Living in Tennessee has tons of perks, from enjoying the dynamic music scene in Nashville to the delicious Southern cuisine. But, if bigger, better-known cities like Nashville and Memphis are out of your budget, you may want to turn your attention to Knoxville.
Located in the eastern part of the state along the Tennessee River, this city of around 192,648 has a rich history, higher education and access to the spectacular great outdoors of the nearby Great Smoky Mountains National Park. In the revitalized downtown area, residents and visitors can shop, dine, drink craft beer and explore while surrounded by 19th-century buildings.
As the home of the University of Tennessee’s flagship campus, Knoxville has a distinct college-town feel with active arts and culture. Thanks to the local U of T Volunteers sports teams, collegiate athletics are a big deal here, as well. Finally, being the gateway to the nearby national park and the Appalachian Mountains makes Knoxville a great base camp for outdoor adventures from canoeing to hiking. With all these accolades, it’s no wonder that Knoxville ranks as one of the best places to live in Tennessee.
Furthermore, Knoxville boasts an affordable cost of living that’s appealing to everyone from students to families. With an overall cost of living that’s 16.8 percent lower than the national average, it’s even one of Tennessee’s most affordable major cities to live in. Let’s dive into the different cost of living expenses here to see if Knoxville could be the right fit for your budget and lifestyle.
Knoxville housing prices
At 31.7 percent below the national average, housing prices in Knoxville are among the most affordable in the state. The cost of housing here is down 1.6 percent from last year. In comparison, housing costs in the capital city of Nashville are 4.4 percent higher than the national average.
But, those low housing costs are clearly catching people’s attention. Both the rental and homeowning markets have seen significant growth over the past year. The average monthly rent for a one-bedroom apartment is up 20 percent from last year to $1,310. Two-bedroom rental rates are up 30 percent to $1,474. While rates remain reasonable for now, that could change with the steady upward growth.
If you want to own a house in Knoxville, prices are also on the rise. The median sale price for a house here is $319,900, which is 23.1 percent higher than last year. For context, the national median sale price for a house is $406,074.
Food prices
One of the best parts of living in a Southern state is the fantastic food, and Knoxville is no exception. At restaurants around town, you can enjoy Tenneessee’s signature state barbecue, as well as other Southern staples like rich mac and cheese, collard greens, fried chicken and fried green tomatoes.
Along with the affordable housing, broke college students and budget-savvy families living in Knoxville will find that food costs here are also on the low side. Food prices are 9.6 percent below the national average, which is 1.6 percent higher than last year.
To put those figures into perspective, let’s look at the average food costs of some basic grocery items. Picking up a dozen eggs costs $1.80, a half-gallon of milk is $2.31 and a loaf of bread is $3.80. Proteins come out to $4.19 for a pound of ground beef and $12.98 for a nice steak.
Although Knoxville has some of the lowest food prices compared to the national average, individual prices in different cities are actually pretty similar. In Nashville, whose food prices are 4.4 percent below the national average, a dozen eggs are one cent cheaper at $1.79. A half-gallon of milk goes down to $2.22, but a pound of ground beef is more expensive at $5.33.
Utility prices
Of all the different cost of living categories, the cost of utilities in Knoxville is the closest to the national average, falling just 3.6 percent below. This is just 0.2 percent less than last year.
So, why are utility prices some of the highest cost of living expenses here? During the hot and humid summer months, those air conditioning units definitely get a workout. While winters are chilly and generally mild, it actually can get cold enough for snow to fall. So, Knoxville sees all four seasons, which leads to variations in utility usage throughout the year. But, in general, the average monthly energy bill is around $167.86.
Utility prices in Knoxville are actually among the most expensive in the state. In Nashville, the average monthly energy bill is $138.74 and utility costs are 10.7 percent below the national average. One of the few towns with higher utility prices than Knoxville is Morristown, which is one percent above the national average. There, the average monthly energy bill is $175.45.
Transportation prices
With a low walk score of 30 and an even lower bike score of 28, it’s a good idea to have a car when living in Knoxville. Not only does this make it easier to get around, but you can easily head out of town for adventures in the Great Smoky Mountains National Park and other parts of the scenic and the wild Appalachian Mountains. Some areas like downtown and the college campus are great to explore on foot, though.
Similar to other cost-of-living areas, transportation costs here are lower than the national average at 7.8 percent. This has gone up over the past year by 6.3 percent.
One benefit of having a car in Knoxville and Tennessee, in general, is that there are no toll roads. If you don’t want to use a car to get around Knoxville, you can use the local Knoxville Area Transit (KAT) bus system. Residents have 23 different routes to choose from that crisscross both the city center and branch out to the surrounding areas. A one-way pass costs $1, a full-day pass is $2 and a monthly 30-day pass costs $30.
Residents can also take advantage of the free trolley that offers rides around downtown Knoxville and the University of Tennessee campus area.
Healthcare prices
At 8.4 percent below the national average, healthcare costs in Knoxville are on the more affordable side. Rates here are down 0.4 percent from the previous year. Many other major Tennessee cities are in a similar ballpark. Nashville is 10 percent below the national average and Memphis is 9.4 percent below. Cookeville is 15 percent below the national average, so Knoxville sits nicely in the middle for healthcare costs. The university also has a well-regarded health sciences program.
It’s important to note that since healthcare needs vary by person and insurance, the average costs of different healthcare services in Knoxville won’t always apply to everyone. Your costs are higher or lower depending on your needs. For a rough overview, though, going to the doctor’s office for a check-up is $112. Getting your teeth checked out at the dentist is around $91.60 and having an eye appointment at the optometrist is $91.
For over-the-counter meds like ibuprofen, expect to pay around $9.38. If you need prescription medications, you’ll definitely want the benefit of having insurance since average prescriptions cost around $510.10.
Compared to other Tennessee cities, healthcare costs in Knoxville are pretty middle-ground. A doctor’s visit in Nashville is $99.14. But in Jackson, heading to the doctor’s office will set you back $137.33.
Goods and services prices
Living in a fun city like Knoxville, you want to take advantage of everything it has to offer. That means going out to the movies, meeting friends for pizza or doing other things out on the town. That’s where miscellaneous goods and services come into your monthly budget. This area of expense covers everything from fun activities and goods to necessary goods or services you need on a semi-regular basis like getting a haircut.
Goods and services are one of the lowest cost of living areas in Knoxville, falling 13.7 percent below the national average. This is 0.1 percent lower than last year, so prices have remained pretty consistent over the past year. In comparison, goods and services in Nashville are only 4.5 percent below the national average.
Getting your haircut in Knoxville is around $16 compared to $21.80 in Nashville. Movie tickets come out to $11.06 and taking your clothes to the dry cleaners sets you back $15.45.
Taxes in Knoxville
In Tennessee, the general state sales tax is 7 percent. Counties and cities have the option to add an additional local sales tax on top of the statewide rate. In Knoxville, the sales tax is 9.25. To put that in perspective, say you spend $1,000 throwing a giant backyard barbecue party. You’ll pay an additional $92.50 in sales tax.
Other cities in Tennessee have higher sales taxes, though. The highest sales tax is in Memphis and several other cities at 9.75 percent. The lowest sales tax is 8.5. So, Knoxville sits at a good middle point for sales tax rates.
How much do I need to earn to live in Knoxville?
In order to figure out if you can comfortably afford to live in Knoxville, you need to work backward from your biggest monthly expense. Housing costs like rent are typically your biggest expense each month. To ensure that you still have enough money for other expenses like food and utilities, experts recommend that you only spend 30 percent of your monthly income on rent.
Considering that the average one-bedroom apartment in Knoxville costs $1,299, you’ll need to make $4,330 each month. That comes out to $51,960 annually. The median household income in Knoxville is $41,598, which potentially gives you the option to scope out some of the cooler, more popular neighborhoods to live in.
If you’re unsure what you can afford in rent, use our rent calculator to do some calculations and figure out what fits your budget.
Free things to do
Although Knoxville is overall a fairly affordable place to live, it never hurts to take advantage of fun and free things to do around town.
If you love being outdoors, the Ijams Nature Center on the outskirts of town is a popular option with 10 miles of hiking trails and scenic boardwalks along wetlands and the Tennessee River. The Knoxville Botanical Garden and the University of Tennessee Gardens are other great places to get outdoors and learn about nature for free.
If you prefer more in-town fun, hit up the local farmer’s markets or wander around downtown looking for cool murals. History buffs can dig into genealogy records at the McClung Collection or visit the Marble Springs State Historic Site. The Knoxville Museum of Art also offers free admission to some exhibits.
