Consumer News: When trying to rent a home, it’s all about location, location, location

Vacancy rates are rising, bringing down the cost of renting

By Mark Huffman of ConsumerAffairs

• The U.S. rental market has officially tipped in favor of tenants.

• The average rental vacancy rate across the nations 50 largest metros climbed to 7.6% in 2025, up from 7.2% in 2024.

• Forty-four of the 50 largest metros are now renter-friendly or balanced, leaving just six markets where landlords still have the upper hand.

The news for people looking for housing hasnt been that good for several years, but its getting better. After years of tight supply and surging rents, renters are finally gaining leverage.

According to Realtor.coms January Rental Report, rising vacancy rates are reshaping the housing landscape, giving tenants more choices and more negotiating power. The shift comes as new apartment construction and softening demand combine to ease pressure in many major metro areas.

Nationally, January marked the 29th consecutive month of year-over-year rent declines. The median asking rent fell 1.5% from a year ago to $1,672.

After years of being squeezed by limited inventory, renters are finally seeing the supply wave work in their favor, said Danielle Hale, chief economist at Realtor.com.

This shift doesn't just mean lower prices; it means that renters today have more options and more bargaining power. While the market isn't uniform everywhere, the broader trend is a move toward a much-needed equilibrium that allows for more flexibility and choice in the housing search.

Vacancy surge shifts market power

A vacancy rate above 7% generally signals a renter-friendly market, while rates between 5% and 7% indicate balance. Anything below 5% tends to favor landlords.

This year, 22 of the top 50 metros qualify as renter-friendly, and another 22 are balanced. Only six remain landlord-friendly.

Milwaukee posted the most dramatic turnaround. Its vacancy rate more than doubled, jumping from 4.9% in 2024 when landlords held the advantage to 10.8% in 2025, firmly placing it in renter-friendly territory. The citys median asking rent rose 1.2% year over year to $1,630, but the surge in supply signals a sharply looser market overall.

Austin continues to stand out for renters as well. With a vacancy rate climbing to 13.8% the highest among the 50 largest metros the Texas capital remains deeply renter-friendly. Median rents there fell 7.3% year over year to $1,358.

Other metros with double-digit vacancy rates include Dallas (10.5%), Houston (11.4%), Nashville (11.1%), Tampa (11.4%) and Memphis (10.6%), reflecting robust construction pipelines in many Sun Belt markets.

Markets where landlords still hold firm

Despite the broader shift, a handful of coastal hubs remain tight. Boston (3.2%), San Jose (3.5%) and New York (4.6%) all posted vacancy rates below 5%, keeping them landlord-friendly. Limited supply in these markets continues to constrain renters options.

In fact, rents rose year over year in San Jose (+1.9%) and New York (+0.8%), bucking the national downward trend. San Jose now has the highest median asking rent among the largest metros at $3,319, followed by New York at $2,882 and Boston at $2,851.

Other landlord-leaning markets include Los Angeles (4.4%), Riverside, California (3.3%), and Providence, Rhode Island (3.7%).

If youre only checking endcaps, youre missing the savings

• Clearance markdowns are often mixed in with regular items, pushed to top shelves, or hidden on back walls. Check every variation as one color or size may be far cheaper than the others.

• Scan everything with the Walmart app. The app often shows lower in-store prices before shelf tags are updated, revealing hidden markdowns.

• Shop by season and store location. Clearance is inventory-driven and varies by Walmart. Switch locations in the app and shop right before seasonal transitions for the deepest discounts.

Looking for clearance deals at Walmart isnt a random sport. And its definitely not just that lonely yellow endcap near the front of the store.

If you understand where they hide many clearance deals, how the Walmart app exposes hidden markdowns, and when specific categories get prices slashed, you can turn an occasional clearance win into a repeatable system.

Heres how savvy Walmart shoppers are doing it and saving big.

Where clearance really hides inside Walmart

Most shoppers look for big yellow clearance signs. Thats mistake number one.

Clearance at Walmart is often scattered all over the place. Youll find it mixed in with regular-priced items and even tucked away in spots that dont scream deal.

