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Directors Francis Ford Coppola and George Lucas and actors James Caan and Robert Duvall all spent several weeks in a western Nebraska. It was 1968, and while the movie got little attention at the time, it proved pivotal in the evolution of Hollywood.

Friday, August 18th 2023, 7:54 AM MDT

Updated: Sunday, August 20th 2023, 9:30 AM MDTBy Leo Adam Biga, Flatwater Free Press

Rex Peterson trick riding while on tour.

Provided by Stephen Mack via Flatwater Free Press

Four years before the release of “The Godfather,” a nearly unknown contingent consisting of director Francis Ford Coppola and actors Robert Duvall and James Caan rolled into a western Nebraska town. 

They weren’t alone. Future mega-director George Lucas, cinematographer Bill Butler and actress Shirley Knight joined them in Ogallala for the Coppola feature “The Rain People.” It was 1968, and though the resulting work received little attention at the time, it went on to play an outsized role in the evolution of Hollywood and cinema.

Three films, plus a TV miniseries, emerged from this Hollywood-Nebraska intersection, including a no-holds-barred documentary Duvall made about a rambunctious trick-riding rodeo family, the Petersons.

The film, “We’re Not the Jet Set,” premiered in New York City to good reviews but fell out of circulation due to subsequent rights issues. It paints an unvarnished family portrait, complete with coarse, politically incorrect language.

“It’s true to who we were,” said Kris Peterson Springer, who appears in the doc with her siblings, parents and paternal grandparents. “I’m in no way embarrassed or ashamed by it.”

K.C. Peterson, Kris’ brother, regards Duvall’s largely self-financed labor-of-love as a gift bestowed on the family, perhaps the ultimate home movie. 

The Petersons plan to organize a public screening of it at the Prairie Theatre in Ogallala during an upcoming family reunion. 

This incongruous melding of cowboy hospitality and high art originally happened by accident as the freewheeling production of “Rain People” wended its way from the East Coast to the South to the Midwest. The loose route left plenty of room for inspiration and discovery.

“We were on the road, God, for that whole picture. I had really no idea where we were going from day to day,” Caan said before his death in 2022.

The movie might never have ended up in Nebraska if a location scout traveling ahead didn’t happen upon Ogallala. After seeing it, Coppola decided that’s where the story would culminate. The last four weeks of shooting unfolded there. 

“Once there, we felt at home and there were many good places that suited our story,” said Coppola, 84. “The people were nice and … we were all happy there.”

The schedule paralleled the fictional road trip of its pregnant protagonist, Natalie (Knight). She flees suburban housewife life for the open road, traversing Long Island, Virginia, Tennessee, Missouri and Nebraska to “find herself.” She gets involved with a brain-damaged ex-football player (Caan) and a motorcycle cop (Duvall). The maternal and romantic entanglement ends in tragedy.

Though arriving by chance, Duvall and Caan formed enduring friendships with the Petersons and another ranch family, the Haythorns. The experience also reinforced relationships among the film artists that led to alliances and projects pivotal to “New Hollywood.” 

Coppola was still finding his way as a filmmaker. 

Duvall, now 92, was a last minute replacement for Rip Torn. 

Getting the short notice gig proved fortuitous for Duvall’s career, said Knight. 

“That changed a lot of film history actually, if you think about it, because he started doing all that work with Francis.” 

“Rain People” provided Caan with the most challenging role of his career until playing Brian Piccolo in “Brian’s Song.” “I was like depressed through that whole picture, mostly because of this character I played.” 

Despite his discomfort, Caan said it was a great opportunity. 

“Just from talking to him (Coppola), I knew he knew actors. When we started working together I knew he was something special. The guy pretty much knew about everything.”

New USC film school grad Lucas came along for the ride to document the making of the movie. His short doc chronicling “Rain People” was released as “Filmmaker – A Diary by George Lucas.” 

“George’s film is excellent – he caught the spirit of this exciting trip,” said Coppola, “which for us was an adventure into filmmaking.” 

Duvall and Caan remembered the quiet, scrawny Lucas wielding a camera and sound system strapped to his chest to capture behind the scenes moments. 

Knight, who thought Lucas “was adorable,” took away an important lesson.

“Be nice to everybody … because that assistant could turn out to be George Lucas.”

Soon after wrapping in Ogallala, Coppola and Lucas formed American Zoetrope in San Francisco. “Rain People” was the production company’s first release. Under the Zoetrope banner Coppola produced the younger filmmaker’s first two features: “THX 1138” in 1971, starring Duvall, and “American Graffiti” in 1973.

In between the Lucas films, Coppola made “The Godfather,” then “Godfather II” and “The Conversation,” cementing his reputation as a contemporary American master.

While Coppola slogged through “Apocalypse Now,” Lucas parlayed the unexpected popularity of “American Graffiti” to turn his Saturday matinee fantasy “Star Wars” into Hollywood’s biggest franchise and the foundation of his LucasFilm-SkyWalker Ranch production and effects empire. 

“George Lucas was, and still is, like a younger brother to me. I knew early on he was a great talent, and though a different personality to my own, one that was very helpful and stimulating to me,” Coppola said. 

The emergence of Coppola and Lucas marked a new wave encroaching on the failing old studio system out of touch with counter-culture youth audiences. Though “Rain People” did little business and received lukewarm reviews, it served as a bridge project for those involved. 

Butler, the cinematographer, contributed to “The Godfather” and replaced Haskell Wexler on “The Conversation.” He went on to photograph “Jaws” for yet another film school “brat,” Steven Spielberg. 

“Rain People” led Coppola to cast Duvall in “The Godfather” films, “The Conversation” and “Apocalypse Now” and to cast Caan in the first “Godfather” and later in “Gardens of Stone.” 

“I liked working with them very much, and yes, they were on all the early lists of names for ‘The Godfather,’” Coppola said.

“George (Lucas) got to meet Bobby and knew he should be in ‘THX 1138,’” he added. 

The many crosscurrents resulting from “Rain People” were rare for an art film, said film scholar Thomas Schatz, emeritus chair of the Department of Radio-Television-Film at the University of Texas at Austin and the author of “Hollywood Genres.”

“The Rain People” was part of “a strain of offbeat off-Hollywood road movies” that served as “character studies of American nomads, inward journeys of discovery and aimless travelogues through the American outback,” said Schatz, an Omaha native.

The 1969 movie marked the start of Coppola banding together collaborators who would join him in “his later assault on mainstream Hollywood,” Schatz added.