Living in Knoxville
Whether you’re a sports fan or a nature lover who spends all your time hiking, Knoxville’s blend of mid-sized city fun and outdoor access appeals to a wide range of interests and lifestyles. Top it off with its affordable cost of living and it’s easy to see why everyone from young students to families enjoy the quality of life here.
The Cost of Living Index comes from coli.org.
The rent information included in this summary is based on a calculation of multifamily rental property inventory on Rent. as of October 2022.
Rent prices are for illustrative purposes only. This information does not constitute a pricing guarantee or financial advice related to the rental market.
Government-sponsored enterprises (GSEs) Fannie Mae and Freddie Mac released updates on Wednesday related to condominium and co-operative project standards policies for properties in need of critical repairs and special assessments.
“At the direction of the FHFA, Fannie Mae and Freddie Mac have worked together to update project review requirements to assist lenders in identifying projects that may have issues that result in unsafe conditions, and to promote sustainable homeownership,” the update states. “Fannie Mae is updating its project standards policies to address projects in need of critical repairs, and projects that have material deficiencies (such as significant deferred maintenance) or special assessments.”
The new project review requirements include defining “critical repairs, material deficiencies, and significant deferred maintenance,” including routine repairs not considered critical; the prohibition of the sale of condo units or co-op shares in complexes that require either critical maintenance or are under evacuation orders due to unsafe conditions; and the creation of a required review of “all structural or mechanical inspection reports that have been completed within 3 years of the project review date.”
Fannie Mae’s guidance comes as an update to its Selling Guide in consultation with the Federal Housing Finance Agency (FHFA). The update will prohibit the sale of condo units or co-op shares in projects with unfunded repairs totaling more than $10,000 per unit.
Freddie Mac’s new guidance was issued as an update to its Condo Project Advisor, an informational platform with information about buildings.
“Currently, if a Project Assessment Request (PAR) submitted to Condo Project Advisor receives an ‘Incomplete Assessment’ feedback message, that’s an indication that the tool can’t assess the project,” the guidance states in part. “On July 29, 2023, we’ll make things easier for you by updating one of the ‘Incomplete Assessment’ messages to alert you that the project may need critical repairs. You can determine whether or not a project does indeed require repairs.”
All requirements go into effect on September 18.
This new guidance follows a letter issued in 2021 by Fannie Mae that created temporary requirements for condos and co-op projects after the partial collapse of condominium complex Champlain Towers South in Florida that claimed the lives of 98 people and injured 14 others.
SKYX Platforms Corp. (NASDAQ : SKYX) (d/b/a “Sky Technologies”) SKYX, a technology company with more than 60 issued and pending patents globally with a mission to make homes and buildings become safe and smart as the new standard, has announced that David Pamer, a lighting industry veteran, has joined the company as President, Wholesale and Retail Channels. In his new capacity at SKYX Platforms, Paper will lead SKYX growth initiatives as well as organizational development in the retail, wholesale and end-user channels such as home builders and architects, specifiers channels, electrical distribution, e-commerce, home center and lighting showrooms.
Prior to joining SKYX, David spent 25 years with Kichler. During his tenure, he held several positions including Chief Financial Officer (1994-2001), Executive Vice President, Supply Chain (2001-2007) and Executive Vice President, Sales (2008-2018). Subsequent to Kichler being acquired in 2018, Palmer joined Elk Home as its Chief Executive Officer and during his tenure led the company through the COVID pandemic business climate while simultaneously furthering the development and execution of a transformational business strategy.
Pamer said: “I look forward to leading SKYX’s growth initiatives and development into the retail, wholesale and end-user channels such as home builders and architects, specifiers channels, electrical distribution, e-commerce, home center and lighting showrooms. I am delighted and eager to join the SKYX team to be part of its standardization process of transforming the lighting and fan industries from the old hazardous hardwire installation process to a safe and easy plug-and-play installation method.”
Rani Kohen, Founder and Executive Chairman of SKYX Platforms, added: “We are very happy to have Dave join our team in a leading position and look forward to working with him. He pulls on vast industry experience and is regarded as a true industry leader, holding high-level positions in leading U.S. lighting and home décor companies.”
Known for the Mississippi River, the state of Mississippi has many riverfront and beachfront cities located along the river and the Gulf Coast. With blue waves and sandy coves, boating and fishing, there are countless amazing Mississippi beach towns to check out. Whether you’re moving to the state or hoping to move to the coast, there’s a beach town for you in Mississippi.
But if you’re not sure where to start on your hunt for the best Mississippi beach town, we’re here to help. Redfin has put together a list of 10 Mississippi beach towns from Biloxi to Pascagoula. Let’s explore some of the state’s top beaches, listed in alphabetical order, and you might just be tempted to move there.
#1: Bay St. Louis
Median home price: $352,000 Average rent for a one-bedroom apartment: $975 Bay St. Louis, MS homes for sale Bay St. Louis, MS apartments for rent
First up on our list is Bay St. Louis, located along the Gulf Coast. Living in Bay St. Louis, you can take a riverboat tour, stroll through downtown, check out the Bay St. Louis Historic L & N Train Depot, or spend the afternoon at Bay St. Louis Beach.
#2: Biloxi
Median home price: $246,000 Average rent for a one-bedroom apartment: $937 Biloxi, MS homes for sale Biloxi, MS apartments for rent
Another one of Mississippi’s great coastal towns to consider buying a home in is Biloxi, where there are about 49,200 residents. There are plenty of beaches to visit like Biloxi Beach and Gulfport Scenic Byway. Living in Biloxi, you’ll want to explore the Deer Island Coastal Preserve, check out some of the museums in town, and stop by the Biloxi Lighthouse.
#3: D’Iberville
Median home price: $334,450 D’Iberville, MS homes for sale D’Iberville, MS apartments for rent
Just north of Biloxi is the bayfront town of D’Iberville. With about 13,200 residents living in the city, there are lots of beaches to explore on a sunny Mississippi day like Riverside Park. If you find yourself moving to D’Iberville, make sure to take a fishing charter and check out the charming downtown.
#4: Gautier
Median home price: $178,000 Gautier, MS homes for sale Gautier, MS apartments for rent
Home to beautiful beaches like Graveline Bay Coastal Preserve, there are countless places to spend a beach day in Gautier. With roughly 19,000 residents in Gautier, make sure to also spend the day exploring Mississippi Sandhill Crane National Wildlife Refuge, stop by some of the historic buildings throughout the town, and dine along the riverfront.
#5: Gulfport
Median home price: $215,000 Average rent for a one-bedroom apartment: $835 Gulfport, MS homes for sale Gulfport, MS apartments for rent
The picturesque coastal town of Gulfport has about 72,100 residents, making it another great option to consider if you’re looking to live by water. In Gulfport, you can take a cruise to historic landmarks like Fort Massachusetts, explore the downtown area, enjoy a beach day at Gulfport Beach, and spend the day at Ocean Adventures Marine Park.
#6: Long Beach
Median home price: $292,450 Long Beach, MS homes for sale Long Beach, MS apartments for rent
With roughly 16,860 residents, Long Beach is a great beach town to consider living in. There are lots of activities to do in this coastal city like checking out Long Beach Pier or grabbing a meal along the waterfront, among many other local favorites.
#7: Moss Point
Median home price: $197,500 Moss Point, MS homes for sale Moss Point, MS apartments for rent
Next up is Moss Point, located just north of Pascagoula. With a population of roughly 12,000, Moss Point is an amazing coastal town to live in where you can check out waterfront spots like Pascagoula River Audubon Center. Make sure to spend some time exploring the river views once moving to the area.
#8: Ocean Springs
Median home price: $285,000 Average rent for a one-bedroom apartment: $935 Ocean Springs, MS homes for sale Ocean Springs, MS apartments for rent
You’ll find beautiful beaches in Ocean Springs such as Davis Bayou and Ocean Springs Beach, all perfect for soaking up the sun. Be sure to explore the Davis Bayou Area, check out the local shops and restaurants, or hike along one of the nature trails once living in Ocean Springs.
#9: Pascagoula
Median home price: $136,000 Pascagoula, MS homes for sale Pascagoula, MS apartments for rent
Just about 21,800 people live in this city where you’ll find beaches like Pascagoula Beach Park. Other popular things to do in Pascagoula include checking out some of the museums and historic sites, visiting River Park, or fishing at one of the piers.
#10: Pass Christian
Median home price: $256,000 Pass Christian, MS homes for sale Pass Christian, MS apartments for rent
The seaside city of Pass Christian has a population of 5,900 and there are lots of beaches to spend time outside at like Pass Christian Beach. You’ll also have plenty of activities to explore during your free time, like take a fishing charter.
Note, this list is not comprehensive of all the beach towns in Mississippi. Median home sale price data from the Redfin Data Center during June 2023. Average rental data from Rent.com June 2023. Population data sourced from the United States Census Bureau.
