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Musk’s SpaceX pans Virginia broadband plan as ‘massive waste’

Summary

  • In letter to state, calls Virginia’s $613M broadband access plan a “massive waste” of federal funds
  • -run company received small award compared to fiber internet providers
  • State has sent proposal to Commerce Department for approval

Elon Musk’s SpaceX wrote a letter this week slamming Virginia’s federal broadband grant proposal, calling it a “massive waste of federal taxpayer money” and accusing the state of unfairly rejecting a proposal from SpaceX’s satellite-based internet service.

The state has submitted a grant proposal to the federal government seeking $613 million to finish expanding high-speed internet access to more than 133,000 locations in the state that lack reliable internet. Most of the funding, if awarded, would go toward fiber-based instead of cheaper satellite-based internet services, such as those SpaceX offers through its Starlink subsidiary.

The Aug. 13 letter to Virginia’s state government, which SpaceX released publicly, argues that the federal government, which is funding part of the state’s broadband expansion, should deny the state’s proposal.

According to SpaceX’s letter, the state could spend $60 million with SpaceX and provide internet access to everyone in the state, instead of $613 million in federal funding.

Last week, the Virginia Department of and Community Development, which oversees the state’s broadband expansion program, released its final proposal to the federal government’s Broadband, Equity, Access and Deployment (BEAD) program. The plan proposes to spend $613 million in federal funding, in addition to $434 million in private investment from internet providers.

Fiber-based internet providers Comcast, All Points Broadband, RiverStreet Networks and ZiTel were awarded more than 70,000 of the state’s 133,500 locations for internet expansion, while SpaceX received only 2,759 and satellite competitor Commercial Services won nearly 7,000 locations.

This works out to a windfall for the fiber internet companies. All Points Broadband would receive the most, $171 million, and Comcast would receive the second highest amount, $146 million, if the state’s plan is approved. Meanwhile, SpaceX would receive only $3.2 million and Kuiper would get $4.4 million.

The U.S. Department of Commerce’s National and Information Agency must approve the plan for the state to receive funding, but the change in White House administrations has created political strife over fiber vs. .

Run by Elon Musk, SpaceX began launching Starlink satellites in 2019 that provide internet service to remote communities via low-orbit satellites.

In Southwest Virginia, the Health Wagon has begun connecting patients to telehealth diagnosticians via Starlink internet, and the service has gained a foothold in coal country and other far-flung places where it is expensive to lay fiber to each household and business.

, Amazon’s founder, started Starlink competitor satellite orbit company Project Kuiper in 2019, although it has only launched 54 production satellites out of 3,236 it plans to operate.

Both Bezos and Musk have made financial contributions to President Donald Trump’s campaign or inauguration fund, and Musk briefly went to work for the White House, running the Department of Government Efficiency, or DOGE.

Critics of the Trump administration have said it’s no coincidence that the federal government seems to be biased toward satellite internet because of Trump’s ties to the tech billionaires. Even without the political overtones, some in the telecommunications industry nonetheless feel that satellite tech is not reliable enough and view fiber broadband as the gold standard.

Starlink’s satellites are estimated to have an average lifespan of five years before they must be replaced, and under current federal law, there’s a finite number of satellites that can be launched. Also, satellites require unblocked signals, unlike fibers, which direct electrical signals to buildings.

SpaceX calls for the NTIA to reject Virginia’s plan for multiple reasons, arguing that the company “submitted a highly competitive and cost-effective proposal” to serve more than 80,000 locations in Virginia but was provisionally awarded only 2,900 locations in the state’s plan.

What’s more, SpaceX says that the state “used unpublished and inaccurate evaluation criteria to dismiss SpaceX’s application” and “began with a preordained result and then overlaid a paper-thin veneer of ‘analysis’ to unlawfully achieve its preferred outcome — maximum taxpayer spending benefiting specific companies and a misapplication of competitive rules.” It also says that the state wishes to award $91 million to other companies to lay fiber within 100 meters of households receiving internet access via Starlink.

