As the “Land of Enchantment,” New Mexico is home to stunning natural landscapes. From the ancient pueblos and red sand deserts to the rugged peaks of the Sangre de Cristo Mountains and the lush expanses surrounding the Gila National Forest, there are endless places to explore in the state. If you’re looking to live close to these natural wonders, look no further than the mountain towns in New Mexico.
At Rent., we’ve gathered a list of the best New Mexico mountain towns to call home. Whether you’re looking for quaint streets lined with artisan shops, outdoor adventures right at your doorstep, or stunning views from your front porch, there’s a town for you. Let’s jump in.
1. Angel Fire
Mountain range: Sangre de Cristo Mountains
Average rent price: $1,245
Population: 710
Houses for rent in Angel Fire, NM
Apartments for rent in Angel Fire, NM
Homes for sale in Angel Fire, NM
Angel Fire is located in the breathtaking Sangre de Cristo Mountains, offering a serene and picturesque setting for residents. With a small population of just over 700 people, this town boasts a vibrant community with plenty of outdoor activities to enjoy throughout the year.
From skiing and snowboarding in the winter at Angel Fire Resort to mountain biking and hiking in the summer at Oeste Vista Trail, Angel Fire is a haven for adventure enthusiasts. The town is also known for its beautiful parks and trails, making it perfect for those who love to explore the great outdoors.
2. Cloudcroft
Mountain range: Sacramento Mountains
Average rent price: $1,400
Population: 590
Houses for rent in Cloudcroft, NM
Apartments for rent in Cloudcroft, NM
Homes for sale in Cloudcroft, NM
Cloudcroft is a quaint mountain town perched in the Sacramento Mountains. This hidden gem is home to fewer than 600 residents, offering a tight-knit community atmosphere amidst the stunning natural beauty of New Mexico. The town’s elevation provides a cool retreat from the desert heat, making it a perfect spot for hiking, camping, and enjoying the great outdoors.
Cloudcroft is also known for its historical sites, like the Sacramento Mountains Museum, and charming downtown area, where locals and visitors can explore unique shops and restaurants. There are plenty of awesome hiking spots in the area, like Trestle Depot Recreation Area and Mexican Canyon Railroad Trestle.
3. Los Alamos
Mountain range: Jemez Mountains
Average rent price: $1,810
Population: 12,570
Houses for rent in Los Alamos, NM
Apartments for rent in Los Alamos, NM
Homes for sale in Los Alamos, NM
Los Alamos is uniquely situated in the Jemez Mountains, offering breathtaking views and a rich history that dates back to the Manhattan Project. Today, the town is known for its world-class scientific community and outdoor recreation opportunities. With a population of over 12,000, Los Alamos provides a blend of small-town feel and cosmopolitan amenities.
The surrounding mountains and forests offer endless opportunities for hiking, biking, and skiing, making it an ideal location for those who love the outdoors. There are plenty of hiking trails in the area such as the Mitchell Trail, the Guaje Ridge Trail, and the Pueblo Canyon Rim Trail. Make sure to check out sites like the Los Alamos History Museum, the Tsankawi Prehistoric Sites, and the Bradbury Science Museum.
4. Ruidoso
Mountain range: Sierra Blanca Mountain Range
Average rent price: $1,200
Population: 7,420
Houses for rent in Ruidoso, NM
Apartments for rent in Ruidoso, NM
Homes for sale in Ruidoso, NM
Ruidoso is a charming mountain town located in the Sierra Blanca Mountain Range. Known for its beautiful scenery and vibrant community, Ruidoso offers a variety of activities, including horse racing, skiing, golfing, and hiking. The town’s population of over 7,000 people enjoys a lively downtown area with unique shops, restaurants, and events.
There are plenty of trails to check out in the town like Cedar Creek Trails, Moon Mountain, and Dude Mesa. In the winter, you can ski at places like Ruidoso Winter Park or visit Flying J Ranch, a unique attraction. Ruidoso is a one-of-a-kind mountain town in New Mexico.
5. Santa Fe
Mountain range: Sangre de Cristo Mountains
Average rent price: $2,461
Population: 83,900
Houses for rent in Santa Fe, NM
Apartments for rent in Santa Fe, NM
Homes for sale in Santa Fe, NM
Santa Fe, the capital of New Mexico, is renowned for its Pueblo-style architecture, vibrant arts scene, and culinary excellence. Located in the foothills of the Sangre de Cristo Mountains, it offers a unique blend of natural beauty, history, and culture. With a population nearing 84,000, Santa Fe is the largest city on our list so there are plenty of experiences for its residents.
Santa Fe’s proximity to both mountains and the Southern Rocky Mountains forest area makes it a prime location for outdoor enthusiasts and those who appreciate the arts and culture. In the city, you’ll find the iconic Santa Fe Plaza, dating back to the early 1600s, which features historic buildings, local shops, and museums. Be sure to hike some of the popular trails like the Dale Ball Trails, La Cieneguilla Petroglyphs, and La Tierra Trailhead.
6. Silver City
Mountain range: Gila Mountains
Average rent price: $1,169
Population: 9,850
Houses for rent in Silver City, NM
Apartments for rent in Silver City, NM
Homes for sale in Silver City, NM
Silver City lies at the edge of the Gila National Forest, surrounded by the rugged beauty of the Gila Mountains, like Pinos Altos Mountain and Black Peak. This town is a haven for artists, outdoor enthusiasts, and anyone seeking a relaxed mountain lifestyle. With a population of nearly 10,000, Silver City maintains a small-town feel while offering a variety of cultural and recreational activities, like exploring the Silver City Museum and the Boston Hill Open Space.
The town’s vibrant arts scene and access to extensive outdoor recreation make Silver City an appealing choice for those looking to live in a mountain town. From exploring ancient cliff dwellings to enjoying Downtown’s galleries and cafes, Silver City has plenty to offer.
7. Taos
Mountain range: Sangre de Cristo Mountains
Average rent price: $2,728
Population: 6,370
Houses for rent in Taos, NM
Apartments for rent in Taos, NM
Homes for sale in Taos, NM
Taking the final spot on our list of mountain towns in New Mexico is Taos. A picturesque town that embodies the spirit of the Southwest, Taos is located in the Sangre de Cristo Mountains. Taos is known for its historic adobe buildings, thriving arts community, and stunning natural surroundings.
Despite its relatively small population, Taos boasts a diverse cultural heritage and a rich history that attracts visitors and new residents alike. Whether it’s exploring the ancient Taos Pueblo, skiing in the nearby mountains like Kachina Peak, or enjoying the local cuisine, Taos offers an unparalleled mountain town experience.
Note, this list is not comprehensive of all the mountain towns in New Mexico. Towns must have average rental data to be included on the list. Average rental data from Rent.com during September 2024. Population data is sourced from the United States Census Bureau.
Looking for the best microtask websites to make extra money? Microtask websites are a great way to make some quick, extra money without any long-term commitment. These platforms allow you to complete small, simple tasks like taking surveys, testing apps, watching videos, or performing data entry, all from the comfort of your home. Whether you’re…
Looking for the best microtask websites to make extra money?
Microtask websites are a great way to make some quick, extra money without any long-term commitment.
These platforms allow you to complete small, simple tasks like taking surveys, testing apps, watching videos, or performing data entry, all from the comfort of your home.
Whether you’re looking for a flexible way to make money during your downtime or just want to earn a little extra cash on the side, micro tasks can be a good fit.
Microtask websites have been one of my favorite ways to make extra money because they’re easy to fit into my day, whether I have just a few minutes or a whole afternoon to spare.
Best Micro Task Websites
Below are the best microtask websites to make extra money.
1. Swagbucks
Swagbucks is a popular rewards site that lets users earn extra money by performing different tasks. Once you’re finished completing tasks, you can redeem your points for gift cards or cash via PayPal.
There are different ways to make money with Swagbucks including:
Surveys
Watching videos
Searching the web using their search engine
Shopping online
Referring friends
My sister has earned over 100 free Amazon gift cards from being active on Swagbucks over the years, so I know it’s real!
If you join Swagbucks through my referral link, you will receive a $10 bonus.
2. Freecash
Freecash is an online platform where you can earn money by completing a wide variety of tasks such as online surveys, signing up for services, downloading apps, watching videos, playing games, and more.
Once you’ve earned enough points, you can redeem rewards for gift cards, PayPal cash, cryptocurrency, and more. To maximize earnings, check the site daily for new surveys and other earning opportunities. You can also invite friends and family to Freecash to earn even more points.
My sister (the owner of the site you are reading right now), actually just made $302 playing a game on her phone in just one week through Freecash recently. She did it all on her own schedule and it was super easy!
