, however — for example, PSLF is taxable in Mississippi.

Which types of student loan forgiveness are taxable?

Beginning in 2026, IDR-based forgiveness (such as forgiveness after 20–25 years of payments) is federally taxable. Tax-free exceptions include PSLF, death discharge, and total and permanent disability discharge.

How do you avoid the student loan tax bomb?

One key option is the IRS insolvency exclusion: if your total liabilities exceed your total assets at the time of forgiveness, you may exclude some or all of the canceled debt from taxable income. Tax-free programs like PSLF and disability discharge also avoid the tax bomb entirely.

Do states tax student loan forgiveness?

Sometimes. State rules vary widely and don’t always follow federal treatment. Some states tax forgiven student loan debt as income, and at least one (Mississippi) taxes even PSLF. Check your specific state’s rules for the year your loans are forgiven.

How is the student loan tax bomb calculated?

The forgiven amount is generally added to your adjusted gross income (AGI) for that year, which can push you into a higher tax bracket. Your actual bill depends on your filing status, total income, and whether you qualify for the insolvency exclusion.

What if I can’t afford to pay the tax bomb?

You can set up a payment plan with the IRS to pay the tax over time, and it helps to save toward the bill in advance. Remember that the tax owed on forgiveness is always far less than the student loan balance itself.

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New listings drought tests US housing market


Homes were selling in an average of 42 days, three fewer than April but two days slower than May 2025.

The months’ supply of inventory stood at 2.5, unchanged from a year ago and up from 2.3 in April.

“The housing market was finding its footing this spring, with steady month-over-month sales gains showing that buyers are still engaged,” said Chris Lim, RE/MAX President and Chief Growth Officer.

“At the same time, the slowdown in new listings limited inventory growth. That’s keeping conditions competitive in many markets, even as price growth remains relatively moderate. For buyers and sellers alike, this is a market where timing and expert guidance matter more than ever.”

New listings retreat extends seven-month streak

The supply picture is the defining friction point. Overall inventory rose 8.4% from April and 2.0% year over year, the 29th consecutive month of annual inventory growth, but those gains are shrinking.