While you may instantly picture evergreen forests and snow-capped mountains when you think of Washington, the state is also known for its breathtaking beaches. With magnificent waves and rocky coves, kayaking and boating, fishing and whale watching, these idyllic Washington coastal towns are top-tier. There are lots of beachfront towns to check out in Washington, whether you’re moving to the state or hoping to relocate to the coast.
But if you’re not sure what beach towns in Washington to check out, we’ve got you covered. From Anacortes to the San Juan Islands, Redfin has collected a list of 13 amazing coastal towns in Washington. Let’s explore some of the state’s top beaches, listed in alphabetical order, and you might just be tempted to move there.
#1: Anacortes
Median home price: $795,000 Anacortes, WA homes for sale Anacortes, WA apartments for rent
First on our list is Anacortes, located on Fidalgo Island. There are plenty of beaches to explore while living in Anacortes such as Sunset Beach, O Avenue Beach, and Tugboat Beach. If you’re considering moving to this coastal town, make sure to hike one of the trails like Mount Erie Summit Trail or Sugarloaf Mountain Trail, explore downtown Anacortes, or take in the views at Washington Park.
#2: Bellingham
Median home price: $604,850 Average rent for a one-bedroom apartment: $1,375 Bellingham, WA homes for sale Bellingham, WA apartments for rent
Another one of Washington’s great beach towns to consider buying a home in is Bellingham, home to 92,300 people. There are plenty of beaches to visit like Glass Beach, Little Squalicum Beach, and Marine Park. Living in Bellingham, you’ll want to stroll along the Taylor Dock Boardwalk or hike North Chuckanut Trail, explore the museums, shops, and cafes downtown, and check out the many nature parks and lakes in the city.
#3: Coupeville
Median home price: $670,000 Coupeville, WA homes for sale Coupeville, WA apartments for rent
One of the small towns located on Whidbey Island, Coupeville, has just about 2,000 year-round residents. There are lots of beaches to explore on a warm Washington day, like Captain Coupe’s Park. If you find yourself moving to Coupeville, make sure to explore Price Sculpture Forest, check out the charming downtown streets, and drive through the rest of Whidbey Island.
#4: Long Beach
Median home price: $400,000 Long Beach, WA homes for sale Long Beach, WA apartments for rent
Home to beautiful beaches like Long Beach Beach, there are countless places to spend a day at enjoying the Pacific Ocean views. About 1,700 people live in Long Beach, where you can also check out the landmarks like the Basalt Monolith and Gray Whale Sculpture, explore the downtown streets, and visit some of the museums in town.
#5: Moclips
Median home price: $335,000 Moclips, WA homes for sale Moclips, WA apartments for rent
The charming beach town of Moclips only has about 50 permanent residents, making it a quiet spot to buy or rent in. In Moclips, you can stroll through the charming town, explore Morocks Beach, or simply take in the views while reading a book.
#6: Oak Harbor
Median home price: $466,000 Oak Harbor, WA homes for sale Oak Harbor, WA apartments for rent
The town of Oak Harbor has about 24,700 residents and is a great coastal spot to consider living in. There are lots of activities to do in this coastal city, such as having a beach day at Windjammer Park. You can also check out the restaurants and shops downtown and enjoy time outside at one of the many parks, among many other local favorites.
#7: Ocean Shores
Median home price: $466,500 Ocean Shores, WA homes for sale Ocean Shores, WA apartments for rent
With a population of close to 7,100, Ocean Shores is a charming coastal town to live in. There are plenty of beaches to explore – Ocean Shores Beach, North Jetty, and Pacific Beach. If you find yourself moving to Ocean Shores, make sure to hike the Damon Point Trail, grab a meal at a local restaurant, or play a round of golf.
#8: Port Angeles
Median home price: $387,000 Port Angeles, WA homes for sale Port Angeles, WA apartments for rent
A charming and historic city in Northwestern Washington is Port Angeles. The city has amazing beaches such as Harborview Park and Hollywood Beach, perfect for a picnic. Living in Port Angeles, be sure to hike the Peabody Creek Trail at the start of the Olympic National Park, check out the pier and all of the local shops and cafes, and take the ferry to Victoria, BC.
#9: Port Townsend
Median home price: $613,000 Port Townsend, WA homes for sale Port Townsend, WA apartments for rent
Just about 10,300 people live in Port Townsend where you’ll find beaches like Fort Worden State Park and North Beach County Park. Other attractions in Port Townsend include exploring the historic sites at Fort Worden Historical State Park, strolling through the downtown area to check out the charming Victorian style homes, or taking a boat charter on the water.
#10: Poulsbo
Median home price: $750,000 Average rent for a one-bedroom apartment: $1,125 Poulsbo, WA homes for sale Poulsbo, WA apartments for rent
This coastal town of Poulsbo has a population of 11,900 and there are lots of beaches to spend time outside at, like Liberty Bay Waterfront Park. Poulsbo is also known by its nickname, “Little Norway,” so you’ll find lots of Norwegian-style buildings throughout the area. There are also plenty of activities to explore during your free time, like spending some time at Liberty Bay Waterfront Park and checking out all the nearby cafes and shops, exploring Poulsbo’s Fish Park, and hiking the Dogfish Creek Trail.
#11: San Juan Islands
Median home price: $790,000 San Juan Islands, WA homes for sale San Juan Islands, WA apartments for rent
The San Juan Islands are an archipelago comprising 172 islands and reefs – and there are plenty of coastal towns you may want to call home. From Friday Harbor and Lopez Island to Orcas Island, there are countless places to check out whether you’re looking for a quiet village or a lively port city. There are also numerous beaches like Eagle Cove Beach, Fourth of July Beach, Jackson Beach, Reuben Tarte County Beach, and South Beach. The San Juan Islands have about 17,800 inhabitants and you’ll find many other activities to do like exploring San Juan Island National Historical Park, checking out downtown Friday Harbor, or hopping on the ferry to Canada or one of the other nearby islands.
#12: Sequim
Median home price: $471,000 Sequim, WA homes for sale Sequim, WA apartments for rent
There are lots of beaches in Sequim, great for a day outside, like Sequim Bay State Park. If you’re looking for a different activity, be sure to check out all the shops and cafes in downtown Sequim, visit the Purple Haze Lavender Farm, and enjoy a meal by the water.
#13: Westport
Median home price: $599,000 Westport, WA homes for sale Westport, WA apartments for rent
If you decide that Westport is the right coastal town in Washington, there are plenty of beachfront spots to visit, like Westport Light State Park. In this town of 28,100 people, you can also check out the views from the Westport Viewing Tower, take a fishing charter, or visit the Westport Light State Park.
Note, this list is not comprehensive of all the beach towns in Washington. Median home sale price data from the Redfin Data Center during June 2023. Average rental data from Rent.com June 2023. Population data sourced from the United States Census Bureau.
When moving somewhere new, what’s most important isn’t how big your kitchen is or whether or not your new home has a fireplace. You might value what else you have access to and how quickly you can enjoy those perks. It’s common for renters to look at not only the rental property itself but also what the surrounding area offers: Can you find grocery stores, eateries, shops, bars and office buildings nearby?
People seek those conveniences, but it’s difficult to find all in the same area. That’s where live-work-play communities can come in and offer everything you could need and more—all in one place.
What are live-work-play communities?
Live-work-play communities include housing, stores, office spaces, gyms, dining, schools and other living conveniences for tenants and community members. They make it easy to get everything you need outside of your home, whether it be groceries, a workspace or entertainment, hence the name “live-work-play.” In addition to it being where you live, you can easily pivot to working or relaxing and having fun.
Are live-work-play communities different from mixed-use developments?
Live-work-play communities are the same idea as mixed-use developments—the only thing that’s really different is the term people choose! On top of the easy access to everything you’ll need, these communities typically offer more than one type of housing. They have smaller apartments and townhomes for those that want a little more room and some even have single-family homes for those that want a larger, more private home while being close to the action.
Four benefits of renting in a mixed-use development
Live-work-play communities have plenty of advantages for those living in them. Overall, you’ll find that convenience is the common thread, but let’s dive into some of the specifics.
No commute
When you live close enough to work that you can quickly walk, you’ll reap multiple benefits. Not only is it saving you time, but there’s also the additional advantage of not needing to increase car wear-and-tear or pay for gas or parking, saving you countless fees and maintenance costs over time. Driving less also means you’re reducing your carbon footprint. So, for those that are in the office at all for their job, even with a hybrid work schedule, not having a commute provides both convenience and savings.