• Department endcaps (but not just one). Each department typically runs its own clearance section. Toys, electronics, lawn and garden, apparel, and home goods all often have their own clearance endcap. Never assume the front-of-store clearance area is the only one. Be sure to walk the perimeter of each department and look for yellow price tagsnot just big signs.
• Back walls and low-traffic aisles.In particular, the clearance section for toys and seasonal items is frequently found along the back walls or in aisles with much less traffic.This is because Walmart knows that impulse buyers grab the obvious clearance stuff first. Then what doesnt get sold quickly often gets consolidated away from prime space at a MAJOR discount of up to 75% off.
• Mixed in with regular inventory.This is where experienced clearance hunters make their money. Walmart often leaves clearance items right in their normal shelf spot, with nothing more than a small yellow price tag. Be sure to look at the shelf labels as you walk down each aisle. If you dont, youll easily miss the deal.
• Top shelves. Overstock or discontinued products sometimes get pushed to the highest shelf with a markdown tag attached. Most shoppers dont look up. When you find one of these high clearance item, scan the entire top shelf. The reason is because its common for multiple variations (different colors, sizes, or models) to be marked down unevenly. In other words, one color might be deeply discounted while another barely drops at all.

Pro tip: Try the scan the "wrong color" trick using the barcode scanner on the Walmart app. Clearance prices sometimes hit one color or variation before the others. A blue blender might be $12 while the red one next to it is still $29.

The Walmart app: Your most powerful clearance tool

I love using the Walmart app to find hidden clearance pricing that hasnt been updated on the physical price tag yet.

Heres how to make this happen when youre in-store:

1. Open the Walmart app.
2. Use the barcode scanner.
3. Scan the product directly on the shelf.
4. Compare the shelf price with the app price.

Its not uncommon to scan an item priced at $19 on the shelf and see $11 in the app for that specific store.

This happens because Walmarts markdown system updates digitally before employees have time to swap out shelf tags.

When you find one of these items, just take it to the register and it should ring up at the lower price. If it doesnt for some reason, just show the employee the lower price via the Walmart app and they'll match it.

Switch store locations

Over the years, Ive also discovered that clearance pricing can vary dramatically from one Walmart to the next.

Inside their app, you can actually change your selected store to nearby locations to find the best price. This is a great way to quickly compare pricing before you drive all over the place.

Ive found that this tactic works especially well for these products:

• Patio furniture
• Grills
• Air conditioners
• Lawn equipment
• Electronics
• Holiday dcor

The reason these clearance items vary in price from location to location is 100% inventory-driven.

This means that if one Walmart is overloaded on patio furniture, they will drop the clearance price much faster than another store whos almost sold-out before the end of summer.

Pro tip: Produce, meat, and bakery items are often marked down one to twodays before their best by date. Look for yellow discount stickers and manager markdown labels.

The best time to check is early in the day, right after they open (if possible) especially for clearance meats. If you have the room to freeze it the same day you buy it, you can cut your protein costs significantly.

Use social media like a clearance radar

Im probably sounding like a broken record, but clearance at Walmart is hyper-local. This makes local social media searches extremely powerful.

Here are some great ways to search Facebook for clearance deals:

• Walmart clearance [Your City]
• Walmart deals group
• Walmart markdowns

Local Walmart shoppers will frequently post these insider tips to help you with your bargain hunt:

• Exact aisle numbers of the clearance deals
• Photos of yellow tags so you know exactly what youre looking for
• Scanned app prices
• Even barcodes you can reuse

On TikTok and Instagram specifically, clearance hunters regularly share toy markdown cycles, price drops on electronics, and 75% to 90% seasonal clearance finds.

Pro tip: Screenshot barcode images from social media posts. You can then scan the barcode in the Walmart app while standing in-store to check your locations pricing. It basically turns other shoppers in your area into your personal research team.

The calendar matters: When categories hit deep clearance

Markdowns at Walmart follow some fairly predictable seasonal cycles and allow you to time your purchase for maximum savings.

If you know the timing, it allows you to plan your purchase instead of impulse buying at the full retail price.