It is now regarded as an important early work by Coppola, who counts it among the favorites of his own films. 

“It has value, I think, beyond being an early film of mine,” he said, “but as one of the first films to touch on the theme of ‘women’s liberation.’”

Knight, who was actually pregnant by the time shooting commenced, embraced Coppola’s freewheeling vision. 

“I think what was happening with women at that time was they were coming out of the ’50s as lovely housewives in aprons into an era when women were becoming doctors and lawyers, entering politics and becoming independent,” Knight said. “Natalie was caught up in that.”

All the movie people met locals, but Duvall and Caan got to know them personally. The actors encountered a scene straight out of the movies when they met the tough and colorful ranchers. 

Fade in on a 1968 summer day in Ogallala. The sleepy agricultural and former railroad hub had been largely bypassed by the nation’s social-political churn except for some of its boys going off to Vietnam. Cut to the arrival of a small caravan of cars, vans and trucks whose occupants marked them instantly as outsiders.

Word traveled fast about these long-haired strangers with lights, cameras, cables and big city ways. It wasn’t long before Duvall and Caan, both admirers of the West and horses, asked around where they could find some mounts. They were directed to the Peterson’s circle pen just outside of town. 

Duvall still remembers the day and their encounter with the family patriarch, B.A. Peterson. He invited them to come down and ride horses any time … just before asking – in colorful language and in the same breath – if they were having any luck in town. 

Duvall recognized a cinematic family when he saw one. 

“Oh, boy, a very unique family, a rodeo circus mentality. They were kind of an identity unto themselves even in that small community I think.” 

The actors came back to ride, rope and swap stories. Duvall and Caan moved into The Lazy K next to the Peterson spread. They bought cowboy boots and had one of the Peterson brood, K.C., polish them. K.C. said he and his family took an instant liking to the actors. The family made quite an impression on them. 

“There were some pretty rough and tumble people back then,” said Duvall. 

“Yeah, they were a wild group,” Caan confirmed. “They would fight in the middle of the living room, and, oh boy, I mean fist fight, and he’s (B.A.) sitting back in a chair saying, ‘Now, no hitting in the face’ Those were the rules.”

“We had good times together. You’d tell B.A. a joke and he’d laugh for five minutes. He had a great sense of humor, that guy,” recalled Duvall.

K.C. said his father “didn’t care what he said to anybody, he didn’t care who you were. He didn’t let us call him daddy, you called him B.A. The film brought everything out about him.” 

Duvall, cinematographer Joseph Friedman and sound man Stephen Mack, who also edited the film, captured the family in all their raucous reality – the politically incorrect language, rowdy behavior and all. 

“We let it come from them. It’s their life,” Duvall said.

K.C. said his father could read a person and he trusted Duvall, giving him unbridled access to family without fear of misrepresentation or exploitation. 

“Bobby wasn’t going to change it, he was just going to put it out there how it was,” said K.C. “You won’t see another film like it, it’s totally different.” 

Duvall said he wouldn’t call the film “a pure documentary because there were certain scenes we set up … but it’s what they do and so it comes out of pretty pure behavior.”

K.C. recalled Duvall at his family’s house “all the time.” He stayed in the motel next door and would bring his wife and step-daughters to the Peterson place.

“My mom would have them sit down for a meal. She’d just feed them all. Then the next thing you know Bobby would say, ‘Hey, we need to film this.’ Bobby and crew followed us everywhere. You never knew when they might turn on a camera. And that’s kind of how it went. ”

After sharing so many intimate scenes together, Duvall was like a family member. At his invitation, some Petersons even visited him on the “The Godfather” set. 

“Jet Set” film locales include the Peterson home near the South Platte River and open rangeland. Events depicted include a cattle branding, a wild west show, the Nebraskaland parade in downtown North Platte, a graduation and an amateur boxing match. Long-gone sites figure prominently in “The Rain People,” including the Lazy Skyline Drive-In and Reptile Ranch. A house fire in Brule also makes quite a scene.

North Platte Telegraph reporter Todd von Kampen, an Ogallala native, said the Coppola film “really does capture the Ogallala I knew from my childhood.”

For Duvall and Caan, western Nebraska’s influence didn’t end with “The Rain People” or “We’re Not the Jet Set.” 

Trail-drive tales told by Walt “Waldo” Haythorn, a fellow rancher and friend of B.A. Peterson, informed Duvall’s 2006 mini-series “Broken Trail.”  

“Being around those people, the real thing, that helped me when I went on to do things … especially my favorite part, Augustus McCrae in ‘Lonesome Dove’ and ‘Broken Trail,’” said Duvall, a National Cowboy and Western Heritage Museum Lifetime Achievement Award winner.

Caan took up Denny Peterson on an offer to join him at the Haythorns for a herding and branding.

“Boy, that was some experience. It’s a great tradition actually. These guys come from all over, the neighboring ranchers, like the Petersons. And then all the wives, boy what a feast they put out. A spread for all the hands. By four o’clock … I was done, I was hurtin’ boy.” 

On the last day of the four-day branding, Caan was accorded the honor of roping. “You’re tied onto your saddle and rope these big old calves out of the herd and drag ’em by the pit. I was flanking ’em and spread-eagling for two or three days.”

Caan got so into working cowboy ways he began entering weekend roping events. “It was just in my blood,” he said. 

Eventually, studios banned him from competing due to injury risk. He credits his interest in ranching with forming the foundation for “Comes a Horseman,” a western he produced and starred in with Jane Fonda.

After “The Godfather” Caan and Duvall re-teamed on Sam Peckinpah’s “The Killer Elite” and remained best friends until Caan’s death. Caan felt their shared “blatant honesty” and ability to make each other laugh contributed to their strong on-screen chemistry.

Members of the Peterson clan leveraged their horsemanship into becoming in-demand Hollywood animal trainers and wranglers. 

K.C. worked on the Duvall film, “Geronimo: An American Legend.” Older brother Rex Peterson has a list of credits ranging from “The Black Stallion” to “The Horse Whisperer” to “Hidalgo” to “1883.”

“He’s the most like his dad I guess of the guys I know. … He ain’t got time for a lot of how ya’ doins and stuff,” Duvall said.

Peterson has helped make many A-list actors look proficient on horseback, including Viggo Mortensen, whom he worked with on “Hidalgo”. Peterson’s iconic Stetson hat and handlebar mustache are his trademark look, though he’s rarely “hunted” the camera to get on screen himself, even when Duvall shot “Jet Set.” 

