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Waiting for a Recession to Buy a Home? This Realtor Weighs In

Here are the most important things to know about mortgage rates during an economic downturn.

The economy’s been all over the place lately. Inflation might be coming down, but rising tariffs, stock market dips and global uncertainty are keeping everyone on edge. With mortgage rates bouncing around, homebuyers are asking me, Will housing become more affordable in a recession?

After more than 20 years in real estate, I’ve seen my share of ups and downs, from boom times to full-blown crashes, like 2008. The truth? There’s always opportunity, even in a downturn. The market doesn’t stop during a recession. It just shifts. And if you’re ready, that shift can actually work in your favor.

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Let’s break down what a recession really means for mortgage rates, home prices and your opportunity to buy a home. 

Is a recession on its way?

There are plenty of recession warning signs right now. Layoffs are picking up, GDP is slowing and consumer confidence has dipped. Paychecks aren’t going as far, and retirement accounts are taking hits. 

While less disposable income and tighter budgets point to a general slowdown in the economy, technically, we’re not in a recession. Not yet. It would take two consecutive quarters of negative GDP growth to hit that definition. But for a lot of folks, it already feels like one. 

High prices and inflation aren’t the same thing. Even if the inflation rate isn’t going up, the cost of everyday goods and services is still high, and budgets are getting hammered. When folks feel the squeeze every time they swipe a card at the grocery store, it shapes how they think about making huge purchases like a home.

Will the Fed cut interest rates?

Borrowing costs have been expensive for the last several years, making households and businesses wary about taking out loans. The Federal Reserve will probably cut interest rates again later this year, eventually making financing cheaper. 

But those cuts won’t come for a while. The Fed’s a bit stuck right now. The economy’s losing steam and inflation is cooling, but not fast enough. The central bank is being cautious about shifting policy, especially with tariffs driving prices back up.

Though lower interest rates will eventually impact the housing market, the Fed doesn’t directly control mortgage rates. Mortgage rates move based on many factors, such as the bond market and investor expectations. Even when the Fed starts cutting rates again, don’t expect mortgage rates to drop like crazy. Many of those expected cuts are already priced into the market. 

Will mortgage rates drop in a recession?

Mortgage rates often fall during an economic depression, as we saw recently in 2020 and earlier in 2008. Lower rates help boost the economy, and the Fed knows that.

But this time around, things are messier. There’s volatility everywhere. Even though rates could drop, they might also shoot back up with any good economic news. Like many experts in the real estate industry, I think average rates for a 30-year fixed mortgage will hover between 6.5% to 7.25% for most of 2025, with weekly jumps and dips in that range. 

If you’re holding out for 4% or 5% mortgage rates, you may be waiting longer than you’d like. It’s going to take far more negative economic news to see rates fall in a big way.

It’s also worth pointing out that your personal financial situation matters more than your interest rate. If you’ve got a solid stream of income and a long-term plan for paying off a home loan, waiting for a perfect rate might not be worth it.

Will home prices go down in a recession?

Home prices are the big question. And the answer is… they won’t likely go down in a big way.

Historically, home prices don’t fall much during recessions. The 2008 housing crash was the exception, not the rule. What we’ll probably see is slower appreciation or small dips in certain markets, especially in areas hit by higher insurance costs, taxes or natural disasters (Florida, Texas and Louisiana come to mind).

But nationwide, we’re still dealing with low inventory. Until that changes, it’s hard to see prices dropping dramatically. Plus, given high construction and labor costs, it’s clear home prices aren’t falling off a cliff anytime soon.

Is it cheaper to buy a home during a recession?

If you’re financially stable, it could be cheaper to buy a home in a recession. You might find better deals, less competition and more negotiating power. But if lending tightens, getting a loan could get tougher. That’s something we’re already starting to see with condos and certain types of properties.

And don’t overlook the «wealth effect.» When people feel wealthier, like when their stock portfolio or home value is up, they’re more confident making big purchases. 

But when those numbers start to slide, or there’s even a threat of job insecurity, even if nothing’s really changed day to day, people pull back. That affects buyer activity in a big way. If someone just lost $20,000 in their 401(k), they’re not rushing to get a new mortgage.

What’s the best time to buy a home? 

The best time to buy a home is when it makes sense for you. If you’ve got a steady income and strong credit, and you’re ready to settle down, a recession could actually work in your favor. 

Just don’t wait around for some magical «perfect time» to take out a mortgage. The green light most people are waiting for doesn’t exist. But if you prepare, stay informed and work with the right team, you can make a smart move no matter what the economy’s doing.

Technologies

Zelle App Is Gone. Use These Alternatives to Send Money Digitally

You still have lots of free ways to send money to friends and family electronically.