Heres the clearance calendar at Walmart thats worth knowing:

January

• Fitness equipment
• Storage and organization
• Holiday dcor (75% to 90% off)
• Winter apparel

February

• TVs (postfootball season demand)
• Space heaters
• Valentines merchandise

March

• Deep winter coat markdowns
• Small indoor appliances

May

• Mattresses
• Small kitchen appliances
• Spring apparel

August

• Summer toys
• Back-to-school leftovers

September

• BBQs/Grills
• Patio furniture
• Lawn equipment
• Garden tools

November (early)

• Fall dcor
• Halloween (often 75% to 90% off)

Late December

• Toys
• Gift sets
• Gift wrap and holiday decor
• Electronics bundles

If an item is seasonal, its safe to assume that it will be aggressively marked down within 30 to 60 days after peak demand.

Pro tip: Check the garden center after it closes for the season. Specifically, in late summer and early fall, excess inventory gets consolidated and aggressively marked down.

Grills, patio cushions, hoses, fertilizer, and planters often hit 70%+ once space is needed for the upcoming holidays.

A new report raises questions about common sweets and what families can do to reduce their risk

• A Florida Department of Health report found arsenic in 28 of 46 tested candy products, with some popular brands exceeding FDA guidance levels used for other foods and water.

• Children may be especially vulnerable to long-term, low-level exposure, since arsenic can build up in the body over time and developing brains and organs are more sensitive.

• Experts say parents dont need to panic but should pay attention, checking ingredient lists, limiting frequent exposure, and considering products with fewer additives and third-party testing.

A recent report from the Florida Department of Health found arsenic in 28 out of 46 tested candy products, understandably leaving many parents unsettled.

Some of the products identified include widely consumed brands like Jolly Ranchers, Nerds Gummy Clusters, and Laffy Taffy. While the study did not distinguish between organic and inorganic arsenic a key difference when assessing risk several products reportedly exceeded FDA guidance levels, raising new questions about how closely these everyday treats are monitored.

So, what does this actually mean for families?

ConsumerAffairs spoke with Siouxie Boshoff, CEO and Founder of SWITCH, a clean candy alternative, to break down what arsenic levels are typical, when they may become a red flag, and what practical steps parents can take to reduce exposure without turning treat time into a stress trigger.

The risks of arsenic in candy

Boshoff shared the top short- and long-term risks associated with arsenic in some of the most popular candy brands.

The primary concern is that arsenic is bioaccumulative, meaning it builds up in the body over time and is not easily eliminated through normal detoxification processes, she said. Even small, repeated exposures can add up particularly when the source is a product like candy that children may consume regularly.

Boshoff explained that high levels of arsenic exposure can cause immediate symptoms, such as nausea, vomiting, abdominal pain, and diarrhea. However, in terms of its presence in food, the greater concern lies in chronic, low-level exposure.

Long-term arsenic exposure has been linked to an increased risk of various health issues, including developmental delays, cognitive impairment, weakened immune function, and even certain cancers, she said. It may also affect cardiovascular health and metabolic function.

Why kids are at the greatest risk

Boshoff explained that these findings are particularly concerning for children because their brains and organs are still developing, and their bodies absorb and process toxins differently than adults.

Because children are smaller, the same amount of exposure represents a proportionally higher dose, she said. In addition, their developing systems are more vulnerable to disruption, meaning the potential impact can be more significant and long-lasting than in fully grown adults.

Are there normal levels of arsenic?

The FDA does not currently have an exact set limit specifically for candy. However, there are benchmarks for other products.Water is generally considered acceptable at 10 parts per billion (ppb), and items like orange juice or rice cereal can have up to 100 ppb.

According to the data published by the Florida Department of Health, some candies tested at significantly higher levels, Boshoff said. Jolly Ranchers had some of the highest recorded levels at 540 ppb, followed closely by Twizzlers at 500 to 510 ppb.

A confusing factor is that vendors often list contents on certificates of analysis in parts per million (ppm) rather than parts per billion. As long as it is less than one part per million, it might sound okay, but that is actually 1,000 parts per billion twice the high levels found in the testing.

What ingredients to watch for

Boshoff explained there are some red flags for parents to look for when thinking about which candies they want their kids to have. She recommends that parents look for the following high-risk ingredients:

• Rice Starch: If a product contains rice starch, there is a good chance it could have higher levels of potential arsenic, as rice contains significant amounts of arsenic compared to other ingredients.

