A transformative new chapter is unfolding along the Mississippi River in New Orleans, as the Audubon Nature Institute begins demolition of the aging Gov. Nicholls wharf to make way for a $30 million public park that promises to reshape the city's connection to its iconic waterfront. Once complete, the new riverfront green space will stretch an impressive 2.25 miles—from Spanish Plaza near Canal Street to the edge of Crescent Park—creating the longest contiguous riverfront park in the United States.

The ambitious project, long in the works and initially timed to debut ahead of Super Bowl LIX, was delayed but is now on track to open its first phase by the end of this ar. The opening will feature a band shell, spacious lawns, and walkable, bike-friendly paths that stitch together the urban fabric of downtown and the French Quarter with the natural beauty of the Mississippi River.

According to Michael Sawaya, the newly appointed CEO and president of the Audubon Nature Institute, the vision is clear: to create an inclusive, accessible park that enhances city life while preserving and celebrating its natural surroundings. Renderings of the future space reveal shaded lawns, an elevated pedestrian walkway, a community center, and designated areas for food trucks, playgrounds, and event rentals.

Half of the project's funding comes from the City of New Orleans, with the City Council approving $15 million in support last year. The remaining balance is being covered through contributions from Audubon itself, the Ernest N. Morial Convention Center, and New Orleans & Co.

The new park represents a continuation of a larger riverfront development vision launched in 2017 under then-Mayor Mitch Landrieu, which included the renovation of the World Trade Center into the Four Seasons and the construction of a new ferry terminal. Early concepts for Audubon's portion of the riverfront, such as a Ferris wheel and amphitheater, faced pushback from the community. Planners have since revised their approach, focusing on open-air, low-impact features inspired by successful waterfront parks in cities like Brooklyn, Tampa, and Boston.

The demolition of the Gov. Nicholls wharf will be followed by partial removal of the Esplanade wharf, with final plans for that section still being refined. While the project's overall cost has nearly doubled since its inception, Sawaya emphasized the long-term value of building a resilient and dynamic public space on the edge of one of America's most historic districts.

The new park is just one of several initiatives underway by the Audubon Nature Institute. Nearby Woldenberg Park is receiving utility and lighting upgrades to support larger events. At the Audubon Zoo, a new dinosaur exhibit is being planned for the historic Odenheimer rotunda, while interactive experiences like giraffe feedings are already drawing crowds. Even the zoo's classic carousel is being replaced with a more modern, compact version after attempts to auction the original fell flat.

Back on the riverfront, the upcoming park promises not just a new attraction, but a reimagined way of living with the river. It's a bold investment in the public realm—one that seeks to reconnect the people of New Orleans with the landscape that has shaped their city for centuries.

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As lifestyles evolve and environmental awareness grows, the priorities for future homeowners have shifted. Today's most successful master-planned communities are those that offer more than just homes—they create immersive, sustainable environments that promote wellness, connection, and long-term value. Drawing from decades of experience in large-scale residential developments, here are seven critical considerations when planning a thriving, future-forward community.

Every great community begins with a strong master plan. Successful developments embrace the land's natural character rather than working against it. Preserving existing trees, incorporating lakes and waterways into the layout, and protecting wildlife corridors enhances both aesthetics and ecological value. The goal is not to erase nature but to showcase it—giving residents opportunities to walk, bike, and relax within a landscape that feels both curated and authentic.

Equally important is the timing and thoughtfulness of the amenity program. Whether it's a resort-style clubhouse, miles of trails, sports courts, dog parks, or family splash pads, amenities should reflect the diverse interests of future residents. These features should be integrated early in the buildout—not left as an afterthought—so residents begin experiencing community life right away. A well-placed amenity campus can help drive early sales, create lasting impressions, and provide a social heart for the neighborhood.

Getting a community open for sales as soon as possible is crucial for momentum. Delays in early phases or overbuilding can stunt interest and strain financial viability. Smart planning calls for a sales center or model home hub near the main entrance—constructed quickly and independently—so activity and excitement build even as other areas are still under development.

