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This Place Sure Has Changed: Which Cities Have Changed the Most?

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A MagnifyMoney analysis looks at a decade of data to determine which communities are undergoing dynamic transformations, and which are standing still.

The cities that have changed the most in 10 years

“This place has changed” is a refrain you often hear from a city’s longtime residents. But change is a curious, inconstant thing; as some communities undergo great transformations, others seem frozen in time.

MagnifyMoney looked at nine elements of local change from 2006-2016 among the 50 largest metros in the United States, creating a Change Score (0-100) for each. The score factors in such measures as the changes in commute times, income, house prices, crime rates, building permits and more.

Change isn’t necessarily a good or bad thing. Big growth in commute times and rents can be negative, but they can also be a function of positive developments like job and income growth. Similarly, places without as much change could be more attractive to people working their way up the salary ladder or those retirees on fixed incomes, offering more affordable housing and less congestion.

But change often brings underlying challenges to the forefront, prompting communities to make tough calls on things that could hamper positive transformations going forward, like diversification of industries, infrastructure investment and tax policy.

MagnifyMoney is highlighting these places to encourage discussion in communities dealing with rapid change.

  1. Austin, Texas (90.4). Austin is a magnet for change, with the fastest job growth in the nation (+40% since 2006), 60% of residents moving since 2010, and a 54% rise in house prices since 2006, the most of the 50 metros ranked. Relatively lower living costs than tech centers like the San Francisco Bay Area and Seattle, along with a combination of satellite offices of larger tech companies, a burgeoning startup scene and no state income tax all contribute to Austin’s change leadership. The lowest-ranked element of Austin growth, building permits (No. 25 of 50), explains some of the outsize housing price appreciation.
  2. Dallas-Fort Worth (89.7). Dallas isn’t tops for change in any of the nine categories we looked at, but it ranks high because it’s in the top 10 for five categories, and ranks no lower than No. 19 (growth in rent, at 31% since 2006) for any single category. Dallas-Fort Worth’s top rank is for the decline in its crime rate, No. 4 (and down 43% from 2006).
  3. Houston (86.2). Houston rounds out the trio of big Texas cities at the top of the change list, led by housing factors. It ranks No. 2 for house price appreciation, at 38% from 2006, and No. 3 for building permit expansion. It lags on crime rate change (-27% from 2006), on which it ranked  No. 23 of 50 metros.
  4. Nashville, Tenn. (84.8). Ranking fifth in the nation for employment growth (24%) and building permit expansion, Nashville is the most changed city outside Texas in our ranking. In all, 53% of Nashville residents report moving since 2010, and median nominal income is up 26% from 2006. More challenging, median rent growth has far outpaced income growth, up 38% since 2006.
  5. Tie: Portland, Ore., and Denver (83.9).  Income, rent and commute times are where Portland ranks highest for change. Portland’s median rent of $1,158 a month is up 52% from 2006, while median income is up 31%, an impressive figure, but one that leaves many stretched in the face of rapidly rising rents. Commute times are up 12% on average from 10 years ago. As for Denver, its story is one of rising housing costs outpacing big job growth.  It ranks No. 2 for rent increases of 60% and No. 3 for house price increases of 35% in 10 years. Employment growth of 23% ranked No. 6, while income growth of 31% also ranked No. 6 of the 50 metros examined.

Places that changed the least

  1. Birmingham, Ala. (61.1) Birmingham ranks in the bottom half of change for all nine metrics we analyzed, and notably lags in employment growth, at 3% in the 10 years between 2006 and 2016. House prices, a double-edged sword, are down 2% from their 2006 level as of 2016, while commute times are identical to levels seen at the start of the 10-year period.
  1. Milwaukee (61.7) Milwaukee also lags in employment growth, at 4% in 10 years, but it’s one of the few areas where rent growth hasn’t significantly outpaced income growth, with median rent up 19% in 10 years (while incomes rose 15% over the same period).
  1. New Orleans (63.4) While New Orleans is third from the bottom in terms of change, in the wake of Hurricane Katrina in 2005, it has made big progress in one key metric; employment is up 30% since 2006, giving this city a No. 3 ranking among the 50 largest metros for growth. Where it lags is in metrics where too much change is a negative: rent growth and commute-time growth. Median rent in the New Orleans area is up 17% in 10 years, ranking No. 48 out of 50, while commute times are up just 1%, ranking No. 47.

