Podcast Summary: The Clark Howard Podcast

Episode: 11.11.25 – Ask An Advisor With Wes Moss
Date: November 11, 2025
Host: Wes Moss (with co-host Krista Dibias)

Overview

This episode of "The Clark Howard Podcast" features “Ask An Advisor” with Wes Moss and Krista Dibias. The main themes are the dramatic shifts in the US housing market, insights into retirement and personal finance strategies, and an inspirational story about second act careers. Through listener questions and candid discussion, Wes and Krista offer actionable advice for home-buyers and retirees, plus encouragement for those considering life changes or new pursuits later in life.

Key Discussion Points & Insights

1. The 2025 Housing Market: It’s a Buyer’s World (02:54–09:12)

• Big Shift: Krista highlights newly released Redfin data showing 36% more sellers than buyers nationally—“the most extreme buyer’s market we’ve seen in a very, very long period of time” (02:59). There are nearly 2 million homes for sale but just 1.4 million buyers—the lowest level since 2013.
• What It Means: Buyers have leverage; sellers must work harder to attract interest. The dramatic inversion from the pandemic boom, where there were 2.5M buyers vs. 1.5M sellers, is now reversed.
• Hot Markets—Expensive & Balanced:
  • Top 10 most expensive: California cities (San Diego, LA, Anaheim, SF, San Jose), Seattle, and Northeast hubs (NYC and Boston, with Boston still relatively balanced at a $740k median price) (05:20).
• Affordable, Buyer-Friendly Cities:
  • Least expensive: Philadelphia ($285k), St. Louis ($270k), Cleveland ($250k), Pittsburgh ($—notably “a very cool city”—06:42), Detroit ($204k).
• Deals & Oversupply:
  • Markets with 100%+ more sellers than buyers: Nashville, Tampa, Jacksonville, San Antonio, West Palm, Austin, Fort Lauderdale, and especially Miami (160% more sellers than buyers—08:22).

Notable Quote:

“This is the most extreme buyer’s market we’ve seen in a very, very long period of time... It’s almost completely inverted now.”
— Krista Dibias (02:54)

2. Listener Q&A: Rates, Retirement, TSPs, and Fixed Income (09:12–17:28)

a. Mortgage Rates vs. The Fed (09:21–12:25)

• Common Misconception: Listener Jessica underscores that mortgage rates follow the 10-year Treasury, not the Fed. Even after the Fed’s rate cuts in late 2024, mortgage rates stayed high at around 7%.

“People just hear the headlines and not the truth...”
— Jessica (listener email, 09:26)

• Krista: The market anticipates Fed moves; rates can move before official cuts. Mortgage rates now average just under 6.25%, down from over 7% earlier in the year.

b. Thrift Savings Plan vs. Vanguard (12:35–15:18)

• Listener Greg wonders about keeping his $500k in federal TSP vs moving to Vanguard when new conversion options debut in 2026.
• Wes: Both are ultra-low cost and safe, but TSP has fewer options (“like a restaurant with five good things on the menu”) and slightly better creditor protection. Vanguard offers a wider menu, advisory services, and more flexibility for hands-on investors.

c. Allocating for Falling Rates (15:18–17:28)

• Listener Pamela (age 61): 60% stocks, 10% bonds, 30% cash (“dry powder”).
• Advice: Bonds offer rate lock-in that cash can’t—when rates fall, bonds retain their yield while cash yields drop almost instantly. Mix cash with fixed income to balance liquidity and yield.

3. Second Act Careers: The Inspiring Story of Tom Sello (20:18–27:29)

• Meet Tom Sello: At age 58, Tom Sello, Pennsylvania city employee and fitness buff, went back to college—not as a professor, but as a player on the Lycoming College Warriors football team.

  • Never played in high school due to addiction struggles; always kept in athletic shape (“6ft, 220 pounds, stronger than most 18-year-olds”—22:18).
  • Earned a spot after impressing the coach in the weight room; teammates now call him “The Animal.”
  • Landed an NIL (Name/Image/Likeness) deal with an arthritis cream company—a comedic but fitting twist.

• Krista’s Takeaway: Tom’s “one in a million” story reminds listeners it’s never too late to do what you missed. Your second act doesn’t have to be dramatic—just stretch beyond your comfort zone.

Notable Quote:

“Your second act...doesn’t need to be like the next Netflix series...it just needs to stretch us beyond our comfort zone.”
— Krista Dibias (22:18)

4. Purpose, Happiness, and Work in Retirement (26:40–28:02)

• Wes describes his own part-time, low-paid (tacos!) gig helping at a friend’s food shop—finding joy, challenge, and community in new endeavors.
• Krista cites research: Working in retirement for purpose (not need) boosts happiness, community, and keeps people feeling young and engaged. But many retirees struggle to find deep purpose even with active “second acts.”

5. More Listener Questions:

(28:02–35:57)

a. How Much to Save for $1M in 20 Years? (28:02–30:20)

• Listener AJ in Oklahoma: After a raise, wonders if he should hire a financial advisor.
• Wes’s shortcut math:
  • $25k/yr. × 20 years × 6% return ≈ $1M (29:56).
  • Maxing out your 401k ($23,500/yr.) for 20 years at 6% lands near the target.

Notable Quote:

“Good for you, AJ, for thinking about this raise and the way you are. Use it to build your future.”
— Wes Moss (29:56)

b. TIPS Ladders for New Retirees (30:42–32:20)

• Listener Alex in Michigan: TIPS (Treasury Inflation Protected Securities) are safe and inflation-hedged but offer lower base yields than standard Treasuries. You can buy them directly or via ETFs, and their overall total long-term return tracks close to standard bonds.

c. Dividend Investing for Retirement Income (32:20–35:57)

• Listener Nate in Florida: Clarifies that dividend payouts adjust value, but wants to understand the mechanics and value of dividend investing.
• Wes: Dividend companies tend to be disciplined, mature, and stable; reliable payouts can boost investor patience and serve retirees’ need for steady cash flow, especially when equity values waver. Growth and dividend investing are just “different roads” to similar long-term outcomes.

Notable Quote:

“Dividend investing is very much about discipline and financial health… It can be comforting from an investment perspective and help you be a more patient investor.”
— Wes Moss (33:19)

Memorable Moments & Quotes

• Krista, on housing:

  “There are some good deals and I think the deals are going to continue to get better.” (02:54)

• On second acts:

  “Knowing that somebody has done something this seemingly extreme… helps us all push a little harder when thinking about what could I do next?”
  — Krista Dibias (22:18)

Timestamps for Key Segments

• Housing Market Insights: 02:54–09:12
• Mortgage Rate Q&A: 09:12–12:25
• TSP vs. Vanguard: 12:35–15:18
• Allocating Cash & Bonds: 15:18–17:28
• Second Act Story (Tom Sello): 20:18–27:29
• Work & Purpose in Retirement: 26:40–28:02
• Listener Financial Goal Math: 28:02–30:20
• TIPS and Inflation Protection: 30:42–32:20
• Dividend Investing Mechanics: 32:20–35:57

Tone & Style

Friendly, practical, encouraging, and conversational—Wes and Krista mix detailed financial analysis with personal stories and relatable advice, aiming to empower listeners to take positive steps in their financial lives, no matter their age or circumstance.

Useful for:

• Anyone interested in current housing trends (Nov 2025)
• Retirees and pre-retirees considering safe allocation and income strategies
• Listeners considering financial advisors or DIY planning
• Anyone seeking inspiration for a “second act” or new midlife purpose

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