Click here to sign up for Freecash.
Recommended reading: 23 Best Game Apps To Win Real Money
3. Amazon Mechanical Turk
Amazon Mechanical Turk (also known as MTurk) is a platform where people can complete small tasks such as data entry, transcription, image tagging, surveys, audio transcription, and more. They call these tasks human intelligence tasks (HITs).
You can choose tasks that match your skills and interests so you can complete jobs faster. Each of the small jobs will show the reward amount, the estimated completion time, and the requestor’s approval rating. These details will help you decide if the job is worth the time.
MTurk is a unique platform because you can filter out jobs by reward amount, time allotted, and other criteria to find the best job for you.
To make the most money with Amazon Mechanical Turk, choose jobs with higher rewards and also think about the time to complete them. This platform is not known for paying the highest, but the jobs are flexible, which is nice.
4. Clickworker
Clickworker is one of the best micro job websites and they list micro jobs with tasks including writing, translating, researching, data entry, data collection, mystery shopping, and more.
To get started, create an account on the Clickworker website. Clickworker requires users to complete assessments to gather data on the skills users have to match them with appropriate tasks.
You can also look for different micro task jobs on Clickworker. Jobs include text creation, categorization, copy editing, proofreading, surveys, web research, and app testing. Focus on accuracy so you can get the highest rating possible so you can get more task opportunities.
5. Fiverr
Fiverr is an online job freelance marketplace where you can find gigs in categories like writing, graphic design, designing websites, video editing, search engine evaluation, annotation, research studies, help with social media platforms, and programming.
Fiverr lets you set up gigs for services you sell so people can reach out to you for hire. In each gig posting, you should include details like:
Description of your services and skills
Pricing structure
Any pictures that you may have of your previous work
When starting on Fiverr, it may help to have competitive pricing so you land more jobs and get reviews. This will help you get more jobs in the future.
You can withdraw Fiverr earnings to your bank and PayPal once you’ve reached the minimum withdrawal amount.
6. Kashkick
Kashkick is a platform where people can earn extra money by completing different tasks like taking surveys, watching videos, browsing the web, and more. It is one of the best microtask websites for beginners because you don’t need any experience.
When completing surveys, it’s important to provide honest answers and accurate information. If you have inconsistent answers across surveys, this can lead to disqualification from future surveys and reduce your chances of landing micro tasks on Kashkick.
You can sign up for Kashkick here.
7. Microworkers
Microworkers is a crowdsourcing platform where people can make money completing small tasks. Tasks on the Microworkers platform include:
Data mining
Image transcription
Content moderation
Testing
Surveys
Transcription
Translation
Once your account is set up, you can browse different jobs on the platform that match your skills and interests. Each task will include details such as pay, time required, and task instructions. Each task comes with instructions and it’s important to read these carefully to ensure you complete the job correctly.
New tasks are added regularly so it’s a good idea to regularly check the platform to look for new micro jobs.
8. Appen
Appen is a global platform that has part-time, freelance, and short-term projects that can be done remotely.
Once you create an account, you can browse through project listings and apply for jobs that match your skills and interests. Certain jobs may require you to pass a qualification test before you can start a job.
Micro tasks on Appen include image labeling, transcription, data categorization, and more. You can also complete surveys to make extra money.
9. TaskRabbit
TaskRabbit is a gig platform that connects workers with tasks individuals need help with. These tasks can include:
Moving
Cleaning
Painting
Home repairs
Mounting
Outdoor help
For example, I have a friend who recently needed help putting together a piece of furniture. They found someone on TaskRabbit who came to their house and put together the furniture for them. The person got paid, and then left – that was the whole task.
To get started, create an account with TaskRabbit and fill out your profile with details such as your skills, experience, and the type of tasks you can do. You can also set up certain services you’re skilled in such as home repair, painting, outdoor work, etc.
Your next step will be determining your rate. Check out other profiles in your area doing similar work as you and see what they are charging. This will give you an idea of how to be competitive and stand out from others. Set up notifications in your area to get alerts of new jobs in your town.
10. PeoplePerHour
PeoplePerHour is a platform for freelancers to find jobs. Jobs and micro tasks include:
Digital marketing
Web design
Writing
Social media
Branding
SEO
Illustration
To get started finding jobs on PeoplePerHour, create an account and include a professional photo of yourself, a catchy headline, your hourly rate or project pricing, and a detailed description of your work experience.
Once your profile is set up, you can apply for projects and submit proposals to jobs. In your proposal, you’ll share details like a brief intro about yourself, why the client should choose you for the job, relevant experience, and your rate and timeline for the project.
11. Gigbucks
Gigbucks is a gig marketplace where people can hire out and list services.
As a gig worker, you can create a listing and share detailed information about yourself and your work. In this listing, you’ll share information like your skills, experience, rates, and examples of your work history.
Here are some tips to be successful on Gigbucks:
Set competitive prices on projects
Maintain good communication with clients (make sure to respond to any messages you get!)
Complete high-quality work and meet deadlines
Request reviews from clients
12. Freelancer
Freelancer is a site that connects freelancers with clients who need help in areas like graphic design, writing, programming, and marketing.
As a freelancer, you create your own listing on Freelancer which will show your experience, skills, and work history.
You can also use the Freelancer platform to look for new job listings. If you find a job you like, you can submit a proposal. In the proposal, you’ll share important information like an introduction to yourself, relevant work history, as well as budget and timeline. Your proposal should stand out and make the client want to pick you over anyone else.
13. UserTesting
UserTesting is a site that pays people to test out different things for companies. As a tester, you’ll provide feedback on websites, apps, and other digital products. Once you sign up, you’ll be asked to complete a qualification test to make sure you meet the requirements for certain tasks.
Once your profile is set up, you can browse available tests. Some tasks may include navigating a website to provide feedback on usability and functionality. Other jobs include testing apps and providing feedback on user experience and features.
To complete tasks on this site, you’ll need a computer, and some tasks require a webcam and microphone.
I have used UserTesting in the past to have my website evaluated. The person just spends minutes looking through a site, gives their honest feedback, and then moves on to the next task to get paid for.
14. Zeerk
Zeerk is a website where people can sign up for small tasks like surveys or assisting with graphic design, marketing, Pinterest, SEO, and other online tasks. Jobs on Zeerk typically pay between $4 and $200.
You can also get paid on Zeerk for watching advertisements and videos.
Zeerk pays out via PayPal, direct bank transfer, and gift cards.
15. Respondent
Respondent is a user-testing website that pays people to do exactly that – test things. This platform connects people with companies for market research and user testing. You can also earn money by sharing your opinions in surveys and experiences on various topics.
Once your account is set up, you can look for different studies or surveys and even filter these jobs out based on your location, interests, and other criteria.
If you find a study you like, apply for it. If you qualify for the study, you’ll be invited to participate and have all the details and instructions sent to you.
16. Scribie
Scribie is a website that pays people to transcribe all kinds of things like lectures, conference calls, YouTube videos, and documentaries. To make money with Scribie, you first need to pass a transcription test on their website. This test involves transcribing an audio clip. Accuracy and formatting are very important here, so be aware of that.
If you pass the transcription test, you’ll then be able to look for job opportunities on the platform.
Scribie typically pays between $5 to $25 per audio hour, and the pay depends on how hard the task is that you are doing. For example, easy-to-understand audio files with high-quality audio will pay less than audio that is hard to understand or has poor sound quality.
Recommended reading: 18 Best Online Transcription Jobs For Beginners To Make $2,000 Monthly
17. Upwork
Upwork is a freelance platform where you can find all kinds of jobs.
I’ve personally found work through Upwork and have found it to be high-paying as well (as long as you find the right jobs).
You can find jobs in topics like graphic design, making websites, digital marketing, virtual assisting, and more. Jobs are posted all the time and share important information like pay, time needed, etc.
With Upwork, it’s important to build a strong profile to make you stand out from other people. Your profile should include relevant work history and even examples of your past work. For example, if you’re a website designer, you may want to show images of websites you’ve designed.
You can even get people to review you on your Upwork profile, even if they don’t actively use Upwork themselves. These reviews will really make you stand out from the crowd.
18. ySense
ySense is similar to sites like Swagbucks in that you can make money by filling out surveys, trying out new products or services, signing up for websites, and watching videos. Ysense also has a daily checklist of different tasks you can do to make extra money.
You can get paid via PayPal, gift cards, and direct bank transfers, so there are many options for payment.
19. Slice the Pie
Slice the Pie pays you for answering questions with your honest opinion. You’ll review things like music, clothing, and other creative content.
To get started, you’ll need to create a profile on Slice the Pie and share basic information about yourself as this will help Slice the Pie determine what kind of tasks to assign you.