What about the tech-heavy Bay Area?

With the rapid growth of tech companies in the last decade or so, there is some expectation that San Francisco and San Jose, the two metros that comprise the greater Bay Area, would rank higher on change than Nos. 24 and 10, respectively.

They are ranked Nos. 1 and 2, respectively, on income, Nos. 2 and 1 on commute-time growth, and Nos. 5 and 1 on rent growth, indicating significant shifts. The median income in San Francisco, the Peninsula, Marin and East Bay is up 37% in 10 years, while in the South Bay (San Jose) it’s up 36%, both leading the metros in our ranking.

Meanwhile, commute times increased 18% across both the San Francisco and San Jose metros, also ranked No. 1 of 50 metros, on top of already high levels of congestion from the peak of the last business cycle.

But house prices, while setting records and sitting among the most expensive in the country, have not grown as much over 10 years as other metros like Dallas, Houston, and Austin, which had less of a run-up during the housing boom of the mid-2000s.

San Jose ranked No. 20 for house price growth since 2006, while San Francisco ranked No. 47, using an index that accounts for all communities in the metro, not just desirable suburbs and neighborhoods that have seen outsize appreciation.  And crime rates have not declined as rapidly in the Bay Area as in other parts of the country, further limiting change rankings, with San Francisco ranking No. 44 for change in its crime rate.

Ranking Highlights

Commute times

% change in commute times, 2006 – 2016

  1. San Francisco +18%
  2. San Jose + 18%
  3. Los Angeles +12%
  4. Boston +12%
  5. Portland +12%

Employment

Employment change, 2006 – 2016

  1. Austin +40%
  2. Raleigh +32%
  3. New Orleans +30%
  4. San Antonio +29%
  5. Nashville +24%

Income

Median income change, 2006 – 2016

  1. San Francisco +37%
  2. San Jose +36%
  3. Austin +34%
  4. Oklahoma City +31%
  5. Portland +31%

House prices

House price index change, 2006 – 2016

  1. Austin +54%
  2. Houston +38%
  3. Denver +35%
  4. Las Vegas -34%
  5. Dallas +32%

Rent

% change in median rent, 2006-2016

  1. San Jose +68%
  2. Denver +60%
  3. Seattle +55%
  4. Portland +52%
  5. San Francisco +49%

Recent moves

% of residents who moved into their residence in 2010 or later

  1. Las Vegas 66%
  2. Phoenix 61%
  3. Austin 60%
  4. Orlando 58%
  5. Denver 56%

Median age

Change in median age of residents, 2006 – 2016

  1. Riverside, Calif. +3.4 years
  2. Phoenix +2.8 years
  3. Sacramento, Calif. +2.6 years
  4. Detroit +2.4 years
  5. Los Angeles +2.3 years

Methodology

We looked at nine factors to assess change, including:

  • Commute times — the percentage change in average commute times reported for each metro area in the U.S. Census American Community Survey, released in September 2017 and covering 2006-2016.
  • Building permits — The number of residential building permits issued, 2007-2016, as a percentage of the 2006 base of households, using data from the Department of Housing and Urban Development.
  • Median age — The change in median age of residents, 2006-2016, via the American Community Survey.
  • Employment — The percentage change in people employed from 2006-2016, via the American Community Survey.
  • Income — The percentage change in nominal median household income, 2006-2016, via the American Community Survey.
  • House prices — The percentage change in the nominal house price index, 2006-2016, via the Federal Housing Finance Agency.
  • Rent  — The percentage change in median rent from 2006 – 2016, via the American Community Survey.
  • Crime rate — The percentage change in the crime rate from 2006-2016, via the Federal Bureau of Investigation  Uniform Crime Reporting program.
  • Recent moves — The percentage of residents who moved into their current residence in 2010 or later, via the American Community Survey.

Ranks for each of the nine factors were evenly weighted to create a Change Score for each metro, from 0-100, with 100 representing the top score.

 

Advertiser Disclosure: The products that appear on this site may be from companies from which MagnifyMoney receives compensation. This compensation may impact how and where products appear on this site (including, for example, the order in which they appear). MagnifyMoney does not include all financial institutions or all products offered available in the marketplace.

