Enjoy live music in Bush.
Jazz’n the Vines Spring Concert Series
April 5, 2025
6:30PM
Wildbush Farms Vineyards
81250 Old Military Rd.
Bush, LA 70431
Admission: $12 ages 18+, $5 ages 13-17, free ages 12 and under
Buying a home is one of life’s biggest financial milestones, but it comes with more than just a mortgage and a down payment. One key — and often underestimated — part of the process is understanding and preparing for closing costs, which can significantly affect your homebuying budget. Whether you’re a first-time buyer or a seasoned homeowner, knowing what to expect can save you from surprises on settlement day.
Closing costs are the fees and charges paid at the end of the homebuying process when the property officially changes hands. These costs are separate from your down payment and typically range from two percent to six percent of your mortgage amount. For a $450,000 mortgage, that means paying between $9,000 and $27,000 in additional fees.
These costs cover a wide range of services — from appraisals and inspections to legal paperwork and government taxes. While both buyers and sellers pay closing costs, the bulk of the responsibility typically falls on the buyer.
Common buyer fees include the application fee, which is typically between three hundred and four hundred fifty dollars, and the home appraisal, which may cost between five hundred and eight hundred dollars. Home inspections usually range from two hundred to five hundred dollars. Loan origination fees can be fifteen to thirty dollars, while title insurance and title search fees generally range from half a percent to one percent of the loan amount. Escrow deposits, which are used to pay property taxes and insurance, vary depending on location and lender requirements.
For FHA loans, mortgage insurance is typically one point seven five percent of the loan amount. Underwriting fees often amount to between half a percent and one percent of the loan. Discount points are optional upfront costs that can reduce your interest rate, typically costing one percent of the loan per point.
Additional expenses might include a pest inspection, which often costs around one hundred fifty dollars, and homeowners insurance, which varies based on the value and location of the home. Property taxes also vary by location and are usually prorated at closing. Some states require attorney fees. Other administrative costs may include courier, notary, and recording fees. If you live in a flood-prone area, flood insurance may also be required.
Closing costs vary significantly depending on where you live. States like New York and California have some of the highest average closing costs, both exceeding eight thousand dollars. Texas follows with averages above five thousand dollars. Georgia and Florida typically fall into the three thousand to four thousand dollar range. On the lower end, states such as South Carolina and West Virginia have average closing costs around two thousand one hundred to two thousand five hundred dollars.
Yes — closing costs aren’t set in stone. There are a few strategies you can use to reduce what you pay.
First, consider asking for seller concessions. In a buyer’s market, sellers may agree to cover a portion of the closing costs to help facilitate a quicker sale. This is particularly common when a property has been on the market for an extended period or has needed repairs. With a conventional loan, seller contributions can range from three percent to as much as nine percent, depending on the size of your down payment. FHA loans allow seller contributions of up to six percent. VA loans permit seller concessions of up to four percent.
Second, you can negotiate with your lender. Lenders might be willing to waive or reduce certain fees if you have a strong credit score or are making a substantial down payment. Be sure to compare multiple offers to find the best terms.
Third, look into homebuyer assistance programs. Many first-time buyers qualify for local or nonprofit programs that help with down payments and closing costs. These can significantly reduce your upfront expenses.
Fourth, consider rolling your closing costs into your loan. This can help reduce the amount you pay upfront, but it increases your loan balance and may result in more interest paid over time.
Finally, family assistance can be helpful. If a relative offers to help, they must provide a gift letter stating that the funds are not a loan and do not require repayment.
Closing costs may not be the most exciting part of homebuying, but they’re essential. Understanding the full picture — what’s included, how much to expect, and how to reduce your out-of-pocket expenses — can help you approach closing day with confidence.
Work closely with your real estate agent, lender, and title company to ensure there are no hidden surprises. Always review your closing disclosure carefully, which you’ll receive at least three business days before your settlement.
By planning ahead and exploring your options, you can save thousands — and start your new chapter on the right financial foot.