This platform primarily focuses on reviewing music, so you may get assigned jobs where you listen to music and review it. The more thoughtful and specific your answer is, the higher the rating you’ll get, which can help you land more jobs.
Recommended reading: 11 Best Ways To Get Paid To Listen To Music
20. InboxDollars
InboxDollars pays you for completing micro tasks like filling out surveys, shopping, and playing games.
InboxDollars works by companies paying InboxDollars for consumer input. So the company will have a survey that they want people to fill out, InboxDollars will list this survey on their site, and users will fill it out with their honest opinions.
Most surveys pay between $.50 and $5 and take anywhere from 3-25 minutes to complete. Some surveys pay $10 and $25 if you match the demographic they are looking for.
InboxDollars has paid out over $80 million to users for doing different tasks, and they are well known in the industry.
You can sign up for InboxDollars here.
Frequently Asked Questions
Below are common questions asked about using micro job websites to make extra money.
What is a micro task website?
A microtask website is a platform where you can complete small tasks and get paid. Tasks may include data entry, surveys, transcription, image tagging, testing apps, playing games, and answering surveys. Microtask websites are used by both small and large companies to outsource work.
What is the best micro job site?
There are many microtask sites out there. The best microtask website will depend on the skills you have and the type of tasks you enjoy doing, along with the payment methods you prefer, and the availability of work in your region. The most popular micro job sites include Amazon Mechanical Turk, Swagbucks, Freecash, Fiverr, and Clickworker.
Is microtasking legit? Is microtasking worth the time?
Microtasking is generally legitimate and many reputable platforms are looking to fill real micro jobs. However, there are some important things to know and realize.
For example, there are more well-known and reputable microtask websites to choose from such as Amazon Mechanical Turk, Freecash, Swagbucks, and Clickworker. For others, I recommend that you read reviews of whichever microtask website you’re choosing to see what others have to say about the platform, such as looking at reviews on Trustpilot.
It’s also important to know that the pay for micro tasks is usually low and earning a steady income from this tends to require a lot of effort and time.
Overall, microtask sites can be worth it if you’re looking for flexible, low-commitment work, but it might not be suitable for your primary method of income or if you are looking to make a lot of money.
How much money can you make with microtask websites?
While you most likely can’t get rich with microtask websites, you can earn a few dollars to around $20 an hour with microtask websites (sometimes more!). How much you earn depends on which microtask website you choose, your skills, the time you dedicate to the task, and your efficiency. I do think it’s important to focus on higher-paying tasks to make the job worth your while.
Best Micro Task Websites To Make Money – Summary
I hope you enjoyed my article on the best microtask websites to make money.
If you’re looking to make extra money by completing micro tasks like surveys, watching videos, signing up for offers, and more, this might be a good side hustle for you.
For most of these micro job sites, most of the options are for online micro jobs, which is great if you want to work from home because you just need an internet connection and a laptop.
I have been paid for micro tasks many times over the years, and I think it can be a good, flexible way to make money from home.
Are you interested in making money with the best micro job sites?
Whether it’s to manage finances, accept payments or reach new customers, more small-business owners are optimizing their business operations with digital tools — leaving them increasingly vulnerable to digital security breaches and cyber attacks.
Exposure to cyber attacks topped the list of the biggest worries small-business owners face, even surpassing concerns about inflation and other economic issues, according to a 2023 report on cybersecurity released by Hiscox, a business insurance company.
The consequences of these breaches can extend beyond the initial threat, as well. Twenty-five percent of business owners surveyed by Hiscox indicated that cyber attacks had an overall negative impact on their business’s brand or reputation, and 20% said they had trouble attracting new customers as a result.
Here‘s what your business needs to know about the vast and evolving landscape of digital security.
Even the smallest businesses are at risk
While it may seem more lucrative for cyber criminals to go after big corporations and larger firms, the Hiscox report indicates that smaller businesses are increasingly under threat. Cyber attacks on firms with fewer than 10 employees have risen 13% since 2020.
“Hackers don’t care how small your business is or what you do,” Shawn Waldman, CEO and founder of Secure Cyber Defense, a cybersecurity consulting company said in an email. “They want your money and your data. Often, they have no idea who you are in the first place.”
Although cyber attacks can happen to any business, certain industries may be more likely to be targeted — particularly those that access or store a lot of sensitive client or customer data or information. Shavon J. Smith, a Washington, D.C.-based business attorney and founder of SJS Law Firm, works with small management and IT consulting firms that contract with big businesses and are therefore given access to their information, but are viewed as less secure because of their size.
According to Smith, medical offices may also be a target due to their small staff sizes and access to a lot of personally identifiable client information.
It’s easier to prevent a digital security breach than fix one
Businesses should prioritize proactive measures they can take to prevent an event from happening in the first place. It’s uncommon to find your attacker or recover stolen money or data once it’s gone, according to Smith. Once a cyber attacker has what they want, they are “lost in the wind.”
Studies indicate, however, that 95% of breaches in digital security can be traced to human error, which means they are preventable through internal and employee policies. This starts with policies that promote ongoing system maintenance and security. Smith recommends an initial review to pinpoint your overall vulnerabilities.
“The first thing you want to do is just kind of assess, ‘Where are our open ports? Where are our opportunities for things to go wrong, for people to hack into our system, for employees to lose data?’” she says.
If your employees have company-issued devices, for example, then your employee policy should lay out parameters on how they are to handle those devices, Smith says. That might mean forbidding employees to vacation with their laptops or prohibiting them from taking their computers home entirely.
An employee policy should also dictate who has access to confidential company or client information, which Smith says can help to decrease the chances of a security breach.
Cheap solutions can cost you down the road
Building digital security into your business budget can be expensive, and there’s certainly no one-size-fits-all solution, but failing to invest in proper systems can also be costly. In 2023, the median cost of a cyber attack for businesses with 10 to 49 employees was $9,500, according to the Hiscox report.
A common mistake both Waldman and Smith see small businesses make is relying on free or disreputable antivirus software and failing to update that software regularly. On top of that, Waldman warns against transitioning to cloud email providers without enabling security controls or multi-factor authentication. Email was the single weakest point of entry for cyber attackers, ahead of cloud or corporate servers, according to the Hiscox report.
A response plan can determine how quickly you recover
Any actions you take in the event of an actual cyber attack or digital security breach are typically about trying to cover your losses. According to Smith, your business’s response plan should cover some key steps:
Contact a cyber security specialist or legal counsel. Better yet, consult with specialists or lawyers when you first create your plan, so you already have a point of contact if an event occurs.
Notify your insurance company of a possible claim. When you purchase cybersecurity insurance, it’s important for your broker to understand your business and what it does, according to Smith. That can help them understand the scope of a breach and what it means for your clients or customers.
Contact law enforcement. Although it’s unlikely they’ll be able to do much right away, law enforcement may have investigations open, and any information of new attacks could be helpful to them.
Reach out to clients. In many cases, you may be contractually obligated to notify the businesses your company works with of a data breach, Smith says.
Alert your customer base. If you are a consumer-facing business, you should plan to alert your customers as soon as you have the full scope of the breach, and be prepared to offer compensation or free credit monitoring.
When people think of Fresno, they often picture the heart of California’s agricultural region, but the city offers more than just farmland. Located in California’s Central Valley, Fresno is a growing hub that provides access to both rural landscapes and urban amenities. Beyond Fresno’s city center, the surrounding suburbs offer peaceful communities with a variety of living options, ranging from new developments to historic neighborhoods, all while maintaining easy access to the city’s employment, shopping, and entertainment.
In this ApartmentGuide article, we’ll explore some of the most notable Fresno suburbs, highlighting key aspects such as population, average rent, and what makes each area unique. Whether you’re searching for the perfect apartment in Fresno or curious about the different Fresno neighborhoods, let’s discover the best parts of Fresno to call home.
Cost of living in Fresno
Before we dive into the top Fresno suburbs, let’s cover how much it costs to live in Fresno. The overall cost of living in Fresno is about 9% higher than the national average, making it more affordable than many other areas in California but slightly above the national standard. Housing is a major factor, with the median sale price for a home in Fresno at $400,000, which is lower than the national average of $432,657. Rent follows a similar trend, with the average rent for a one-bedroom apartment in Fresno at $1,494, still below the national average of $1,514.
While some suburbs around Fresno offer more affordable options, others can reflect higher prices, particularly in more desirable areas. Here, we’ll explore a range of top suburbs, providing different lifestyle and housing opportunities depending on your budget and preferences.