He did, however, relent for a close-up in the 2021 miniseries “1883” and for a small part in the new Mortensen western “The Dead Don’t Hurt.”

And he’s the subject of an in-progress documentary project by Paul Brozen, “Hats, Horses and Hollywood – The Rex Peterson Story.”

Duvall is quick to note that he doesn’t deserve credit for the Petersons’ successful entry into Hollywood. “They totally got that on their own,” he said. But the legendary actor is glad the family still treasures the film he made about them.

“It’s very moving to hear that,” he said, “because you never know if they’re going to accept something real.”

The Flatwater Free Press is Nebraska’s first independent, nonprofit newsroom focused on investigations and feature stories that matter.

The post Earlier than ‘The Godfather,’ a Coppola movie shot in western Nebraska performed a pivotal function in Hollywood’s evolution – PANHANDLE appeared first on DAILY SAN FRANCISCO BAY NEWS.

In this podcast, Motley Fool host Deidre Woollard and senior analyst Matt Argersinger discuss:

• What downtowns might look like when they become more than just “containers for work.”
• How different REITs are approaching the new commercial real estate landscape.
• The promise and problems of “15-minute cities.”

To catch full episodes of all The Motley Fool’s free podcasts, check out our podcast center. To get started investing, check out our quick-start guide to investing in stocks. A full transcript follows the video.

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This video was recorded on June 17, 2023.

Matt Argersinger: Cities don’t have to be organized around the office anymore, they can be what else are known for. They can be their cultural centers, arts, education, entertainment, people just, you know, sometimes people just like to live closer to other people. I mean, there’s a lot of reasons that cities can still thrive, but we always have to reimagine, almost reimagined them entirely.

Mary Long: I’m Mary Long and that’s Motley Fool Senior Analyst Matt Argersinger. Deidre Woollard caught up with Matt to discuss creative ways to repurpose office space in a world where cities don’t revolve around work. The shifting dynamics of the latest Sunbelt migration and the pivotal role that parking garages could play in revitalizing urban centers.

Deidre Woollard: Since the pandemic we’ve been watching with cities, kind of grapple with the nature of work. We’ve seen people spend less time in the office. We’ve looked at data that shows the amount of hybrid work. Maybe it’s stabilized, but then I’m starting to see all of these reports about companies like Meta, Amazon, Alphabet, Redfin, a lot of them saying back to work in September or else. I heard this last year, is it going to be different this time?

Matt Argersinger: It’s a good question. I think we should step back a bit and maybe use data to guide us a little bit as we try to answer these questions. But thanks for having me to talk about this, because I do think and will go into this, but I do think the future of city is really one of the defining, things of our time here. It kind of up there with climate change. It’s just something that’s going to change a lot and we need to figure out, and we need to figure out pretty rapidly. But talking about office and the whole work-from-home dynamic, if you look at the latest data from CoSstar, the US office vacancy rates, it hit a high of 12.9% in Q1. That’s an all-time high, by the way, and it’s the 6th straight quarter of increases. It was under 10% prior to the pandemic, but here we are at almost 13%. But you have to remember that’s economic vacancy. That’s just the amount of space that’s not least. If you look at actual vacancy. Physical human occupancy, it’s actually vacancies are lot higher. If you look at the Kastle System data, they have this great back to work barometer of data that they provide. It shows that office occupancy, physical occupancy of office buildings was just under 50% in their 10 City Index. They’ve got this index of 10 major cities.

Really it’s less than half of these office buildings are occupied at any given time. In places like New York City, San Francisco, Washington DC, really big popular office markets, the average is closer to 40%. So we’re seeing just not a lot of occupancy right now in office buildings, despite these headlines we’re seeing about, hey, come back to the office, coming back at least three days a week, etc. The other thing too, is that this vacancy rate doesn’t capture the the amount of space that tenants are actually making available for sublease. You have companies that are leasing space that are under long-term leases, but they’ve actually set aside a portion of their space to subleasing. Just as one example, it’s estimated that 7.2% of San Francisco’s office space, while it’s least right now, it’s available for sublease. I read an article in the San Francisco standard that says there’s 3.5 million square feet of office from 13 companies in the city alone. Yes, major companies. You mentioned some Alphabet, Amazon, Meta, JPMorgans is the other one, they’re urging mandating workers to comeback, at least on a part-time basis. I think it will have an effect, but I’m not sure it puts a dent and I don’t know how you feel about this. It just doesn’t feel like it’s going to put a dent in this long-term structural secular movement that we have to a more distributed workforce. I just think the idea and we should get into this more. But the idea of kind of a centralized CBD headquarters or major office center, it feels like it’s in the past and it became so in just a rapid fashion.

Deidre Woollard: Yeah. You mentioned San Francisco Salesforce is a great example of that in terms of sublease because they built this huge tower.

Matt Argersinger: I know, its one of the biggest skyscrapers in the country actually, just recently.

Deidre Woollard: Yeah, it’s a gorgeous building. They built it and now at least part of that is up for sublease. The other thing is, as much as companies are mandating back to work, I don’t think I’ve heard of any of them that are mandating five days a week. They’re all talking about 2-3 days. So no matter what, you’ve got less occupancy in terms of physical occupancy happening. I think that’s an important distinction too, because we’ve got physical occupancy, which is bodies in seats, and then you’ve got building occupancy, which is we paid for a lease. We’re paying for a lease often for five days a week, but we’ve only got people in there, maybe 2-3 days a week. That is interesting too.

Matt Argersinger: Remember, those leases, by the way, a lot of these companies, unfortunately, they have those leases, but they’re expiring. A lease is always expire. Imagine a lot of those leases expiring in the next year or two or three years. Many of those companies are not going to renew those leases. You’ve got this economic occupancy rate that’s probably going to come down even further. I wouldn’t be surprised if I hate to say it, but a year from now we might see more all-time highs in terms of the office vacancy rate.

Deidre Woollard: Yeah, that’s an important thing to keep in mind because it has been this slow burn. When the pandemic happened and everybody said, well, buildings are still being occupied so it’s fine, but what people didn’t understand is that you’ve got three-year, or five-year leases that are all on different time frames and we’re just now really seeing the impact of that.

Matt Argersinger: They’re just going to keep rolling through. I expect it will just see those vacancy rates continue to climb.