Access to entertainment and shopping
When you’ve got restaurants, shopping and other businesses and services right outside your door, you rarely find the need to make your way across town. You may head out for date night or you may just want to pop into a boutique for a few minutes to check it out. Either way, you’re not going through the hassle of heading out to a mall or city center to find what you want.
Easy to make friends
When you’re out and about all the time in the same area, you can quickly make friends with those you see out and about. In the case of a mixed-use neighborhood, you’ll likely see your neighbors frequently while you perform your daily activities. This is especially nice if you’re moving to a new area from out of town and don’t know anyone yet: You’ll find a strong community full of future friends.
Housing needs met at every stage
For some, living in the same area for five or more years sounds appealing, but life circumstances and demands can change drastically over that time. You may not have a partner when moving to an area, but then find someone and want a bigger place to live. And years later, you may decide to have a family.
When it comes to a live-work-play community, you may not need to move more than a minute or two away. You could easily go from a one-bedroom apartment to a three-bedroom townhome in the same location! Mixed-use developments accommodate any age and stage of life.
Three drawbacks of renting in a live-work-play community
Along with the many pros, there are some cons to living in live-work-play developments and neighborhoods. For some, these are entirely negative, but we suggest you consider these cons.
Lack of privacy
When you’re in a close-knit community and within walking distance of almost everything, it means you’re likely going to run into people frequently. Whether you’re on a walk through the park, shopping for food at the grocery store or out at a restaurant, you may not get much privacy and other residents will likely know what’s going on with you all the time, whether you like it or not.
Higher cost
When you’re paying to live in a rental, you’re paying for more than the unit itself—you’re paying for its location and amenities. This means that you’re going to spend more for the convenience of living near co-working spaces and entertainment, so these areas will have a higher cost to live there.
Strict rules
Because a mixed-use development is trying to build and maintain a whole community, it usually means there are many rules to follow. This could be everything from restrictions on house and yard projects (sometimes this can affect your interior design) to who can visit.
It’s difficult to entertain large groups since these communities aren’t always in typical residential areas with lots of street parking, so if you’re one that enjoys having people over all the time, you may find it hard to live the life you want here.
Where are mixed-use communities located?
Mixed-use or live-work-play communities used to only exist in large cities, where there was a higher population and more demand for all-in-one developments. But in more recent years, these developments have started popping up outside of major metros. As remote work grows steadily, you’ll see them emerging in more areas, since those who work remotely often like having everything close to where they live and work.
Are live-work-play communities right for now?
Live-work-play developments have their advantages, so many developers are building them. They serve everyone from young professionals to young families to empty-nesters, because of the unmatched lifestyle perks they offer. Further, they show us what the future might look like for planned communities.
However, these communities aren’t right for everyone. It’s up to you to decide if you really want the convenience of having a residential space right by your office, along with all of the fun and play. Keep in mind that you’re giving up some privacy and control over your living area—which is completely comfortable for some people, but not for others.
Searching for live-work-play developments
If you’re looking for live-work-play developments, it’s easy to start your search online. Since mixed-use communities are booming, you can typically find them in almost any area, especially in cities of all sizes. Most rental websites can point you in the right direction, so take a look at the live-work-play areas near you today!
Morgen Henderson is a writer who grew up in Utah. She lived in the Dominican Republic for a year and a half, where she was involved in humanitarian service. Some of Morgen’s work has appeared in State of Digital, The Next Scoop and TechPatio. In her free time, she loves to travel, bake, master DIY projects and improve her Spanish skills.
I’m a fan of unusual homes. From tiny homes to recycled homes, I’m fascinated by unconventional ways one can build houses that save on construction costs and future utility bills.
Our own house plans are for plastered walls with straw bale infill, and we’re close to breaking ground. But when I picked up the latest issue of granola crunchy Mother Earth News, for a minute I considered scrapping our plans. To live in a grain bin.
You really have to click that last link and check out the photos to see how architects and builders are taking the big round structures pictured above and turning them into stunning homes. I had never heard of such a thing as a grain bin house, but I was intrigued.
Low Cost, Low Impact
You might be wondering, as any rational person would, what would possibly drive someone to turn a grain silo into a house. Turns out there are quite a few reasons grain bin inhabitants chose the structure. Consider the following features:
Eco-friendly. Many builders buy used bins, and they can be recycled. Mother Earth News suggests finding used bins by placing an ad in farm magazines or on your local farm co-op bulletin board, through a local bin dealer or erector, or surprisingly, even on Craigslist and eBay.
Low maintenance. Not fond of painting your house? That’s no longer a task on the to-do list with a grain bin house. The shiny metal will dull to gray, but you’ll never have to pick up a paintbrush.
Cost effective. Bins cost $30 per square foot or less (not including slab or assembly costs). You can get smaller bins for an office or workshop for a few hundred dollars, or sometimes for free.
Visual appeal. Mother Earth News interviewed Mark Clipsham, an architect from Iowa, who says, “…curved forms are used in either the most expensive and prestigious buildings or the most utilitarian and primitive ones. These forms have evolved out of use because of changes in available materials, labor costs and prevailing building methods. But why not use something utilitarian and affordable — a grain bin — to build what is otherwise in the realm of the expensive and exclusive?”
Bells and Whistles
Earl Stein’s 1,800-square foot grain bin home in Woodland, Utah, uses high-tech systems and solar heat gain to use less energy. The house, called Monte-Silo, was designed by Gigaplex Architects out of two linked corrugated metal grain silos, arranged to enjoy a view of the Provo River. The home features the following:
Rubber-covered concrete floors heated by sunlight that pours through the windows
Radiant heat in the floors (Stein says even with the indulgence, his heating bills are far below the average for houses of the same size in Utah.)
Heat retained with computer-controlled drapes
Propane-burning stove
Metal grating and guard rail of the second level deck provide shade in the great room during the summer
Another beautiful example of a high-end grain silo home is M. J. Gladstone’s 450-square-foot, octagonal living room and bedroom combo with and attached angular shed that holds the kitchen, dining area, home office, bathroom, and a closet. Both Gladstone’s and Stein’s homes cost about $200 per square foot.
A Simple, Owner-Built Home
On the other end of the spectrum is an owner-built grain bin home constructed with mostly locally sourced materials. A 3,000-bushel grain bin was converted into two one-room apartments with plenty of cost-saving features, such as the following:
Used grain bin with walls, a roof, and a concrete floor
Straw bale insulation
Double-paned glass windows and doors placed to maximize solar heat gain
Doors, windows, and straw bales purchased locally
Reclaimed wood from a nearby barn
24-watt solar electric system
The owners chose a grain silo home because it could be inhabitable in about three months (before winter). In fact, the speed of assembly makes these structures ideal for emergency situations in areas hit by natural disaster. Final cost wasn’t listed for this home, but it’s fair to say it’s at the low end of costs for a grain bin home.
Grain bins aren’t just being converted into homes, either. People have made offices, workshops, playhouses, storage buildings, and guest apartments out of them. Considering expense, strength, and maintenance, they’re an ideal building material. Unusual? Most definitely. But when you start to think outside the box, they make a lot of sense, too.
What do you think about unconventional homes like these? Would you ever live in one? What about building a workshop or office out of a grain bin?
Big rush on multifamily properties is unleashed “One of the bigger trends we’ve noticed is the big rush when it comes to lenders like KDM or individual investors, are multifamily property types,” Llorente said. “Another new underserved market that’s opened up has been the smaller balance, smaller multifamily investment properties.” Like any savvy lender, KDM … [Read more…]
High above the Las Vegas Strip, solar panels blanketed the roof of Mandalay Bay Convention Center — 26,000 of them, rippling across an area larger than 20 football fields.
From this vantage point, the sun-dappled Mandalay Bay and Delano hotels dominated the horizon, emerging like comically large golden scepters from the glittering black panels.Snow-tipped mountains rose to the west.
It was a cold winter morning in the Mojave Desert. But there was plenty of sunlight to supply the solar array.
“This is really an ideal location,” said Michael Gulich, vice president of sustainability at MGM Resorts International.
The same goes for the rest of Las Vegas and its sprawling suburbs.
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Sin City already has more solar panels per person than any major U.S. metropolis outside Hawaii, according to one analysis. And the city is bursting with single-family homes, warehouses and parking lots untouched by solar.
L.A. Times energy reporter Sammy Roth heads to the Las Vegas Valley, where giant solar fields are beginning to carpet the desert. But what is the environmental cost? (Video by Jessica Q. Chen, Maggie Beidelman / Los Angeles Times)
There’s enormous opportunity to lower household utility bills and cut climate pollution — without damaging wildlife habitat or disrupting treasured landscapes.
But that hasn’t stopped corporations from making plans to carpet the desert surrounding Las Vegas with dozens of giant solar fields — some of them designed to supply power to California. The Biden administration has fueled that growth, taking steps to encourage solar and wind energy development across vast stretches of public lands in Nevada and other Western states.