Noise and visual buffers are another essential component. A thoughtfully designed buffer—be it a berm, tree line, sound wall, or mix of landscaping and fencing—can make the difference between a peaceful neighborhood and one disrupted by nearby traffic or commercial activity. Beyond sound, buffers can also hide unsightly features such as major roads, utility corridors, or neighboring land uses, helping maintain a visually cohesive and serene environment.

Transportation planning must go beyond cars. In today's communities, residents expect walkable streets, wide sidewalks, multi-use paths, golf cart accessibility, and dedicated bike lanes. Planning for alternative mobility options—including electric vehicle charging stations—is no longer optional. Communities that prioritize easy, safe movement will not only ease traffic but also promote a healthier and more engaged lifestyle.

Small details matter, especially when it comes to visual focal points. No one wants to see a utility box or a sewage lift station at the main intersection. Infrastructure needs to be accounted for in early planning stages—but hidden or disguised with attractive landscaping or placed away from high-traffic areas. Curb appeal should extend far beyond individual homes—it should be built into the entire community layout.

Finally, the entrance sets the tone for everything that follows. An impressive entry feature is more than a gateway—it's a brand statement. A well-designed entry should be beautiful, informative, and easy to navigate, welcoming future residents, visitors, and even potential retailers. It's a first impression, and in master-planned living, first impressions are everything.

The development of a successful master-planned community is part art, part science. It requires foresight, creativity, and rigorous project management to balance the needs of the land, the expectations of homeowners, and the realities of the market. When done right, it results in a place where people don't just live—they thrive.

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10 Questions to Help You Find the Right Master-Planned Community

Choosing a new home is about more than square footage or countertops—it's also about finding a community that fits your lifestyle. Master-planned communities are popular in Texas and beyond because they offer thoughtful layouts, a range of home styles, great amenities, and the opportunity to connect with neighbors. But with so many options, how do you choose the one that's right for you? These ten essential questions will help guide your search and ensure that your next move feels like home from the moment you arrive.

Start by getting a feel for the community's personality. Every neighborhood has a vibe, whether it's family-friendly, active-lifestyle oriented, or built around quiet, established charm. Check out the calendar of events and look around when you visit. Are people out walking? Are the parks and trails being used? Can you picture yourself joining in?

You'll also want to know when the community was established. Newer neighborhoods offer the latest in home design and technology but may still be under construction. Established communities often have fully built amenities, mature trees, and a quieter pace with fewer growing pains.

A big advantage of master-planned living is the long-term vision. Ask about future development plans—how many homes are expected, what additional amenities are coming, and whether there are plans for retail, schools, or green space. Most communities offer a master plan to help you see the big picture.

Don't forget to ask about the builders. Some communities have several builders offering a wide range of floor plans and finishes, while others may feature just a few carefully selected options. Either way, you'll want to know what your choices are and how they align with your timeline, taste, and budget.

For families, school zoning is a top priority. Ask which schools your children will attend, whether any schools are onsite or planned, and take time to research their ratings and reviews. A convenient location doesn't mean much if it comes with a long daily commute to school.

Access to everyday essentials is just as important. Does the community have—or plan to have—a commercial area for groceries, dining, or medical services? Being close to what you need can make a huge difference in daily convenience.

Amenities are another key factor. Pools, clubhouses, fitness centers, trails, and playgrounds add value and enjoyment to your neighborhood experience. Visit them in person to make sure they're well-maintained and suit your lifestyle. Ask what's already built, what's planned, and who manages them.

Is the community pedestrian-friendly? Wide sidewalks, bike paths, and safe street crossings are essential, especially for families with kids. A walkable neighborhood encourages healthy habits and a stronger sense of connection with neighbors.

Nearly all master-planned communities have homeowners' associations. Make sure you understand the HOA's rules, fees, and responsibilities. Ask for a copy of the covenants so you know what's allowed, from exterior paint colors to backyard play structures.