Deidre Woollard: They’re happening at a time when interest rates have shifted and the ability to negotiate is dramatically different as well. Well, let’s talk about the what-ifs. If we have this assumption that OK, we’re probably not all rushing back into the office when summer is over, what does a central business district look like? Because traditionally, central business district, you’ve got the big tall buildings, you’ve got people rushing in and out during the daytime, maybe it’s not so active at night, you’ve got ground-floor retail. I heard this quote recently from Urban, like an Urban SDN thought leader, Richard Florida. He said that this is the opportunity to move cities beyond containers for working. I thought that was really powerful because that’s what a central business district did. It is a place where we all go to work. If it’s not that then what is it?

Matt Argersinger: It’s very interesting to ponder, I would say, because if you think about how we organized work in the past, going back hundreds of years ago, it was all about around farms and agriculture. That’s where we center the population. Then it became about industry, where we’re factories, where we’re plants, where we’re big manufacturing facilities, where it was transportation, where we’re ports or rail major rail lines. Then I think as we moved into the 20th century, and certainly as we got into the 21st century, it became the information economy, it became the services economy. It became about financial companies and so technology. All of a sudden we shifted the basis for work and the basis for population around cities because that’s, like you said, that’s where these buildings where, that’s where we organize life. That’s where during the day, a city like New York City or the Washington DC, their populations would swell because you have these workers commuting into the city, commuting to these buildings. That served many things beyond just the office. Like you mentioned, there’s retail establishments, restaurants to serve lunch, transportation, public transportation of buses, subways to serve those commuters. That’s all really, I hate to say it, but it’s been abandoned since the pandemic. Cities will have to evolve, they will simply have to evolve, because if you look at New York City, for example, depending on the source you use, property taxes make up around 50% of New York City’s revenue, and the lion share of that in New York City is office.

If a substantial portion that tax base is not going to be operational or it’s going to shrink, where’s the city like New York going to get its revenue from? There has to be some serious thinking around this. I’m an optimist, and I think you are too. I mean, cities don’t have to be organized around the office anymore. They can be what else they’re known for. They can be their cultural centers, arts, education, entertainment, sometimes people just like to live closer to other people. I mean, there’s a lot of reasons that cities can still thrive, but we almost have to reimagine almost from imagined them entirely. I think people will always want to live in cities. I think they just might no longer want to commute to cities. That is, I think a big distinction and one of my big fears when you talk more about this later in the show, but my big fear is that cities are going to react to sharply to the change. They are going to realize that the office is going away. They’re going to realize that their tax revenue is going to shrink, they’re going to stop investing and funding things like public transportation or other projects that make it better because they’re worried about short-term funding problems, or planning issues that would exacerbate. I think the problem with cities that would take away from what makes city special and livable and I worry a lot of city governments are going to take these drastic measures and it’s going to be almost self-reinforcing.

Deidre Woollard: Well, the other thing I’m thinking about too, you’ve got this trend that mostly pandemic-driven, but before that you had this trend toward gig work. We know that that’s happening. We know that the amount of freelancers is rising and the younger generations that I’m thinking about too, they’re definitely breaking out of the 40-hour week. I go, I sit at a desk and I do my work eight hours a day and I come home. That’s not the way that really the future is going to be lived. One of the things I’m thinking about is whether or not that changes how we consider the office now because even when I go to the office now, I’m not necessarily going for the full day. I might do a couple of hours at work at home. I’ll go in to have a meeting with people or do something else and then I might leave right after that, go homework some more. I think that as we start to think about this, do things like we work and we can talk a little bit about where we are because they have so much of the office space, but are we going to see offices used in that more flexible manner?

Matt Argersinger: I love that. Like you and I went in a week or so ago to film some stuff in the studio. I showed up maybe an hour before we did that and I left shortly after we had finished. I think that is a good example. I like that you brought up the younger generations approaching work differently because I think a lot of those trends might have been in place even before the pandemic. Remember, WeWork was a major thing before the pandemic, before we even got close to it. The whole idea of this collaborative workspace, where it’s not so much a centralized location anymore where you need all your employees to be. It can be more of a collaborative space or you can have satellite offices where workers get together on an infrequent basis or in things like travel to conferences or events or to bring teams together that work in different places. There’s a lot of possibility. Obviously, it’s going to be demand for office space or conference space. Whether or not it’s in this centralized office location that we’ve been living in for probably 100 years at this point, that it certainly feels like a thing of the past.

Deidre Woollard: Yeah. Let’s talk a little bit about the investing aspect of this because I’ve invested in a couple of office REITs. I’m looking for opportunities in others, but I’m nervous about that. The prices for these companies are very low right now, but the future is also a little scary because most of the forecasts I’ve seen say that office rates aren’t going to go up until at least 2025. Really nobody knows, we can’t really predict the future. How are you thinking about office REITs? Are you semi optimistic? Are you seeing any opportunities?

Matt Argersinger: I would call myself optimistic. I would say there are some areas of opportunity given what’s happened to the space. You shared with me some data from the Oberlin Institute which looked at office occupancy rates, rents, and valuations. Like you said, it’s going to take several years at least to work through what I think has rapidly become this excess supply of office space. The companies or the types of office I think is really going to suffer are your older class B buildings that don’t have a lot of in-house or nearby amenities to track workers or tenants. Those are those are already tough and out-of-favor in a lot of places. Now, even post-pandemic, there’s lower demand for office. They’re just going to get left behind because workers and tenants are going to want to be in higher-end class A office space that’s cleaner or more modern, with more amenities attached to it. Otherwise, it’s going to be really hard to draw in a lot of workers on a regular basis.

I think if you’re looking at REITs and you mentioned your own, I own some office REITs as well. I think if you’re looking at traditional office REITs that focus on core CBD assets, your SL Green’s, Boston Properties, or even smaller ones like Brandywine Realty Trust or City Office REIT, I think it’s going to be really, really challenging for these REITs. It’s going to take some time and there’s going to be some defaults. There’s going to be some real pressure on funds from operations, which is a cash-flow metric for REITs and rents aren’t just probably not going to grow; occupancy is going to be lower. This is the key thing, debt is going to need to be rolled over or refinance on a rolling basis. A lot of these buildings, obviously the equity but a lot of times banks, especially regional midsize banks, own a lot of debt. If the equity is getting wiped out, which in lot of cases it has, those banks are going to want to get their debt out of it. It’s just really, really challenging. Now there are some parts of the market. If you look at, for example, when we’ve talked about in the past, Alexandria Real Estate Equities, which is predominantly a life sciences REIT. Maybe Healthpeak Properties or even a Easterly Government Properties which focuses only on Federal government leases, those will probably work out. They’re still beaten down and there’s still some challenges there, but I think those are going to be workout OK. But traditional office REITs are the ones that you don’t want to watch out for.

