Find out about the latest news in Madisonville, Louisiana as well as St. Tammany Parish. We will keep you “tuned in” to all of the information about Southeast Louisiana as well as the real estate industry in general. Many new home buyers are concerned about the market, mortgage information, and builder trends. We plan on keeping you as up to date as possible on these and many more topics. There is a lot going on in the Greater New Orleans area, so you will have plenty to read!

Why More Homebuyers Are Extending Their Mortgages Into Their 70s

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As house prices soar, the cost of living climbs, and interest rates remain elevated, many homeowners are looking for ways to keep monthly expenses manageable. For a growing number of buyers, that means stretching their mortgage terms well into their 70s—and sometimes even to age 80.

Mark Humphrey, director of MHC Mortgages, explains that most lenders are now open to mortgage terms lasting up to age 75, with minimal checks to ensure affordability. “We have a small number of lenders that may even offer a term up to age 80 using income from employment,” he says. These longer mortgage terms are no longer niche products; they’re becoming an increasingly mainstream solution to affordability challenges.

Data from the Financial Conduct Authority (FCA), analyzed by wealth manager Quilter, shows how rapidly this trend is accelerating. In the first three quarters of 2024 alone, more than 22,000 mortgages with 35-year terms were issued to buyers over the age of 36—surpassing full-year figures from any year since 2018. Over the past five years, the number of older borrowers taking out extended-term mortgages has surged by a staggering 156%.

“Increasingly, borrowers are carrying on paying their mortgages into their 70s,” says Mark Harris, chief executive of SPF Private Clients. “There are several reasons for this—people are living and working for longer, so they can afford to pay a mortgage past what would normally be considered standard retirement age. Longer mortgage terms also mean payments are lower and therefore more affordable.”

The demand for these long-term products has brought increased flexibility and broader choice, and much of the social stigma once associated with carrying a mortgage into later life has faded away. In today’s housing market, a longer mortgage term is simply a financial tool—one with pros and cons.

Among the key benefits is lower monthly payments. By spreading the loan over a longer period, borrowers can buy a more expensive home, free up monthly income to cover other obligations like childcare or tuition, and potentially maintain a more comfortable lifestyle. “The key advantage of having a mortgage into your 70s is that it provides you with increased options when it comes to planning what you want to do with your home,” says Richard Dana, CEO of Tembo Money.

Longer mortgage terms can also be a lifeline in the wake of life changes such as separation or divorce. When a joint mortgage becomes a sole one, extending the term may be the only way to afford a new home. Humphrey notes that in many of these cases, borrowers don’t plan to carry the mortgage into retirement but use the extended term to buy time. They may downsize, accelerate payments later, or pay off the loan early through inheritance or improved income.

Another upside is that interest rates on extended-term mortgages are usually in line with shorter-term options. “In recent years the rates available have been generally competitive relative to the mainstream market,” says David Carmichael, director of Taylor Carmichael Financial Services. The main tradeoff is a smaller pool of lenders, which may limit some choices.

Still, longer mortgage terms are not without drawbacks. Chief among them is the total interest cost. A loan that spans an extra decade or more means paying more in interest over time. “You have a mortgage for a longer period of time, so you will pay more interest on the debt than you otherwise would have done,” Harris points out.

There are also practical considerations around career longevity. Lenders may scrutinize the type of work a borrower does before approving a mortgage that stretches past traditional retirement age. Physically demanding jobs or careers with mandated retirement—like pilots or firefighters—may raise concerns. Carmichael notes that lenders “sense check very carefully the occupation of a borrower declaring 70 as their expectation of retirement age.”

Then there’s the question of what happens if you retire before the mortgage is paid off. Anyone considering a long-term mortgage needs a plan for that scenario. Will your pension or other income be enough to cover the payments? Is downsizing an option later on? These are crucial discussions to have before committing to a decades-long financial obligation.