“Today’s grant proposal reflects Virginia’s commitment to ensuring every community has access to the modern connectivity it needs to thrive,” DHCD Director Maggie Beal said in an Aug. 6 statement with the release of the state’s proposal. “By utilizing a smart mix of technologies — from fiber to fixed wireless to satellite — we’re maximizing the impact of every taxpayer dollar and building a stronger, more connected Virginia.”

The DHCD did not respond immediately to a request for comment Thursday on SpaceX’s letter.

Rosie’s Gaming in Dumfries to close in August

Rosie’s Emporium in , which opened in 2021, is set to close this month, the announced Thursday.

Owned by , the venue is shutting down on Aug. 20. Gaming Resort wagering facility opened in the town in in November 2024. Rosie’s 50 employees will move to The Rose, according to the letter, and Colonial Downs Group will surrender its state license to operate the Dumfries Rosie’s.

Colonial Downs, a subsidiary of Churchill Downs, notified the VRC, which oversees pari-mutuel wagering and horse racing for the state, of the closing on July 18, according to the commission’s statement.

The company, which owns and operates six other Rosie’s locations in Virginia and The Rose, as well as the Colonial Downs racecourse in New Kent County, must submit detailed plans addressing provisions for employees, honoring all winning tickets and player points for patrons, and consultation with local stakeholders.

The VRC board plans to hold a public hearing and then vote on surrendering the license, and the process is separate from the closing of the venue.

“An operator’s business decision to close does not end its obligations to Virginia or its patrons. Our role is to enforce those obligations,” VRC Executive Secretary Waqas Ahmed said in a statement, “and that a comprehensive plan is executed that protects the interests of every stakeholder.”

Marine/RV parts wholesaler announces $1.1M expansion in Norfolk

Florida-based , a distributor of marine and recreational vehicle parts and accessories, will invest $1.1 million to expand in , with plans to create 29 jobs.

made the announcement Tuesday. The company plans to relocate from its current 61,800-square-foot facility to a new 120,000-square-foot facility at 3321 E. Princess Anne Road.

Land ‘N’ Sea Distributing has had a presence in Norfolk since 1992, when it acquired Norfolk Marine Distributors. The coincides with its planned introduction of approximately 5,000 new products, the company says, and will accommodate increased inventory, improve operational efficiency and enhance capabilities.

“Land ‘N’ Sea has been part of Norfolk’s business fabric for more than three decades, and this expansion reflects both their confidence in the region and the rising demand in the marine and recreational vehicle industries,” Virginia Secretary of Commerce and Trade Juan Pablo Segura said in a statement. “This project is about more than just square footage — it’s about scaling operations, creating new jobs and deepening roots in a community that understands the value of logistics and supply chain innovation. We’re proud to support this growth alongside our local and regional partners.”

The worked with Norfolk city government and the to secure the expansion. Mayor Kenny Alexander said the company’s continued growth in Norfolk “reinforces our city’s role as a key logistics and business hub on the East Coast.”

The timeline of the expansion was not announced, and the company could not be immediately reached for comment.

Headquartered in Pompano Beach, Florida, Land ‘N’ Sea Distributing has been in business for 50 years, serving the marine, RV and personal watercraft industries.

Newport News reveals plans for $400M Navy housing project


SUMMARY:

  • and the plan to build 750 sailor units and 10,000 square feet of downtown
  • Construction is expected to begin next year
  • An investment of up to $400 million from the Navy and a $40 million state treasury loan are helping finance the project

Aided by a commitment from the to invest as much as $400 million, Newport News plans to begin work next year on two downtown apartment towers that will provide for sailors and 10,000 square feet of retail space.