Deidre Woollard: SL Green, I know. They’re trying to expand into other areas. I like them because they have a top-tier property, I little worry about them because they’re almost 100% in New York. They’re trying to maybe do a casino in Times Square, but that’s way down the road. Other thing, speaking about New York versus other areas, I tended to see this originally as a coastal city problem. But now I’m starting to see signs of weakness in some of the markets that were considered to be the next big thing. Charlotte’s, for example, their vacancy rate is going up partly because that’s a banking city and some of those big banks are starting to reduce their space. How much do you think the Sunbelt migration thing that you and I’ve talked about a lot, is that going to shift again?

Matt Argersinger: Well, in terms of office, I think they’ll hold up better, but you’re right. You have to pick your markets. You mentioned Charlotte’s, which I think is a great example. It’s a banking financial hub. Those types of tenants have have been more amenable to flexible work relationships with their employees. So it’s create problem. Just as we’ve seen in certain markets in San Francisco, LA that are more tech-driven. Same thing, more flexibility to worker, less demand for office. Places that will probably do better. If you look at maybe your Jacksonville Miami’s, maybe your markets in Texas, in Dallas, or Austin, even though there are still pockets of weakness and those places saw huge demand. I think there’s a lot of cases where there’s been so much migration and so much movement among corporations down to those places that they’re probably not going to face the same amount of challenges. But again, you have to be real specific and pick your markets. In a way that’s the beauty of real estate. We talked about all this time, it’s a very diversified sector. Here we are. We’re railing against office and we’re talking about that situation. There’s also a lot of positive things happening with real estate and a lot of those markets, whether it’s apartments or industrial, even retail and hospitality. But the office, no matter what I think if you’re a real estate investor, it’s really hard to get excited about office right now. You can do so much better on a risk-adjusted basis anyway, looking at other sectors, at least in the near-term.

Deidre Woollard: That’s a good point. Speaking about that, what other areas should we be considering? Is there a way that some of these office buildings can be repurposed? Because we talked a little bit before, we’ve talked about this about residential. I’ve seen some of the stats that it’s not necessarily going to be the easiest thing to convert. You can’t really turn a lot of office buildings into apartments and then that’s just the end of it. But there’s some other things I’m seeing, so vertical warehousing, edge computing. I saw a post the other day about the idea of turning some of these buildings into vertical malls, almost like the old fashioned, like a Macy’s where you’ve got different things except it’s not one store, but just different stores on every level. Are we going to open up this creativity and is that going to bring energy back to cities?

Matt Argersinger: I think so and I hope so. And that just makes so much sense. It’s going to be very expensive to do, and you mentioned it. A lot of people think, well, we can just convert all these office buildings to apartments. It’s so difficult to do that. A lot of office buildings just can’t be converted just because of the way they are structured. The plumbing isn’t right, utilities aren’t right, they have to be upsized, the floor plates are too large, column spacing is weird, there aren’t enough windows. And so people tend to underestimate the cost and zoning changes that would be required to turn your traditional city office building into an apartment. But it’s happening to a small extent. Your other ideas I think are much better, which is the whole idea of vertical warehousing or building more of a mixed-use property where maybe certain floors are still office, but then certain floors are retail or certain floors are a hotel, a hospitality maybe. There’s a lot of things that can be done. I just think what has to happen is the cities themselves have to make it possible for those kinds of transitions to happen.

And there’s such draconian, as you know, zoning regulations or tax implications that your typical developer is going to say. It’s too expensive, it’s too hard, it’s going to take years. I can’t get in there and do it even though I know that this particular type of real estate is much more in demand and has much more long-term potential. And so it goes back to what we were saying that beginning to show. There has to be almost its entire rethinking of how cities are designed and zoned. And think about things something simple like parking requirements. So many buildings have minimum parking requirements that have to be satisfied. It’s never made sense to me as to why cities have such high standards there when we really don’t want a lot of parking in cities, we want people to be using public transportation or walking. So even lessing some of those types of restrictions can really open up more development. It’s just so many things have to be rethought, and it’s going to take a lot of different players from both the private and public sectors to come together saying, this is what makes sense. In the past, unfortunately, those types of groups have been more in conflict with each other than collaborative. So like they say, the cliche, it’s going to take a village [laughs] to make it all happen.

Deidre Woollard: [laughs] Well, yeah, I think you brought up something really interesting with the idea of public-private partnerships because you’re absolutely right. For the most part, traditionally, it is a developer wants to build something, they see where they can make a profit. Then they go to the city and they ask for it. Sometimes you get, I mean, there are things like low-income housing tax credits. There other credits for affordable housing, things like that, but there’s not a lot of public support for building offices unless they’re going to have maybe public space with it sometimes. So it’s a bit of a challenge to get the government, I think, behind that, but I want to zero in on what you talked about with parking because a few years ago, I was at this real estate conference and a guy got up on stage, he’s like, cities are going to be redone in five years. Autonomous driving is going to be everywhere. There will be no more parking garages. Parking is not even something we’re going to have to worry about. That didn’t come to pass, but we are starting to see some things. You and I looked at an article recently from the real deal talking about Digital Realty Trust maybe tearing down a parking garage in downtown LA and putting in a datacenter. Is there an opportunity to take all of that real estate in cities that is parking and turn it into something else?

Matt Argersinger: Absolutely. And that’s the future I would love to see. I think everyone would.

Deidre Woollard: They’re not pretty.

Matt Argersinger: Those are pretty, but I’m just saying the whole idea of removing excess parking, especially remember if we move to a city or move to a future where a city doesn’t have this big commuting population coming in and driving cars, there’s better uses for a lot of that space. Of course, I think we’d love to see autonomous driving take over. It’s safer, it’s cleaner, it’s more efficient. There’s not need to have parking and it’s more cars as a service. I’d also, of course, love to see public transportation continue to be funded and a critical part of cities because that’s what makes cities livable. Autonomous vehicles, I know the future is a little farther off than we thought, but you think it’s so much more possible and appropriate for cities than it is outside of cities where there’s just a lot more variability. But cities tend to be, the way they’re designed, very amenable to autonomous driving. So gosh, you’d love to see it because it just seems like such a better way to get around the city. I love New York City with the idea of hailing for cabs. [laughs] It’s a pain to get around that city sometimes. Just imagine if there was just a fleet of autonomous vehicles that were constantly going around, you just jump in and jump out and that would make getting around New York City so much easier and more enjoyable. And that goes for all cities. And so there’s a wide range of different uses for all kinds of assets within cities, and parking is one of them. We’ve probably too many parking garages, too many underground parking, and we can get rid of a lot of that and make that space a lot better used by, especially with the people who live in cities.

