For many homeowners, the mortgage interest tax deduction is one of the most talked-about tax benefits of owning property. But as attractive as it sounds, it doesn't always make sense to claim it — especially if your mortgage interest paid is lower than the standard deduction.

If you're preparing your taxes and wondering whether this deduction is right for you, here's what you need to know about how it works, what qualifies, and when it makes financial sense.

What the Mortgage Interest Deduction Allows

The mortgage interest deduction allows you to reduce your taxable income based on the amount of interest you paid on certain home loans. But it's important to understand that it only applies up to a certain limit, and only for certain types of properties and loans.

For mortgages obtained after December 15, 2017, the deduction covers interest on up to $750,000 of debt for individuals or married couples filing jointly, and up to $375,000 for married individuals filing separately.

If you took out your mortgage earlier — between October 13, 1987, and December 15, 2017 — the cap is higher: interest on up to $1 million in debt, or $500,000 if you're married and filing separately. And for those with mortgages dated on or before October 13, 1987, there's no cap on the interest you can deduct.

It's also worth noting that if you were under contract before December 15, 2017, and your mortgage closed before April 1, 2018, you fall under the older, more favorable $1 million limit.

These rules came into play with the Tax Cuts and Jobs Act of 2017, and many of its provisions are set to expire at the end of 2025, meaning the landscape could change again for the 2026 tax year.

What Counts as Deductible Mortgage Interest?

The IRS allows you to deduct interest from various types of home-related loans, as long as they're tied to a "qualified" residence — usually your main home and, in some cases, a second home. Here are examples of what may qualify:

• Interest on the mortgage for your main residence, where you live most of the time.
• Interest on the mortgage for a second home, assuming you use it enough during the year and don't treat it primarily as a rental.
• Interest on a home equity loan or HELOC, but only if the funds were used to buy, build, or improve the home tied to the loan.
• Interest on a construction loan, if the home is completed and qualifies as a residence within two years.
• Interest paid up to the date of sale if the home was sold during the tax year.
• Late payment fees related to mortgage interest.
• Prepayment penalties if you paid off your mortgage early.
• Points paid to lower your mortgage interest rate, either deducted all at once or spread out over the life of the loan, depending on your situation.

What Doesn't Qualify?

Not every cost tied to homeownership is deductible. Some common expenses that don't count toward the mortgage interest deduction include:

• Closing costs (except for deductible points)
• Down payments
• Payments toward the loan principal
• Mortgage insurance premiums
• Homeowners insurance
• Interest on reverse mortgages

These costs can still be significant, but they don't impact your tax return when it comes to claiming mortgage interest.

Should You Take the Deduction?

Here's the catch: the mortgage interest deduction is only available if you itemize your deductions using Schedule A on your tax return. For many people, the standard deduction offers a greater tax benefit than itemizing, especially after the Tax Cuts and Jobs Act nearly doubled the standard deduction in 2018.

For the 2024 tax year, the standard deduction is $14,600 for single filers, $21,900 for heads of household, and $29,200 for those married filing jointly. These amounts are slightly higher in 2025. Unless your mortgage interest (along with other deductible expenses like charitable contributions or medical costs) exceeds these amounts, it likely makes more sense to take the standard deduction.

If you do itemize, you'll claim the mortgage interest deduction for the year in which the interest was paid. Your mortgage lender will send you IRS Form 1098 by early February, summarizing how much interest you paid over the past year. That document makes it easy to see if itemizing could be worth it.

Final Thoughts

The mortgage interest deduction can offer valuable savings for the right homeowner — but it's not a one-size-fits-all benefit. The decision comes down to your loan size, the amount of interest paid, and whether it makes sense to itemize versus taking the standard deduction.

As always, consult with a tax professional to determine what's best for your individual situation. And if you do plan to take the deduction, be sure to keep good records and use Form 1098 to help you claim it correctly.

Understanding this deduction before you file could make a real difference — not just for your tax return this year, but for how you manage your finances as a homeowner moving forward.

Click Here For the Source of the Information.

Imagine stepping into your backyard and being greeted by a lush, vibrant landscape that looks beautiful year-round — without the need for constant mowing, pruning, and weeding. It's a gardener's dream: a yard that takes care of itself.

Unfortunately, in Louisiana's warm, wet climate, that dream is more fantasy than reality.