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5 Ways to Keep Medical Debt From Ruining Your Credit

Editorial Note: The editorial content on this page is not provided or commissioned by any financial institution. Any opinions, analyses, reviews, statements or recommendations expressed in this article are those of the author’s alone, and may not have been reviewed, approved or otherwise endorsed by any of these entities prior to publication.

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Your physical well-being isn’t the only thing at stake when you go to the hospital. So, too, is your financial health.

According to the Consumer Financial Protection Bureau, more than half of all collection notices on consumer credit reports stem from outstanding medical debt, and roughly 43 million consumers – nearly 20% of all those in the nationwide credit reporting system – have at least one medical collection on their credit report.

Now, you might be inclined to think that, because you’re young or have both a job and health insurance, medical debt poses you no risk. Think again. According to a report from the Kaiser Family Foundation, roughly one-third of non-elderly adults report difficulty paying medical bills. Moreover, roughly 70% of people with medical debt are insured, mostly through employer-sponsored plans.

Not concerned yet? Consider that a medical collection notice on your credit report, even for a small bill, can lower your credit score 100 points or more. You can’t pay your way out of the mess after the fact, either. Medical debt notifications stay on your credit report for seven years after you’ve paid off the bill.

The good news is that you can often prevent medical debt from ruining your credit simply by being attentive and proactive. Here’s how.

Pay close attention to your bills

Certainly, a considerable portion of unpaid medical debt exists on account of bills so large and overwhelming that patients don’t have the ability to cover them. But many unpaid medical debts catch patients completely by surprise, according to Deanna Hathaway, a consumer and small business bankruptcy lawyer in Richmond, Va.

“Most people don’t routinely check their credit reports, assume everything is fine, and then a mark on their credit shows up when they go to buy a car or home,” Hathaway said.

The confusion often traces back to one of two common occurrences, according to Ron Sykstus, a consumer bankruptcy attorney in Birmingham, Ala.

“People usually get caught off guard either because they thought their insurance was supposed to pick something up and it didn’t, or because they paid the bill but it got miscoded and applied to the wrong account,” Sykstus said. “It’s a hassle, but track your payments and make sure they get where they are supposed to get.”

Stay in your network

One of the major ways insured patients wind up with unmanageable medical bills is through services rendered – often not known to the patient – by out-of-network providers, according to Kevin Haney, president of A.S.K. Benefit Solutions.

“You check into an in-network hospital and think you’re covered, but while you’re there, you’re treated by an out-of-network specialist such as an anesthesiologist, and then your coverage isn’t nearly as good,” Haney said. “The medical industry does a poor job of explaining this, and it’s where many people get hurt.”

According to Haney, if you were unknowingly treated by an out-of-network provider, it’s would not be unreasonable for you to contact the provider and ask them to bill you at their in-network rate.

“You can push back on lack of disclosure and negotiate,” Haney said. “They’re accepting much lower amounts for the same service with their in-network patients.”

Work it out with your provider BEFORE your bills are sent to collections

Even if you’re insured and are diligent about staying in-network, medical bills can still become untenable. Whether on account of a high deductible or an even higher out-of-pocket maximum, patients both insured and uninsured encounter medical bills they simply can’t afford to pay.

If you find yourself in this situation, it’s critical to understand that most health care providers turn unpaid debt over to a collection agency, and it’s the agency that in turn reports the debt to the credit bureaus should it remain unpaid.

The key then is to be proactive about working out an arrangement with your health care provider before the debt is ever sent to a collection agency. And make no mistake – most providers are more than happy to work with you, according to Howard Dvorkin, CPA and chairman of Debt.com.

“The health care providers you owe know very well how crushing medical debt is,” he said. “They want to work with you, but they also need to get paid.”

If you receive a bill you can’t afford to pay in its entirety, you should immediately call your provider and negotiate.

“Most providers, if the bill is large, will recognize there’s a good chance you don’t have the money to pay it off all at once, and most of the time, they’ll work with you,” Dvorkin said. “But you have to be proactive about it. Don’t just hope it will go away. Call them immediately, explain your situation and ask for a payment plan.”

If the bill you’re struggling with is from a hospital, you may also have the option to apply for financial aid, according to Thomas Nitzsche, a financial educator with Clearpoint Credit Counseling Solutions, a personal finance counseling firm.