Finally, ask about potential challenges. Are there permitting delays? Any unusual topography? Are there changes coming in nearby city planning? Reputable developers should be transparent about any hurdles and how they're addressing them.

In the end, there's no such thing as asking too many questions. You're not just buying a house—you're investing in a lifestyle. The more informed you are, the more confident you'll feel when you find the right place to call home.

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If you're planning to buy a home in the next year, you're far from alone. A recent survey by NerdWallet and The Harris Poll shows that nearly 39 million Americans which is about 15% of the population, are hoping to buy a home in the next 12 months. That's the highest number since the survey began in 2019. But with last year's home sales at a near 30-year low and inventory remaining tight, competition is fierce. For every available home, there could be more than six serious buyers.

To navigate this high-demand, low-supply market, it's important to widen your search and remain flexible. Real estate experts recommend identifying your non-negotiables which are things like location, number of bedrooms, and square footage, while being open to compromise on other features. One key area to consider? Whether you should buy a move-in-ready home, build new construction, or take on a fixer-upper. Each comes with pros, cons, and strategic decisions.

Buying a turnkey home is appealing for obvious reasons. Once the sale is finalized, you can move in immediately. These homes also offer the most straightforward financing options, allowing you to shop around for the best mortgage deal. But in today's market, turnkey homes are the most competitive. Pristine listings often receive multiple offers and sell quickly, sometimes above asking price. To stand a chance, buyers should be ready to act fast, have mortgage preapproval in hand, and understand how much over asking they're willing to go. Targeting listings slightly below your budget can give you room to compete if bidding heats up.

Building a new home offers a different kind of opportunity. You'll avoid the bidding war and possibly enjoy more say in the design and layout of your home, especially if you're working with a builder in a new development. Some builders offer incentives like lower interest rates or upgraded finishes, which can stretch your budget further. The downside? Timelines can be unpredictable due to construction delays, labor shortages, or supply chain issues. Also, depending on how the project is structured, you may need a construction loan, which often comes with stricter lending criteria and higher down payments. If you're buying in a development, financing tends to be simpler, but you may still have to pay a builder's deposit upfront.

For buyers willing to get their hands dirty, a fixer-upper can offer great potential. These homes can often be found at lower prices or in more desirable neighborhoods that might otherwise be out of reach. Renovating gives you the chance to customize your space while possibly adding value to your investment. However, renovations almost always take longer and cost more than expected. The work can be disruptive, especially if you're living in the home during construction. You'll need to carefully assess what's required and whether the timeline fits your lifestyle. Bringing in a home inspector and contractor before you buy can help you estimate costs and decide if the project is worth pursuing. A renovation loan might also be an option, bundling both purchase and improvement costs into one mortgage.

With limited inventory and strong buyer demand, flexibility is key in today's market. Whether you're aiming to move into a turnkey home, build from the ground up, or tackle a renovation project, success comes down to preparation, realistic budgeting, and understanding the trade-offs. The best option for you depends on your financial situation, timeline, and willingness to take on risk or work. While there's no one-size-fits-all answer, exploring all three paths of buying, building, or renovating , can open doors to opportunities in a challenging housing landscape.

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Great wine isn't just about taste, it's also about connection. It ties us to the land where it was grown, the hands that crafted it, and the moments we shared while sipping it. For wine importer Mary Taylor, building those connections has become more than a profession, it's become her mission. And now, she's bringing that mission to New Orleans in a celebration of wine, food, and community that's as down-to-earth as it is delicious.

On April 14, Taylor's traveling wine showcase, The Poor Man's Paulée, will make a stop at one of the city's most unexpected and enchanting venues: the Louisiana Swamp Exhibit and Cajun Ballroom at the Audubon Zoo. Surrounded by cypress trees, mossy waters, and maybe even the occasional alligator sighting, this event promises to be a wine tasting unlike any other.

The name "Paulée" is borrowed from an old French tradition.  Described as a rustic, end-of-harvest feast where winemakers and workers came together to celebrate the season's bounty. Over time, la paulée has evolved into exclusive wine festivals, often with high ticket prices and stiff formalities. Taylor's version flips that script, offering an approachable, festive alternative that embraces the spirit of the original gatherings, minus the pretense.