With a long growing season and near-perfect conditions for weeds to thrive, even the most cleverly designed, low-maintenance landscape will need some upkeep. Gravel, pavers, and decorative rocks may cut down on mowing, but they're not immune to weed invasions. Dirt and seeds find their way in through wind, wildlife, and rain — and the battle begins again.

Still, with the right strategy, you can create a landscape that's not only beautiful but also manageable. The key lies in choosing the right plants, placing them wisely, and embracing a few design principles that reduce, rather than eliminate, your workload. Here are three practical steps to get you started.

Step 1: Smart Tree Placement

Trees are the backbone of any landscape. They provide shade, habitat for wildlife, and lasting visual impact. Though they require some attention when first planted — mainly watering during establishment and dry spells — they're relatively low-maintenance in the long term.

Start by assessing existing trees or selecting new ones suited to your yard's size and conditions. For storm resistance, native trees like bald cypress, pond cypress, live oak, and Southern magnolia are excellent choices. For seasonal beauty, look to ornamental varieties such as Japanese maples or Taiwan cherry trees, which bring bold color in fall and late winter.

If raking leaves isn't on your list of favorite weekend activities, opt for evergreen trees that hold their foliage year-round. And when planting, remember to leave enough space between trees and nearby buildings or structures to avoid future problems with overhanging branches or root interference.

Step 2: Reliable Foundation Plantings

Once your tree plan is in place, turn your attention to shrubs — the sturdy, long-lived plants that bridge the gap between buildings and nature. These "foundation plantings" anchor the visual layout of your garden, providing structure and color throughout the year.

Aim for a mix that favors evergreens over deciduous shrubs. A good rule of thumb is 75% evergreen to 25% deciduous. This ensures that your garden doesn't look barren in winter when many plants go dormant.

Choose shrubs suited to your yard's conditions — sunny, shady, or a mix — and prioritize varieties that don't demand constant pruning. Camellias, especially sasanqua and hiemalis types, are a standout for Louisiana gardens. They tolerate varying light conditions, bloom in the cooler months, and offer food for pollinators during a time when few other plants do.

Other reliable options include Japanese yew for screening, Florida sunshine anise for bright color in shade, and dwarf hollies for neat, compact hedges.

Step 3: Weed Control with Mulch, Groundcovers, and Hardscaping

Weed management is one of the biggest challenges in a Louisiana landscape, but it can be significantly reduced with smart design.

Mulch is your best friend here. Wide mulch beds around trees and shrubs suppress weed growth, conserve moisture, and enrich the soil. There's no need to clutter these beds with extra plants or border grasses — the mulch alone provides a clean, finished look.

If you prefer a living groundcover, be prepared for some upkeep. Low-growing varieties like dwarf mondo grass don't fully block out weeds and may require occasional hand pulling. For lower maintenance, consider more aggressive groundcovers like aspidistra, or cast iron plant, which are better at outcompeting unwanted growth.

Hardscaping — using gravel, pavers, concrete, or decorative rocks — can also help minimize lawn space and reduce mowing. But remember, even the best-designed hardscapes aren't maintenance-free. Weeds will eventually appear in the gaps, and regular spot treatment or hand weeding will be necessary to keep things looking neat.

While the idea of a truly no-maintenance landscape might be out of reach in Louisiana, you can certainly create a space that doesn't demand your every free weekend. With thoughtful plant selection, strategic layout, and an understanding of what works in this climate, a beautiful and relatively easy-to-maintain yard is entirely achievable.

It won't be effortless — but it can be effortless enough. And in Louisiana's rich and unpredictable landscape, that's a win worth planting for.

Click Here For the Source of the Information.

Years after its originally scheduled debut, Amazon's $40 million facility in Slidell is finally showing signs of life. While the massive building has stood complete on the outside for some time, recent developments suggest the online retail giant is preparing to bring the long-delayed project across the finish line — albeit with no clear timeline in sight.

Amazon has pulled two key permits from the city of Slidell: one for interior construction and another for building signage. Acting Mayor Bill Borchert confirmed the permits, marking the most tangible step forward in some time for the long-anticipated project located on Town Center Parkway near Old Spanish Trail.

The 140,000-square-foot facility was announced in 2021 with plans to open in 2022, but delays have repeatedly pushed back that timeline. Now, over two years later, the facility remains unopened and unfinished inside.

A Work in Progress

According to Amazon spokesperson Steve Kelly, the Slidell site remains part of Amazon's long-term operational plan. While the company still won't provide an expected launch date, Kelly said internal construction is underway.