Those energy generators could imperil rare plants and slow-footed tortoises already threatened by rising temperatures.
They could also lessen the death and suffering from the worsening heat waves, fires, droughts and storms of the climate crisis.
Researchers have found there’s not nearly enough space on rooftops to supply all U.S. electricity — especially as more people drive electric cars. Even an analysis funded by rooftop solar advocates and installers found that the most cost-effective route to phasing out fossil fuels involves six times more power from big solar and wind farms than from smaller local solar systems.
But the exact balance has yet to be determined. And Nevada is ground zero for figuring it out.
The outcome could be determined, in part, by billionaire investor Warren Buffett.
The so-called Oracle of Omaha owns NV Energy, the monopoly utility that supplies electricity to most Nevadans. NV Energy and its investor-owned utility brethren across the country can earn huge amounts of money paving over public lands with solar and wind farms and building long-distance transmission lines to cities.
But by regulatory design, those companies don’t profit off rooftop solar. And in many cases, they’ve fought to limit rooftop solar — which can reduce the need for large-scale infrastructure and result in lower returns for investors.
Mike Troncoso remembers the exact date of Nevada’s rooftop solar reckoning.
It was Dec. 23, 2015, and he was working for SolarCity. The rooftop installer abruptly ceased operations in the Silver State after NV Energy helped persuade officials to slash a program that pays solar customers for energy they send to the power grid.
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“I was out in the field working, and we got a call: ‘Stop everything you’re doing, don’t finish the project, come to the warehouse,’” Troncoso said. “It was right before Christmas, and they said, ‘Hey, guys, unfortunately we’re getting shut down.’”
After a public outcry, Nevada lawmakers partly reversed the reductions to rooftop solar incentives. Since then, NV Energy and the rooftop solar industry have maintained an uneasy political ceasefire. Installations now exceed pre-2015 levels.
Today, Troncoso is Nevada branch manager for Sunrun, the nation’s largest rooftop solar installer. The company has enough work in the state to support a dozen crews, each named for a different casino. On a chilly winter morning before sunrise, they prepared for the day ahead — laying out steel rails, hooking up microinverters and loading panels onto powder-blue trucks.
But even if Sunrun’s business continues to grow, it won’t eliminate the need for large solar farms in the desert.
Some habitat destruction is unavoidable — at least if we want to break our fossil fuel addiction. The key questions are: How many big solar farms are needed, and where should they be built? Can they be engineered to coexist with animals and plants?
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And if not, should Americans be willing to sacrifice a few endangered species in the name of tackling climate change?
To answer those questions, Los Angeles Times journalists spent a week in southern Nevada, touring solar construction sites, hiking up sand dunes and off-roading through the Mojave. We spoke with NV Energy executives, conservation activists battling Buffett’s company and desert rats who don’t want to see their favorite off-highway vehicle trails cut off by solar farms.
Odds are, no one will get everything they want.
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The tortoise in the coal mine
Biologist Bre Moyle easily spotted the small yellow flag affixed to a scraggly creosote bush — one of many hardy plants sprouting from the caliche soil, surrounded by rows of gleaming steel trusses that would soon hoist solar panels toward the sky.
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Moyle leaned down for a closer look, gently pulling aside branches to reveal a football-sized hole in the ground. It was the entrance to a desert tortoise burrow — one of thousands catalogued by her employer, Primergy Solar, during construction of one of the nation’s largest solar farms on public lands outside Las Vegas.
“I wouldn’t stand on this side of it,” Moyle advised us. “If you walk back there, you could collapse it, potentially.”
I’d seen plenty of solar construction sites in my decade reporting on energy. But none like this.
Instead of tearing out every cactus and other plant and leveling the land flat — the “blade and grade” method — Primergy had left much of the native vegetation in place and installed trusses of different heights to match the ground’s natural contours. The company had temporarily relocated more than 1,600 plants to an on-site nursery, with plans to put them back later.
The Oakland-based developer also went to great lengths to safeguard desert tortoises — an iconic reptile protected under the federal Endangered Species Act, and the biggest environmental roadblock to building solar in the Mojave.
Desert tortoises are sensitive to global warming, residential sprawl and other human encroachment on their habitat. The U.S. Fish and Wildlife Service has estimated tortoise populations fell by more than one-third between 2004 and 2014.
Scientists consider much of the Primergy site high-quality tortoise habitat. It also straddles a connectivity corridor that could help the reptiles seek safer haven as hotter weather and more extreme droughts make their current homes increasingly unlivable.
Before Primergy started building, the company scoured the site and removed 167 tortoises, with plans to let them return and live among the solar panels once the heavy lifting is over. Two-thirds of the project site will be repopulated with tortoises.
Workers removed more tortoises during construction. As of January, the company knew of just two tortoises killed — one that may have been hit by a car, and another that may have been entombed in its burrow by roadwork, then eaten by a kit fox.
Primergy Vice President Thomas Regenhard acknowledged the company can’t build solar here without doing any harm to the ecosystem — or spurring opposition from conservation activists. But as he watched union construction workers lift panels onto trusses, he said Primergy is “making the best of the worst-case situation” for solar opponents.
“What we’re trying to do is make it the least impactful on the environment and natural resources,” he said. “What we’re also doing is we’re sharing that knowledge, so that these projects can be built in a better way moving forward.”
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The company isn’t saving tortoises out of the goodness of its profit-seeking heart.
The U.S. Bureau of Land Management conditioned its approval of the solar farm, called Gemini, on a long list of environmental protection measures — and only after some bureau staffers seemingly contemplated rejecting the project entirely.
Documents obtained under the Freedom of Information Act by the conservation group Defenders of Wildlife show the bureau’s Las Vegas field office drafted several versions of a “record of decision” that would have denied the permit application for Gemini. The drafts listed several objections, including harm to desert tortoises, loss of space for off-road vehicle drivers and disturbance of the Old Spanish National Historic Trail, which runs through the project site.
Separately, Primergy reached a legal settlement with conservationists — who challenged the project’s federal approval in court — in which the company agreed to additional steps to protect tortoises and a plant known as the three-corner milkvetch.
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The company estimates just 2.5% of the project site will be permanently disturbed — far less than the 33% allowed by Primergy’s federal permit. Regenhard is hopeful the lessons learned here will inform future solar development on public lands.
“This is something new. So we’re refining a lot of the processes,” he said. “We’re not perfect. We’re still learning.”
By the time construction wraps this fall, 1.8 million panels will cover nearly 4,000 football fields’ worth of land, just off the 15 Freeway. They’ll be able to produce 690 megawatts of power — as much as 115,000 typical home solar systems. And they’ll be paired with batteries, to store energy and help NV Energy customers keep running their air conditioners after sundown.
Unlike many solar fields, Gemini is close to the population it will serve — just a few dozen miles from the Strip. And the affected landscape is far from visually stunning, with none of the red-rock majesty found at nearby Valley of Fire State Park.
But desert tortoises don’t care if a place looks cool to humans. They care if it’s good tortoise habitat.
Moyle, Primergy’s environmental services manager, pointed to a small black structure at the bottom of a fence along the site’s edge — a shade shelter for tortoises. Workers installed them every 800 feet, so that if any relocated reptiles try to return to the solar farm too early, they don’t die pacing along the fence in the heat.
“They have a really, really good sense of direction,” Moyle said. “They know where their homes are. They want to come back.”
Primergy will study what happens when tortoises do come back. Will they benefit from the shade of the solar panels? Or will they struggle to survive on the industrialized landscape?
And looming over those uncertainties, a more existential query: With global warming beginning to devastate human and animal life around the world, should we really be slowing or stopping solar development to save a single type of reptile?
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Moyle was ready with an answer: Tortoises are a keystone species. If they’re doing well, it’s a good sign of a healthy ecosystem in which other desert creatures — such as burrowing owls, kit foxes and American badgers — are positioned to thrive, too.
And as the COVID-19 pandemic has demonstrated, human survival is inextricably linked with a healthy natural world.
“We take one thing out, we don’t know what sort of disastrous effect it’s going to have on everything else,” Moyle said.
We do, however, know the consequences of relying on fossil fuels: entire towns burning to the ground, Lake Mead three-quarters empty, elderly Americans baking to death in their overheated homes. With worse to come.
The shifting sands of time
A few miles south, another solar project was rising in the desert. This one looked different.
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A fleet of bulldozers, scrapers, excavators and graders was nearly done flattening the land — a beige moonscape devoid of cacti and creosote. The solar panel support trusses were all the same height, forming an eerily rigid silver sea.