Imagine stepping into your backyard and being greeted by a lush, vibrant landscape that looks beautiful year-round — without the need for constant mowing, pruning, and weeding. It’s a gardener’s dream: a yard that takes care of itself.
Unfortunately, in Louisiana’s warm, wet climate, that dream is more fantasy than reality.
With a long growing season and near-perfect conditions for weeds to thrive, even the most cleverly designed, low-maintenance landscape will need some upkeep. Gravel, pavers, and decorative rocks may cut down on mowing, but they’re not immune to weed invasions. Dirt and seeds find their way in through wind, wildlife, and rain — and the battle begins again.
Still, with the right strategy, you can create a landscape that’s not only beautiful but also manageable. The key lies in choosing the right plants, placing them wisely, and embracing a few design principles that reduce, rather than eliminate, your workload. Here are three practical steps to get you started.
Trees are the backbone of any landscape. They provide shade, habitat for wildlife, and lasting visual impact. Though they require some attention when first planted — mainly watering during establishment and dry spells — they’re relatively low-maintenance in the long term.
Start by assessing existing trees or selecting new ones suited to your yard’s size and conditions. For storm resistance, native trees like bald cypress, pond cypress, live oak, and Southern magnolia are excellent choices. For seasonal beauty, look to ornamental varieties such as Japanese maples or Taiwan cherry trees, which bring bold color in fall and late winter.
If raking leaves isn’t on your list of favorite weekend activities, opt for evergreen trees that hold their foliage year-round. And when planting, remember to leave enough space between trees and nearby buildings or structures to avoid future problems with overhanging branches or root interference.
Once your tree plan is in place, turn your attention to shrubs — the sturdy, long-lived plants that bridge the gap between buildings and nature. These “foundation plantings” anchor the visual layout of your garden, providing structure and color throughout the year.
Aim for a mix that favors evergreens over deciduous shrubs. A good rule of thumb is 75% evergreen to 25% deciduous. This ensures that your garden doesn’t look barren in winter when many plants go dormant.
Choose shrubs suited to your yard’s conditions — sunny, shady, or a mix — and prioritize varieties that don’t demand constant pruning. Camellias, especially sasanqua and hiemalis types, are a standout for Louisiana gardens. They tolerate varying light conditions, bloom in the cooler months, and offer food for pollinators during a time when few other plants do.
Other reliable options include Japanese yew for screening, Florida sunshine anise for bright color in shade, and dwarf hollies for neat, compact hedges.
Weed management is one of the biggest challenges in a Louisiana landscape, but it can be significantly reduced with smart design.
Mulch is your best friend here. Wide mulch beds around trees and shrubs suppress weed growth, conserve moisture, and enrich the soil. There’s no need to clutter these beds with extra plants or border grasses — the mulch alone provides a clean, finished look.
If you prefer a living groundcover, be prepared for some upkeep. Low-growing varieties like dwarf mondo grass don’t fully block out weeds and may require occasional hand pulling. For lower maintenance, consider more aggressive groundcovers like aspidistra, or cast iron plant, which are better at outcompeting unwanted growth.
Hardscaping — using gravel, pavers, concrete, or decorative rocks — can also help minimize lawn space and reduce mowing. But remember, even the best-designed hardscapes aren’t maintenance-free. Weeds will eventually appear in the gaps, and regular spot treatment or hand weeding will be necessary to keep things looking neat.
While the idea of a truly no-maintenance landscape might be out of reach in Louisiana, you can certainly create a space that doesn’t demand your every free weekend. With thoughtful plant selection, strategic layout, and an understanding of what works in this climate, a beautiful and relatively easy-to-maintain yard is entirely achievable.
It won’t be effortless — but it can be effortless enough. And in Louisiana’s rich and unpredictable landscape, that’s a win worth planting for.
Owning a piece of land — whether for farming, recreation, or future homebuilding — represents more than just a real estate investment. It’s a tangible connection to the outdoors, a retreat from the rush of daily life, and a foundation for building lasting memories. For many, land is part of their family story, passed down through generations or acquired with the dream of creating something new. But as those dreams expand — from building a cabin to clearing fields — financing can be key to turning vision into reality.