"Work is ongoing in preparation for the facility to come online," Kelly stated in an email. "That work is currently concentrated on building out our internal construction — including racking and conveyance."

He added that as construction progresses, the company will gain more clarity on when the facility might become operational. However, hiring efforts won't begin until Amazon is within 30 to 60 days of opening.

Local Expectations and Regional Growth

The promise of the Slidell facility has been a point of excitement — and some frustration — for St. Tammany Parish officials. The center is projected to bring between 250 and 400 jobs to the region once operational, and local leaders have long hoped it would boost the area's economy.

Despite the uncertainty surrounding Slidell's launch, Amazon has been expanding aggressively elsewhere in Louisiana. Last June, the company opened a massive $200 million, 3.4-million-square-foot fulfillment center at the former Cortana Mall site in Baton Rouge. That site could eventually employ over 1,000 workers. A second fulfillment center opened in Shreveport last October, already employing more than 1,300 people.

Compared to those sprawling operations, the Slidell facility is expected to serve a different purpose. Known as a "last-stop center," its role is to serve as the final waystation for packages before they are delivered to customers' doors. These facilities are essential for Amazon's promise of speedy, often same-day delivery.

The Waiting Game Continues

While the building's shell has been ready for years, it's the inside — outfitted with the complex systems of racks, conveyors, and sorting equipment — that transforms it into a functioning Amazon facility. Until that work is complete, and a timeline becomes clearer, Slidell and its residents will continue to wait for the economic and employment opportunities the center promises to bring.

For now, progress is happening — just slowly, and mostly behind the scenes.

Click Here For the Source of the Information.

As spring arrives and the traditional homebuying season kicks off, the housing market is beginning to thaw. After years of red-hot demand and sky-high prices, buyers are finally starting to regain some leverage — but the journey is still far from easy.

Interest rates remain elevated, and home prices haven't dropped dramatically. Yet for those able to navigate the affordability gauntlet, a surprising upside awaits: more options. Inventory levels are rising, homes are sitting longer, and sellers are becoming more willing to negotiate. It's not quite a buyer's market, but it's a far cry from the frenzy of 2020 and 2021.

The Market Is Warming Up

Since mid-2022, the real estate market has been in a deep freeze. Mortgage rates soared alongside home prices, freezing out millions of would-be buyers and causing a sharp drop in sales. But recent data suggests a thaw is underway.

In February, the number of active listings was up nearly 28% compared to a year earlier. That's a substantial improvement given that home prices and interest rates haven't changed much in that time. According to Realtor.com's senior economic research analyst Hannah Jones, the increase in inventory is a promising sign of the market inching back toward balance.

Price cuts are also gaining traction. In January, nearly 23% of sellers reduced their asking price — the highest share for that month since Zillow began tracking the data in 2018. Homes are also lingering longer: the national median time on market last month was 66 days, five days more than the same time last year.

Regional Realities: Where Buyers Hold the Cards

Buyer power is still very much location-dependent. In parts of coastal Florida, like Cape Coral, Miami, and Fort Lauderdale, buyers have the upper hand. These areas have seen a surge in available supply — more than 10 months' worth — partly due to rising insurance premiums and assessments following stricter building code enforcement after the 2021 Surfside condo tragedy.

In contrast, demand in colder markets like Rochester and Buffalo, New York, has remained strong despite limited supply, driving fierce competition even amid snow-covered listings.

For Michael and Maria Mancini, first-time buyers in the Orlando area, the shifting landscape presented both opportunities and challenges. They toured more than a dozen homes, but competition was still present. Of the seven homes they viewed in a single day, four went under contract within 48 hours. Their eventual purchase, a $470,000 home in a gated community, came after another buyer's deal fell through. Though they successfully negotiated a new roof, their request for a mortgage rate buydown was declined.

In Texas, agent Scott Neal is seeing a similar duality. In the Dallas-Fort Worth area, top-tier homes are attracting multiple offers, while dated or overpriced properties are sticking around. Buyers, he noted, are more selective than ever. "They're not willing to pay top dollar for something that's not top quality," he said.

What's Ahead for Spring Buyers?

Experts agree: this spring will bring more inventory, but affordability will remain the defining challenge. In markets like Colorado Springs, where the median home lists for nearly $480,000, real estate agent Kevin James Bond says many residents are priced out altogether. Without household incomes in the six-figure range, homeownership remains out of reach.

There is, however, a small silver lining. Mortgage rates have slowly edged downward in recent weeks, reaching a two-month low of 6.76%. While still high by historical standards, the dip offers some relief to buyers watching every decimal point on their monthly payments.