1. Clovis
Known for: Excellent schools, welcoming community, and outdoor recreation
Clovis is one of the most popular suburbs in the Fresno area, located just northeast of the city. Known for its top-rated schools, Clovis is often a choice for those seeking educational opportunities, but it also offers much more. The suburb has a robust outdoor lifestyle, with easy access to hiking and biking trails in the nearby Sierra Nevada foothills. Old Town Clovis is a hub for community events, featuring charming local shops, restaurants, and year-round farmers’ markets. The city combines suburban comfort with plenty of recreational activities, from weekend farmers’ markets to hiking in the Sierra National Forest, making it ideal for those who appreciate both community connection and outdoor living.
Population: 121,000 Average rent for a one-bedroom apartment: $1,493 Median home sale price: $500,000 Clovis transportation scores: Walk Score 37, Bike Score 51
Apartments for rent in Clovis, CA | Houses for rent in Clovis, CA | Homes for sale in Clovis, CA
2. Sanger
Known for: Small-town charm, agricultural roots, and proximity to outdoor activities
Sanger, located southeast of Fresno, offers a rural atmosphere with the conveniences of city life just a short drive away. Known for its strong agricultural roots, Sanger is surrounded by farms, vineyards, and open spaces, giving residents a peaceful and scenic living environment. The nearby Kings River provides opportunities for outdoor activities such as fishing, hiking, and camping, ideal for nature lovers. The town itself has a small, welcoming atmosphere, with locally owned businesses and a community-focused lifestyle. Housing in Sanger includes a mix of older homes and newer developments, offering more affordable living options compared to other Fresno suburbs.
Population: 25,000 Median home sale price: $346,000 Sanger transportation scores: Walk Score 48, Bike Score 47
Apartments for rent in Sanger, CA | Houses for rent in Sanger, CA | Homes for sale in Sanger, CA
3. Madera
Known for: Affordability, agricultural industry, and small-town feel
Madera, just north of Fresno, offers a quieter, more affordable alternative to living in Fresno itself. The town is deeply connected to the region’s agricultural industry, which forms the backbone of its economy. Madera has a strong sense of community, and local events like festivals, farmers’ markets, and neighborhood gatherings provide opportunities to connect with neighbors. The city also offers access to numerous parks and recreational areas. Madera’s housing market is one of the most affordable in the region, with a mix of single-family homes and newer developments, making it attractive to both first-time homebuyers and those looking for more budget-friendly options.
Population: 65,000 Median home sale price: $410,000 Madera transportation scores: Walk Score 42, Bike Score 44
Apartments for rent in Madera, CA | Houses for rent in Madera, CA | Homes for sale in Madera, CA
4. Kerman
Known for: Rural living, small-town charm, and proximity to Fresno
Kerman is a small, rural suburb located west of Fresno that offers a peaceful lifestyle away from the busier urban areas. Known for its agricultural roots, Kerman provides a tight-knit community atmosphere with many local events and activities centered around its farming heritage. It’s a perfect choice for those seeking a quiet, affordable lifestyle while still being within easy commuting distance to Fresno for work and entertainment. The town has a variety of amenities, including parks, local shops, and restaurants, and is a great place for those looking for an affordable, laid-back lifestyle.
Population: 15,000 Median home sale price: $420,000 Kerman transportation scores: Walk Score 74, Bike Score 50
Apartments for rent in Kerman, CA | Houses for rent in Kerman, CA | Homes for sale in Kerman, CA
5. Reedley
Known for: Riverside living, historic charm, and agriculture
Reedley, located southeast of Fresno along the scenic Kings River, is known for its combination of natural beauty and historic charm. The town offers riverside living, with opportunities for boating, fishing, and other outdoor activities. Reedley’s historic downtown features a variety of local shops, cafes, and restaurants, along with farmers’ markets showcasing the area’s agricultural bounty. Reedley is also home to a number of fruit orchards and vineyards, making it a popular destination for those interested in agritourism. The small-town atmosphere and scenic river setting make Reedley a desirable location for those looking to escape the faster pace of city life.
Population: 25,000 Average rent for a one-bedroom apartment: $1,150 Median home sale price: $442,500 Reedley transportation scores: Walk Score 50, Bike Score 52
Apartments for rent in Reedley, CA | Houses for rent in Reedley, CA | Homes for sale in Reedley, CA
6. Sunnyside
Known for: Peaceful environment, newer developments, and proximity to downtown Fresno
Sunnyside, a growing suburb southeast of Fresno, offers a modern suburban lifestyle with newer developments and a quieter residential setting. Known for its convenient proximity to downtown Fresno, Sunnyside offers quick access to the city’s amenities while maintaining a more laid-back atmosphere. The suburb has seen significant residential growth, with a variety of new housing developments ranging from affordable homes to upscale properties. Sunnyside also has plenty of parks, shopping centers, and recreational facilities, making it an ideal choice for those who want to enjoy suburban living with easy access to urban opportunities.
Population: 22,000 Average rent for a one-bedroom apartment: $1,494 Median home sale price: $1,340,000 Sunnyside transportation scores: Walk Score 31, Bike Score 45, Transit Score 27
Apartments for rent in Sunnyside, CA | Houses for rent in Sunnyside, CA | Homes for sale in Sunnyside, CA
Methodology: The suburbs included in this list were selected based on their overall popularity, determined by search trends and housing demand in the Fresno area. Average rent and home sale price data were sourced from Redfin and Rent.com as of September 2024. Transportation data, including Walk Scores, Bike Scores, and Transit Scores, was sourced from Walk Score.
Businesses that need cash quickly but don’t have strong credit will sometimes turn to an alternative type of funding called a merchant cash advance (MCA). With an MCA, a financing company gives you an upfront sum of cash that you repay using a percentage of your debit and credit card sales, plus a fee.
An MCA can be helpful for covering cash flow shortages or short-term expenses, but if you end up taking out more than one merchant cash advance, you can end up paying different (and potentially high) interest rates and fees for each. Plus, you have to deal with different payment schedules for each MCA.
A merchant cash advance consolidation is an option that lets you roll up all of those advance payments into one. Ideally, an MCA consolidation has the potential to reduce what you’re paying in interest and fees. Here’s what you need to know about this type of consolidation loan.
What Is a Merchant Cash Advance?
Not every business qualifies for a traditional bank loan. Perhaps it hasn’t been in business long enough to be eligible, or maybe it doesn’t meet the credit requirements for a small business loan. That’s when a merchant cash advance may be useful.
An merchant cash advance is not a loan, but rather an advance on future sales. To determine eligibility, MCA providers may not rely heavily on criteria like time in business and/or credit scores, but instead focus on revenues. That can make it easier to get than other types of financing.
How MCAs Work
When you get an MCA, you receive a lump sum payment. Typically, MCAs express the interest they charge as a factor rate (often ranging from 1.1 to 1.5) rather than as a percentage. The factor rate does not include any additional fees the merchant cash advance company may charge you, such as administrative or underwriting fees.
How MCA Repayment Works
The repayment on an MCA works differently than other types of business loans. Typically, the MCA provider automatically deducts a daily (or weekly) percentage of your debit and credit card sales until the advance is repaid in full. Repayment periods can range anywhere from three to 18 months. Generally, the more you make in credit card sales, the faster you’ll repay the advance.
The downside is that MCAs tend to have much higher fees and interest rates than traditional small business loans, making them a costly financing option.
When you convert factor rates plus fees into an annual percentage rate (APR), the APRs on merchant cash advances can run as high as 350%, depending on the lender, size of the advance, fees, business revenue, and how long it takes to repay the advance.
What Is Merchant Cash Advance Consolidation?
A small business owner might take out a merchant cash advance to see their way through a slow period. Then, when they struggle with repayments, they may apply for another MCA to help repay the first. This is a process known as loan stacking. The company could then end up with multiple repayment schedules and paying different factor rates and different amounts for each advance.
A merchant cash advance consolidation rolls multiple MCAs into a single new loan. The consolidation loan typically pays off your existing MCAs and allows you to make one payment, often monthly, to the consolidation lender. Ideally, the consolidation loan will have a lower interest rate than the average of the multiple advances.
Recommended: Loans for Sole Proprietors
Signs You Need Consolidation
Signs you need a merchant cash consolidation include:
• Multiple MCA loans: If your business has taken out many MCAs, a consolidation loan can help you streamline your payments and possibly save money on interest.
• High interest rates: MCAs often come with steep fees, so consolidating into a lower-rate loan could reduce overall costs.
• Falling behind on payments: Missing or struggling with payments is a strong indicator consolidation is necessary.
However, there are a few things to consider before you jump into MCA consolidation. One is whether or not your existing MCA lenders will charge you a prepayment penalty fee if you pay off your advances early. You’ll also want to find out if there are any upfront fees you have to pay for the new consolidation loan, since this can eat into your savings.
