If you're in the process of buying a home, one of the smartest moves you can make is lining up a home inspector before your offer is accepted. It may seem premature, but giving yourself time to vet and select a qualified professional can save you stress—and money—later on. A thorough home inspection is often the only real chance you have to uncover the true condition of the property before closing the deal.

Because a home is likely the largest investment you'll ever make, your inspector should be someone you can trust to assess it critically and independently. Here's how to find a qualified inspector and what to watch for during your search.

Be Cautious of Agent Recommendations

While it's common for real estate agents to suggest inspectors, it's worth considering the potential conflict of interest. Your agent wants the deal to go through, while the inspector's job is to point out anything that might make you think twice—or negotiate harder. Some inspectors may feel pressured to go easy if they rely on agents for referrals.

"Unless you absolutely trust your real estate agent, it's better to find your own inspector," says Kevin Brasler, executive editor of Consumers' Checkbook, a nonprofit that evaluates service professionals, including home inspectors.

Start With Trusted Sources

Instead of relying solely on agent referrals, ask friends, family, or recent homebuyers for recommendations. Local online communities like NextDoor, Patch, or Facebook neighborhood groups can also be great sources of feedback from real homeowners. You might also check review-based directories such as Yelp, Angi, or HomeAdvisor.

For an added layer of vetting, consult professional organizations like the American Society of Home Inspectors (ASHI), the International Association of Certified Home Inspectors (InterNACHI), or the National Academy of Building Inspection Engineers. These organizations list members and often include details about certifications, experience, and the services they provide. State-level associations or licensing boards may also offer searchable databases of approved inspectors.

Once you've narrowed your list, do a quick search to see if any complaints or red flags turn up—try adding terms like "complaints" or "reviews" to the company name in your search engine, or check with your local Better Business Bureau.

Understand Certification Limits

Certifications and licenses are a good starting point—they signal that an inspector has passed tests and completed some level of professional training. For instance, ASHI requires in-person exams and at least 250 paid inspections. InterNACHI demands an online exam and submission of mock reports. Many states also require passing the National Home Inspector Examination.

Still, credentials don't always guarantee quality. In an undercover investigation by Consumers' Checkbook, licensed and certified inspectors missed major defects in a test home with 28 known issues. Being qualified doesn't necessarily mean an inspector will take the time to do a thorough job.

Review Sample Inspection Reports

One of the best ways to judge an inspector's thoroughness is to request a sample report. Comparing reports from different candidates can reveal a lot. Look for detailed documentation, clear descriptions, and plenty of photos. Avoid inspectors who offer vague or overly generic writeups that don't address specifics about the property.

A good report should be well-organized and give you not just a list of problems, but insight into the condition of each system—from the roof to the foundation—and any recommended maintenance.

Prioritize Experience and Specialty Knowledge

While newer inspectors might do a fine job, someone with years of experience will have seen a wider variety of issues—and often knows what subtle signs to look for. If a candidate has been inspecting homes for five or more years and averages several inspections per week, they've likely evaluated hundreds, if not thousands, of homes.

If you're buying an older home, consider hiring someone with advanced training, such as an architectural or structural engineering background. That extra layer of knowledge can be invaluable when assessing unusual materials, older systems, or hidden structural issues.

Clarify Pricing and Services

Inspection costs typically range from $300 to $1,000 depending on location, square footage, and the inspector's experience. But prices can vary widely, and so can the services included.

Ask what's covered in the base fee, and whether any advanced tools—such as infrared cameras or drones—are included or cost extra. Some inspectors offer these as standard, while others may refer you to another specialist entirely.

Also, ask about additional services that may not be included in a standard inspection. If your area is prone to termites, radon, mold, or other environmental hazards, you may need separate testing, which often comes at an extra cost.

Take Your Time, Protect Your Investment

In the end, your home inspection can be a turning point in your home buying journey. It may confirm that you're making a wise investment—or uncover issues that let you renegotiate or walk away entirely. Either way, it's not something to rush.

By planning ahead and doing your homework, you can find an inspector who will give you the honest, thorough assessment you need to move forward with confidence. After all, buying a house isn't just about curb appeal—it's about knowing what's behind the walls and under the roof before you sign on the dotted line.

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Why New Homeowners Should Check Their Property Tax Assessment Right Away

If you've just purchased a home, you're probably focused on settling in, unpacking boxes, and learning the quirks of your new space. But there's one important task that often gets overlooked—reviewing your property tax assessment. It might not seem urgent, but experts say now is the perfect time to make sure your home's assessed value is accurate. If it's not, you could be paying hundreds—or even thousands—more each year in property taxes than you actually owe.

Your property tax assessment is how your local government determines the value of your home for tax purposes. That value, multiplied by your local tax rate, becomes your annual tax bill. But errors in the assessment—whether it's overstated square footage, an incorrect number of bathrooms, or an inflated market value—can lead to inflated taxes. And if no one catches the mistake, you'll keep overpaying year after year.

Sal Cataldo, a real estate attorney with O'Doherty & Cataldo in Sayville, New York, says homebuyers are in a strong position to appeal because they've just gathered a comprehensive set of documents during the purchase process. "You've gotten a wealth of information about your house, whether you realize it or not," Cataldo says. Your title report shows the home's age, your inspection report outlines flaws or needed repairs, and your appraisal and mortgage documents highlight the home's true market value based on neighborhood comparables. These are exactly the kinds of details that can support a successful appeal.