Still, for a full recovery in the housing market, more than just a few percentage points off interest rates will be needed. A meaningful boost in inventory, paired with a continued softening of prices, will likely be necessary to open the door for more buyers.

"There are plenty of people who are ready and willing to buy," said Jones. "But right now, it's just not feasible for many of them."

Spring 2025 is shaping up to be one of cautious optimism for homebuyers. The days of lightning-fast sales and waived inspections are fading. Instead, buyers are finding more choices, more time to decide, and more room to negotiate. But the challenge of affordability still looms large.

For those prepared to navigate today's market — with patience, flexibility, and strong financing — the season could bring opportunity. The housing market isn't fully healed, but after years of turbulence, it's finally showing signs of balance.

Click Here For the Source of the Information.

Owning a piece of land — whether for farming, recreation, or future homebuilding — represents more than just a real estate investment. It's a tangible connection to the outdoors, a retreat from the rush of daily life, and a foundation for building lasting memories. For many, land is part of their family story, passed down through generations or acquired with the dream of creating something new. But as those dreams expand — from building a cabin to clearing fields — financing can be key to turning vision into reality.

That's where land loans come in. Flexible and designed for a range of rural and recreational uses, land loans provide a pathway to property ownership and development. Brandon Simpson, Vice President and Branch Manager of the Bay Minette office at First South Farm Credit, shared insight into how land loans can support a wide range of goals, from weekend escapes to full-scale farming operations.

Financing Your Land Dreams Whether you're buying a small tract for weekend getaways or a larger parcel for agriculture or homesteading, land loans offer the financial structure needed to move forward. In many cases, buyers also seek improvement loans to develop or enhance their property. These loans can help fund the construction of roads, storage buildings, power lines, water wells, ponds, and even barns or cabins.

According to Simpson, improvements that increase a property's value are often considered loan-worthy. This includes projects like timber clearing for fields, adding infrastructure, and extending utilities.

The Versatility of Land Loans One of the key benefits of land loans is their versatility. Buyers can use them to secure raw land, make improvements, refinance existing loans, or even invest in future expansion. Vacant land is generally more affordable than developed property, making it a more accessible option for first-time landowners. It also typically comes with lower property taxes.

Owning land diversifies a portfolio by adding a real asset that behaves differently from stocks or bonds. It's not just a financial investment — it's a lifestyle one, too.

Eight Ways Land Loans Can Help Simpson outlined eight primary categories where land loans can be especially helpful:

Building a Home Buyers who plan to construct a residence — either now or in the future — may qualify for a loan that combines land acquisition with home construction. This streamlines the financing process and aligns your long-term vision with the immediate purchase.

Refinancing Landowners with existing loans may benefit from refinancing. This could mean securing a better interest rate, combining multiple loans into one, or extending the repayment period to lower monthly payments. Refinancing may also allow for cash-out options to fund new projects.

Recreational Use Land purchased for hunting, fishing, or other outdoor hobbies often needs infrastructure to enhance usability. This might include green field development, controlled burns, building hunting blinds or cabins, and adding storage or water features.

Agriculture Financing is commonly available for farming operations, including land acquisition and improvements such as fencing or irrigation. Specialized agriculture, such as vineyards, orchards, or poultry farms, may also qualify for land loans.

Investment Opportunities Some buyers purchase land with long-term appreciation in mind. Properties with future potential — like timber sales or development opportunities — can benefit from land loans that allow the buyer to secure the land now and hold it for future profit.

Future Expansion Individuals or businesses may acquire adjacent property to allow room for expansion, protect their current investments, or comply with zoning and buffer requirements. Land loans can help secure that opportunity before it's gone.

Environmental Conservation Land loans can support purchases made with conservation in mind. Protecting forests, wetlands, or other ecologically valuable areas can be a personal or organizational mission, and financing options can align with those goals.

Mineral Rights Acquisition In some cases, land loans can be used to acquire mineral rights, which are often separate from surface land ownership. This allows buyers to gain access to potential resources such as gas, oil, or other valuable minerals. This type of loan is more specialized and typically requires expert consultation due to the complexity and potential legal implications.

Preparing for a Land Loan Before moving forward with financing, borrowers should be prepared to discuss their goals for the property with a loan officer. This includes intended use, possible improvements, and whether they plan to build in the near future. Loan terms such as down payments, interest rates, and repayment options will be influenced by the borrower's financial picture and project scope. Environmental considerations may also play a role in loan eligibility and approval.