Mary Taylor first came on the scene during the New Orleans' virtual wine-and-cheese escape during the early pandemic which was a Zoom-based event hosted by Commander's Palace sommelier Dan Davis. Folks began to talk about Mary Taylor and her thoughtfully curated wine label. Her goal? To make the often-confusing world of European wine designations more accessible, shining a spotlight on small growers and regional expressions, usually at price points under $20.

Now, she's taking her vision on the road with The Poor Man's Paulée, connecting wine lovers directly with the people who produce the wines. At the New Orleans event, around two dozen winemakers from France, Spain, Italy, and Portugal will be in attendance, pouring over 50 different wines and sharing the stories behind them.

The event kicks off with a walk-around tasting, where guests can sample wines and mingle with the winemakers. Following the tasting, a seated dinner will showcase the talents of acclaimed local chefs: Susan Spicer and Allison Birdsall of Rosedale, and Jenny Breen of The Joint. On the menu are regional dishes like crab salad, crawfish bisque, and brisket that are perfect pairings for the diverse wine offerings.

Tickets are $120 and include both the tasting and dinner. A portion of the proceeds will benefit the Audubon Foundation, supporting conservation and education efforts in the region. Tickets are available now at nolawinemerchant.com.

With good wine, great food, and the lush backdrop of the Louisiana swamp, The Poor Man's Paulée offers a night that blends celebration with connection—just as Mary Taylor intended. Whether you're a longtime wine lover or simply wine-curious, this is one event that promises to make lasting memories—without breaking the bank.

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It's no secret that home prices continue to climb across the country. In February, the median existing-home price hit $398,400, up 3.8% from the year before, according to the National Association of REALTORS®. And despite mortgage rates staying relatively high, due to the low housing inventory that keeps prices elevated, homebuyers are still entering the market.

With home prices this high, buyers need to be especially cautious to avoid overextending themselves. One common rule of thumb suggests keeping housing costs to 30% of your gross monthly income. While this may be a helpful starting point, it doesn't always hold up under today's economic conditions.

The 30% guideline has been based off an income level and housing market that matches up, and now this is not the case. Median weekly earnings in the U.S. were $1,192 at the end of 2024, which equals about $5,165 a month. A 20% down payment on the median-priced home with a 30-year mortgage at the current average rate of 6.67% would lead to a monthly payment of around $2,050 just for principal and interest. That alone amounts to nearly 40% of median monthly income—well over the 30% benchmark—and doesn't include taxes, insurance, or HOA dues.

Another flaw in the 30% rule is that it uses gross income instead of net income. Since most people pay taxes and contribute to things like retirement plans and health insurance before seeing their take-home pay, calculating housing expenses as a percentage of gross income can give a false sense of affordability. A more realistic budgeting approach would be to base housing costs on net income, which reflects what's actually available to cover living expenses.

Even so, rules of thumb can only go so far. Every household has different priorities and obligations, and those should play a role in how much of your income goes toward housing. If you live in a walkable city and don't need a car, you may be able to afford a higher housing payment because you're not dealing with vehicle costs, which average more than $1,000 per month, according to AAA.

But if you have young children in daycare, your budget may be squeezed even further. Care.com reports the average cost of infant care at $343 per week, or roughly $1,372 a month—more than many mortgage payments. Families juggling multiple childcare costs should aim to keep housing well below the 30% mark.

Debt is another factor. The average U.S. credit card balance rose to $6,730 in late 2024, according to Experian. If you're carrying significantly more than that, a sizable chunk of your paycheck may already be spoken for, making it harder to devote a large share to housing.

Your personal goals also matter. If you're planning to help your kids pay for college or want to travel regularly, spending less on a mortgage can free up room in your budget to prioritize those things. And if you don't expect a pension from your employer, your retirement savings will need to be a bigger part of your financial plan—which means housing may need to take up less.