In the end, extending a mortgage into your 70s can be a practical solution to an increasingly expensive housing market—but it requires thoughtful planning. The appeal lies in immediate affordability and flexibility, but borrowers must weigh that against the long-term financial implications. With proper foresight and regular review, a mortgage into your later years doesn’t have to be a burden. For many, it’s simply a new approach to homeownership in a changing economic landscape.

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Why Attending Your Home Inspection Is One of the Smartest Moves You Can Make

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You’ve made the offer, the seller accepted, and suddenly you’re neck-deep in the whirlwind of buying a home. Between securing a mortgage, lining up homeowners insurance, coordinating your move, and racing toward closing, it’s easy to rush through what may be the most revealing step in the process: the home inspection.

Yet, this is the moment when you can slow down and truly get to know the house you’re about to buy. A home inspection isn’t just a formality—it’s your one opportunity to see what’s beneath the surface before you commit. From roof to foundation, a licensed inspector will examine the property’s critical systems, structural components, and safety features. And while the report they provide is essential, being physically present during the inspection can make all the difference.

Experts strongly advise that buyers attend their inspection in person. Spending two to four hours walking the property with the inspector gives you a firsthand look at any issues, provides clarity you might not get from reading a report alone, and gives you a better understanding of how to maintain your future home. It also arms you with leverage if major concerns arise—giving you negotiating power before closing.

Before heading to the inspection, plan accordingly. Leave the kids and pets at home so you can focus. Dress appropriately for crawlspaces, basements, and muddy yards—this isn’t the time for sandals. You’ll want to follow your inspector everywhere, and some of the most serious red flags can hide in the least glamorous corners of the property.

During the inspection, use the time wisely. Ask questions and observe carefully. Buyers often make offers based on brief tours—sometimes just 15 minutes long. The inspection is your chance to slow down, double-check your impressions, and confirm that what you thought you were buying matches what you’re actually getting.

Listen closely to your inspector’s commentary. They likely won’t tell you outright whether or not to buy the house, but they may drop hints. Words like “major,” “significant,” or “immediate repair” should raise red flags. And watch for coded language—“fungal material,” for example, is often used in place of the word “mold” due to liability concerns.

Your inspector will also show you critical systems you’ll need to know as a homeowner—like the electrical panel, water main shutoff, and furnace emergency switch. It’s helpful to see these in person, even if they’re labeled in the report, so that you know exactly where they are if there’s ever a problem.

Be sure to ask for referrals if any issues require further review. Inspectors are generalists—they might note signs of damage or potential problems but aren’t specialists in plumbing, roofing, or structural engineering. If something seems wrong with the foundation, waste line, or septic system, they can point you to professionals who can offer a more detailed evaluation. Spending $175 on a sewer camera inspection, for instance, could save you from a $15,000 replacement bill later.

Once the inspection report is complete, usually within a day or two, it’s time to strategize with your real estate agent. You can use the report to request repairs, a price reduction, or seller credits at closing. But it’s smart to focus your negotiations on major issues—items affecting the roof, HVAC system, or safety and health hazards like radon or pests. Sellers are typically more open to resolving those problems than they are to fixing loose doorknobs or squeaky floors.

Negotiating successfully often depends on the market. In a buyer’s market, you may be able to request more fixes or concessions. In a competitive seller’s market, though, sellers might be less flexible—especially if other buyers are waiving inspections altogether. That’s why it’s critical to identify what matters most to you and where you’re willing to compromise.

Sometimes, sellers will offer a credit at closing instead of making the repairs themselves. This allows you to handle the work later on your terms. But remember: sellers won’t likely pay for premium upgrades—if they agree to replace the roof, don’t expect luxury shingles unless you’re covering the cost difference.

And if the problems are too extensive or the seller won’t budge, don’t be afraid to walk away. “Sometimes the best deal you do is the deal you don’t do,” says Bob Acuff of RE/MAX Services.

Even after closing, your inspection report remains valuable. Use it as a checklist for future maintenance and repairs. And don’t hesitate to reach out to your inspector with questions down the road. Many, like Don Norman of BPG Inspections, offer continued support at no extra cost—years after the inspection is done.