Florence Kingston, the city’s director of development, briefed Newport News City Council on Tuesday on plans for the project, which calls for the construction of 750 for sailors. The development involves replacing various buildings, including the Huntington Hall site, owned by Newport News Shipbuilding, and the city-owned Julius Conn Gym.

The 930,000-square-foot-plus project, to be built in two phases, will be located between Huntington Avenue and Warwick Boulevard, and on 32nd and 29th streets. The project’s first phase involves a 555-unit apartment complex featuring two 17-story towers. The phase also includes the construction of 6,090 square feet of retail space and a four-story garage with 1,050 spaces.

The second phase will include the remaining 195 apartments plus 4,000 additional square feet of retail and a 30,000-square-foot building for Navy programming.

“I think this is just the first of many steps for a very bright economic opportunity for our traditional downtown,” said Newport News City Manager Alan Archer.

The Navy is partnering with Hunt Military Communities to develop the project. The city is “prepped to move this project quickly,” Kingston said, with construction expected to begin in spring or summer 2026. Details on when the project would be completed were not provided, and the city and the Navy did not immediately return requests for comment.

“This is a major milestone for the ongoing partnership and collaboration with the Navy [for] sailor quality of service, and will be a boon for our existing revitalization work downtown that continues to gain momentum,” Kingston said.

An early site plan for the Navy-backed housing and retail development planned for downtown Newport News. Image courtesy City of Newport News.

Following a series of suicides among -based sailors and an investigation that concluded the Navy failed its personnel, the Navy in 2023 launched an effort to improve sailors’ quality of life, including expanding access to off-base housing.

Archer said that while the Navy has advanced efforts nationwide to enhance sailors’ quality of life, “special attention” has been given to Newport News. He stated that the Navy is investing between $350 million and $400 million in the project.

Kingston noted, however, that the Navy funding will only cover the housing component of the project. She said additional investments will be forthcoming for other aspects of the project, such as parking.

Newport News has received a $40 million treasury loan from the state to help finance the project. However, Mayor Phillip Jones stated during the meeting that he intends to request that the either forgive the loan or convert it to a capital expenditure.

“This has been, I think, perhaps, the best thing that we’ve done in a long time,” Jones said of the project. “This going to completely change the skyline of downtown Newport News. To use an term, this is going to be an anchor that draws and pulls everyone into downtown.”

The council on Tuesday also unanimously voted to appropriate $5.5 million to support downtown initiatives, including the Navy housing project.

Temporary Norfolk casino to open in November

The temporary predecessor to the $750 million is expected to open in November, its developers announced Thursday.

The developers, Boyd and the , also announced the name of the temporary facility: The .

Located beside the permanent resort site, The Interim will have more than 130 slot machines on a single-level gaming floor and some food and beverages. Its initial hours will be from 10 a.m. to 2 a.m. daily.

“The Interim Gaming Hall is a perfect brand for our temporary casino — a sneak peek of the exciting gaming experience and memorable guest service we plan to offer the entire community,” said Ron Bailey, vice president and general manager of the casino, in a statement. “Having said this, our focus remains on delivering on our vision of a best-in-market gaming entertainment destination.”

Boyd and the expect to open the permanent , which is currently nameless, in late 2027. Expected to create 850 jobs, the resort will have a 65,000-square-foot casino, a 200-room hotel, eight food and beverage outlets, and a 45,000-square-foot outdoor deck. It will also include 1,500 slot machines and 50 table games, as well as 13,000 square feet of meeting space and 4,000 square feet of spa and gym space. The operators expect to announce its brand next year, according to a news release.

Construction began in February on the long-awaited casino. The resort casino was approved by Norfolk voters in fall 2020, but construction was delayed due to conflicts over design plans between Norfolk City Council and the developers. An earlier partnership between the Pamunkey tribe and Tennessee investor Jon Yarbrough ended last year, and Boyd Gaming entered the picture. At that time, Boyd and the tribe scrapped the casino’s previously announced branding as the HeadWaters Resort & Casino.