Using the 50/30/20 budgeting model is one way to check your housing affordability. Under this approach, 50% of your take-home pay goes to needs, 30% to wants, and 20% to savings. But housing usually falls under "needs," along with utilities, groceries, insurance, and transportation. If housing alone takes up the full 50%, the rest of your essential costs might push you over the edge.

The bottom line is that while the 30% rule offers a simple guideline, it doesn't fit everyone's situation in today's market. Take a close look at your income, expenses, goals, and lifestyle before deciding how much you can really afford to spend on a home. A custom budget that reflects your life—not just a general rule—will always serve you better in the long run.

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What You Need to Know Before Buying a Second Home

The idea of owning a second home as a peaceful getaway, a rental income stream, or a long-term investment, has never been more appealing. But while the emotional pull of owning a vacation home can be strong, the financial reality is far more complex. Before jumping in, it's important to understand exactly what goes into owning a second home which includes everything from financing and taxes to maintenance and legalities.

One of the biggest draws of a second home is the opportunity to generate income by renting it out. But unless you live in the property for part of the year, you'll need to qualify for an investment loan instead of a second-home mortgage. Many owners also view a second home as a long-term investment, especially in high-demand areas where property values typically increase over time. Of course, there's the lifestyle benefit too which is having your own space to retreat to on holidays or long weekends.

Still, affordability is a major concern, especially in today's high-priced housing market. If your debt-to-income ratio, factoring in the cost of a second mortgage, is over 45%, you may be stretching your finances too far. Lenders also expect higher standards for second-home buyers. You'll likely need a credit score of at least 680 and a down payment of 10% or more. In some cases, buyers with scores above 640 may qualify with a larger down payment, but overall, the financing requirements are more stringent than for a primary residence.

Location is key. If you're hoping to use your second home as a rental, research areas with strong tourism demand and reliable seasonal income. On the other hand, if you're buying solely for personal use, focus on what matters most to your lifestyle—whether that's proximity to the beach, skiing, or total privacy. Either way, knowing the area's zoning rules and rental restrictions is crucial. Some places limit short-term rentals, and others may ban platforms like Airbnb entirely.

Financing the home is only part of the picture. Tax implications are another critical consideration. Mortgage interest and property taxes on a second home may be deductible, but if the property is used as both a personal retreat and a rental, those deductions become more complex. Rent it out for fewer than 15 days per year, and you typically don't need to report the income. Go beyond that, and you'll need to carefully split expenses between personal and rental use, which can affect what you're allowed to deduct.

Selling a second home also comes with different tax consequences. Unlike your primary residence, you can't exclude up to $250,000 (or $500,000 if married) in gains from taxation unless you convert the second home to your primary residence and live there for two years. This means capital gains taxes are more likely if the home significantly appreciates in value before you sell.

Then there's maintenance. Since you may not be there year-round, second homes are often more prone to unnoticed damage or deferred upkeep. Hiring a property manager may be necessary, especially if your second home is far from your primary residence. This can add a significant ongoing cost. If you're renting the home, you'll likely need a rental manager too—someone who can market the property, coordinate bookings, adjust pricing seasonally, and manage guest services.

Buyers also run the risk of overestimating rental income. Just because you hope to cover the mortgage with rental profits doesn't mean the numbers will always work in your favor. Market rates, competition, and seasonal demand can vary greatly. Some buyers also fall into the trap of neglecting the property simply because they're not there often. This can result in lost value and reduced rental potential over time.

Finally, legal and regulatory issues shouldn't be overlooked. Local laws about property usage and rentals may differ from what you're used to. Be sure to work with a real estate agent familiar with the area who can advise you on zoning laws, HOA rules, and city ordinances. Transparency and preparation are key to avoiding surprises.

Buying a second home can absolutely be a rewarding investment—both financially and emotionally—but it's not a decision to take lightly. Do the math, understand the rules, plan for hidden costs, and think long-term. If you take the time to prepare, your second home could offer not only a wonderful lifestyle upgrade but also lasting value and even income potential down the line.

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