In the rush of buying a home, the inspection can feel like one more hurdle to clear. But treat it as what it truly is: your chance to make an informed, confident decision about one of the biggest purchases of your life. Your future self will thank you.

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How First-Time Buyers Can Lower Their Mortgage Rate Even in a High-Rate Market

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For many first-time homebuyers, today’s high mortgage rates can feel like a major roadblock. With rates hovering well above recent historical lows, the idea of locking in a long-term loan may seem daunting. But while buyers can’t control market interest rates, they have more influence than they might realize when it comes to securing a lower mortgage rate.

One of the most straightforward approaches is to buy a home within your budget now and refinance later. Since mortgage rates fluctuate with broader economic trends, many experts expect them to eventually come down. When they do, refinancing could reduce your monthly payment and total interest paid over the life of your loan. This strategy allows buyers to enter the market without waiting on the perfect rate.

In the meantime, there are several ways buyers can pursue lower rates today by adjusting their mortgage terms or improving their financial profiles.

One often-overlooked option is choosing a 15-year mortgage instead of the standard 30-year term. According to housing expert McLaughlin, 15-year mortgages typically come with interest rates that are one to 1.5 percentage points lower than 30-year loans. The payment may be higher, but it won’t be double, due to how mortgage amortization works. In most cases, buyers can expect payments that are only 50% to 60% higher, while building home equity twice as fast and saving thousands in interest over time.

Adjustable-rate mortgages (ARMs) also present an alternative for buyers who plan to stay in a home for a limited period or expect rates to drop in the near future. These loans usually have lower starting rates than 30-year or even 15-year fixed mortgages, offering initial affordability. Most ARMs come with a fixed rate for the first five or seven years, after which the rate adjusts based on market conditions. Buyers should weigh the potential risk of future rate increases against the upfront savings, but for those planning to refinance or move within a few years, an ARM could be a smart financial move.

Another creative tactic is negotiating a buydown credit with the seller. In this scenario, the seller agrees to cover part of the buyer’s interest cost for the first few years of the loan, effectively lowering the monthly mortgage payment. McLaughlin notes that this is becoming increasingly common in today’s market, especially when sellers are motivated to close quickly. By prepaying some of the interest, buyers may be able to temporarily reduce their rate from 7% to 6%, easing the financial burden in the early years of homeownership.

Beyond mortgage structures and negotiation tactics, buyers can also reduce their rate by improving their financial health. Lenders reward lower-risk borrowers with better rates, so taking time to boost your credit score, pay down existing debt, and save for a larger down payment can have a meaningful impact. A study by Realtor.com found that these steps—combined with shopping around among lenders—can reduce a buyer’s rate by up to 1.5%. On a $500,000 home, that’s a potential monthly savings of $400, a significant win for most first-time buyers.

There’s also substantial variation in mortgage rates across lenders, even for borrowers with similar profiles. McLaughlin emphasizes that the difference between the best and worst rates can be surprisingly large, which makes comparison shopping essential. Requesting quotes from multiple lenders and comparing loan estimates line by line can reveal savings opportunities that many buyers overlook.

In a high-rate environment, purchasing a home may feel out of reach—but with strategic planning and the right approach, buyers can position themselves for a more affordable mortgage. Whether it’s opting for a shorter loan term, negotiating with the seller, or improving your credit and finances before applying, the decisions you make today can pay off for decades to come.

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Home Building Rebounds as Single-Family and Renovation Projects Drive February Growth

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Private residential construction saw a modest but meaningful rebound in February, with spending climbing 1.3% after a dip of 1.2% in January. This uptick was fueled largely by renewed strength in single-family homebuilding and a continued surge in residential improvements, signaling cautious optimism in a market still wrestling with elevated interest rates and broader economic uncertainties.