If Zelle has been your go-to app for sending money digitally, it’s time to find a new method. The digital payment app shut down on April 1.

That doesn’t mean you can’t use Zelle altogether, however. Zelle has only discontinued its standalone app. You can still send money using Zelle if your bank belongs to the Zelle network. You’ll just need to do it through your bank’s app or website. You also have other services to choose from. Here’s what you need to know about this change and your options moving forward.

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Why the Zelle app is shutting down

When Zelle launched in 2017, only about 60 US financial institutions offered the service by the end of that year. Today, that number exceeds 2,200. As a result, less than 2% of Zelle transactions occur through the standalone app. Zelle has been phasing out the ability to make transactions on its mobile app since October 2024.

«Today, the vast majority of people using Zelle to send money use it through their financial institution’s mobile app or online banking experience, and we believe this is the best place for Zelle transactions to occur,» Zelle said in an October 2024 press release

In December, Zelle was in the spotlight when the Consumer Financial Protected Bureau sued the company and three of the largest US banks for failing to protect consumers from widespread fraud on the peer-to-peer payment network. The lawsuit has since been dropped.

Other ways to send money digitally

You can still use Zelle through your bank’s app or website if it belongs to the Zelle network. You can also switch to another digital payment app, such as:

  • Apple Wallet
  • Cash App
  • PayPal
  • Venmo

Take some basic precautions when using Zelle or any other digital payment service. These apps are a frequent target for scammers, and Chase Bank has started blocking some Zelle payments it believes could be fraudulent. Only send money to people you know and trust, and watch for red flags like an urgent message claiming to be from your bank or an online ad for concert tickets that seem impossibly cheap.


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Marvel Rivals Season 2 Starts Next Week, Devs Drop Big News

Emma Frost and Ultron are joining the Rivals roster in season 2, and developers are upping the pace to one new hero per month starting with season 3.

After surviving the endless night in New York City with the Fantastic Four, Marvel Rivals players are getting invited to the shores of Krakoa for the start of season 2 on April 11. The game dropped the first trailer for the new season, giving us our first official look at the new heroes, and a developer vision video dropped major news about the future of hero releases. 

The trailer features the former foe and sometimes-leader of the X-Men, Emma Frost, inviting people from across Rivals’ various timelines to the mutant nation of Krakoa, where everyone gets dressed up for a fancy gala — even Wolverine puts on a white tux. The event, however, is unceremoniously interrupted when Ultron shows up preaching extermination. 

We also got a look at some of the cosmetics in season 2, though it’s unclear which are from the shop and which might be in the battle pass. In addition to the dressed-up Wolverine, we also got looks at Magik and Psylocke in the traditional X-Men blue and yellow. Nonmutant guests are also getting in on the fun, with fancy attire for heroes like Cap, Widow and Luna Snow. 

New Heroes and balance changes in Marvel Rivals Season 2

Emma Frost joins the roster as a Vanguard. We don’t have detailed information about her abilities yet but expect that information to drop ahead of next week’s season launch. Ultron is coming in the season 2.5 update, which should be in late May. 

Some team-ups are changing in season 2, including three new team-up abilities that were previewed in the newest developer vision video. 

  • Emma Frost allows Magneto and Psylocke to create illusions of themselves.
  • Doctor Strange teams up with Scarlet Witch allowing her to use small portals to seemingly increase her damage output via a rapid-shooting alternate fire.  
  • Cap finally teams up with Bucky, allowing the Winter Soldier to leap to allies.

A few existing team-ups are getting adjustments, with Psylocke, Winter Soldier and Doctor Strange being removed from older team-ups in favor of new ones, and Namor moving from working with Luna’s anchor to Hulk’s to empower his ultimate with gamma energy. Two team-ups are being removed entirely: Magneto can no longer team up with Scarlet Witch, and Thor is no longer anchoring Cap and Storm.

The developers vaguely teased other balance changes, including buffs to Peni, Mister Fantastic and Moon Knight, with Strange trading offensive pressure for more survivability and Rocket getting more utility while Loki and Adam Warlock receive nerfs to their Regeneration Domain and Soul Bond abilities.

Future seasons will be shorter, which means more new heroes

One of the most surprising moments in the developer video was the announcement that, beginning with season 3, seasons will be two months long instead of roughly three. There has been a lot of discussion online about whether Rivals’ pace of new heroes (about eight per year based on three-month seasons) was sustainable. Well, apparently the Rivals devs took that personally and are cranking up that pace to a new hero every month, meaning 12 new heroes per year. 