Deidre Woollard: Well, I keep coming back to the idea of the 15-minute city, which has been talked about a lot in Europe, but there’ve also been things like the super blocks in Barcelona. The poll 15 minute city idea is that you can do everything you want in 15 minutes without getting into a car. Maybe you need a bicycle or a scooter, but that’s about it. And it seems to me some of our smaller cities are already there a little bit. That’s one of the longer trends we’ve seen that as millennials move to some of the smaller cities, they wanted more walkable space. So that was a trend we saw pre-pandemic. Do you think that is more where we’re heading?

Matt Argersinger: I hope so. As I said, it’s a better future. And I think one of the things you brought up earlier about the younger generations, I think that is much more appealing to younger generation. Imagine living in a city, your job, the office that you go to three days a week is within 15 minutes, the place where you go get your groceries is less than 15 minutes, the place where you meet your friends or to go to the coffee shop, or go to a bar or a restaurant or out for the night is within 15 minutes. Who wouldn’t want that? I think that’s what you’re seeing. Unfortunately, it seems to be happening in these isolated developments. These mixed use developments are seeing in certain places where the developers coming in and building all that versus you see less of it happening within existing cities. I think that’s the question, is it something that can happen in our existing cities given our existing infrastructure. You hope to see it because I think that is a much better future for cities than what we have today.

Mary Long: As always, people on the program may have interest in the stocks they talk about, and the Motley Fool may have formal recommendations for or against, so don’t buy or sell stocks based solely on what you hear. I’m Mary Long, thanks for listening. We’ll see you tomorrow.

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Homes, as we know them today, have evolved significantly throughout the history of the U.S. From the charming Colonial homes in Charlotte, NC, with their distinctive gabled roofs and symmetrical windows, to the enchanting Victorian houses in Washington, DC, featuring grand wraparound front porches and whimsical roof towers, these architectural marvels offer glimpses into the diverse and captivating history of residential design. 

Homes continuously undergo a remarkable transformation over the decades, reflecting changes in societal values, technological advancements, architectural trends, and shifting lifestyles. As we embark on a journey through time, we will explore the evolution of houses across the nation, uncovering the influences, styles, and regional variations that have shaped the places we call home.

1. Colonial (1600s)

Colonial-style homes, dating back to the 1600s, feature symmetrical designs, evenly spaced windows, dormers, columns, and international influences. The exteriors are balanced and proportioned, with a centered entrance flanked by windows. With their timeless elegance and attention to detail, Colonial-style homes remain a beloved architectural style.

The symmetrical designs, functional layout, and central gathering spaces of Colonial homes, a prominent American house style, fostered a sense of community and facilitated social interactions. These homes provided self-sufficiency in heating and cooking, reflecting values of independence and resilience. By incorporating international influences, they celebrated cultural diversity and contributed to a sense of identity. Colonial homes shaped the way people lived, promoting practicality, social connections, and cultural pride in American house types.

While you can spot Colonial-style homes all over the US housing market, they are prominent in Boston, MA, Philadelphia, PA, Annapolis, MD, Williamsburg, VA, and Newport, RH.

2. Neoclassicism (1780-1860)

Neoclassicism, one of the influential styles of homes in America, played a significant role in shaping the American lifestyle during its popularity between 1780 and 1860. The architectural style, inspired by ancient Greek and Roman aesthetics, brought a sense of order, balance, and elegance to homes. The emphasis on symmetry and rectangular shapes created a harmonious and visually pleasing environment in American house types. The front windows, often large and adorned with decorative elements, allowed natural light to fill the interiors and added a touch of grandeur. 

Neoclassical homes symbolized refinement, sophistication, and a connection to classical ideals, reflecting the aspirations of the elite. This architectural style influenced not only the physical appearance of buildings but also the cultural values of the time, promoting a desire for cultural heritage, intellectual pursuits, and a sense of grandeur. Neoclassicism became synonymous with the pursuit of knowledge, art, and social status.

Some notable cities where you can find a significant number of Neoclassical-style homes include Washington, DC, New Orleans, LA, Charleston, SC, Savannah, GA, Richmond, VA, and Indianapolis, IN. 

3. Victorian (1870s-1900s)

Named after Queen Victoria’s reign, Victorian homes have asymmetrical designs, gables, turrets, wraparound porches, and bay windows. Characterized by their intricate and ornate details, Victorian homes brought a sense of grandeur and opulence to neighborhoods across the US. The asymmetrical designs, gables, turrets, wraparound porches, and bay windows added a distinct charm and visual appeal to these houses. 

Victorian architecture reflected the values of the era, emphasizing wealth, status, and social sophistication. Additionally, the emphasis on decorative elements and ornamentation in Victorian design reflected the prevailing sentiment of romanticism and a desire for artistic expression. Victorian homes influenced architectural preferences, interior decor, and societal aspirations. They represented a desire for elegance, individuality, and the pursuit of a refined lifestyle.

San Francisco, CA, Galveston, TX, Savannah, GA, and Denver, CO are home to a substantial number of Victorian-style homes.

4. Craftsman (1905-1920s)

Rising in the early 1900s, Craftsman homes emphasize simplicity, natural materials, low-pitched roofs, wide front porches, and built-in features. As a response to the ornate and elaborate Victorian style, Craftsman homes emphasized simplicity, functionality, and a connection to nature. These homes were a reflection of the Arts and Crafts movement, which sought to celebrate skilled craftsmanship and the use of natural materials. 

The emphasis on natural materials like wood and stone, as well as the low-pitched roofs and wide front porches, created a sense of harmony with the surroundings and a focus on the beauty of natural elements. The built-in features, such as bookshelves, cabinets, and window seats, showcased a practical and efficient approach to living spaces. 