In September 2024, Norfolk City Council approved the development agreement between the city, the tribe and Boyd, and since then, the project has moved forward.

Virginia Beach’s S.B. Ballard Construction and Mississippi-based Yates Construction — the companies that built Rivers Casino Portsmouth — are leading the resort’s construction.

Virginia has three operating in , Bristol and Portsmouth, and construction on the $1.4 billion Live! Casino & Hotel Virginia in Petersburg began in March.

$10M fulfillment center planned at ex-military tank museum

North Carolina digital company plans to invest more than $10 million to open a fulfillment and logistics center in the former home of the AAF Tank Museum in , Virginia announced Wednesday.

The company is expected to create 203 jobs at the 400,000-square-foot facility, which will also house MerryGoRound’s division. Positions will include videographers, graphic designers and live commerce hosts​ as well as logistics and operations roles in warehousing, freight and fulfillment​, according to a press release.

“MerryGoRound’s decision to establish operations in Pittsylvania County demonstrates how Virginia’s strategic location and skilled workforce make it an ideal hub for and logistics operations,” Youngkin said in a statement.

MerryGoRound’s live commerce division will facilitate online sales on social media platforms and live streaming marketplaces such as eBay Live, TikTok Shop and Live. The company works with sellers like Pfootballpete, whose eBay shop offers everything from figurines of Archie comic book characters to Pokémon cards, and Annaya F., who describes herself as a “seven-figure reseller” of name-brand clothing products.

Cabell Barrow, the attorney representing MerryGoRound, did not immediately respond to a request for comment.

“My client looks forward to working with the county, the county IDA and surrounding community members to create meaningful long-standing careers and repurpose the recently vacated AAF Tank Museum property,” Barrow said in a news release. “They look forward to sharing more details about the project during a ribbon-cutting event that will be scheduled in the near future.”

The AAF Tank Museum closed in 2023 after two decades of operation.

Virginia competed with and Puerto Rico for the MerryGoRound project. The Virginia Partnership worked with Pittsylvania County and the Southern Virginia Regional Alliance to seal the deal.

Youngkin approved a $350,000 grant from the Commonwealth’s Opportunity Fund to assist Pittsylvania with the facility. Additionally, the Virginia Tobacco Region Revitalization Commission approved a $145,500 grant for the project from the Tobacco Region Opportunity Fund. The company is also eligible to receive benefits from the Port of Virginia Economic and Infrastructure Development Zone Grant Program. The Virginia Talent Accelerator Program, created by VEDP, will support MerryGoRound’s job creation with recruitment and training services.

Days houses spend on market increases across Virginia

SUMMARY:

  • ‘s active listings in July surged 43.4% year-over-year
  • pending sales increased 10.5% from July 2024
  • Median prices rose in both markets compared to last year

Houses are spending longer on the market than during the same period last year in Northern Virginia, Hampton Roads and Central Virginia. However, median sales prices in all three regions have increased over 2024.

Northern Virginia

The reports that 1,612 units were sold in July — a 1.6% decrease over July 2024. Total sales volume was $1.41 billion, a 2.6% increase compared to this time last year.

The region saw an increase in inventory last month, as active listings jumped 43.4% year-over-year, reaching 2,530 properties on the market. Homes remained on the market an average of 20 days, a 25% increase over July 2024.

The median sold price rose 3.4% year-over-year to $760,073, growth which indicates “steady buyer interest,” according to NVAR.

Growing inventory and extended days on market suggest shifting dynamics in Northern Virginia’s market, the association stated.

July 2025 housing market statistics for Northern Virginia. Image Courtesy Northern Virginia Association of Realtors
July 2025 statistics for Northern Virginia. Image Courtesy Northern Virginia Association of Realtors

“We’re seeing a market that is recalibrating,” NVAR CEO Ryan McLaughlin said in a press release. “Buyers are still active, and the market remains strong, but at a more measured intensity than in recent years.”