This feels borderline ludicrous compared with other hero shooters that average about three new heroes per year, or even MOBAs like League of Legends, which has averaged about four new champions per year over the past five years. Rivals benefits from having an overflowing stable of Marvel characters to pull from rather than inventing their own hero concepts, and compared with Overwatch, the developers seem less worried about mechanical overlap in their heroes, as seen with many support ultimates. Still, a new hero every month feels unheard of for a hero shooter.

New Krakoa map and competitive changes

A new Krakoa-themed domination map is being added in season 2, and Yggsgard: Royal Palace (domination) and Tokyo 2099: Shin-Shibuya (convergence) will rotate out of the map pool for ranked modes, though they’ll still be available in quick play and custom games.

The threshold for competitive picks and bans, which currently only happen in diamond-ranked lobbies, will be lowered to gold 3. Players in Eternity or One Above All ranks will only be able to duo queue, instead of queuing with larger groups — a measure that’s likely intended to keep high-level teams from stomping lobbies. 

Speaking of ranks, season 2 will drop everyone by 9 divisions, which is equal to 3 ranks. That means players in Eternity will drop to diamond, and any players at platinum 3 or below will start their climb from bronze 3 again. (AGAIN… AGAIN.)

Rivals developers also announced that individual player performance will be weighted higher when determining competitive progress after a match, meaning if your stats outperform your team’s, you’ll earn more for winning and drop less for losing. This change can help elevate smurfs and other high-skill players in lower-ranked lobbies by getting them into their appropriate ranks faster. However, it can also lead to players stat-farming, instead of playing in a way that is most effective for winning games. Overall, given that Rivals doesn’t use any sort of competitive placement matches, this should be a net positive for the game.

Other announcements

Rivals is adding new skin recolors to certain hero skins and (finally) giving players the option to gift costumes to their friends so they can surprise someone for their birthday, which you definitely did not forget about.  

Missions are changing a bit, with the addition of weekly missions and a redistribution of where battle-pass-progressing chrono tokens are earned. The devs framed this as creating a «smoother expectation» of how to earn chrono tokens, but the surface-level description sounds like they’re just making it harder to earn battle pass progress over the season by tucking away more progress under missions with shorter time limits.

The developer vision update also gave us our first look at the competitive distribution, showing how many Rivals players are in each tier as of season 1.5. 

The Hellfire Gala trailer says season 2 will start on April 11. While it doesn’t give a specific start time, expect the between-seasons maintenance to finish sometime in the middle of the night in the US.

For more on Marvel Rivals, check out which heroes and roles you should play and how to get free skins.

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Technologies

Nintendo Switch 2 vs. Switch 1: Every Detail Compared

The Nintendo Switch 2’s official specs aren’t too different, but the new console has a lot of upgrades on the original Switch.

The Nintendo Switch 2 may look like its predecessor, but there’s been a lot of changes to its features and under the hood. The new console has «10x the graphics performance» compared to the original Switch, says Nvidia, which built the custom processor powering the Switch 2.  

The Switch 2, with a release date on June 5, is priced at $450 alone or $500 in a bundle with Mario Kart World, the headliner of the console’s launch games. Here’s all the info on how to preorder the Switch 2.

Note that we’re mostly comparing the Switch 2 to the original Switch 1 released in March 2017, because looping in the Switch Lite and Switch OLED gets complicated.

Design

Broadly, the Switch 2 is a larger version of its predecessor, with everything looking slightly inflated: bigger footprint, bigger screen, bigger Joy-Cons. 

Original Switch: The original Switch, with Joy-Cons slotted into the side rails, is a little over 9.4 inches wide, 4 inches tall, a little over half an inch thick and weighs about 10.5 ounces (297 grams). The Joy-Cons slide into place from the top of the device’s sides, while a thin wedge of plastic pops out of the back of the console to serve as a kickstand.

The Switch also came with a dock, which the console could slot into to for recharging and outputting to a TV or large display via HDMI port.  

Switch 2: The new Switch 2 is bigger in every way, but it has the same overall shape and layout as the original. The new Joy-Cons will indeed be held in place on the console magnetically, and connect to the console via pins. The new console also sports a wide U-shaped kickstand that spans almost its entire rear width, which can be moved around to prop up the Switch 2 at a variety of angles. Nintendo says the console has more powerful speakers, which we’re looking forward to testing.

The Switch 2’s dock is largely similar in function though it has rounded edges and an internal fan to cool down the console during long game sessions. More importantly, it can output games in 4K to TVs, but only for select games. 

Joy-Cons

The Joy-Cons were a marvel when they arrived on the first Switch, and while they’re functionally similar in its successor, there have been upgrades in the Switch 2’s controllers.

Original Switch: The Switch Joy-Cons are simple but powerful controllers that slid on and off the console via plastic rails, connecting and recharging via pins on the side. Detach and they become their own micro-controllers, with little shoulder buttons to boot.