That’s where land loans come in. Flexible and designed for a range of rural and recreational uses, land loans provide a pathway to property ownership and development. Brandon Simpson, Vice President and Branch Manager of the Bay Minette office at First South Farm Credit, shared insight into how land loans can support a wide range of goals, from weekend escapes to full-scale farming operations.
Financing Your Land Dreams
Whether you’re buying a small tract for weekend getaways or a larger parcel for agriculture or homesteading, land loans offer the financial structure needed to move forward. In many cases, buyers also seek improvement loans to develop or enhance their property. These loans can help fund the construction of roads, storage buildings, power lines, water wells, ponds, and even barns or cabins.
According to Simpson, improvements that increase a property’s value are often considered loan-worthy. This includes projects like timber clearing for fields, adding infrastructure, and extending utilities.
The Versatility of Land Loans
One of the key benefits of land loans is their versatility. Buyers can use them to secure raw land, make improvements, refinance existing loans, or even invest in future expansion. Vacant land is generally more affordable than developed property, making it a more accessible option for first-time landowners. It also typically comes with lower property taxes.
Owning land diversifies a portfolio by adding a real asset that behaves differently from stocks or bonds. It’s not just a financial investment — it’s a lifestyle one, too.
Eight Ways Land Loans Can Help
Simpson outlined eight primary categories where land loans can be especially helpful:
Building a Home
Buyers who plan to construct a residence — either now or in the future — may qualify for a loan that combines land acquisition with home construction. This streamlines the financing process and aligns your long-term vision with the immediate purchase.
Refinancing
Landowners with existing loans may benefit from refinancing. This could mean securing a better interest rate, combining multiple loans into one, or extending the repayment period to lower monthly payments. Refinancing may also allow for cash-out options to fund new projects.
Recreational Use
Land purchased for hunting, fishing, or other outdoor hobbies often needs infrastructure to enhance usability. This might include green field development, controlled burns, building hunting blinds or cabins, and adding storage or water features.
Agriculture
Financing is commonly available for farming operations, including land acquisition and improvements such as fencing or irrigation. Specialized agriculture, such as vineyards, orchards, or poultry farms, may also qualify for land loans.
Investment Opportunities
Some buyers purchase land with long-term appreciation in mind. Properties with future potential — like timber sales or development opportunities — can benefit from land loans that allow the buyer to secure the land now and hold it for future profit.
Future Expansion
Individuals or businesses may acquire adjacent property to allow room for expansion, protect their current investments, or comply with zoning and buffer requirements. Land loans can help secure that opportunity before it’s gone.
Environmental Conservation
Land loans can support purchases made with conservation in mind. Protecting forests, wetlands, or other ecologically valuable areas can be a personal or organizational mission, and financing options can align with those goals.
Mineral Rights Acquisition
In some cases, land loans can be used to acquire mineral rights, which are often separate from surface land ownership. This allows buyers to gain access to potential resources such as gas, oil, or other valuable minerals. This type of loan is more specialized and typically requires expert consultation due to the complexity and potential legal implications.
Preparing for a Land Loan
Before moving forward with financing, borrowers should be prepared to discuss their goals for the property with a loan officer. This includes intended use, possible improvements, and whether they plan to build in the near future. Loan terms such as down payments, interest rates, and repayment options will be influenced by the borrower’s financial picture and project scope. Environmental considerations may also play a role in loan eligibility and approval.
Owning land offers personal satisfaction, long-term value, and the opportunity to shape a piece of the world to fit your vision. Land loans make that vision more attainable. Whether you’re building a legacy, launching an agricultural venture, or simply staking a claim in the countryside for weekend retreats, land loans offer the flexibility, affordability, and support needed to bring your plans to life.
By working with trusted professionals like First South Farm Credit, potential landowners can navigate the financing process with clarity and confidence — and take the first step toward making their land dreams a reality.