NVAR President Casey Menish, a real estate agent with Pearson Smith Realty, agreed.

“Buyers are approaching their decisions more carefully, and sellers are adjusting to longer timelines and increased competition,” she said in a press release. “We’re moving away from extremes, and that’s a healthy development for long-term market stability.”

NVAR reports activity for Fairfax and Arlington counties, the cities of Alexandria, Fairfax and Falls Church, and the towns of Vienna, Herndon and Clifton.

Hampton Roads

Hampton Roads saw improvements in settled and pending sales last month compared with the same period last year, according to data released Sunday by the (REIN).

July 2025 housing market data for Hampton Roads. Image Courtesy Real Estate Information Network
July 2025 market data for Hampton Roads. Image Courtesy Real Estate Information Network

In July, there were 2,528 settled sales, up from 2,346 in July 2024. However, those numbers were down 13 sales from June. Pending sales were 2,457, a 10.5% increase over July 2024.  There were 2,468 pending sales in June.

have been holding steady, and active listings remain high, giving buyers more options,” REIN board President Barbara Wolcott of Berkshire Hathaway Home Services RW Towne Realty said in a press release.

July’s months supply of inventory (MSI) — a measure of how many months homes would stay on the market if no new inventory were added — was 2.74, up from 2.65 in June and up from 2.28 in July 2024.

The median sale price in July was $368,250, a drop from $375,000 in June, but up 3.44% from $356,000 in July 2024.

Homes spent a median of 22 days on the market in July, up from 18 days last month and in July 2024.

Founded in 1969, REIN is a regional multiple listing service that covers an area stretching from Williamsburg east to Virginia Beach and across the border.

Central Virginia

The Central Virginia Regional Multiple Listing Service splits its data between single family homes and condos and townhomes.

In Central Virginia, there were 1,291 closed sales for single family homes in July, up 3% from 1,254 in July 2024. For condo/townhomes, there were 286 sales, up 16.7% year-over- year.

Pending sales for single family homes increased 13.8% year-over-year from 1,107 in July 2024 to 1,260 in July 2025. For condo/townhomes, there were 275 pending sales in July, up 17% from 2024’s 235.

Single family homes spent an average of 23 days on the market in July, a 9.5% increase  from the 21 days on market the previous year. Meanwhile, condo/townhomes spent an average of 38 days on market, a 15.5% increase from the average of 33 days in the previous year.

The median sales price for single family homes last month rose to $435,000, up 4.4% from the $416,500 the previous year. The median price for condo/townhomes was $365,000, down 6.3% from last year.

Single family housing inventory in July also rose 2.6% from 2,142 in July 2024 to 2,198 in July of this year. Condo/townhome inventory was 672, a 35.5% increase from last year’s 496.

The CVR MLS includes data for Amelia, Charles City, Chesterfield, Colonial Heights, Dinwiddie, Goochland, Hanover, Henrico, Hopewell, King & Queen, King William, New Kent, Petersburg, Powhatan and Prince George counties and the city of Richmond.

Eidtor’s note: this story has been updated

Wall Street drifts around its records following a worldwide rally

SUMMARY:

 

NEW YORK (AP) — U.S. are drifting around their record levels on Wednesday after a rally spurred by hopes for lower U.S. interest rates wrapped around the world.

The S&P 500 rose 0.2%, coming off its latest all-time high. The Industrial Average was up 412 points, or 0.9%, as of 2:47 p.m. Eastern time, while the Nasdaq composite rose 0.1% after setting its own record the day before.

Treasury yields eased in the bond market as expectations reached a virtual consensus that the Federal Reserve will cut its main for the first time this year at its next meeting in September. Lower rates can boost investment prices and the economy by making it cheaper for U.S. households and businesses to borrow to buy houses, cars or equipment, though they risk worsening inflation.