If, after running all the numbers, it looks like you can save money and streamline repayment, it may be a good time to consider a merchant cash advance consolidation.
Recommended: How Does Debt Consolidation Work?
What to Consider Before Applying
Before applying for a consolidation loan, you’ll want to look at what you’re currently paying in interest and what you’d qualify for with a new loan. Also, consider any fees for the new loan and any payoff penalties you’ll owe your current lenders. If, once you crunch the numbers, your total debt hardly goes down, there’s probably no sense in taking on a new consolidation loan.
When deciding whether it makes sense to do an MCA consolidation, you also want to look at the repayment period and what your payments with the new loan will be. A shorter repayment period can mean larger payments that you might not be able to afford. And, while a longer repayment period can mean smaller payments, it will likely mean paying more in total interest.
Examining the options can help you find the best path forward for your business.
Potential Drawbacks and Risks
Merchant cash advance (MCA) consolidation loans can provide relief, but they come with potential drawbacks and risks, including:
• Extending the repayment period, which potentially increases the overall interest costs.
• Paying high fees, which could negate the benefits of combining advances.
Additionally, if you’re consolidating to manage cash flow, it could be a sign of deeper financial issues, and relying on more debt may worsen the situation.
Refinancing vs Consolidation
If you’ve heard of business loan refinancing, you may think it’s the same as merchant cash advance consolidation, but these aren’t exactly the same.
It’s true that both can potentially lower your interest rate and/or change your payment term. However, when you refinance, you’re replacing one MCA with a new one or with a small business term loan. When you opt for an MCA consolidation, you’re rolling multiple MCAs into a new MCA or other type of business loan.
Recommended: Refinancing Your Student Loans While Starting a Business
Types of Consolidation Loans
Lenders may have different approaches to help you with consolidating your loans. Some will buy out the loan and pay it off directly, while others will lend you the money, after which it’s your responsibility to pay off your existing MCAs.The following types of loans can be used to consolidate your MCAs:
Merchant Cash Advance
If you’ve taken out multiple MCAs, it’s likely because your business doesn’t have great credit and may not qualify for other types of loans. If that’s the case, you might consider a new, larger merchant cash advance to consolidate your existing MCAs, ideally with more favorable terms.
Be aware that you will likely have a short repayment period, perhaps between a few months and three years.
Online Lenders
Another consolidation option if you don’t have excellent credit is taking out a consolidation loan with an online lender. Interest rates may be lower than with a merchant cash advance and repayment terms may be longer. A longer repayment term typically means your monthly payment will be lower; however, you’ll pay more in interest overall than with a shorter repayment term.
SBA Loans
SBA loans like the 7(a) program can be used to consolidate business debt that is approved by your lender, if you qualify. Repayment terms can be up to 25 years, and rates on SBA loans are among the lowest of any financing option for businesses.
Traditional Bank Loans
If you’ve been able to build your business or personal credit since taking out the MCAs, you may qualify for a bank loan with lower rates and longer repayment terms. You can then use the proceeds of the loan to pay off your existing MCAs.
The Takeaway
If you feel like you’re drowning because you’re paying too much, too often, for multiple merchant cash advances, consolidating with a new advance or small business loan may be a solution that could help you lower your costs and roll everything up into one monthly payment.
If you’re seeking financing for your business, SoFi can help. On SoFi’s marketplace, you can shop top providers today to access the capital you need. Find a personalized business financing option today in minutes.
Get personalized small business financing quotes with SoFi’s marketplace.
FAQ
What is a merchant cash advance consolidation?
A merchant cash advance (MCA) consolidation combines multiple merchant cash advances into a single MCA with more manageable repayment terms. Ideally, you’ll receive better rates and terms with your new merchant cash advance.
What happens if I don’t repay my merchant cash advance?
If you don’t repay your merchant cash advance (MCA), the lender may increase withdrawal amounts, freeze business accounts, or pursue legal action. Your personal and business assets could be at risk, and your credit score could be negatively impacted. This could affect financing options down the line.
Why consolidate your merchant cash advances?
The main reason to consolidate your merchant cash advance (MCA) is to simplify your payments. Rather than making multiple payments each week or month, you’ll only have to make one. Consolidating could also reduce your interest rate, saving you money over the life of the loan.
Photo credit: iStock/ipopba
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Salt Lake City is a unique place to call home. Surrounded by stunning mountain ranges, the area actually experiences four distinct seasons. Its mix of outdoor activities, a thriving economy, and a relatively affordable cost of living makes it an attractive option for many.
All that said, there are a few drawbacks to keep in mind when considering moving to Salt Lake City. Let’s explore the pros and cons of living in Salt Lake City a bit further so you have all the information you need to find the perfect place.
Salt Lake City at a glance
Walk Score: 59 | Bike Score: 74 | Transit Score: 44 Median Sale Price: $535,000 | Average Rent for 1-Bedroom Apartment: $1,520 Salt Lake City neighborhoods | Houses for rent in Salt Lake City | Apartments for rent in Salt Lake City | Homes for sale in Salt Lake City
1. Pro: Access to the great outdoors
Salt Lake City is a haven for outdoorsy folks. Conveniently located near the Wasatch Mountains, locals enjoy skiing, hiking, and mountain biking just minutes from home. The city is also close to five national parks, offering plenty of opportunities for camping and exploration. Needless to say, there are more than a few beautiful places in Salt Lake City.
2. Con: Air quality issues
While the natural scenery is breathtaking, Salt Lake City struggles with poor air quality, particularly during the winter. The city’s geography causes an inversion effect, trapping pollutants and leading to significant smog.
3. Pro: Thriving job market
Salt Lake City’s economy is growing rapidly, with low unemployment and tons of opportunities in tech, healthcare, and finance. Companies like Adobe and Goldman Sachs have sizable regional offices here, creating a range of employment options.
4. Con: Limited nightlife
With one of the largest LDS communities in the world, Salt Lake City’s nightlife is quieter compared to other cities of its size. While there are bars and restaurants, local laws surrounding alcohol can dampen the experience for some, and options tend to close earlier. That said, there is still a lot to do in Salt Lake City before and after the sun goes down.
5. Pro: Affordable housing
Housing costs for those in Salt Lake City are more affordable compared to people living in San Francisco or Denver. Though prices have risen in recent years, it’s still possible to find reasonable rental rates and home prices, especially in suburban areas.
6. Con: Rapid population growth
Salt Lake City is experiencing rapid population growth, which has increased traffic congestion and put a strain on infrastructure. This growth has also contributed to higher housing prices over time, making it harder for some to find affordable options.
7. Pro: Family-friendly
With its well-maintained parks, excellent schools, and community-focused neighborhoods, Salt Lake City is an ideal place for families. The city offers plenty of family-friendly events and attractions, including the Hogle Zoo and the Natural History Museum.
8. Con: High altitude
The city’s elevation of over 4,200 feet can be an adjustment for newcomers. The high altitude can lead to symptoms like headaches and shortness of breath until your body acclimates. That said, if you’re an athlete, the altitude is a major plus for those who take their training seriously.
9. Pro: Public transportation
Salt Lake City’s public transportation system is efficient, with a light rail system (TRAX) connecting the city and suburbs. It makes commuting easier for those without cars and offers a viable alternative for getting around town.
10. Con: Dry climate
The desert climate in Salt Lake City is extremely dry, which can be uncomfortable for some people. You may need to invest in a humidifier during the winter months and stay diligent about staying hydrated year-round.
11. Pro: Active community
Salt Lake City’s residents are generally active and health-conscious. From biking and running trails to yoga studios, the city provides plenty of ways to stay fit and healthy. Local farmers’ markets and health food stores further support this lifestyle.
A native of the northern suburbs of Chicago, Carson made his way to the South to attend Wofford College where he received his BA in English. After working as a copywriter for a couple of boutique marketing agencies in South Carolina, he made the move to Atlanta and quickly joined the Rent. team as a content marketing coordinator. When he’s off the clock, you can find Carson reading in a park, hunting down a great cup of coffee or hanging out with his dogs.
The Best Western credit cards — previously issued by the First National Bank of Omaha, but closed to new applicants — are back with new benefits and a new issuer. The Best Western Rewards® Visa Signature® Card and Best Western Rewards® Premium Visa Signature® Card are now issued by First Bank & Trust and managed by financial technology company Mercury Financial.
Each card offers rewards on Best Western stays and other purchases. Beyond that, you’ll also get travel and cell phone protections, elite status and sign-up bonuses. However, the bonus offer amount you can qualify for may vary. You can check to see whether you’re preapproved for the cards without affecting your credit, and if so, you’ll see what bonus you’re eligible for.