When I asked Carl Glass — construction manager for DEPCOM Power, the contractor building this project for Buffett’s NV Energy — why workers couldn’t leave vegetation in place like at Gemini, he offered a simple answer: drainage. Allowing the land to retain its natural contours, he said, would make it difficult to move stormwater off the site during summer monsoons.
Safety was another consideration, said Dani Strain, NV Energy’s senior manager for the project. Blading and grading the land meant workers wouldn’t have to carry solar panels and equipment across ground studded with tripping hazards.
“It’s nicer for the environment not to do it,” Strain said. “But it creates other problems. You can’t have everything.”
This kind of solar project has typified development in the Mojave Desert.
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And it helps explain why the Center for Biological Diversity’s Patrick Donnelly has fought so hard to limit that development.
The morning after touring the solar construction sites, we joined Donnelly for a hike up Big Dune, a giant pile of sand covering five square miles and towering 500 feet above the desert floor, 90 miles northwest of Las Vegas. The sun was just beginning its ascent over the Mojave, bathing the sand in a smooth umber glow beneath pockets of wispy cloud.
On weekends, Donnelly said, the dune can be overrun by thousands of off-road vehicles. But on this day, it was quiet.
Energy companies have proposed more than a dozen solar farms on public lands surrounding Big Dune — some with overlapping footprints. Donnelly doesn’t oppose all of them. But he thinks federal agencies should limit solar to the least ecologically sensitive parts of Nevada, instead of letting companies pitch projects almost anywhere they choose.
“Developers are looking at this as low-hanging fruit,” he said. “The idea is, this is where California can build all of its solar.”
We trekked slowly up the dune, our bodies casting long shadows in the early morning light. When we took a breather and looked back down, a trail of footprints marked our path. Donnelly assured us a windy day would wipe them away.
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“This is why I live here, man,” he said. “It’s the most beautiful place on Earth, in my mind.”
Donnelly broke his back in a rock-climbing accident, so he used a walking stick to scale the dune. He lives not far from here, at the edge of Death Valley National Park, and works as the nonprofit Center for Biological Diversity’s Great Basin director.
As we resumed our journey, the wind blowing hard, I asked Donnelly to rank the top human threats to the Mojave. He was quick to answer: The climate crisis was No. 1, followed by housing sprawl, solar development and off-road vehicles.
“There’s no good solar project in the desert. But there’s less bad,” he said. “And we’re at a point now where we have to settle for less bad, because the alternatives are more bad: more coal, more gas, climate apocalypse.”
That hasn’t stopped Donnelly and his colleagues from fighting renewable energy projects they fear would wipe out entire species — even little-known plants and animals with tiny ranges, such as Tiehm’s buckwheat and the Dixie Valley toad.
“I’m not a religious guy,” Donnelly said. “But all God’s creatures great and small.”
After a steep stretch of sand, we stopped along a ridge with sweeping views. To our west were the Funeral Mountains, across the California state line in Death Valley National Park — and far beyond them Mt. Whitney, its snow-covered facade just barely visible. To our east was Highway 95, cutting across the Amargosa Valley en route from Las Vegas to Reno.
It’s along this highway that so many developers want to build.
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“We would be in a sea of solar right now,” Donnelly said.
Having heard plenty of rural residents say they don’t want to look at such a sea, I asked Donnelly if this was a bad spot for solar because it would ruin the glorious views. He told me he never makes that argument, “because honestly, views aren’t really the primary concern at this moment. The primary concern is stopping the biodiversity crisis and the climate crisis.”
“There are certain places where we shouldn’t put solar because it’s a wild and undisturbed landscape,” he said.
As far as he’s concerned, though, the Amargosa Valley isn’t one of those landscapes, what with Highway 95 running through it. The same goes for Dry Lake Valley, where NV Energy’s solar construction site is already surrounded by energy infrastructure.
What Donnelly would like to see is better planning.
He pointed to California, where state and federal officials spent eight years crafting a desert conservation plan that allows solar and wind farms across a few hundred thousand acres while setting aside millions more for protection. He thinks a similar process is crucial in Nevada, where four-fifths of the land area is owned by the federal government — more than any other state.
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If Donnelly had his way, regulators would put the kibosh on solar farms immediately adjacent to Big Dune. He’s worried they could alter the movement of sand across the desert floor, affecting several rare beetles that call the dune home.
But if the feds want to allow solar projects along the highway to the south, near the Area 51 Alien Center?
“Might not be the end the world,” Donnelly said.
He shot me a grin.
“You know, one thing I like to do …”
Without warning, he took off racing down the dune, carried by momentum and love for the desert. He laughed as he reached a natural stopping point, calling for us to join him. His voice sounded free and full of possibility.
Some solar panels on the horizon wouldn’t have changed that.
Shout it from the rooftops
Laura Cunningham and Kevin Emmerich were a match made in Mojave Desert heaven.
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Cunningham was a wildlife biologist, Emmerich a park ranger when they met nearly 30 years ago at Death Valley. She studied tortoises for government agencies and later a private contractor. He worked with bighorn sheep and gave interpretive talks. They got married, bought property along the Amargosa River and started their own conservation group, Basin and Range Watch.
And they’ve been fighting solar development ever since.
That’s how we ended up in the back of their SUV, pulling open a rickety cattle gate off Highway 95 and driving past wild burros on a dirt road through Nevada’s Bullfrog Hills, 100 miles northwest of Las Vegas.
They had told us Sarcobatus Flat was stunning, but I was still surprised by how stunning. I got my first look as we crested a ridge. The gently sloping valley spilled down toward Death Valley National Park, whose snowy mountain peaks towered over a landscape dotted with thousands of Joshua trees.
“Everything we’re looking at is proposed for solar development,” Cunningham said.
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Most environmentalists agree we need at least some large solar farms. Cunningham and Emmerich are different. They’re at the vanguard of a harder-core desert protection movement that sees all large-scale solar farms on public lands as bad news.
Why had so many companies converged on Sarcobatus Flat?
The main answer is transmission. NV Energy is seeking federal approval to build the 358-mile Greenlink West electric line, which would carry thousands of megawatts of renewable power between Reno and Las Vegas along the Highway 95 corridor.
The dirt road curved around a small hill, and suddenly we found ourselves on the valley floor, surrounded by Joshua trees. Some looked healthy; others had bark that had been chewed by rodents seeking water, a sign of drought stress. Scientists estimate the Joshua tree’s western subspecies could lose 90% of its range as the world gets hotter and droughts get more intense.
But asked whether climate change or solar posed a bigger threat to Sarcobatus Flat, Cunningham didn’t hesitate.
“Oh, solar development hands down,” she said.
Nearly 20 years ago, she said, she helped relocate desert tortoises to make way for a test track in California. One of them tried to return home, walking 20 miles before hitting a fence. It paced back and forth and eventually died of heat exhaustion.
Solar farms, she said, pose a similar threat to tortoises. And at Sarcobatus Flat, they would cover a high-elevation area that could otherwise serve as a climate refuge for Joshua trees, giving them a relatively cool place to reproduce as the planet heats up.
“It makes no sense to me that we’re going to bulldoze them down and throw them into trash piles. It’s just crazy,” she said.
In Cunningham and Emmerich’s view, every sun-baked parking lot in L.A. and Vegas and Phoenix should have a solar canopy, every warehouse and single-family home a solar roof. It’s a common argument among desert defenders: Why sacrifice sensitive ecosystems when there’s an easy alternative for fighting climate change? Especially when rooftop solar can reduce strain on an overtaxed electric grid and — when paired with batteries — help people keep their lights on during blackouts?
The answer isn’t especially satisfying to conservationists.
For all the virtues of rooftop solar, it’s an expensive way to generate clean power — and keeping energy costs low is crucial to ensure that lower-income families can afford electric cars, another key climate solution. A recent report from investment bank Lazard pegged the cost of rooftop solar at 11.7 cents per kilowatt-hour on the low end, compared with 2.4 cents for utility solar.
Even when factoring in pricey long-distance electric lines, utility-scale solar is typically cheaper, several experts told me.
“It’s three to six times more expensive to put solar on your roof than to put it in a large-scale project,” said Jesse Jenkins, an energy systems researcher at Princeton University. “There may be some added value to having solar in the Los Angeles Basin instead of the middle of the Mojave Desert. But is it 300% to 600% more value? Probably not. It’s probably not even close.”
There’s a practical challenge, too.
The National Renewable Energy Laboratory has estimated U.S. rooftops could generate 1,432 terawatt-hours of electricity per year — just 13% of the power America will need to replace most of its coal, oil and gas, according to research led by Jenkins.
Add in parking lots and other areas within cities, and urban solar systems might conceivably supply one-quarter or even one-third of U.S. power, several experts told The Times — in an unlikely scenario where they’re installed in every suitable spot.
