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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Luxury Buyers Keep Toll Brothers Strong Amid Housing Market Woes

As much of the housing market stalls under the weight of high prices and steep mortgage rates, luxury homebuilder Toll Brothers is leaning on its affluent buyers to weather the storm.

Though the economic climate has shifted drastically since the pandemic housing boom, Toll Brothers' high-end clientele continues to show up — with cash in hand. Roughly 26% of the company's buyers in the first quarter of the year paid entirely in cash, a striking contrast to the broader market where affordability is keeping many would-be buyers on the sidelines.

Why the Wealthy Are Still Buying

Toll Brothers CEO and chairman Douglas Yearley credits the company's resilient performance to its unique customer base. "Demand for our homes continues to be supported by our affluent customer base," he said on the company's earnings call. "Over 70% of our business is luxury move-up and empty nester, which serves a wealthy cohort that has benefited from years of home price and stock market appreciation."

The remaining quarter to one-third of the company's customers are high-earning first-time buyers, often older millennials who are entering the housing market later in life with stronger financial footing. These buyers are not as sensitive to mortgage rate fluctuations, either because they have the cash or they're drawing equity from previously owned homes that saw significant appreciation in recent years.

The average loan-to-value ratio for Toll Brothers buyers with a mortgage is about 68%, indicating these buyers are putting down substantially larger down payments than the typical American.

Builders Hold the Advantage

Newly constructed homes have been outperforming existing homes in the current market cycle — and for good reason. Builders like Toll Brothers can offer smaller homes, incentives like mortgage rate buydowns, and design upgrades that help offset affordability concerns. Meanwhile, the existing home market remains tight, as homeowners cling to ultra-low mortgage rates and delay selling — a phenomenon known as the "lock-in effect."

Despite these advantages, Toll Brothers has not been immune to market pressures. Affordability challenges did affect some lower-priced markets, according to Yearley. Still, demand in places like California remained strong, underscoring the strength of the builder's luxury niche.

Solid Core Business, Despite Disappointments

While Toll Brothers' core homebuilding business met expectations in the first quarter, the company missed Wall Street estimates on net income and earnings per share. Yearley attributed the shortfall to a delay in the sale of a stabilized apartment and some impairments — not core business weakness.

In the quarter, Toll Brothers delivered 1,991 homes with an average price of $925,000, resulting in $1.84 billion in home sales revenue. The company also signed 2,307 net contracts worth $2.31 billion — a year-over-year increase in both units and dollars. Toll Brothers says it has the land it needs to support future development.

Still, investors reacted cautiously. The company's stock dropped nearly 6% on the earnings report, highlighting the market's sensitivity to even minor earnings misses.

Looking Ahead

Despite the earnings dip, Toll Brothers remains confident. Yearley emphasized the long-term strength of the new home market, particularly in the luxury segment. As affordability pressures continue to squeeze average buyers, Toll Brothers is finding steady ground with its wealthy customer base and adaptable building strategies.

In a housing market riddled with uncertainty, it turns out that cash is still king — and luxury is far from out of style.

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From Blue Light to Bright Future: $120M Redevelopment to Transform Former Kmart Site at Elmwood

Nearly a decade after Kmart rang up its final sales at the Elmwood Shopping Center, the long-vacant site is on the brink of a bold new chapter. Developer Louis Lauricella, whose family first launched the shopping center in 1975, has unveiled a $120 million plan to breathe new life into the property by building 251 apartments and 64,000 square feet of shops and restaurants.

The project, a joint venture with New Orleans-based Felicity Property, received preliminary approval this week for a property tax incentive from the Jefferson Parish Economic Development Commission — a key step toward making the ambitious redevelopment a reality.

Reinventing Elmwood for a New Generation

Dubbed The Francis, the apartment complex will be the centerpiece of Elmwood's transformation from a traditional strip mall into a dynamic, mixed-use destination. The development aims to attract young professionals and new residents drawn to Jefferson Parish's growing healthcare, corporate, and creative sectors.

"Our vision has always been to evolve Elmwood into a place where people can live, shop, dine, and gather," said Will Place, director of development at Lauricella Land. "Getting rid of Kmart was the catalyst that finally made this possible."

The new community will include amenities like a pool, fitness center, co-working space, and a residents' library. Architecturally, the complex will feature three buildings connected by landscaped walkways and a "Main Street" feel that blends residential living with retail convenience.

Years in the Making

The road to redevelopment hasn't been easy. After Kmart closed its doors in 2016, Lauricella faced years of delays, largely due to the lease-holding tactics of hedge fund manager Eddie Lampert, who had acquired the struggling retailer. Real estate sources say Lauricella paid roughly $12 million to buy out the lease three years ago.

Other hurdles included the economic impact of the COVID-19 pandemic and skyrocketing building material costs. Despite those setbacks, Lauricella has remained committed to revitalizing the aging retail complex.

The Francis is a scaled-back version of an earlier vision approved in 2018, which proposed 500 apartments and 85,000 square feet of retail space. However, the intent remains the same: create a vibrant, walkable destination that reflects modern consumer preferences.

