re: I think people need to accept that the housing window has closed

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I’m born and bred in Louisiana. For most of us there is no such thing as a large metro.

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Sure, but a lot of the thread was about Nashville and DFW. I would personally consider NOLA somewhat similar.

If you knowingly move to a major metro for a job or just to enjoy living there, most knowingly plan on living in a shitty apt for awhile, usually with roomates, to afford it. This concept is not new.

When I graduated a lot of men moved for a job or back home, then found a job. A lot of women moved to a big city especially if they didn't come from one. Those women had no initial plans on buying a home. They wanted to start a career, meet men, and enjoy the city life. Home buying wasn't even on their radar.

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. Young folks should rent until they're really sure where they're going to be, long-term (or at least intermediate-term). Now, conventional wisdom of the elders does hurt here ("Renting is just throwing money away.") No. It isn't. It isn't a great long-term strategy, but renting works well for younger folks. No maintenance. No taxes. No transaction costs (other than deposits and moving expenses, which you would have a lot of even buying).

But, you're sharing walls with strangers. Lots of *ahem* "interesting" experiences in apartment complexes. It's how most folks should live through their 20s until they have a decent down payment saved up.

Literally no middle class white couple does this anymore, as far as I can see. They over leverage, 97% financed homes with their first real job and then they are truly stuck for decades. It will pay off in the end if they stick with it, but that is a big nut to absorb when interest rates are 6% or so on top of a 3% down, 30-year mortgage. On $350k that's over $400k in interest.

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average of the first time home buyer is 40 now. What are you babbling about. Of course people are renting in their 20s.

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Young folks should rent until they're really sure where they're going to be, long-term (or at least intermediate-term). Now, conventional wisdom of the elders does hurt here ("Renting is just throwing money away.") No. It isn't. It isn't a great long-term strategy, but renting works well for younger folks. No maintenance. No taxes. No transaction costs (other than deposits and moving expenses, which you would have a lot of even buying).

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This I agree with. But we aren’t talking about 25 year olds. We’re talking about 35 year olds that would like to settle down and have a family.

First time home buyers average damn near 40 years old.

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Literally no middle class white couple does this anymore, as far as I can see. They over leverage, 97% financed homes with their first real job and then they are truly stuck for decades.

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More and more people are renting and as I said, first time home buyer age continues to rise so your anecdote doesn’t reconcile to reality

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BS they are paying rent to someone. They can find a decent house in a decent neighborhood and have the same note.

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They’ll just have to find $50k somewhere in order to do it

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I would personally consider NOLA somewhat similar.

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New Orleans, adjusted by income, is one of the worst places in America to be a buyer IMO.

Limited "safe" neighborhoods, shite public schools, high insurance, and relative to the job market high housing prices.

For instances

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Houston and New Orleans offer distinct housing markets with different price points. Houston's median sale price per square foot is roughly \(\$179\), making it generally more affordable per square foot than New Orleans, where the citywide median is about \(\$222\) per square foot

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but the point is you thought you were making a point that you really weren’t

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My point is that there are affordable houses in decent areas. They just aren't what people have conditioned themselves to want.

You agreed there are likely those houses but like me also admit there are few. I also agree that there are shitty houses and shitty areas that drive home prices down.

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My point is that there are affordable houses in decent areas

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As a whole, there really aren’t though

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You agreed there are likely those houses but like me also admit there are few.

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There MAY be like 2 or 3 out of the couple of hundred you posted. There are almost 9 million people in DFW

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How about welcome to adulthood. You think you're the first to experience this? We've all been there . . .

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If you are over 50, you have statistically in fact, not been there

I’m older and doing well but do agree with the young folks.

1. Nobody builds smaller starter homes anymore. I’m sure that many people here grew up in a home smaller than 1,200 square feet. Nobody has build those homes for 30 years unless you include beach homes.

2. Half the homeowners in the country have a mortgage of 3.4% or less. Even if Charles Manson moves next door they ain’t going anywhere. Half of the alleged inventory is illusory.

3. Growing up there were many poor but safe neighborhoods. Our shameful immigration policies have ended that. Every realtor knows what the phrase “good schools” honestly means.

The Starbucks and avocado toast assholes suffer from a bad memory. In their day it was them buying 2 compact discs of music a week or VHS tapes.

Show the kids some love.

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We've all been there . . .

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