Craftsman homes promoted a lifestyle of comfort, craftsmanship, and a connection to the outdoors. They were designed to accommodate the needs of a growing middle class, with their functional layouts and emphasis on handcrafted details. Craftsman homes represented a shift towards a more relaxed and informal way of living, and their influence can still be seen in the popularity of bungalow-style homes today.

While craftsman homes are all across the US, you’ll find a significant number in Seattle, WA, Portland, OR, Asheville, NC, and several cities in California such as Long Beach, San Diego, Pasadena, and Berkeley.

5. Gilded Age (1880s-1930s)

Built between 1880 and 1930, Gilded Age mansions showcased wealth with palatial estates, numerous rooms, and elaborate furnishings. These homes were designed to impress and were often adorned with intricate architectural details, ornate decorations, and lavish interiors.

However, with the onset of the Great Depression in the 1930s, the economic downturn and changing societal values led to a decline in the popularity of these extravagant homes. Many of them were abandoned or repurposed, marking the end of an era of excess and signaling a shift in lifestyle and priorities. Nevertheless, these Gilded Age mansions continue to be admired and preserved as architectural landmarks, offering insights into the extravagant lifestyle of the period.

Pittsburgh, PA, New York, NY, Lenox, MA, and Chicago, IL stand out as notable cities showcasing a considerable concentration of Gilded Age-style homes.

6. Bungalow (1900s-1930s)

Prominent from 1900 to 1930, bungalows are characterized by their single-story designs, typically featuring a low-pitched roof, wide porches, and a modest footprint. These homes were designed to be accessible and affordable, appealing to a broad range of homeowners. Bungalows promoted a more relaxed and informal lifestyle, emphasizing simplicity and functionality. They offered open floor plans, efficient use of space, and a closer connection to nature through their porches and large windows. 

Bungalows provided an alternative to the more ornate and formal architectural styles of the past, aligning with a growing preference for a more casual and relaxed lifestyle. Today, bungalow homes continue to be cherished for their charm, versatility, and historical significance, representing an important chapter in architecture.

Bungalows can be found in many cities across the United States but are prominent in Minneapolis, MN, Milwaukee, WI, St. Louis, MO, Austin, TX, and Portland, ME.

7. Minimal Traditional (1930s-1950s)

Developed in the 1930s during the Great Depression, Minimal Traditional homes have straightforward, functional architecture, often appearing as simple square or rectangular structures with white or grey siding. These homes were a response to the economic challenges and limited resources of the time. 

Minimal Traditional architecture embraced a straightforward and functional design approach, focusing on simplicity and cost-effectiveness. The emphasis was on practicality and efficiency, with compact layouts and minimal square footage. These homes were affordable and accessible to a wide range of homeowners, offering a sense of stability and shelter during a challenging period. The style’s popularity during the Great Depression highlighted the resilience and adaptability of society in the face of adversity. Today, Minimal Traditional homes are often appreciated for their clean lines and nostalgic charm, serving as a reminder of a significant era in history.

Los Angeles, CA, Kansas City, MO, Sacramento, CA, and Houston, TX have a significant number of minimal traditional homes.  

8. Cape Cod (1930s-1950s)

Dating back to the 1600s, Cape Cod homes gained popularity in the 1930s and feature steep rooflines, central chimneys, flanking windows, and dormer windows reminiscent of Colonial architecture.

During the 1930s, Cape Cod homes provided a sense of comfort and familiarity to homeowners. The compact and efficient design of Cape Cod homes made them affordable and practical for many families during a time of economic challenges.

The interiors were designed to be cozy and welcoming, often featuring open floor plans and efficient use of space. The homes were well-suited to the New England climate, with their steep roofs allowing snow to easily slide off and central chimneys providing warmth during cold winters. Their popularity endured beyond the 1930s and continues to this day, as they are appreciated for their timeless charm and classic appeal. 

Some notable cities where you can find a significant number of Cape Cod style homes are Long Island, NY, Cape Cod, MA, Portland, ME, Providence, RI, and Charleston, SC.

9. Ranch Homes (1950s-1960s)

Originating during the Great Depression and gaining popularity during the 1950s and 1960s, ranch homes offered a departure from the more traditional and formal architectural styles of the past. These homes embraced a casual and relaxed lifestyle that resonated with the post-war US. With their low rooflines, open concept living spaces, and attached garages, ranch homes reflected a shift towards a more informal and contemporary way of living. 

Ranch-style symbolized the desire for spaciousness, privacy, and a connection to nature. The open floor plans and large windows of ranch homes allowed for ample natural light and a seamless flow between indoor and outdoor spaces. Ranch homes also allowed customization and expansion, accommodating changing needs and modern amenities. Additionally, advancements in transportation and suburban development also contributed to their popularity, with post-war economic growth, highway expansion, and affordable suburban land making ranch-style housing practical and desirable.

While their popularity has fluctuated over the decades, ranch-style remains an integral part of the architectural landscape, reflecting a distinct era in American lifestyle and housing history.

Phoenix, AZ, Dallas, TX, Oklahoma City, OK, Las Vegas, NV, Boise, ID, and various cities across California stand out as notable destinations where Ranch-style homes are prevalent. 

10. Modernist (early 1900s)

Modernist architecture, developed in the early 1900s, prioritized clean lines, open spaces, and large windows. It departed from traditional styles, embracing a forward-thinking approach. Modernist homes blurred the boundaries between indoor and outdoor, emphasizing a connection to nature. Modernist architecture embodied egalitarian ideals and technological advancements, offering a glimpse into a more advanced society for all.

Some notable cities where you can find a significant number of Modernist-style homes include Palm Springs, CA, Miami, FL, Los Angeles, CA, Portland, OR, and Boulder, CO.

11. Townhomes (1960s-1970s)

Rising in popularity since the early 19th century, townhomes offer shared walls but private entrances. They provide smaller, more affordable residences, with variations in urban and suburban settings. Townhomes often provide a middle ground between apartments and detached houses, appealing to those seeking a balance of privacy, affordability, and community.

Additionally, townhomes offer a housing solution that maximizes land use efficiency in crowded urban environments as well as low-maintenance living. With shared exterior maintenance responsibilities often managed by homeowners’ associations or community management, residents can enjoy the benefits of homeownership without the full burden of maintaining a large property.

Some notable cities where you can find a significant number of townhouse-style homes include New York, NY, Washington, DC, Boston, MA, Philadelphia, PA, Chicago, IL, San Francisco, CA, Seattle, WA, and Charlotte, NC.