Energy researcher Chris Clack’s consulting firm has found that dramatic growth in rooftop and other small-scale solar installations could reduce the costs of slashing climate pollution by half a trillion dollars. But even Clack said rooftops alone won’t cut it.
“Realistically, 80% is going to end up being utility grid no matter what,” he said.
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All those industrial renewable energy projects will have to go somewhere.
Sarcobatus Flat may not be the answer. Federal officials classified all three solar proposals there as “low priority,” citing their proximity to Death Valley and potential harm to tortoise habitat. One developer withdrew its application last year.
Before leaving the area, Cunningham pointed to a wooden marker, one of at least half a dozen stretching out in a line. I walked over to take a closer look and discovered it was a mining claim for lithium — a main ingredient in electric-car batteries.
If solar development didn’t upend this valley, lithium extraction might.
On the beaten track
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The four-wheeler jerked violently as Erica Muxlow pressed her foot to the gas, sending us flying down a rough dirt road with no end in sight but the distant mountains. Five-point safety straps were the only things stopping us from flying out of our seats, the vehicle leaping through the air as we reached speeds of 40 mph, then 50 mph, the wind whipping our faces.
It was like riding Disneyland’s Matterhorn Bobsleds — just without the Yeti.
Ahead of us, Muxlow’s neighbor Jimmy Lewis led the way on an electric blue motorcycle, kicking up a stream of sand. He wanted us to see thousands of acres of public lands outside his adopted hometown of Pahrump, in Nevada’s Nye County, that could soon be blocked by solar projects — cutting off access to off-highway vehicle enthusiasts such as himself.
“You could build an apartment complex or a shopping mall here, and it would be the same thing to me,” he said.
To progressive-minded Angelenos or San Franciscans, preserving large chunks of public land for gas-guzzling, environmentally destructive dirt bikes might sound like a terrible reason not to build solar farms that would lessen the climate crisis.
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But here’s the reality: Rural Westerners such as Lewis will play a key role in determining how much clean energy gets built.
Not long before our Nevada trip, Nye County placed a six-month pause on new renewable energy projects, citing local concerns about loss of off-road vehicle trails. Similar fears have stymied development across the U.S., with rural residents attacking solar and wind farms as industrial intrusions on their way of life — and local governments throwing up roadblocks.
For Lewis, the conflict is deeply personal.
He moved here from Southern California more than a decade ago, trading life by the beach for a five-acre plot where he runs an off-roading school and test-drives motorcycles for manufacturers. His warehouse was packed with dozens of dirt bikes.
“This is my life. Motorcycles, motorcycles, motorcycles,” he said, laughing.
Lewis has worked to stir up opposition to three local solar farm proposals. So far, his efforts have been in vain.
One project is already under construction. Peering through a fence, we saw row after row of trusses, waiting for their photovoltaic panels. It’s called Yellow Pine, and it’s being built by Florida-based NextEra Energy to supply power to California.
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Lewis learned about Yellow Pine when he was riding one of his favorite trails and was surprised to find it cut off. He compared the experience to riding the best roller-coaster at a theme park, only to have it grind to a halt three-quarters of the way through.
“I don’t want my playground taken away from me,” he said.
“Me neither!” a voice called out from behind us.
We turned and were greeted by Shannon Salter, an activist who had previously spent nine months camping near the Yellow Pine site to protest the habitat destruction. She and Lewis had never met, but they quickly realized they had common cause.
“It’s the opposite of green!” Salter said.
“On my roof, not my backyard,” Lewis agreed.
Never mind that conservationists have long decried the ecological damage from desert off-roading. Salter and Lewis both cared about these lands. Neither wanted to see the solar industry lay claim to them. They talked about staying in touch.
It’s easy to imagine similar alliances forming across the West, the clean energy transition bringing together environmentalists and rural residents in a battle to defend their lifestyles, their landscapes and animals that can’t fight for themselves.
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It’s also easy to imagine major cities that badly need lots of solar and wind power — Los Angeles, Las Vegas, Phoenix — brushing off those complaints as insignificant compared with the climate emergency, or as fueled by right-wing misinformation.
But many of concerns raised by critics are legitimate. And their voices are only getting louder.
As night fell over the Mojave, Lewis shared his idea that any city buying electricity from a desert solar farm should be required to install a certain amount of rooftop solar back home first — on government buildings, at least. It only seemed fair.
“Some people see the desert as just a wasteland,” Lewis said. “I think it’s beautiful.”
The view from Black Mountain
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So how do we build enough renewable energy to replace fossil fuels without destroying too many ecosystems, or stoking too much political opposition from rural towns, or moving too slowly to save the planet?
Few people could do more to ease those tensions than Buffett.
Our conversation kept returning to the legendary investor as we hiked Black Mountain, just outside Vegas, on our last morning in the Silver State. We were joined by Jaina Moan, director of external affairs for the Nature Conservancy’s Nevada chapter. She had promised a view of massive solar fields from the peak — but only after a 3.5-mile trek with 2,000 feet of elevation gain.
“It’ll be a little StairMaster at the end,” she warned us.
The homes and hotels and casinos of the Las Vegas Valley retreated behind us as we climbed, looking ever smaller and more insignificant against the vast open desert. It was an illusion that will prove increasingly difficult to maintain as Sin City and its suburbs continue their march into the Mojave. Nevada politicians from both parties are pushing for legislation that would let federal officials auction off additional public lands for residential and commercial development.
Vegas and other Western cities could limit the need for more suburbs — and sprawling solar farms — by growing smarter, Moan said. Urban areas could embrace density, to help people drive fewer miles and reduce the demand for new power supplies to fuel electric vehicles. They could invest in electric buses and trains — and use less water, which would save a lot of energy.
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“As our spaces become more crowded, we’re going to have to come up with more creative ideas,” Moan said.
That’s where Buffett could make things easier.
The billionaire’s Berkshire Hathaway company owns electric utilities that serve millions of people, from California to Nevada to Illinois. Those utilities, Moan said, could buck the industry trend of urging policymakers to reduce financial incentives for rooftop solar and instead encourage the technology — along with other small-scale clean energy solutions, such as local microgrids.
That would limit the need for big solar farms — at least somewhat.
Berkshire and other energy giants could also build solar on lands already altered by humans, such as abandoned mines, toxic Superfund sites, reservoirs, landfills, agricultural areas, highway corridors and canals that carry water to farms and cities.
The costs are typically higher than building on undisturbed public lands. And in many cases there are technical challenges yet to be resolved. But those kinds of “creative solutions” could at least lessen the loss of biodiversity, Moan said.
“There’s money to be made there, and there’s good to be done,” she said.
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It’s hard to know what Buffett thinks. A Berkshire spokesperson declined my request to interview him.
Tony Sanchez, NV Energy’s executive vice president for business development and external relations, was more forthcoming.
“The problem for us with rooftop solar,” he said, is that it’s “not controlled at all by us.” As a result, NV Energy can’t decide when and how rooftop solar power is used — and can’t rely on that power to help balance supply and demand on the grid.
Over time, Sanchez predicted, a lot more rooftop solar will get built. But he couldn’t say how much.
Rooftop solar faces a similarly uncertain future in California, where state officials voted last year to slash incentive payments, calling them an unfair subsidy. Industry leaders have warned of a dramatic decline in installations.
As we neared the top of Black Mountain, the solar farms on the other side came into view. They stretched across the Eldorado Valley far below — black rectangles that could help save life on Earth while also destroying bits and pieces of it.
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Moan believes the key to balancing clean energy and conservation is “go slow to go fast.” Government agencies, she said, should work with conservation activists, small-town residents and Native American tribes to study and map out the best places for clean energy, then reward companies that agree to build in those areas with faster approvals. Solar and wind development would slow down in the short term but speed up in the long run, with quicker environmental reviews and less risk of lawsuits.
It’s a tantalizing concept — but I confessed to Moan that I worried it would backfire.
What if the sparring factions couldn’t agree on the best spots to build solar and wind farms, and instead wasted years arguing? Or what if they did manage to hammer out some compromises, only for a handful of unhappy people or groups to take them to court, gumming up the works? Couldn’t “go slow to go fast” end up becoming “go slow to go slow”?
In other words, should we really bet our collective future on human beings working together, rather than fighting?
Moan was sympathetic to my fears. She also didn’t see another way forward.
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“We really need to think holistically about saving everything,” she said.
The sad truth is, not everything can be saved. Not if we want to keep the world livable for people and animals alike.
Some beloved landscapes will be left unrecognizable. Some families will be stuck paying high energy bills to monopoly utilities, even as some utility investors make less money. Some tortoises will probably die, pacing along fences in the heat.
