So Money with Farnoosh Torabi

If you’ve been scrolling listings at midnight, doing mental math on mortgage calculators, and wondering, “Wait…how is anyone actually buying a house right now?” you are not alone.

My guest today is Alex Gailey, personal finance reporter at Bankrate, and she’s been digging into the numbers behind America’s housing affordability crisis. Her reporting found something jaw-dropping: the typical U.S. household can’t afford three-quarters of the homes currently on the market.

In this conversation, we’re going to break down what’s driving the affordability squeeze — from the “lock-in effect” of homeowners clinging to 3% mortgages, to the widening gap between incomes and housing costs, to the new reality that many buyers are spending closer to 40%+ of their income just to make the monthly payment work.

Alex also shares where in the country buyers still have a real shot, what she’s hearing from successful first-time buyers about the real keys to getting in (hint: flexibility, patience, and boundaries), and why renting can be a smart wealth-building move when buying would make you house-poor.

Plus: we talk about the rise of unconventional paths to homeownership — buying with friends or family, “house hacking,” down payment help — and what all of this signals about the future of the American Dream, especially for millennials and Gen Z.

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This week on Ask Farnoosh, we’re zooming out—on money, career, and life—and talking about the moments when endings, uncertainty, and discomfort can actually become powerful financial turning points.

I start the episode reflecting on a popular “10-years-ago” trend and what my own life looked like in 2016—from a canceled CNBC show to pregnancy news that reframed everything. It’s a reminder that what feels like loss in the moment can open space for growth we couldn’t have planned.

I also break down a few headlines that matter to your wallet, including what retail bankruptcies mean for consumers, why bank stocks took a hit this week, and how proposed credit-card interest rate caps could affect access to credit. Plus, a personal reflection on watching events unfold in Iran and how global news can be deeply personal—and financially relevant.

Then we head into your questions:

Cutting Housing Costs Without Regret
A listener in Charleston is weighing a move to an older apartment that would save $600 a month. We talk through how to separate comfort from leverage, why reducing fixed expenses is one of the most powerful financial moves you can make, and how to decide if short-term discomfort is worth long-term freedom.

What to Do With a 401(k) During a Career Break
A 45-year-old listener quits her job to return to school—tuition-free—and wants to know how to handle her $130,000 401(k) and explore socially responsible investing while she’s not working.

Building Generosity Into a New Business
An entrepreneur asks a thoughtful question: how do you give back without putting your business at risk—especially in year one? We talk about time-boxing generosity, avoiding revenue-based giving too early, and why mission-driven work still needs financial guardrails.

Stay-at-Home Parenting vs. Financial Independence
A listener at the brink of six-figure earnings is considering stepping out of the workforce to stay home with her toddler. I share the financial tradeoffs, long-term earning implications, and why this decision is deeply personal—but worth examining through both emotional and economic lenses.

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Today we’re talking about the future. Not just retirement as a number on a spreadsheet, but retirement as a real phase of life—one that we’re all heading toward, whether we’re just opening our first 401(k) or already counting down the years.

My guest is someone I’ve turned to for guidance for decades. Christine Benz is the Director of Personal Finance and Retirement Planning at Morningstar, and if you’ve ever read a smart, clear-headed piece about investing, portfolio strategy, or retirement readiness, chances are her work shaped it.

Christine has helped millions of investors make sense of their money at every stage of life—but especially at the moment when the stakes feel highest: figuring out how to turn what you’ve saved into a sustainable, meaningful retirement. She’s also the author of How to Retire, a deeply practical and human guide that goes far beyond the math to tackle the emotional, lifestyle, and health realities of aging.

In this conversation, we’re digging into what retirement planning looks like right now: after a long market run, amid persistent inflation concerns, longer lifespans, and big questions around Social Security, healthcare, and caregiving. We talk about safe withdrawal rates, de-risking portfolios, how women need to plan differently, and why flexibility—not perfection—is the real secret to retiring well.

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Today’s guest is a true blast from the past — and one of the most enduring voices in personal finance.

Jesse Mecham is the founder of You Need a Budget, better known as YNAB. Jesse was last on So Money more than a decade ago — and since then, his little budgeting spreadsheet has grown into a global movement that’s now more than 20 years old.

In an industry where budgeting apps come and go — Mint, anyone? — YNAB has quietly endured. Not by promising shortcuts or get-rich-quick hacks, but by doing something far more radical: teaching people how to actually be good with money.

And not “good” as in million-dollar net worths or retiring at 35 — but good as in sleeping better at night. Not worrying about every expense. Feeling in control. Feeling aligned.
That’s why I wanted to kick off 2026 with Jesse.

In this conversation, we revisit the philosophy behind YNAB, including the four rules that have helped millions of people escape paycheck-to-paycheck living. We talk about why getting to zero — not riches — is often the most important milestone in someone’s financial life. We explore what Jesse has learned after two decades of watching how people really behave with money. And we dig into what’s changed — and what absolutely hasn’t — about budgeting in a world of higher costs, financial anxiety, automation, and now AI.

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January doesn’t have to start with a financial overhaul. In this special Ask Farnoosh episode, Farnoosh shares why easing into the new year, rather than rushing to reset everything, can lead to better money decisions.

She reflects on how she’s approaching 2026, what typically happens in the markets at the beginning of the year, and why January is a powerful time to slow down, learn, and reconnect with what matters most. From there, Farnoosh breaks down the week’s biggest money stories, including shifting grocery prices, growing anxiety in the housing market, canceled home purchase deals, the return of student loan wage garnishment, and new data suggesting homeownership may feel out of reach for more Americans.
The episode also highlights two recent conversations on So Money — with David Bach on building wealth through simple, consistent habits, and with Terri Trespicio on the importance of writing as a practical career skill.

Listeners then get answers to thoughtful questions about opening a new credit card after securing a HELOC, what it really means when entrepreneurs say they “didn’t pay themselves,” how HSAs work after enrolling in Medicare, and where to safely keep a $20,000 gift intended for a future home purchase.

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