12. Neo (1960s)

Neo-style homes blend classic aesthetics with contemporary technology, incorporating distinctive features from historical architectural styles into modern construction. They evoke nostalgia and a sense of connection to the past, allowing residents to experience the charm of previous eras. By combining traditional design elements with modern materials and techniques, Neo-style homes offer a unique blend of old-world charm and modern functionality. 

Homeowners can customize these homes to their preferences, adding personal expression to the design. They break away from standardized housing developments, adding visual interest and character to communities. Neo-style homes serve as a reminder of the past while embracing the convenience and innovation of the present.

Some cities where you can find a large number of neoclassical-style homes are Washington, DC, New Orleans, LA, Richmond, VA, and San Francisco, CA.

13. McMansion (1990s-2000s)

McMansion homes played a notable role in the American lifestyle, particularly during the late 20th century and early 2000s. Coined in the 1980s, “McMansion” refers to large, ostentatious homes that combine various architectural features without a cohesive style. These homes aimed to impress during an era of materialism and economic prosperity. With sprawling layouts and extravagant details, McMansions offered spacious living environments and luxury amenities. However, their oversized proportions and lack of architectural coherence drew criticism. They clashed with changing values that emphasized sustainability, efficiency, and more modest living. As a result, McMansion homes fell out of favor over time.

Some notable cities where you can find a significant number of McMansion-style homes include Atlanta, GA, Houston, TX, Dallas, TX, Phoenix, AZ, Chicago, IL, Long Island, NY, and cities in Northern Virginia such as McLean, Great Falls, and Vienna.

14. Tiny House (early 2000s)

Developed in the early 2000s as a response to the supersized culture, tiny houses are economical, environmentally conscious dwellings that range from trailers to miniature versions of popular home styles. They promote minimalism and downsizing, offering an alternative lifestyle focused on simplicity, efficiency, and mindful consumption. These compact homes address affordability, financial freedom, and the rising cost of living. Furthermore, tiny houses support environmental sustainability by reducing energy consumption and carbon footprint. Many incorporate eco-friendly features such as solar panels and rainwater harvesting systems. 

While they can be found in various locations across the United States, some cities known for their significant presence of tiny houses or communities are Portland, OR, Seattle, WA, Austin, TX, Colorado Springs, CO, Asheville, NC, Orlando, FL, Madison, WI, and San Francisco, CA.

15. Smart Homes (late 2000s)

Smart homes are not defined by a particular architectural style, but rather by their integration of automation and digital advancements, which have had a significant impact on convenience, energy conservation, security, and multipurpose spaces.

Convenience and efficiency are notable advantages of smart homes. Through connected devices and automation systems, homeowners can effortlessly control various aspects of their homes remotely. Energy conservation is another key aspect that smart homes address. By incorporating smart thermostats, lighting systems, and energy monitoring tools, homeowners can optimize energy usage and reduce their environmental footprint. Enhanced security is another significant benefit of smart homes. Visible security systems, such as smart cameras and doorbell cameras, provide real-time monitoring and remote access to video feeds.

As smart home technology continues to advance, its integration is becoming more common in homes throughout the country. Some notable cities where you can find a significant number of smart homes are Silicon Valley, CA, Seattle, WA, Austin, TX, Denver, CO, Los Angeles, CA, Miami, CA, and Raleigh, NC.

A final note on the evolution of houses across America

The evolution of American houses, representing various house styles through the decades, mirrors the progression of society itself, reflecting changing values, advancements in technology, and evolving home trends. From the simplicity of Colonial homes to the ornate details of the Victorian era, architecture continues to inspire and adapt to meet the diverse needs and desires of homeowners across the nation. As we look to the future, it’s exciting to imagine the innovative designs and sustainable solutions that will shape the homes of tomorrow, providing comfort, style, and functionality for generations to come.

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By Philip Ruth –

Hybrids just keep getting better, and they’re no longer just the goofy-looking hatchbacks they once were. The latest Camry Hybrid was a revelation of quick acceleration and enthusiastic handling, and the two competing sedans we’re examining this week – the hybrid versions of the Honda Accord and Hyundai Sonata – are impressive in their own way.

These Honda and Hyundai hybrids are the top of their line, and they’re priced within a mosquito apart. On the base models, the Sonata Hybrid (uniquely named Blue) is $ 1,180 higher than the Accord Hybrid, while Honda’s top touring trim is $ 1,140 more expensive than the Hyundai’s limited appearance.

Obviously, when planning these models, these companies kept a close eye on each other, not just price. The total EPA mileage is roughly the same, with the Honda’s 48 mpg beating the Hyundai by one. A bigger difference is the additional 20 horsepower that Honda gets from its 2.0-liter four-cylinder engine, even though they have the same number of liters.

Styling probably shows the biggest difference between them. The Honda’s fastback silhouette appeared to be eye-catching on its 2018 debut, and it still looks dramatic. The Hyundai’s design is more recent and a clear break with the sonatas of the past. Its sharp-edged contours are like no other brand and give an idea of ​​the exciting Ioniq 5, the electric SUV coming this fall.

They also differ in their driving behavior. Honda uses a continuously variable transmission (CVT), and it’s a decent version of that technology that, for some brands, can create a balloon effect when accelerating, where the engine appears to be spinning faster than the car is moving. The hills of San Francisco enhance that feeling, which is usually accompanied by an uncultivated roar from under the hood. but not so much with the powertrain of this Accord Hybrid. For the most part, it felt almost as crisp as a gearbox.

The Hyundai’s thrust delivery was more satisfactory because it actually works with gears, six of them in total, rather than a large flexible belt. It goes a long way in making the Sonata Hybrid feel like a traditional gasoline car, and it minimizes the electrical on and off delay that is part of the hybrid experience.

Both drive well, with a little more sportiness that color the behavior of the Honda. The Accord Hybrid’s steering is a bit sharper and the handling of bumps and curves is a bit more sophisticated. The Sonata Hybrid lacks that little extra handling flair, but it’s still easy to turn, especially given its medium-sized dimensions.

Inside, Honda and Hyundai are very accommodating, like large versions of themselves. The front doors open wide and the Hyundai felt lighter and airier than Honda, probably in part because of the light gray trim of the former as opposed to the all-black setup of the latter , the only offer of touring.

These two efficient mid-range models should be on every hybrid buyer’s list. It’s a tossup because everyone has their own focus on technology and design.

Philip Ruth is a Castro-based automotive photojournalist and consultant with an automotive staging service.

Published on August 12, 2021

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