Stock indexes jumped in Asia in their first trading after Tuesday’s better-than-expected report on U.S. inflation triggered a jump in bets that a cut to interest rates is coming. Hong Kong’s Hang Seng leaped 2.6%, Japan’s Nikkei 225 rallied 1.3% and South Korea’s Kospi climbed 1.1%.

Indexes also rose in Europe, though the moves were more modest after they already had the chance to trade on the U.S. inflation data the afternoon before. Germany’s DAX returned 0.7%, and France’s CAC 40 rose 0.7%.

On , the hopes for lower interest rates are helping to drown out criticism that the U.S. has grown too expensive after its big leap since hitting a low in April.

One way companies can make their stock prices look less expensive is to deliver strong growth in profits, and Brinker International became the latest to report stronger results for the latest quarter than analysts expected. The company behind the Chili’s brand said it saw more customers coming to its restaurants, and it’s also making more profit off each $1 in sales.

“Chili’s is officially back, baby back!” said CEO Kevin Hochman.

Its stock came into the day with a gain of 17.1% for the year so far, and it swung between gains and losses through the morning. It was most recently up 3.5%.

climbed 3.8% after it agreed to sell itself to Gildan Activewear for $2.2 billion in cash and Gildan stock. The deal would combine North Carolinas’ HanesBrands with Canada’s Gildan, and Gildan’s stock that trades in the United States rose 10.7%.

Cryptocurrency exchange Bullish, which also owns crypto news site CoinDesk, surged in its debut on Wall Street. The stock more than doubled from its $37 initial public offering price after it started trading.

On the losing end of Wall Street were grocery stores and delivery companies, which fell after Amazon said it will offer fresh groceries to customers in more than 1,000 cities and towns through same-day delivery. Kroger fell 4.2%, and DoorDash dropped 4.8%, while Amazon rose 1.2%.

Cava Group sank 15.8% after the Mediterranean restaurant chain reported weaker revenue for the latest quarter than analysts expected, though its profit topped forecasts. It also cut its forecast for 2025 growth in sales at restaurants that have been open for more than a year, where guest traffic has been roughly flat recently from year-ago levels.

CoreWeave lost 17.9% after the company, whose cloud platform helps customers running artificial-intelligence workloads, reported a larger loss for the latest quarter than analysts expected.

In the bond market, Treasury yields eased as expectations built for coming cuts to interest rates by the Fed.

The yield on the 10-year Treasury fell to 4.24% from 4.29% late Tuesday and from 4.50% in mid-July. That’s a notable move for the bond market.

President Donald Trump has angrily been calling for cuts to help the economy, often insulting the Fed’s chair personally while doing so.

But the Fed has been hesitant so far because of the possibility that Trump’s tariffs could make inflation much worse. Lowering rates would give inflation more fuel, potentially adding oxygen to a growing fire. That’s why Fed officials have said they wanted to see more data come in about inflation before moving.

On Thursday, a report will show how bad inflation was at the level across the United States. Economists expect it to show inflation accelerated a touch to 2.4% in July from 2.3% in June.

Canada’s Gildan Activewear is buying HanesBrands for $2.2 billion

SUMMARY:

  • $2.2B purchase values deal at $4.4B with debt
  • , join Gildan’s brand portfolio
  • Deal expected to close late 2024 or early 2025

is buying the struggling for $2.2 billion in a deal that gives the basic apparel maker access to household name brands like Hanes and Maidenform.

The companies put the transaction’s valued at about $4.4 billion when HanesBrands’ debt is included.

Gildan, in addition to its namesake brand, also makes American Apparel and Peds.

HanesBrands’ sales have fallen for three consecutive years and it hasn’t turned an annual profit since 2021.

The company sold its Champion brand last year to Authentic Brands Group for more than $1 billion. In February Target announced a multiyear strategic partnership with Champion, with products from the brand rolling out in the retailer’s store and on its website starting this month.