Switch 2: The new console’s Joy-Cons are larger to fit the Switch 2, and lock into the side of the console via powerful magnets — there are small inward-facing buttons to the side of ZR and ZL to detach the controllers from the console. The larger-size Joy-Cons have longer L and R outside shoulder buttons, as well as much wider SL and SR internal shoulder buttons, which are accessible when detached from the console. 

And yes, you can use the Switch 2 Joy-Cons as mice by placing their inner edges flat on a surface. During the Nintendo Direct, we saw it being used to control active action games like the wheelchair basketball-simulating DragXDrive and strategy games like Civilization VII. 

Display size

Original Switch: The original Switch has a 6.2-inch LCD screen with 1,280×720-pixel resolution, which was reasonably impressive at launch in 2017 but has been outclassed by newer handhelds with sharper displays. The Switch OLED upgraded this with a larger 7-inch display showing deeper blacks and colors, but no upgrade in resolution. The Switch Lite has a 5.5-inch LCD screen.

Switch 2: Unsurprisingly, the Switch 2’s larger size means a larger display. The new console has a 7.9-inch 1080p LCD screen that can get up to 120Hz refresh rate in handheld mode, or up to 4K when docked and outputting to a TV. 

Why no OLED display? Possibly to save on costs… or possibly to give Nintendo room to release a Switch 2 OLED version down the line.

CPU/GPU

Original Switch: The original Switch runs on an Nvidia custom Tegra X1 processor split into four ARM Cortex A57 CPU cores, and according to Hackaday, there are four extra A53 cores that aren’t used. 

Switch 2: Once again, Nintendo hasn’t released any official info on the Switch 2’s specs, even after the Nintendo Direct reveal stream — and they most the company reveals is that it has a «custom processor made by Nvidia» on the Switch 2’s official specs page. Nvidia confirmed it also has a custom GPU, claiming that the new console has «10x the graphics performance» of the Switch 1, and the custom processor’s AI-powered features include Deep Learning Super Sampling (DLSS), face tracking and background removal for video chat and real-time ray tracing.

We do still have more supposed details from previous leaks. Months ago on X (formerly Twitter), leaker Zuby_Tech posted that the Switch 2’s CPU will be an eight-core Arm Cortex A78C. They also suggested that the GPU will be an Nvidia T239 Ampere, aligning with years of similar rumors reported on by Eurogamer and others about the custom chip, which derives from Nvidia’s Tegra line of chips for smartphones and mobile devices.

RAM and storage

Original Switch. The Switch has 4GB of LPDDR4 RAM and 32GB of onboard storage, expandable up to 2TB via microSD cards in the slot beneath the kickstand.

Switch 2: Even after the reveal stream, Nintendo didn’t release official specs for RAM. Leaker Zuby_Tech posted on X back in September suggesting the Switch 2 will have 12GB of LPDDR5 RAM and 256GB of onboard storage. That leak also suggested the new console will have two internal fans, up from the single one in the original Switch. 

Nintendo did confirm that the new console will have 256GB of onboard storage, which can be expanded with special microSD Express cards — sorry, your old Switch-compatible microSD cards won’t work on the Switch 2.

Battery life

Original Switch: The original Switch packs a 4,310-mAh battery, which gives between 4.5 and 9 hours of battery life depending on screen brightness and other factors.

Switch 2: Though Nintendo didn’t release details on the Switch 2’s capacity in the reveal stream, the company does list specs on its website, showing it packs a 5,220mAh battery. While that’s notably larger than the one in its predecessor, Nintendo estimates this will only get players between an estimated 2 and 6.5 hours, depending on games played.   

Ports

Original Switch: The first Switch sports a single USB-C port out the bottom, a 3.5mm headphone jack on the top and Wi-Fi 5 plus Bluetooth 4.1 connectivity. On the top is a slot at the top for Switch game cartridges as well as the microSD slot beneath the kickstand on the rear of the console.

Switch 2: The Switch 2 retains the original’s USB-C port on the bottom and 3.5mm jack on the top while adding another USB-C port topside, and now we know what it’s for: to connect with accessories like the Nintendo Switch Camera, a webcam-like camera on a stand to let you do Nintendo’s version of FaceTiming while you play games with your friends.

Nintendo hasn’t clarified the console’s connectivity options, and rumors are scarce on the subject. 

As for cartridges, Switch 2 will play some original Switch games in physical versions. The cartridge slot is to the right of the headphone jack in the above image, which is where the slot is on the original Switch. You can tell game cartridges from the two console generations apart by color: ones for the new Switch 2 are red, while older Switch 1 games are black.

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