While the month-over-month numbers reflect a bounce back, the year-over-year increase in private residential construction spending was relatively modest at 1.6%. Even so, the growth suggests a degree of resilience within the sector, particularly in key areas of homeowner activity.

Single-family construction spending rose by 1% in February, continuing a gradual recovery after five straight months of decline from April through August 2024. That growth aligned with a strong showing in single-family housing starts for the month, indicating that builders are slowly gaining confidence despite tighter lending conditions and fluctuating input costs. Still, spending in this category remains just under where it was a year ago—down 0.1% compared to February 2024—highlighting the lingering impact of last year’s slowdown.

Meanwhile, residential improvement spending saw a more pronounced jump, increasing by 2% in February. Compared to the same time last year, spending on home renovations and upgrades was up an impressive 8.9%. This trend reflects a growing segment of homeowners choosing to invest in their current properties rather than enter the more expensive market for new homes—a choice likely influenced by higher mortgage rates and a limited resale inventory.

Multifamily construction, however, continued to lose steam. Spending in this category remained flat in February and has been in a downward trajectory since December 2023. Compared to the same period last year, multifamily construction spending was down 11.6%, a sharp contrast to the growth seen in other parts of the residential sector. The slowdown comes amid mounting concerns over overbuilding in some markets and the challenges of securing financing for larger projects.

A closer look at construction trends across sectors also shows that private nonresidential construction held its own, with spending rising 2.5% over the past year. The lion’s share of that growth came from the manufacturing sector, which saw an increase of $10.5 billion, followed by significant gains in power-related construction, up by $6.4 billion.

The NAHB construction spending index helps visualize the broader narrative. Since early 2024, spending on single-family homes has decelerated under pressure from high interest rates and ongoing debates about building material tariffs. Multifamily activity peaked in mid-2023 and has since pulled back. In contrast, home improvement spending has picked up steam, gaining momentum through late 2023 and into early 2025.

Together, the data paints a picture of a residential construction market in flux—cautiously climbing after last year’s softness, with some segments clearly outperforming others. While challenges remain, particularly in the multifamily space, the sustained demand for single-family housing and the boom in home renovations could keep the sector moving forward, albeit at a measured pace.

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Designing Tomorrow Today The Freshest Interior Trends to Elevate Your Home in 2025

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Interior design in 2025 is stepping into a bold new era—where beauty meets purpose and style is shaped by sustainability, comfort, and innovation. From the return of rich textures and expressive color to the seamless integration of smart technology and wellness, this year is all about creating living spaces that feel as good as they look. Whether you’re planning a full home makeover or just looking for fresh ideas, here’s how the most exciting trends of 2025 can help you reimagine your space in meaningful ways.

The philosophy driving home design this year leans into harmony—of nature, of function, of personal expression. Minimalism hasn’t disappeared, but it’s gotten warmer, cozier, and more organic. Influences from Scandinavian and Japanese design continue to blend in the form of Japandi, a style that favors clean lines and neutral palettes, but layers in soft lighting, tactile textiles, and natural materials like bamboo and oak. This isn’t cold minimalism—it’s minimalist living with a human touch.

Texture is making a comeback in a big way. Smooth, flat walls are giving way to dynamic surfaces that draw the eye and create depth. Think wood slats on ceilings, sculpted plaster finishes, and textured wallpapers that stretch beyond just the accent wall. Even ceilings are joining the design conversation, turning into canvas spaces for layered lighting and statement treatments.

Wellness is no longer a luxury in design—it’s a necessity. Whether it’s a meditation corner, a yoga studio, or a spa-like bathroom sanctuary, homeowners are investing in spaces that support mental clarity and physical relaxation. Expect to see more plants, water features, sunlight-maximizing layouts, and spaces that prioritize quiet and calm.

As wellness takes root inside the home, the line between indoors and out continues to blur. Retractable doors, open patios, and outdoor lounges are transforming backyards into true extensions of the living room. These transitional spaces reflect a shift toward year-round living that welcomes nature into everyday life—complete with weatherproof furnishings and outdoor kitchens that rival their indoor counterparts.