• High Fructose Corn Syrup: This is very rough on the bodyworse than sugar in how it is processed. It can drive obesity, insulin resistance, and raise triglycerides. Humans really shouldn't be eating it; it creates a heavy burden on the liver.

• Artificial Ingredients: Watch out for artificial flavors, colors, and maltodextrin. These can be "toxic bombs" and have been shown to have an impaired impact on people.

In addition to avoiding ingredients like rice starch, its important to be wary of cheaper bulk candy products, Boshoff recommended. When manufacturers use the cheapest ingredients possible, you often end up with reduced purity and quality.

Products that are certified organic and third-party tested often have fewer ingredients and lower levels of contamination. For example, organic brands that use natural colors did not test with the same high levels of arsenic as the conventional brands.

Ultimately, Boshoff hopes that parents consider these findings, as there are long-term impacts for kids.

It is vital to consider that we are feeding children during a formative period, she said. Anything we can do to minimize the impact on their teeth, gut, developing brains, and endocrine systems matters. What we put into these little bodies carries them through a lifetime.

From rent and deposits to living expenses and job realities, heres the upfront price of independence

• Moving out in 2026 requires more upfront cash than many expect, with young renters needing $5,000 to nearly $12,000 saved before signing a lease in major cities.

• Rent isnt the only expense deposits, utilities, insurance, furniture, and setup fees can push total costs to nearly four months wages in high-cost markets.

• Planning sixto 12 months ahead can make a major difference, especially when it comes to building savings, improving credit, and considering cost-cutting options like roommates or relocating farther from city centers.

So youve decided its time to move out exciting, right?

But before you pack your boxes and start scrolling furniture ads, theres a bigger number you need to crunch than just the price of that couch.

In 2026, the financial toll of leaving your parents house or signing your first lease goes well beyond hiring movers: youre talking first and last months rent, hefty security deposits, basic living costs, and, in pricier cities, savings that can total nearly four months wages before you even unpack a fork.

A recent study by fintech company SensaPay found that in places like New York, young adults often need almost $12,000 saved up to afford moving out and thats before counting utilities, groceries, or that first grocery run.

ConsumerAffairs spoke with a representative from SensaPay to break down whats contributing to those costs in 2026 from common moving-day fees to monthly expenses and what young renters should know to budget smarter for this major life step.

Upfront costs are high

SensaPay experts explained that the central barrier to moving out of your parents house in 2026 is the upfront cash requirement.

In major metropolitan markets:

• New York requires approximately $11,750 upfront when combining first months rent, security deposit, and initial living costs.

• San Francisco requires roughly $9,600 upfront.

• Boston requires approximately $8,800 upfront.

Even in lower-cost cities, young adults typically need between $5,000 and $7,000 in liquid cash before signing a lease, they explained.

For a young worker earning $45,000 to $50,000 annually, an $11,750 requirement represents nearly one quarter of gross income. That creates a capital access constraint, particularly for individuals without family financial support. This is why delayed household formation remains elevated among younger adults.

Preparation is key

If youre thinking of moving out, or you have a child thinking of moving out, preparation is key. However, it may need to start earlier than expected.

Preparation must begin at least 6 to 12 months in advance, said a SensaPay representative. Beyond rent, young adults must budget for renters insurance, utility deposits, internet setup fees, transportation, and basic furnishings.

Credit readiness is also critical. Strong credit scores reduce the need for guarantors and may improve lease approval probability. The preparation phase is fundamentally about capital accumulation and risk mitigation.

Can you save money on the moving out process?

SensaPay says yes, but trade-offs are unavoidable. Here are some ways to save money while moving out:

• Roommate formation. This is the most effective cost lever. Sharing a two-bedroom unit often reduces per-person housing costs by 30% to 40% compared to renting a one-bedroom alone.

• Location elasticity. Moving several transit stops farther from city centers can reduce rent by 15% to 20% in many metro areas.

• Second-hand furnishing markets significantly reduce setup costs. A $1,000 new couch versus a $100 resale option meaningfully changes initial capital requirements.