Here’s how the two cards compare:
Best Western Rewards® Visa Signature® Card
Best Western Rewards® Premium Visa Signature® Card
Annual fee
Bonus offers
10,000 to 40,000 points with qualifying spend.
20,000 to 80,000 points with qualifying spend.
14 points per $1 on Best Western stays and purchases: 10 points as a Best Western Rewards member, 4 points for using the card. (The Best Western Rewards program is free to join.)
2 points per $1 on all other purchases.
20 points per $1 on Best Western stays and purchases: 10 points as a Best Western Rewards member, 10 points for using the card.
4 points per $1 at gas stations and grocery stores.
2 points per $1 on all other purchases.
Elite status
Automatic Gold status, which includes:
10% bonus points per stay.
Exclusive reservation line.
No blackout dates.
Automatic Platinum status, which includes:
15% bonus points per stay.
Exclusive reservation line.
No blackout dates.
Early check-in and late check-out.
Other benefits
Earn 10,000 bonus points when you spend $5,000 in a year.
Cell phone protection.
Reimbursement for trip cancellations, interruptions and delays.
Earn up to two free night awards: one after your cardmember anniversary, and another after your cardmember anniversary when you spend $10,000 that year.
Cell phone protection.
Reimbursement for trip cancellations, interruptions and delays.
NerdWallet values Best Western points at about 0.6 cent each. You can redeem Best Western points for hotel bookings, gift cards, airline miles and more. You must redeem at least 5,000 points, and point values can vary based on how you use them.
What changed?
In short, not much is different for the no-annual-fee version of the Best Western credit card, beyond a slight bump in rewards for staying with Best Western. But it’s a different story for the more expensive Best Western Rewards® Premium Visa Signature® Card, which did indeed get some notable and valuable improvements.
For one thing, that version of the card now earns extra rewards on gas and groceries, which previously earned only the card’s base rate of 2x back. More importantly, the premium version also now offers a free anniversary night, as well as the chance to earn a second one — perks that can easily offset that card’s annual fee.
Whether you’re a dedicated DIYer or prefer to lean on professional guidance, the truth is clear: smart financial planning can save you a lot of money over time.
Below, I’ll share some recent examples of tactical planning moves I participated in, including how much money was saved.
COVID Panic
In March 2020, you could be forgiven for thinking: “the world is ending, and I want to sell everything.”
But with proper perspective and an investment policy statement – both hallmarks of sound financial planning – many investors stayed the course.
They rode the stock market down more than 30% from peak to trough. Ouch. Nevertheless, they rebalanced along the way, selling stable assets (like bonds and money market) to buy stocks. This is not natural behavior – in fact, it’s the opposite of natural (“run from the threat” not “run toward the threat”). It’s learned behavior through experience and education.
In the end, while others made portfolio mistakes that cost them 10%, 20%, or more – permanent impairment of capital that can never be recovered – the intelligent investor has a better portfolio than if the COVID crash hadn’t occurred.
What’s the value of a 10% mistake on $1M?
Bring Me a Higher Yield
A friend-of-the-blog recently sold his successful small business for ~$10M or so. Not your everyday event, to be certain. But it’s more common than I realized.
We sat down to spitball some ideas, and my honest advice to him was:
Put together a financial plan, which details future planned inflows and outflows of money. This would include some well-deserved near-term spending!
Pick an asset allocation that corresponds with that plan.
Then, dollar cost averages the money into that asset allocation (e.g. 4 large tranches of investment over 12 months, or something similar)
The problem: the idea of investing millions into the stock market concerned him. I believe good investing education can help this problem, but that education doesn’t occur overnight.
As we discussed next steps, I asked him, “Where is the money right now?”
The answer? In a large US bank savings account, earning 0.05% interest per year. That’s $5000 in annual interest on a $10M deposit.
So while we continued are long-term conversation about investing in the stock market, I gave him some vital near-term advice: seek out a higher yield via a brokerage money market fund.
In the ~18 months since I gave him that advice, his average yield has been ~4.5 – 5.0%. That’s ~$475,000 in interest on a $10M deposit.
Yes – a simple tip to be sure. But sometimes financial planning is all about identifying the simple fixed in your financial ecosystem that will provide $475,000 per year instead of $5,000.
He bought my coffee that day. Don’t tell Suze Orman.
The Car Loan
One of my clients bought a new car a few months ago and came to me with a simple question:
“Should I take advantage of the 0% financing they’re offering me?”
$40,000 cash out of pocket, or a $40,000 loan with zero interest?
The math is simple:
If she takes the loan, she can keep her $40,000 in a high-yield account (such as our previously mentioned money market account) and earn ~$1500 – $2000 per year in interest. There’s no downside. There’s no loan interest accruing against her.
$2000 a year isn’t life-changing money. But it’s easy money. Small, easy percentage points can move the needle over long periods of time.
Sneak Through the Backdoor
Another client of mine came to me as follows:
Early 30’s couple
High earners (total income ~$350,000 per year)
Using 401(k) accounts wisely, putting lots of extra money into a Joint Taxable brokerage account
I asked them if they’d looked into saving money in an IRA…
“Yep, we looked into it, but we earn too much money.”
They were partially correct. They do earn too much for “normal” IRA contributions, but they’re the perfect candidates for backdoor Roth IRA contributions.
I think we can conservatively calculate that backdoor Roth contributions will earn this couple an extra $100,000+ over the next 30 years.
Which House?
Another client lives in the greater Washington D.C. area and, with her growing family, faces an interesting question?
Where should we buy our forever home?
Their three options – Washington D.C. itself, Maryland, or Virginia – each come with their own financial pros and cons. We helped her weigh the following:
The cost of the homes themselves (e.g. how far a dollar goes)
The long-term cost of property and school taxes
The state tax benefits of home ownership
The impact of state income taxes on their earnings over the coming decades
The impact of state capital gains taxes on their long-term investing
Of course, this family must pick a home that’s right for their lifestyle. Finances come second.
But the maximum vs. minimum we calculated puts their range of possible at a net present value over $500,000. In other words, “House A” in the most expensive locality would cost them $500,000 more than that same house in the least costly locality, as measured in today’s dollars, over the next 30 years.
Then, as always, we should ask how our lifestyle and life plan might change with an extra $500,000?
The Value of a Basis Point
Portfolio reviews are vital.
If an expert looks at your investments and says, “You can accomplish the same asset allocation as you already are but could save 20, 30, or 50 basis points if you do it this way.” …what’s the value of that recommendation?
FYI: A basis point equals 0.01%. So, 50 basis points equals 0.50%
Smart, simple investing strategies don’t need to be overly expensive. While professional financial planners do need to charge for their time and expertise, they can and should also save their clients money by keeping investing costs low.
What’s a basis point worth?
Imagine a simple scenario. An average investor might invest for 35 years, socking away $10,000 per year and achieving a long-term average return of 8.00% per year. This investor’s final portfolio would be worth $1.86M. And in this case, each extra basis point of expenses along the way decreases the final portfolio value by $4500.
11 basis points adds up to $50,000.
The lesson is simple: keep fees low where you can, and make sure you’re getting value above and beyond the basis points you are paying.
What’s a “Cash Balance Plan?”
Finanical planning is a deep subject area, with many nooks and crannies I haven’t even heard of yet. One such example occurred this year, when my colleagues recommended a “cash balance plan” to one of my clients.
He’s a successful solopreneur who last year grossed about $700,000 in income. A lot of those dollars were taxed at the highest possible levels. His effective tax rate was north of 40%.
A cash balance plan is a defined benefit retirement account (whereas a 401(k) is a defined contribution account). In other words, it is like a self-funded pension.
Cash balance plans are especially beneficial when all of the following are true:
Solo business owners, or with a very small staff.
Business owners with high incomes who would benefit from putting away more tax-deferred dollars.
Business owners who are higher in age (as you’ll see below, the annual contribution limits are very high for older business owners).
This client can contribute about $200,000 into his cash balance plan this year, saving ~$80,000 on his 2024 tax bill. Those savings are likely to increase every year between now and his retirement.
Of course, he will eventually have to pay taxes on those dollars when he withdraws them in retirement. But in the meantime, he benefits from tax-free growth and, more importantly, from the flexible and planned nature of retirement withdrawals; we will help him plan those withdrawals at a much lower than ~40% tax rate.
Ugly Annuities
I dove deeply on annuities in episode 86 of The Best Interest podcast.
In short, the vast majority of annuities are:
Vastly over-costed.
Disappointing in terms of return on investment.
For that reason, 99% of us are best off never touching annuities in the first place. But what if you’ve already bought an annuity – what should you do then? As always, an essential part of financial planning is to “let the numbers be your guide.”