“Most hospitals are required to offer financial aid,” Nitzsche said. “They’ll look at your financials to determine your need, and even if you’re denied, just the act of applying usually extends the window within which you have to pay that bill.”

Negotiate with the collection agency

In the event that your debt is passed along to a collection agency, all is not immediately lost, Sykstus said.

“You can usually negotiate with the collection agency the same as you would with the provider,” he said. “Tell them you’ll work out a payment plan and that, in return, you’re asking them to not report it.”

Most collection agencies, according to Haney, actually have little interest in reporting debt to the credit bureaus.

“The best leverage they have to get you to pay is to threaten to report the bill to the credit agencies,” he said. “That means as soon as they report it, they’ve lost their leverage. So, they’re going to want to talk to you long before they ever report it to the bureau.

“Don’t duck their calls,” he added. “Talk to them and offer to work something out.”

Take out a personal loan

Refinancing your medical debt into a personal loan is another move you can consider making, particularly if you can get a lower interest rate than you could with a credit card, and you aren’t able to secure a 0% credit card deal. Peer-to-peer lenders LendingClub and Prosper both start with APRs as low as 6.95%, and LendingClub’s origination fee starts as low as 1%.

Even better, SoFi offers personal loans at a rate as low as 5.99% and has no origination fee (although you do need a relatively high minimum credit score to get a loan, at 680).

MagnifyMoney’s parent company, LendingTree, features a handy personal loan tool where you can shop for the best loan for you.

Bottom line

Dealing with medical debt can be particularly stressful, as you have to worry about money matters along with managing health issues. However, having medical debt does not have to spell disaster. If you follow one or more of the steps above, you should be able to keep your finances healthy.

Advertiser Disclosure: The products that appear on this site may be from companies from which MagnifyMoney receives compensation. This compensation may impact how and where products appear on this site (including, for example, the order in which they appear). MagnifyMoney does not include all financial institutions or all products offered available in the marketplace.

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Have a question to ask or a story to share? Contact the MagnifyMoney team at [email protected]

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How Weight Loss Helped This Couple Pay Down $22,000 of Debt

Editorial Note: The editorial content on this page is not provided or commissioned by any financial institution. Any opinions, analyses, reviews, statements or recommendations expressed in this article are those of the author’s alone, and may not have been reviewed, approved or otherwise endorsed by any of these entities prior to publication.

Photo courtesy of Brian LeBlanc

Brian LeBlanc was fed up. The 30-year-old policy analyst from Alberta, Canada, had struggled with his weight for years. At the time, he weighed 240 pounds and had trouble finding clothes that fit. He decided it was time to change his lifestyle for good.

LeBlanc started running and cutting back on fast food and soft drinks. He ordered smaller portions at restaurants and avoided convenience-store foods. About a year into his weight-loss mission, his wife Erin, 31, joined him in his efforts.

“The biggest change we made was buying a kitchen food scale and measuring everything we eat,” Brian says. “Creating that habit was really powerful.”

Over two years, the couple shed a total of 170 pounds.

But losing weight, they soon realized, came with an unexpected fringe benefit — saving thousands of dollars per year. Often, people complain that it’s expensive to be healthy — gym memberships and fresh produce don’t come cheap, after all. But the LeBlancs found the opposite to be true.

Erin, who is a payroll specialist, also managed their household budget. She began noticing a difference in how little money they were wasting on fast food and unused grocery items.

Photo courtesy of Brian LeBlanc

“Before, we always had the best intentions of going to the grocery store and buying all the healthy foods. But we never ate them,” she says. “We ended up throwing out a lot of healthy food, vegetables, and fruits.”

Before their lifestyle change, Brian and Erin would often eat out for dinner, spending as much as $80 per week, and they would often go out with friends, spending about $275 a month. Now, Brian says if they grab fast food, they choose a smaller portion. Now they might spend only $22 on fast food per month, instead of over $200.

What’s changed the most is how they shop for groceries, what they buy and how they cook. Brian likes to prep all his meals on Sunday so his lunches during the week are consistent and portion-controlled. They also buy only enough fresh produce to last them a couple of days to prevent wasting food.