• Rent-to-income ratio. If housing exceeds 30% of gross income, financial vulnerability rises. In many 2026 markets, renters approach 40%, leaving limited margin for emergencies.

Moving out dos and donts

Before you make the big move, here are three dos and donts from SensaPay experts to keep in mind:

DO:

• Maintain at least $1,000 to $2,000 in emergency savings beyond move-in costs.

• Review lease terms carefully, including break clauses and subletting rules.

• Document apartment condition at move-in to protect deposit recovery.

DONT:

• Commit more than 30% of gross income to rent if alternatives exist.

• Deplete all savings to secure housing. Liquidity is financial resilience.

• Underestimate recurring non-rent expenses such as utilities and transportation.

But theyre still cheaper than a year ago

By Mark Huffman of ConsumerAffairs

• The nations average price of gasoline has risen 2.6 cents over the last week and stands at $2.84 per gallon, according to GasBuddydata compiled from more than 12 million individual price reports covering over 150,000 gas stations across the country.

• The national average is up 4.9 cents from a month ago and is 24.5 cents per gallon lower than a year ago.

• The national average price of diesel rose 1.0 centin the last week and stands at $3.624 per gallon.

Gasoline prices are beginning to rise again as seasonal factors and refinery maintenance begin to influence the market, but prices are still lower than they were 12 months ago. Industry analysts say broader oil market dynamics remain relatively stable.

The national average price of gasoline continues to grind higher, and while the pace of increases remains modest for now, upward momentum could accelerate in the coming weeks as refinery maintenance intensifies and the broader transition to summer gasoline begins, Patrick De Haan, head of petroleum analysis at GasBuddy, said in this weeks GasBuddy blog.

However, supply-side dynamics could temper that seasonal pressure. If OPEC+ proceeds with resuming production increases following its first-quarter pause, additional barrels could cap crude oils upside and limit the magnitude of the spring rally at the pump. That said, geopolitical tensions particularly between the U.S. and Iran remain an unpredictable variable, injecting risk into the outlook and leaving prices vulnerable to sudden shifts.

Oil markets await clarity

DeHaan says crude oil prices were largely range-bound over the past week as traders monitored nuclear negotiations between the United States and Iran. Early Monday trading showed West Texas Intermediate crude up ninecents at $62.98 per barrel, slightly below last Mondays $63.58 opening. Brent crude also rose ninecents to $67.84 per barrel, down from $68.07 a week earlier.

Oil prices have found support from relatively modest inventory builds so far this year. At the same time, expectations of rising output from OPEC+ and non-OPEC producers are limiting further gains.

According to the Energy Information Administrations Weekly Petroleum Status Report for the week ending February 6, 2026, U.S. crude oil inventories rose by 8.5 million barrels and sit about 3% below the seasonal average. The Strategic Petroleum Reserve remained unchanged at 415.2 million barrels.

Plenty of supply

Gasoline inventories increased by 1.2 million barrels and are about 4% above the five-year seasonal average. Distillate inventories, which include diesel, fell by 2.7 million barrels and are roughly 4% below the five-year average.

Refinery utilization slipped onepercentage point to 89.4%, while implied gasoline demand a proxy for retail consumption rose by 147,000 barrels per day to 8.3 million barrels per day. The decline in refinery runs, combined with the seasonal shift toward summer-blend gasoline, could add upward pressure to pump prices in the weeks ahead.

What drivers are paying

The most common price motorists encountered last week was $2.79 per gallon, up 20 cents from the prior week. Other frequently reported prices included $2.89, $2.69, $2.59, and $2.99 per gallon.

The median U.S. gas price stands at $2.77 per gallon, about 10 cents lower than the national average. Prices vary widely: the top 10% of stations average $4.25 per gallon, while the bottom 10% average $2.28.

Oklahoma has the nations lowest statewide average at $2.25 per gallon, followed by Arkansas and Louisiana at $2.43. California continues to post the highest average at $4.50 per gallon, with Hawaii at $4.33 and Washington at $4.07.

Among weekly movers, Michigan saw the largest jump, with prices rising 12.1 cents. Oregon was up 10.1 cents. Meanwhile, Iowa (-9.3 cents), Utah (-8.5 cents), and New Mexico (-8.1 cents) posted the biggest declines.