Technology is still evolving—but it’s getting better at hiding. Discreet tech is quietly reshaping homes, embedding speakers in walls, integrating wireless chargers into tables, and turning everyday lighting into voice-controlled ambiance. The goal is not to showcase the tech but to let it enhance life without interrupting it.

This year also marks a dramatic return to bold color. Gone are the days of endless gray. In its place: rich, saturated hues used across walls, furniture, and accessories to create monochrome, color-drenched rooms that make a striking impact. Jewel tones like emerald, sapphire, and amethyst bring drama, while golden yellows and warm terracottas add vibrancy with earthy undertones.

Sustainability is more than a trend—it’s a guiding principle. Eco-conscious homeowners are choosing vegan leathers, FSC-certified woods, and recycled materials to reduce their environmental footprint. Furniture is being chosen for longevity, not disposability, with a focus on craftsmanship, durability, and timeless appeal.

Beyond sight, designers are tapping into the full range of human senses. Sensorial interiors emphasize soft fabrics, ambient lighting, subtle scents, and calming sounds. These spaces are created not just to be seen, but to be felt—each element curated to support a sensory experience that nurtures the body and soul.

Comfort is king when it comes to furniture. Oversized sofas, low-slung lounge chairs, and rounded edges are becoming staples of rooms designed to be used and lived in. These pieces strike a balance between form and function, proving that you don’t have to sacrifice beauty to enjoy softness and ease.

Old is becoming new again as vintage and retro styles make their return, often in unexpected ways. A velvet armchair from the 1970s, a record player console, or a retro light fixture becomes a standout element in otherwise modern spaces. This fusion of past and present creates rooms with depth, character, and a sense of personal history.

Maximalism is also enjoying its moment. Layered patterns, eclectic art, vibrant color pairings—it’s about creating spaces that tell a story and reflect the personalities of those who live there. It’s not about clutter, but about curated abundance.

Handcrafted and artisanal pieces are becoming the stars of the show. In a world of mass-produced goods, people are turning to handmade ceramics, one-of-a-kind furniture, and local craftspeople to infuse their homes with uniqueness and authenticity.

And adaptive reuse is gaining momentum. From repurposing vintage cabinets into bathroom vanities to incorporating reclaimed wood as architectural elements, designers are turning the old into something new and inspiring, reducing waste and preserving history in the process.

Even materials are part of the statement. Natural stone—marble, slate, travertine—adds a grounding element to spaces while exuding luxury. These materials are not just elegant but practical, offering durability in kitchens, bathrooms, and entryways.

Lighting is no longer just functional. Sculptural lighting fixtures double as artwork, adding drama, elegance, or whimsy to a room. Whether it’s an oversized chandelier in the dining room or geometric sconces in a hallway, lighting is the jewelry of the home in 2025.

Color palettes continue to evolve as well. Warm neutrals like clay, sand, and sage set a soothing tone, while black accents add sophistication and depth. Metallics—particularly bronze and gold—add polish and shine, balancing the organic with the refined.

The trends of 2025 prove that home design is no longer just about looks—it’s about how a space lives, breathes, and feels. It’s about making choices that reflect your values and support your lifestyle, while surrounding yourself with beauty, purpose, and joy. Whether you’re all-in on bold colors or slowly layering in texture and tech, this year’s design landscape offers the tools to build a home that’s not only stylish, but truly yours.

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A Living Legacy in Covington Where the Past Still Rings the Cash Register

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On a quiet December afternoon, a little boy named Garrett Scarboro reached up for a piece of bubblegum, his short attention span momentarily caught in the swirl of holiday shopping with his grandmother. The shopkeeper, 71-year-old Larry Smith, smiled knowingly as he offered the four-year-old a candy cane from a hidden bowl behind the counter. Garrett dashed off seconds later, but the moment—fleeting as it was—could have taken place at nearly any point in the last hundred years.