Losing weight — and student loan debt

Photo courtesy of Brian LeBlanc

Two years after the start of their weight-loss journey, they took a look at their bank statements to see how their spending had changed. By giving up eating out and drinking alcohol frequently, they were spending $600 less a month than they used to, even though they’ve had to buy new wardrobes and gym memberships.

With their newfound savings, the LeBlancs managed to pay off Brian’s $22,000 in student loans 13 years early. Even with the $600 they were now saving, they had to cut back significantly on their budget to come up with the $900-$1,000 they aimed to put toward his loans each month. They stopped meeting friends for drinks after work, and Erin took on a part-time job to bring in extra cash. When they needed new wardrobes because their old clothing no longer fit, they frequented thrift shops instead of the mall.

When they made the final payment after two years, it was a relief to say the least.

Now the Canadian couple is saving for a vacation home in Phoenix, which they hope to buy in the next few years, and they’re planning to tackle Erin’s student loans next. They’re happy with their weight and lives in general, but don’t take their journey for granted.

“There were times we questioned our sanity, and we thought we cannot do this anymore,” says Erin. But they would always rally together in the end.

“There are things that are worth struggling for and worth putting in the effort,” Brian says. “Hands down, your health is one of those things.”

Other Ways Getting Healthy Can Help Financially

Spending less on food isn’t the only way your budget can improve alongside your health. Read below to see how a little weight loss can tip the scales when it comes to your finances.

  • Spend less on medical bills. Health care costs have skyrocketed over the past two decades, but they’ve impacted overweight and obese individuals more. A report on the “state of obesity” in America found that obese adults spend 42% more on healthcare per year than those of normal weight.
  • Buy cheaper clothes. Designers frequently charge more for plus-size clothing than smaller sizes. Some people claim retailers add a “fat tax” on clothes because there are fewer options for anyone over a size 12. It might not be fair, but it’s the way things are.
  • Save on life insurance. Your health is a huge factor for life insurance rates. Annual premiums for a healthy person can cost more than for someone who is overweight, because BMI (body mass index) may be a factor for determining pricing.

Getting Healthy for Cheap

Still worried that an active lifestyle will require you to spend more money? Here are some tips on keeping costs low while you improve your lifestyle.

  • Get a family membership. Gyms often provide a discount if you sign up for a family membership instead of an individual one. Most of these deals are only beneficial for households with children, but some might offer a lower price if you sign up with a spouse or partner. Always ask the gym about any special deductions they might have.
  • Skip the fancy gym. Many would-be exercisers skip the gym pass because they assume it will be expensive. Before you give up, call around and compare prices. Try your local YMCA, as they often have income-based membership.
  • Shop at thrift stores. Finding inexpensive workout clothes can be another barrier to exercising. Who wants to spend $75 on yoga pants? Don’t visit the mall for your new duds. Your local thrift shop or consignment store will have running shorts and tank tops for only a few dollars. Secondhand clothes also make more sense if you’re in the midst of losing a lot of weight and changing sizes frequently.
  • Go vegetarian. Meat is often the most expensive item in your grocery cart. If you’re trying to eat healthier and concerned about money, try vegetarian protein options like lentils, beans,and quinoa. You don’t have to fully adopt the vegetarian lifestyle, but just reducing your meat intake can have a significant impact on the grocery bill.
  • Buy frozen produce. Frozen produce is often as healthy as buying fresh, but it can be significantly less expensive. Frozen veggies and fruit also last longer, decreasing the risk of food waste. You can often find coupons, and the long shelf life makes it easy to stock up if there’s a sale on your favorite green beans.
  • Cut back on eating out. Ever wonder how restaurant-quality food can be so much better than what you make at home? You guessed it: more salt, more sugar, more butter and more fat. By limiting the meals you eat out, you’ll avoid all that — as well as those outrageous restaurant markups. If you do eat out, you can do your best to pick the healthy choice. You may also choose to take advantage of cashback credit cards that may reward you for your healthy dining out.

Advertiser Disclosure: The products that appear on this site may be from companies from which MagnifyMoney receives compensation. This compensation may impact how and where products appear on this site (including, for example, the order in which they appear). MagnifyMoney does not include all financial institutions or all products offered available in the marketplace.

Zina Kumok
Zina Kumok |

Zina Kumok is a writer at MagnifyMoney. You can email Zina here

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