A Wider Trend in Mall Redevelopment

Elmwood's transformation mirrors broader efforts across the region to reimagine aging retail spaces. At Clearview City Center, an Ochsner medical facility, a 270-unit apartment complex, and plans for a public plaza have replaced the traditional mall layout. In New Orleans, Riverwalk Outlets is undergoing its own revival, with $25 million in sales taxes earmarked for turning Spanish Plaza into a restaurant and entertainment hub.

As older anchors like Kmart and Michael's have exited Elmwood, new tenants such as Nike, Banana Republic, and J. Crew Factory have stepped in. Popular local eateries, including Boulevard American Bistro and Byblos Mediterranean Grill, have also opened locations, signaling a shift toward a more diverse and curated tenant mix.

Public-Private Partnership

The Jefferson Parish Economic Development Commission's initial approval of a PILOT (payment in lieu of taxes) agreement will help fund the project by offsetting property tax obligations. The full tax break still requires final approval from the Parish Council, but support appears strong.

"This is a project we really want to see move forward," said JEDCO Executive Director Jerry Bologna. "It brings housing, retail, and investment to an area that has traditionally been one of our most important economic engines."

Bologna noted that retail remains a vital part of Jefferson Parish's economy, second only to healthcare in employment. As shopping malls across the country struggle, developments like this one offer a chance to modernize and retain relevance.

A Community in Transition

If all goes according to plan, The Francis will mark a turning point for Elmwood — and perhaps for suburban shopping centers across the country. By combining housing, walkable retail, and vibrant public spaces, developers are responding to changing lifestyles and the growing demand for live-work-play environments.

"This is about creating spaces where people can connect, stay, and make memories," said Place.

And with a long-empty Kmart finally out of the picture, Elmwood is ready to do just that.

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Mortgage Rates Slip Again, Offering Relief to Homebuyers — But Affordability Challenges Remain

In a welcome shift for homebuyers, mortgage rates in the U.S. have declined for the third straight week, easing some of the financial strain in a housing market still grappling with high prices and affordability challenges.

According to mortgage giant Freddie Mac, the average rate on a 30-year fixed mortgage dipped to 6.6% this week, down from 6.69% last week and notably lower than the 6.95% average from a year ago. This marks the lowest level for the 30-year rate since late October, when it hovered around 6.54%.

Rates for 15-year fixed mortgages, a popular option for homeowners refinancing their loans, also saw a drop — falling to 5.84% from 5.96% the previous week. A year ago, that rate stood at 6.38%.

Encouraging Signs for a Sluggish Market

The recent dip in rates comes during a season that's typically less competitive for homebuyers, and it's breathing a bit of life into an otherwise sluggish housing market. According to Freddie Mac's chief economist, Sam Khater, a combination of lower mortgage rates, steady income growth, and a strong stock market has bolstered homebuyer demand.

Still, Khater cautioned that while these factors point to a more optimistic outlook, the gains are tempered by ongoing affordability hurdles. "The outlook for the housing market is improving," he said, "but the improvement is limited given that homebuyers continue to face stiff affordability headwinds."

Indeed, despite the downward trend in rates, U.S. home sales are on track for their worst year since 1995. Elevated borrowing costs and persistently high home prices have made it difficult for many would-be buyers to enter the market.

The Fed's Role and the Path Ahead

The drop in mortgage rates closely mirrors shifts in the 10-year Treasury yield, which helps set the pace for long-term mortgage rates. While the Federal Reserve doesn't directly control mortgage rates, its monetary policy decisions — particularly regarding interest rates — heavily influence bond yields and, in turn, mortgage rates.

In recent months, the Fed has signaled a more dovish stance, with many economists and Wall Street traders anticipating another rate cut in the upcoming policy meeting. That sentiment has helped pull Treasury yields down from highs seen earlier this year. The yield on the 10-year Treasury was at 4.3% midday Thursday, down from above 4.7% in October and under 3.7% as recently as September.

Borrowers Take Advantage

As rates edge downward, borrowers are jumping at the opportunity. Mortgage applications increased by 5.4% last week, according to the Mortgage Bankers Association (MBA), marking the fifth straight weekly gain. Applications for refinance loans surged even more, climbing 27% from the prior week.

MBA CEO Bob Broeksmit noted that purchase applications have posted year-over-year increases nearly every week for the past three months — a rare bright spot in a market still facing stiff headwinds.

Cautious Optimism for 2024

Despite the positive momentum, most housing economists remain cautious. With home prices near record highs and only slowly decelerating, many prospective buyers are holding out hope for even lower rates in the coming months. But experts warn that rates are unlikely to fall dramatically in the near future.

Forecasts suggest that average 30-year mortgage rates will stay above 6% through 2024, potentially keeping many sidelined from homeownership unless incomes rise or home prices soften more substantially.

For now, buyers and homeowners looking to refinance may find that this window of lower rates — however modest — offers the best opportunity in months. The question is how long the reprieve will last and whether it will be enough to thaw a housing market that's still feeling the chill.

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