“As part of Gildan, HanesBrands will benefit from an even stronger financial and operational foundation that will provide new growth opportunities – helping to power further innovation, a broader product offering and greater reach across channels and geographies,” HanesBrands Chairman Bill Simon said in a statement Wednesday.

HanesBrands shareholders will receive 0.102 common shares of Gildan and 80 cents in cash for each share of HanesBrands common stock. They will own about 19.9% of Gildan stock once the deal closes.

Gildan has been experiencing some upheaval as well. In May 2024 its entire board resigned and appointed the nominees of activist investor Browning West as their replacements. CEO Vince Tyra also stepped down.

Gildan’s headquarters will remain in Montréal after the transaction is complete. The combined company will maintain a strong presence in , North Carolina, where HanesBrands is located.

Gildan said that it plans to conduct a strategic review of HanesBrands Australia, which could include a sale.

The deal is expected to close later this year or early next year. It still needs approval from HanesBrands shareholders.

Shares of HanesBrands dropped nearly 4% before the market opened after spiking 28% Tuesday on rumors of a buyout.

Homeowners turn to cash-out refinancing to take advantage of big gains in home equity

SUMMARY:

  • Cash-out refinancing hits near 3-year high in Q2
  • Total tappable U.S. reaches $11.6 trillion
  • Some markets see equity drop as prices cool in Sunbelt, West

Homeowners are cashing in on years of home equity gains, even as remain elevated.

The trend sent cash-out home refinancing activity to a nearly three-year high in the April-June quarter, according to data from home loan data tracker .

In a , a homeowner takes out a loan for more than they owe on their mortgage and then pockets the difference. The funds are often used to consolidate debt, finance home improvement projects and pay for big-ticket purchases.

The average cash-out refinance in the second quarter resulted in the homeowner pulling $94,000 in home equity, increasing their monthly payment by $590. On average, they also raised the interest rate on their home loan by 1.45 percentage points, according to the report.

To qualify for a cash-out refinance, homeowners must have at least 20% home equity, have owned the home for at least six months and have at least a 620 credit score, among other criteria. Borrowers who got a cash-out refinance in the second quarter had an average credit score of 719, ICE noted.

Years of rising home values have made tapping their home equity a tempting option for many homeowners. The median price of a previously occupied U.S. home climbed to an all-time high of $435,500 in June. That’s a 48% increase from just five years ago.

Total homeowner equity in the U.S. hit an all-time high of $17.8 trillion in the second quarter, with $11.6 trillion of available for homeowners to draw upon by refinancing, ICE said.

All told, cash-out refinances accounted for roughly 60% of all home loan refis in the second quarter.

A cash-out refinance can give a borrower more financial flexibility, especially if they can reduce their mortgage rate and use the funds to lower higher-interest debt. However, the borrower is signing up for a larger loan, possibly at a higher interest rate than they previously had, and they’re often extending the loan repayment term by several years.

That can be risky, because if a borrower can’t pay back the loan, they may not have enough equity left to avoid foreclosure.

Often, a home equity line of credit, or , may be a better option for homeowners, as they generally come with lower and the borrower isn’t giving up their equity, just borrowing against it.

Stubbornly high mortgage rates have helped keep the in a sales slump since early 2022, when rates started to climb from the rock-bottom lows they reached during the pandemic. Home sales sank last year to their lowest level in nearly 30 years.

The market has remained in a slump this year, and while prices have kept rising nationally, the rate of growth has been slowing or falling in many metro areas, including Atlanta, Austin and Tampa, Florida.

The slower pace of home price appreciation, especially for homes in Sunbelt and Western markets, have led to home equity growth slowing by its lowest rate in two years, ICE said.

As a result, tappable equity has dropped by at least 5% in nearly one-quarter of U.S. markets. And about 1% of homeowners with a mortgage, or roughly 564,000 borrowers, now owe more than their homes are worth, ICE said.