Annuities typically have “surrender fees,” which charge the owner an extra fee to exit the contract. These fees range up to 10% of the total annuity amount (e.g. $100,000 on a $1M annuity), and typically decay in size as the annuity matures. It’s common to see, for example, an 8% surrender charge in Year 1 of the annuity decay to zero surrender charge after Year 10.
Again, I have a client example. I’m working with an gentlemen who owned multiple annuities at various maturity level. We analyzed each one and showed him the potential upsides and downsides of dissolving those annuities, paying surrender fees, and then investing the proceeds into a moderate investment portfolio.
Together, we created a multi-year schedule to flip his portfolio to the light side of the force.
In the long run – say, over the next 20 years – I can confidently say he’ll save 1.5% per year on fees. And I can conservatively predict his new allocation will outperform the annuities by 3% per year (up to 5-6% per year if I’m being less conservative).
On his $750,000 portfolio over those 20 years, my conservative assumptions above lead to an extra $1.3M in compounding in his pocket.
The Power of Financial Planning
Smart financial planning is not about outperforming the stock market. Instead, it’s about identifying places in your personal financial ecosystem where you can and should be saving money, pay less taxes, earning better returns, reallocating assets, pay fewer fees, taking advantage of special accounts, etc. etc.
It’s about knowing all the rules of the game, and then playing it effectively. This article showed you just a few examples, including:
Avoiding 6- or 7-figure mistakes when the stock market panics
Earning simple higher yields on large sums of money. 3% on a million bucks is $30,000 per year!
Backdoor Roth contributions to earn someone an extra $100,000+ over 30 years
Optimizing a home purchase to the tune of $500,000 over 30 years
Keep investing fees low, or saving $4500 for every 0.01%
Utilizing complex tools, like a cash balance plan, to save 6- or 7-figures in lifetime taxes
Detangling ugly annuities, resulting in an extra $1M+ over 20 years
These are just a few of many examples, and none of them involved picking the winning stocks.
The real value of financial planning lies elsewhere.
Thank you for reading! If you enjoyed this article, join 8500+ subscribers who read my 2-minute weekly email, where I send you links to the smartest financial content I find online every week. You can read past newsletters before signing up.
-Jesse
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While Chicago has plenty of icons that draw travelers from near and far, true Chicagoans know exactly where to find unique adventures that will help you get to know the real Windy City. Maybe you are looking for a rental house in Chicago to test the waters, or you want to buy a home near the heart of the city, or maybe your goal is to find an apartment overlooking Lake Michigan. Regardless of what you are looking for, these 16 hidden gems in Chicago are bound to make you feel home.
1. Enjoy an iconic Chicago-dog at Jeff’s Red Hots
“When in Chicago, it is non-negotiable to eat a Chicago-Style Hot Dog.” Jeff’s Red Hots has been around since 1977, serving Chicago and its visitors one of the best hot dogs in the city. Whether you’re moving into the Portage Park neighborhood or just passing through town, grabbing a Chicago-Style dog from this local, family-owned business is an absolute must.
2. Raise a glass at Pops for Champagne
“As a wine expert in the Chicago area, my number one must-visit is Pops for Champagne,” says Sommelier Jane Norrington of See Jane Drink Wine. Pops is the oldest wine bar in the U.S. dedicated to champagne, offering over 150 champagnes and hundreds of other varieties of wines from across the world. “The staff is next to none, and their food menu offers perfect pairings for your glass. My favorite? A glass of Domaine de Bichery Blanc de Blanc paired with French fries and Dijonnaise.”
3. Meet new people and take in Lake Michigan by bike
“Bike the Drive turns Lake Shore Drive into a cyclists’ paradise,” says Mariya, owner and photographer at Mariya S Photography. She highly recommends the annual event that takes place at Butler Field in The Loop neighborhood. Thousands of people bike to and from a 15-mile stretch of Lake Shore drive that closes to traffic for cyclists of all ages. “It’s such a thrilling event – you’re surrounded by the coolest people biking along a gorgeous skyline and watching the sunrise over Lake Michigan,” says Mariya.
4. Get into the fall spirit with Jack’s Pumpkin Pop Up
“If you’re looking for a fun fall outing, check out Jack’s Pumpkin Pop Up on Goose Island,” shares WeLovePopUps, your go-to resource for the best seasonal pop ups in Chicago. They have everything from a corn maze to cute photo spots, carnival games, and tasty fall drinks. “The whole place just screams cozy autumn vibes, and it is a perfect way to soak in the season with friends.”
5. Make the most of an evening with a food tour
Lauren, owner of Stunning & Brilliant Events, a multi-city wedding planning team, recommends getting to know the flavors of Chicago with a food tour fit for any evening out on the town. “I suggest going for the king crab roll at Maple & Ash located in the Gold Coast,” says Lauren. “Then, pop over to The Bellevue across the street to sip and sit on the patio with their Greek salad. End the night at Adalina for a night cap – and don’t pass up their chicken parmesan pizza if it’s a Sunday.”
6. Discover Wonderverse, an immersive entertainment venue
There are countless things to do indoors and outdoors in Chicago, but Wonderverse is like entering a whole new world. Here is a little bit about them in their own words: “If you’re getting to know the city, make sure to add Wonderverse to your bucket list. Whether you’re looking for fun entertainment or virtuality experiences, Wonderverse has something for everyone. Enjoy NFL game days with platters and drink specials, test your knowledge with weekly trivia, or immerse yourself in themed events like our Halloween-inspired Hotel Transylvania Character Brunch. Wonderverse is the ultimate destination for family fun, food, and entertainment.”
7. Take a breath of fresh air at a nearby lake
“Escape the city for a day out on beautiful Lake Geneva with us at Lake Geneva Cruise Lines.” Take a day-trip to find the perfect cruise to fit the vibe you’re looking for. Offering numerous sightseeing and meal cruises, there is a one-of-a-kind boat tour for everyone on board. “Our narrated boat tours cruising through October are the best way to see the fall foliage around the lake and make for a fun fall adventure.”
8. Find amazing views and variety at the Museum Campus
Nate, portrait and lifestyle photographer at Nathaniel Smith Photographs, recommends exploring the numerous parks and museums in this unique area of the city. “The view of the city at night from the Museum Campus is unmatched. The museums are all top notch, it’s a perfect place to bike, and there are concerts at night in the summer at Northerly Island.”
9. Toast to a great evening with cocktails fit for a king
Get a mystical perspective at King of Cups Cocktail Lounge with a wonderful cocktail program sure to please any pallet. Located in the Lincoln Park neighborhood, dive into your future with one of their nightly tarot readings paired with a royal cocktail, or stop by for one of their amazing happy hours.
10. Get to know the city equipped with coffee and books
If you’ve just moved to Chicago and are a coffee enthusiast, Metric Coffee is the place to be. Located in the Industrial Corridor of the West Town neighborhood, they offer free cuppings and coffee tastings every Friday morning. Metric also suggests checking out MYOPIC Books in nearby Wicker Park. “This amazing bookstore is a local hidden gem for new and used books, and even hosts a variety of author events.”
11. Bring a taste of Michigan to your Chicago experience
Lola’s Coney Island in Humboldt Park is a prime example of the cuisine that makes Chicago one of the top places in the country to go for food. Grab a true authentic Coney-dog straight from Detroit, a classic Chicago-dog, or try one of Lola’s specially made hybrid versions.
12. The Windy City is only the beginning
On the local side, Andrew and Catie of Lesser Known Adventures recommend Ricobene’s for their famous steak sandwiches, but they love Chicago most for its close proximity to so much more. “Within an hour’s drive, you could be riding a roller coaster at Six Flags Great America or, if you’re a car enthusiast, checking out the largest collection of vintage and Hollywood movie cars at the Volo Auto Museum. And, if you’re in the mood for an epic road trip, Chicago is the starting point of the historic Route 66 – one of the best road trips in the world.”
13. Discover Christmas in Chicago
“Braving the cold is a Herculean task, but there is always something fun to make it worth it,” shares Joshua, manager of Overflow Coffee in the heart of the city. The Christkindlmarket, a German-style Christmas market for winter holiday fun. “They have great food, music, gifts, knickknacks, ice skating, spiced wine or hot chocolate served in collectible mugs, and tons of Christmas spirit. It is something you’ll want to make into a tradition for sure.”
14. Classic Italian comfort is just around the corner
Buona Terra Ristorante has been a beloved staple in the Irving Park community for the past 23 years. Best known for its authentic Italian cuisine and fresh, locally sourced menu, Buona Terra is perfect for a cozy dinner or a special occasion. It has become a favorite among Chicago residents as a delightful escape right in the neighborhood.