Owning land offers personal satisfaction, long-term value, and the opportunity to shape a piece of the world to fit your vision. Land loans make that vision more attainable. Whether you're building a legacy, launching an agricultural venture, or simply staking a claim in the countryside for weekend retreats, land loans offer the flexibility, affordability, and support needed to bring your plans to life.

By working with trusted professionals like First South Farm Credit, potential landowners can navigate the financing process with clarity and confidence — and take the first step toward making their land dreams a reality.

Click Here For the Source of the Information.

Closing the Deal: What Every Homebuyer Needs to Know About Closing Costs

Buying a home is one of life's biggest financial milestones, but it comes with more than just a mortgage and a down payment. One key — and often underestimated — part of the process is understanding and preparing for closing costs, which can significantly affect your homebuying budget. Whether you're a first-time buyer or a seasoned homeowner, knowing what to expect can save you from surprises on settlement day.

What Are Closing Costs?

Closing costs are the fees and charges paid at the end of the homebuying process when the property officially changes hands. These costs are separate from your down payment and typically range from two percent to six percent of your mortgage amount. For a $450,000 mortgage, that means paying between $9,000 and $27,000 in additional fees.

These costs cover a wide range of services — from appraisals and inspections to legal paperwork and government taxes. While both buyers and sellers pay closing costs, the bulk of the responsibility typically falls on the buyer.

What's Included in Closing Costs?

Common buyer fees include the application fee, which is typically between three hundred and four hundred fifty dollars, and the home appraisal, which may cost between five hundred and eight hundred dollars. Home inspections usually range from two hundred to five hundred dollars. Loan origination fees can be fifteen to thirty dollars, while title insurance and title search fees generally range from half a percent to one percent of the loan amount. Escrow deposits, which are used to pay property taxes and insurance, vary depending on location and lender requirements.

For FHA loans, mortgage insurance is typically one point seven five percent of the loan amount. Underwriting fees often amount to between half a percent and one percent of the loan. Discount points are optional upfront costs that can reduce your interest rate, typically costing one percent of the loan per point.

Additional expenses might include a pest inspection, which often costs around one hundred fifty dollars, and homeowners insurance, which varies based on the value and location of the home. Property taxes also vary by location and are usually prorated at closing. Some states require attorney fees. Other administrative costs may include courier, notary, and recording fees. If you live in a flood-prone area, flood insurance may also be required.

Average Closing Costs by State

Closing costs vary significantly depending on where you live. States like New York and California have some of the highest average closing costs, both exceeding eight thousand dollars. Texas follows with averages above five thousand dollars. Georgia and Florida typically fall into the three thousand to four thousand dollar range. On the lower end, states such as South Carolina and West Virginia have average closing costs around two thousand one hundred to two thousand five hundred dollars.

Can You Negotiate Closing Costs?

Yes — closing costs aren't set in stone. There are a few strategies you can use to reduce what you pay.

First, consider asking for seller concessions. In a buyer's market, sellers may agree to cover a portion of the closing costs to help facilitate a quicker sale. This is particularly common when a property has been on the market for an extended period or has needed repairs. With a conventional loan, seller contributions can range from three percent to as much as nine percent, depending on the size of your down payment. FHA loans allow seller contributions of up to six percent. VA loans permit seller concessions of up to four percent.

Second, you can negotiate with your lender. Lenders might be willing to waive or reduce certain fees if you have a strong credit score or are making a substantial down payment. Be sure to compare multiple offers to find the best terms.

Third, look into homebuyer assistance programs. Many first-time buyers qualify for local or nonprofit programs that help with down payments and closing costs. These can significantly reduce your upfront expenses.

Fourth, consider rolling your closing costs into your loan. This can help reduce the amount you pay upfront, but it increases your loan balance and may result in more interest paid over time.

Finally, family assistance can be helpful. If a relative offers to help, they must provide a gift letter stating that the funds are not a loan and do not require repayment.

Closing costs may not be the most exciting part of homebuying, but they're essential. Understanding the full picture — what's included, how much to expect, and how to reduce your out-of-pocket expenses — can help you approach closing day with confidence.

Work closely with your real estate agent, lender, and title company to ensure there are no hidden surprises. Always review your closing disclosure carefully, which you'll receive at least three business days before your settlement.

By planning ahead and exploring your options, you can save thousands — and start your new chapter on the right financial foot.

Click Here For the Source of the Information.