This timeless scene unfolded inside H.J. Smith and Sons General Store and Museum, a fixture on Columbia Street in downtown Covington since 1876. What started as a local general store has endured across nearly 150 years, serving as both a business and a living chronicle of St. Tammany Parish history. The store’s well-worn floorboards, antique cash register, and pinewood counters speak of another era, one that the Smith family has carefully preserved through generations.

Larry Smith, great-grandson of founder H.J. Smith, is one of several siblings who now run the store. In a poetic twist of fate, young Garrett is connected to the store by ancestry too—his fourth-great-grandfather was killed just outside the shop in a shootout many years ago, a fact his grandmother shared quietly as the child wandered off.

Though the store’s bones are steeped in tradition, it has also proven resilient and adaptive. H.J. Smith and Sons still stocks skunk hats and nails by the pound. You can get a key cut by Henry “Smoke” Smith out back or pick up cedar lumber from the adjacent yard. Yet alongside these nods to the past are modern additions like air-conditioning and synthetic fleece folded beside cotton goods. A visit here is like watching time blend together—kerosene lanterns traded for fluorescent bulbs, but never at the expense of the store’s soul.

Larry calls it “the first Walmart,” a tongue-in-cheek reference to the store’s historic ability to carry whatever the community needed, whenever they needed it. From faucet washers to toy pistols, the Smiths have built a legacy on responsiveness and authenticity.

That spirit of service was seeded when H.J. Smith opened the store with his father, J.E. Smith, who had moved to Covington from Baltimore in the 1840s. At the time, the town’s commerce was driven by the timber and brick industries, and shipping routes on the Bogue Falaya and Tchefuncte Rivers linked Covington to the bustling markets of New Orleans. The general store’s strategic location along Columbia Street helped ensure its early success.

Even now, it’s the store’s flexible inventory—and the family behind it—that keeps loyal customers coming back. Robert Desadier, a horticulturist from Mandeville, has been shopping here for more than three decades. He comes for the hard-to-find items that modern big-box stores don’t carry and stays for the deep knowledge the Smiths offer. “Where else are you gonna get this?” he asks with a grin.

The Smith family itself is part of the appeal. Larry works side-by-side with brothers Smoke and Kevin. Their sister Wanda manages the books. The oldest brother, Jack, technically retired, still shows up regularly—usually with a story, sometimes with a bruise, always with good humor. Their banter echoes across the store like a soundtrack of continuity. When Jack arrived one day post-surgery, Kevin quipped, “Did they punch you or something?” Smoke burst into laughter. It’s this daily rhythm, full of teasing and camaraderie, that binds the family to each other and to the business they’ve built.

The store has even brushed up against Hollywood. In 2019, Kevin Costner filmed a scene from The Highwaymen right inside the store, giving Columbia Street a few minutes of silver screen glory. Larry gave him a tour afterward. “He spent a good bit of time here,” Larry said, “and he enjoyed history.”

That history is preserved in a backroom museum the family opened in the 1980s. Visitors can browse relics from Covington’s past, including a mummified rat accidentally discovered in a long-forgotten storage box—now a favorite among schoolchildren. There’s also a faded newspaper clipping from 1889 detailing a deadly confrontation between H.J. Smith and a man who owed him money for cottonseed. The article deemed it justifiable homicide, describing Smith as a man of “excellent reputation.”

Julian Smith, now 87, is the store’s oldest living descendant and a retired college professor. He remembers helping during World War II, selling corn and sugar to local farmers who turned it into moonshine. He chuckles now at the lessons learned from that particular brand of enterprise.

Seven generations of Smiths have now touched this place. Larry’s grandchildren stop by, and while there’s hope that one or more will one day carry on the tradition, there’s no pressure. “We’re hoping some of the grandkids get involved,” Larry says. “But I don’t want to push them. We’ll just have to wait and see.”

For now, the Smiths are content to keep doing what they’ve always done—serving their neighbors, preserving their past, and making sure that in a world of change, at least one corner of Covington still feels like home.

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