15. Attend one of the many neighborhood summer festivals
“Chicago is a city of neighborhoods,” shares travel blogger Travel With Meena, “each with a distinct character that comes through during these summer celebrations of local art, music, and food. Contribute to an interactive art piece or catch a canine fashion show at the Logan Square Arts Festival. Watch fire dancers, listen to local bands and sip on local brews at Wicker Fest, or dive into the city’s Scandinavian heritage at Andersonville Midsommarfest. This is the real Chicago.”
16. Marvel at the annual Chicago Air and Water Show
At the end of the summer, the Chicago Air and Water Show roars across the shore, bringing the largest free show of its kind in the U.S. to Lake Michigan. Susan, owner of local wedding planning company Big City Bride, says “It’s a perfect beach day to enjoy the lake when it’s at its warmest of the season. You can feel the electricity in the air when the Blue Angels rip through the sky.”
Hidden gems in Chicago: final thoughts
Whether you like to keep close to the heart of the city or embrace your adventurous side, living in Chicago will always have something exciting to offer. These hidden gems in and around the Windy City are sure to make Chicago feel more like home – regardless of how long you stay.
A due-on-sale clause — also known as an alienation clause — is wording commonly found in the fine print of a mortgage agreement. It allows lenders to enforce being repaid for the balance of a home loan when the property is either sold or, in some instances, transferred to another owner. That’s a simple explanation, but there is more to it so let’s dig a bit deeper.
What Is a Due-on-Sale Clause?
Understanding how home loans work is an important part of the home-buying process. Here’s what to know about a due-on-sale clause before you sell or purchase a home:
Definition and Purpose
A mortgage due-on-sale clause or alienation clause requires that the loan be paid in full when the home is sold. You may have heard about assumable mortgages becoming more popular as a way for buyers to sidestep higher interest rates by taking over a seller’s mortgage at a lower-than-typical rate. The due-on-sale clause prevents one buyer’s mortgage from being assumed by whoever purchases the house next.
Lenders began using due-on-sale clauses in the 1970s as interest rates spiked and buyers assumed the seller’s loan instead of applying for a new one with a higher rate. While homeowners won several court battles against this rule during the time, the U.S. Supreme Court ultimately ruled in favor of the banks. Congress formally legalized the due-on-sale clause for mortgages with the Garn-St. Germain Federal Depository Institutions Act in 1982.
Where It’s Found in Mortgage Documents
A due-on-sale clause should be located in your loan agreement. If you can’t find it in your paperwork, it’s worth calling your lender, especially if you plan to sell your house soon. Most, if not all, conventional loans are not assumable, meaning there should be a due-on-sale clause in place.
Some mortgages are assumable, and don’t have this type of clause in the loan agreement. Assumable loans include:
• FHA loans backed by the Federal Housing Administration
• VA loans backed by the U.S. Department of Veterans Affairs
• U.S. Department of Agriculture loans
Remember, though, that even if a loan is assumable, the new borrower still needs to qualify for the loan. In many situations, however, they don’t have to go through the whole mortgage process. They simply get to assume the existing mortgage from the original owner. Also note that there are unique FHA flipping rules that you may need to be aware of if purchasing a home that has been owned by the seller for a brief time is a part of your plan.
First-time homebuyers can prequalify for a SoFi mortgage loan, with as little as 3% down.
Questions? Call (844)-763-4466.
Recommended: Choosing a Mortgage Term
How the Due-on-Sale Clause Works
Now that you understand what an alienation clause or due-on-sale clause is, find out how it works so you can avoid lenders invoking this portion of your loan agreement.
Triggering Events
Lenders are notified when ownership of a property securing a loan is transferred. If the seller doesn’t automatically pay off the loan balance at closing, the lender may choose to invoke the due-on-sale clause.
There are a few other situations that would cause a lender to invoke the due-on-sale clause. These include:
• Transferring the property to a family member without a death or divorce
• Transferring the property into an irrevocable trust
• Transferring the property into a lease of more than three years
• Changing ownership from a personal property to an LLC or vice-versa
• Creating a junior lien that would lower the lender’s stake in a property
Lender Rights and Actions
In these cases, the lender could require the recipient of the property to transfer the title back to the original owner. The recipient usually has a set amount of time to do this, such as 30 days.
Another option for lenders, however, is to foreclose on the home if the original borrower is unable to provide the remaining mortgage balance. In these situations, refinancing the property or possibly modifying the original loan are also possibilities. (To see how much your monthly payment would likely be after a refinance, use a mortgage calculator.)
Impact on Property Transfers
The due-on-sale clause makes it more difficult to transfer properties to new owners. After the Supreme Court ruling, those recipients must meet certain criteria. Plus, even if they do meet the criteria, they must still qualify for the loan.
Exceptions to the Due-on-Sale Clause
There are exceptions that cause the due-on-sale clause to not take effect. Those exceptions are:
• Divorce: If the original borrower loses the house in a divorce settlement, the due-on-sale clause should not go into effect.
• Inheritance: Should the primary borrower die, then their children or surviving spouse can inherit the house without triggering the due-on-sale clause. With the average mortgage length being 30 years, it’s understandable that unique rules had to be put in place to account for buyers dying before their mortgage was fully paid.
• Joint tenancy: If two or more people jointly own a property, then the death of one owner doesn’t trigger the due-on-sale clause. Instead, whatever portion of the property was owned by the deceased borrower is transferred to the other remaining borrowers.
• Living trust: When a property is transferred to a living trust, there are no legal ramifications. A living trust is when a trustee is designated by a property owner to manage an estate.
Implications for Buyers and Sellers
If you’re the seller, the due-on-sale clause simply means that whatever money you make in the sale of your house must be adequate to satisfy your remaining loan balance. If it doesn’t, you have to be able to pay off your remaining mortgage obligations with other funds.
For the buyer, the implication of the due-on-sale clause is that the seller will have a minimum price that needs to be met in order for them to sell the home. The original lender must receive the amount it is due, or the house will not be free and clear for sale.
Fortunately, the desire to transfer an existing mortgage to a new borrower who is unrelated to the seller doesn’t happen very often.
Legal Aspects and Enforcement
It’s important to remember that there are situations where the due-on-sale clause cannot be invoked. As noted above, a title transfer that occurs because of a divorce or death usually forbids lenders from seeking immediate repayment. And even if lenders are within their rights, they still must provide ample notification before invoking the due-on-sale clause.
Recommended: Active Contingent in Real Estate: What You Need to Know
The Takeaway
The due-on-sale clause (or alienation clause) limits who can take over an existing mortgage from a homeowner, and it essentially establishes a minimum sales price that a buyer would have to meet in order for a seller to be able to agree to a contract. This is because lenders must always receive any remaining money owed on a mortgage when a home is sold.
Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% – 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It’s online, with access to one-on-one help.
SoFi Mortgages: simple, smart, and so affordable.
FAQ
Can I transfer my property without triggering the due-on-sale clause?
It depends on the situation, but there are some situations where it can be done, depending on the original loan agreement. For example, it’s often possible to transfer a property during a divorce, and it’s also possible to transfer the property to an immediate family member after the death of the primary borrower.
What happens if I violate the due-on-sale clause?
If you violate the due-on-sale clause, the biggest thing that can happen is that your lender can demand immediate full repayment of your outstanding loan balance. If you are unable to pay, then you are at risk of foreclosure, which can damage your credit score for seven years.
Are there any mortgages without a due-on-sale clause?
It’s rare to find a conventional mortgage without a due-on-sale clause because it’s in the lender’s best interest. However FHA, VA, and USDA loans typically don’t have this clause.
Photo credit: iStock/Perawit Boonchu
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¹FHA loans are subject to unique terms and conditions established by FHA and SoFi. Ask your SoFi loan officer for details about eligibility, documentation, and other requirements. FHA loans require an Upfront Mortgage Insurance Premium (UFMIP), which may be financed or paid at closing, in addition to monthly Mortgage Insurance Premiums (MIP). Maximum loan amounts vary by county. The minimum FHA mortgage down payment is 3.5% for those who qualify financially for a primary purchase. SoFi is not affiliated with any government agency.
†Veterans, Service members, and members of the National Guard or Reserve may be eligible for a loan guaranteed by the U.S. Department of Veterans Affairs. VA loans are subject to unique terms and conditions established by VA and SoFi. Ask your SoFi loan officer for details about eligibility, documentation, and other requirements. VA loans typically require a one-time funding fee except as may be exempted by VA guidelines. The fee may be financed or paid at closing. The amount of the fee depends on the type of loan, the total amount of the loan, and, depending on loan type, prior use of VA eligibility and down payment amount. The VA funding fee is typically non-refundable. SoFi is not affiliated with any government agency.
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