The alternative is worse.
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From its picturesque great outdoors to the good quality of life, Virginia is an ever-popular East Coast state to live in. While cities like Arlington in the Washington, D.C., metro area are infamous for the high cost of living, many renters are taking notice of Richmond.
Located in the eastern part of the state along the James River, Richmond played a key role in early American history. As such, locals are constantly surrounded by reminders of that history, from charming older buildings to historic sites. While history is important, Richmond is very much a bustling, modern city, as well.
As the state capital, politics, law and finances are major industries in the local economy. It’s also a well-regarded city for business thanks to the presence of multiple large corporations and Fortune 500 companies. From a booming craft beer scene and fantastic dining to ample outdoor recreation opportunities along the James River, Richmond appeals to a wide range of renters.
With an overall cost of living 2.9 percent lower than the national average, it’s also one of the more affordable big cities to call home in Virginia. Let’s take a closer look at how the cost of living in Richmond breaks down from housing to healthcare.
Richmond housing prices
With housing costs in Richmond being 10.8 percent below the national average, it sits at roughly the midway point for housing prices around Virginia. Renters can find more affordable cities like Roanoke, where housing is 16 percent below the national average. But, housing costs in cities in the Washington, D.C., metro area soar high above the national average. Housing prices in Arlington are 120.9 percent above the national average. This makes Richmond a good middle point.
Housing costs in Richmond have only gone down by 0.1 percent over the past year, so there’s been little significant change in housing prices since the previous year. The price of renting a one-bedroom apartment has gone up 10 percent from last year to $1,484. Two-bedroom units have only gone up 7 percent to $1,745. Renters also have a wide variety of cool neighborhoods to choose from.
If you want to buy a house in Richmond, the housing market has gone up 17.6 percent over the past year. Potential homeowners here can expect a median sales price of $345,000. Compared to the national median sale price of $406,074, it’s a good housing market to keep an eye on.
Food prices
Blending both Southern and New England culinary influences and ingredients, Virginia is a fascinating state from a foodie perspective. You can find great Southern-style dishes like country ham and barbecue, as well as terrifically fresh and delicious seafood. The state is also known for its agricultural output of tomatoes, apples and peanuts. Thanks to being located between the mountains and the ocean, Richmond’s food scene has access to the best of both worlds, getting farm-fresh produce and seafood for its markets and restaurants. Richmond has even been hailed for its under-appreciated food scene and craft breweries.
Food costs in Richmond are 4.7 percent below the national average, which has gone up 3.8 percent from the previous year. To give those numbers some context, here’s what you can expect to pay for some basic food items when you go grocery shopping in Richmond. Buying a dozen eggs costs $1.24, a half-gallon of milk is $2.06 and a pound of ground beef is $5.29.
Food prices here are definitely more affordable than shopping for groceries in Arlington, where a half-gallon of milk is $3.14 and a dozen eggs cost $2.53.
Utility prices
Living in Richmond, you’ll get to experience all four seasons. Summers are hot and humid, and while winters aren’t as frigid as elsewhere in the region, it still gets pretty cold. Snow is also a common occurrence during the winter months.
This means you’ll need to use either heating or air conditioning throughout the year to cope with the elements. As such, utilities are one of the few cost-of-living areas in Richmond that are above the national average.
The cost of utilities here is 4.5 percent above the national average and has gone up 1 percent over the past year. Although your energy bill may vary throughout the year depending on the weather, the average monthly energy bill is $198.52. This is on the high side for Virginia. In Arlington, you’d pay around $172.21. But, it’s also not the most expensive either. Monthly energy bills in Lynchburg come out to around $217.20.
Transportation prices
With its compact, historic city center and riverfront parks, Richmond is a decent city to explore without the aid of a car. The city boasts a walk score of 57 and a bike score of 55. While certain districts are easy to navigate on foot or bike, you still may need a car or use mass transit to access the entire city.
Transportation costs in Richmond have gone up 4 percent over the past year, currently sitting 2.2 percent below the national average. Using a car around Richmond, you’ll need to know of the city’s toll roads. These include the Downtown Richmond Expressway, the Boulevard Bridge and the nearby Powhite Parkway on the outskirts of the city. There’s also the Pocahontas Parkway, as well. Toll rates vary depending on route and distance and you can pay with an E-ZPass or online.
If you don’t have a car, you can use the Greater Richmond Transit Company (GRTC) which offers bus service around the city and surrounding counties of Chesterfield and Henrico. Riders have 37 different routes to choose from. Until further notice, GRTC is a zero-fare service, offering completely free rides.
In addition to the city and county-wide routes, riders can also use the GRTC Pulse, a rapid transit system offering fast and frequent service in the city center.
Healthcare prices
Virginia is consistently ranked among the top states for healthcare. Even if healthcare prices here are above the national average, you can expect to receive top-tier care. In Richmond, average healthcare costs are 3.2 percent above the national average and have gone down 1.7 percent from last year.
It’s important to note that average healthcare costs are very subjective since everyone has different healthcare needs. So, prices are higher or lower for some people. Still, it’s a good idea to have a rough idea of what healthcare prices are like in a particular city.
In Richmond, going to the doctor’s office costs around $149.27. A dental check-up will set you back $103.42 and a visit to the optometrist is around $116.90. Over-the-counter meds like ibuprofen cost roughly $10. Without the aid of insurance, prescribed medications cost around $455.59.
Similar to other costs of living categories, healthcare costs in Richmond are pretty middle-of-the-road. In Arlington, a doctor’s visit costs $162.50. But, in Roanoake, it will only set you back $106.50.
Goods and services prices
Along with housing, food and utilities, miscellaneous goods and services are an important part of every monthly budget. It covers necessary services or items you get on a semi-regular basis, like haircuts or going to the dry cleaners. But, it also covers the fun, out-on-the-town activities like going to the movies or getting pizza.
In Richmond, the cost of assorted goods and services is 2.6 percent above the national average. This has only gone up 0.3 percent from last year.
If you need to get your haircut, the average cost is around $23.57. A trip to the dry cleaners will set you back roughly $14.21. Want to go to the movies? Expect to pay around $11.84 for tickets.
Once again, the costs of miscellaneous goods and services in Richmond hit a middle point with other cities. Movie tickets in Roanoake would be around $10.49 and $15.73 in Arlington.
Taxes in Richmond
Virginia’s state sales tax rate is 5.3 percent, but most cities around the state add their own sales tax on top of the statewide rate. In Richmond, the sales tax rate is 6 percent. For every $1,000 you spend in Richmond, you’ll spend an additional $60 on top of that in sales tax.
This is slightly more expensive than most other places around the state. The sales tax in most locations around Virginia is 5.3 percent.
How much do I need to earn to live in Richmond?
With its charming neighborhoods and reasonable cost of living, Richmond sounds like a great place to live right now. But, how much do you actually need to make to comfortably live here?
Typically, your biggest monthly expense is your housing costs, like rent. Experts recommend that you only spend 30 percent of your monthly income on rent. That way, you have plenty left over for other essentials like food, utilities, savings and more. Since the average rent for a one-bedroom apartment in Richmond is $1,475, you’d need to make about $4,900. That comes out to $58,800 annually.
Richmond has a median household income of $51,421. With that in mind, some renters may need to look for options in more budget-friendly neighborhoods or exceed the 30 percent rule.
To see what you can afford to pay in rent, plug some numbers into our rent calculator to make some quick and handy calculations.
Free things to do in Richmond
Even though Richmond boasts an overall reasonable cost of living, it never hurts to take advantage of the free things to do around town. After all, enjoying your city and everything it has to offer shouldn’t always come with the expectation of spending money.
Richmond has a rich and vibrant past that you can learn about for free at historic sites like the Richmond National Battlefield Park or the St. John’s Church. Plenty of museums also offer free admissions, like the Richmond Railway Museum and the Virginia Randolph Museum. Art lovers can also check out the Institute of Contemporary Art to view its eclectic collection or explore free art galleries like Artspace.
Spending time outdoors in nature is a big part of life here. In parks like the Dutch Gap Conservation Area, Larus Park and Robious Landing Park, you can enjoy hiking, water sports and other outdoor recreation activities.
Living in Richmond
Richmond shows that you live in a nice, mid-sized city in Virginia without it breaking the bank. While their reasonable cost of living is a major incentivize to live here, the diverse cultural offerings, great dining and outdoor access come together to make a well-rounded place to call home.
The Cost of Living Index comes from coli.org.
The rent information included in this summary is based on a calculation of multifamily rental property inventory on Rent. as of October 2022.
Rent prices are for illustrative purposes only. This information does not constitute a pricing guarantee or financial advice related to the rental market.