A property sale often triggers a reassessment since the transaction updates the home's market value. But how—and when—that new value is reflected in your tax bill depends entirely on where you live. Some municipalities reassess property annually, others every few years, and some don't follow any predictable schedule at all.

What is predictable, however, is the rising cost of property taxes. The median property tax bill in the U.S. rose to $3,500 in 2024, a 2.8% jump from the previous year, according to Realtor.com. And in high-cost cities, that number climbs much higher. Homeowners in New York City now face a median property tax of $9,937. In San Jose and San Francisco, those figures are $9,554 and $8,156, respectively.

With these numbers steadily increasing, ensuring your assessment is accurate is not just a good idea—it's a smart financial move. Pete Sepp, president of the National Taxpayers Union Foundation, points out that 30% to 60% of taxable properties in the U.S. may be over-assessed. "It pays to check," he says.

Often, over-assessments stem from outdated or incorrect property data that's never been updated. Maybe the previous owner finished a basement, and the square footage was added to the record twice. Maybe the assessment still lists four bathrooms when the home only has two. These small mistakes can significantly inflate your tax bill over time.

Fortunately, the potential savings make it well worth the effort. According to Realtor.com, over 40% of U.S. homeowners could save at least $100 per year by appealing their assessment. The median annual savings from a successful appeal? $539.

Even better, a successful appeal doesn't just lower your bill for one year—it can influence future assessments for years to come, especially in states where reassessments don't happen annually.

So as you settle into your new home, take a moment to pull out your paperwork and compare it to your local property tax records. If something seems off, consider filing an appeal. In many cases, all it takes is a short form and some supporting documents—most of which you already have on hand.

In the excitement of buying a home, it's easy to overlook bureaucratic details. But double-checking your property tax assessment now could unlock savings that last for years—and make your new house feel just a little more like home.

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When it comes to selling or buying a home in 2025, the details in a listing do more than just describe a property—they signal the desires of modern homebuyers. According to a recent report from Zillow®, the language used in millions of for-sale listings reveals that today's buyers are not only embracing sustainability and technology, but they're also longing for nostalgia, warmth, and wellness. This unique blend of innovation and tradition is shaping how homes are marketed and purchased across the country.

Zillow's analysis identified the most frequently emerging keywords in listings from 2024 and translated them into five key trends buyers and sellers should know right now. Whether you're preparing to list your home or searching for a new one, understanding these trends could give you a strategic edge in today's evolving housing market.

1. Sustainability Is No Longer Optional

Features once seen as luxuries are now must-haves. Whole-home batteries—systems that store solar energy and act as backup during outages—have surged in popularity, appearing 62% more often in listings than the previous year. Solar panels are up 18%, and EV charging stations show up 34% more frequently. This trend reflects buyers' growing concern with rising utility bills and environmental impact.

Brick construction, with its superior thermal mass and low maintenance, is an underappreciated sustainability hero. Homes built with brick not only offer energy efficiency but also stand strong against extreme weather—a compelling point for anyone buying or selling in disaster-prone areas.

2. Cozy Is the New Chic

Gone are the days when "cozy" implied cramped. Today, it's a compliment. Mentions of "cozy" in listings rose by 35% as buyers seek smaller, purpose-driven spaces filled with warmth and personality. Dens, reading nooks, and color-saturated rooms are replacing vast open floor plans.

Brick fireplaces, reading alcoves, and warm accent walls made from thin brick or reclaimed materials are helping to create these inviting environments. This trend emphasizes atmosphere over square footage and practicality over grandeur.

3. Nostalgia Is Back in Style

Granny's touch is trending again—only this time, it's high design. Patterns, vintage furniture, tapestries, and home libraries are popping up in listings with increasing frequency. Mentions of "nostalgia" are up 14%, while "vintage" increased by 9%, and even "scullery" kitchens—a second kitchen space tucked away from guests—are making a comeback.

This nod to the past isn't just aesthetic. It reflects a deeper desire for comfort, character, and spaces that feel lived in. Homes with antique touches and thoughtful details are drawing emotional responses that go far beyond modern minimalism.

4. Resiliency Is in Demand

In a time when floods, fires, and storms dominate the headlines, buyers are prioritizing climate-resilient features. More than 86% of recent homebuyers say it's very important for a home to have at least one climate-safe element. Listings referencing flood barriers have increased by 22%, while seismic retrofitting and drought-resistant landscaping are also trending.

For sellers, this means highlighting durable features like brick construction, high-impact windows, and proper drainage systems. For buyers, it means seeking out homes designed with long-term safety and security in mind.

5. Wellness Design Is Here to Stay

The pandemic permanently changed how we think about our homes. Bathrooms are transforming into private spas, with wet rooms—open-concept, waterproof spaces combining tub and shower—appearing in 19% more listings. Mentions of wellness as a design focus are up 16%.

Materials matter too. Antimicrobial surfaces, such as porcelain tile panels, are increasingly desirable for maintaining cleanliness and comfort. These choices aren't just for luxury homes anymore—they're becoming standard for families who want their living space to support physical and mental well-being.

Looking Ahead

Whether you're planning to buy, sell, or build in 2025, these five trends show a clear shift in priorities: buyers want homes that feel personal, perform efficiently, and prepare them for anything life throws their way. Sellers who embrace these features and highlight them thoughtfully in listings will connect more quickly with motivated buyers.

Homes that blend technology with timeless character, wellness with resilience, and comfort with conscience are no longer the exception. They're the future.

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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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