When most people think about downsizing, they picture retirees trading in a large family home for a smaller, simpler place. While it is true that empty nesters often lead the charge, downsizing is not just about retirement. Sometimes life shifts in ways that make a big house feel more like a burden than a blessing, no matter your age.

If you are wondering whether it is time to make a move, here are five clear signs that downsizing might be the right next step for you.

One of the first and most obvious signs is when the cost of staying in your home becomes too much to manage. Rising property taxes, HOA fees, insurance premiums, or an adjustable-rate mortgage that suddenly jumps can all chip away at your budget. Most financial experts suggest that housing costs should not exceed 30 percent of your monthly income. If you find that number creeping up, it may be time to seriously consider moving to a smaller, more affordable home. As Florida-based Realtor Alexei Morgado puts it, when housing costs start eating up more than 30 percent of your income, downsizing can help restore financial balance and bring some much-needed breathing room back into your finances.

Another red flag is a decrease in income. Even if your housing costs stay the same, a change in your financial situation, whether from a job loss, a cut in pay, or a bad investment, can leave you feeling squeezed. If your reduced income pushes your housing costs above that 30 percent mark, downsizing could be the best way to relieve financial pressure and protect your long-term stability.

Physical upkeep can also become a major issue over time. A large house and a sprawling yard might have once been a source of pride, but they can quickly turn into overwhelming chores. Maintenance projects, yard work, and repairs that used to feel manageable might start feeling exhausting or even impossible, especially if health issues arise. Morgado notes that when maintaining your home becomes physically exhausting or financially burdensome, moving to a smaller, easier-to-manage space can significantly reduce stress and expenses. You do not have to wait until you are older to recognize when the workload simply no longer fits your lifestyle or abilities.

Sometimes it is not about money or effort — it is about how your home fits into your evolving life. Life changes like retirement, a shift toward a more travel-focused lifestyle, or a desire to simplify can all make a smaller home the smarter choice. Morgado points out that lifestyle changes often make a smaller, more practical home a better fit. If you are dreaming of more flexibility, more time for hobbies, or simply fewer responsibilities, downsizing might free you up to chase those new passions.

Finally, an often-overlooked signal that it might be time to move is when you realize you have too many empty rooms. Maybe the kids have moved out, or the guest room rarely gets used anymore. Paying for space that is sitting unused does not make much sense. Unless you have a concrete plan to rent out those rooms or transform them into a purpose that adds value to your life, empty space usually just translates into unnecessary costs. Morgado puts it simply: if you have more rooms than you need, you are probably paying for more house than necessary.

Downsizing can feel like a big decision, but in many cases, it is not about giving something up. It is about adapting to where you are now and making choices that better support the life you want to live. Whether it is finances, physical demands, or lifestyle changes prompting you to think smaller, recognizing the signs early can help you make a move that leads to greater freedom, less stress, and a better quality of life.

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When you refinance your mortgage, you should be prepared to pay closing costs just like you did when you first bought your home. If covering these expenses upfront is not an option for you, a no-closing-cost refinance might be appealing. This approach allows you to finance the closing fees through your new loan instead of paying them all at once. Understanding how this option works and whether it fits your financial situation is key before making a decision.

In a typical mortgage refinance, borrowers pay a lump sum at closing to cover costs such as lender origination fees and home appraisal fees. With a no-closing-cost refinance, you do not pay these expenses upfront. Instead, the costs are either rolled into the loan balance, which increases the amount you owe, or they are covered by accepting a higher interest rate on the loan. Many lenders offer some variation of no-closing-cost refinancing, sometimes offering to waive certain fees for repeat customers or charging a flat rate rather than a percentage-based fee.

On average, refinancing closing costs for a single-family home were about $2,375 in 2021, according to ClosingCorp. These costs can vary depending on the state where you live. Refinancing is generally less expensive than taking out an original mortgage because you are not paying for certain homebuying expenses like prepaid homeowners insurance or settlement attorney fees. Additionally, you are often refinancing a smaller, remaining balance on your original mortgage. Still, you can expect typical fees like a loan origination charge, a credit check fee, an appraisal fee, title insurance, prepaid property taxes, and possibly discount points if you choose to buy down your interest rate.

While a no-closing-cost refinance sounds appealing, it is important to realize that the costs do not disappear. Instead of paying upfront, you either finance a higher loan balance or accept a slightly higher interest rate. For example, if you refinance a $200,000 mortgage into a new 15-year loan with $2,000 in fees, you can either pay the $2,000 at closing or roll it into the loan, bringing your new balance to $202,000. With a 7.12 percent interest rate, this would result in about $127,288 in total interest over 15 years, compared to $126,012 if you had paid the closing costs upfront. Alternatively, if you opted for a higher 7.44 percent rate with no closing costs, you would pay around $132,530 in interest over the life of the loan, meaning you would spend significantly more in the long run.

There are some advantages to a no-closing-cost refinance. You do not need to come up with thousands of dollars at closing, which can be especially helpful if you want to keep your savings intact. It can also allow you to benefit from lower monthly payments sooner, helping you break even faster compared to paying closing costs upfront. If you are planning to move in a few years, a no-closing-cost refinance can be an attractive option because you may not own the home long enough for the higher interest costs to outweigh the savings. Additionally, you can use the money you save at closing for other financial needs, such as paying off debt or investing.

However, there are also significant downsides. Accepting a higher interest rate could undercut the main reason you are refinancing in the first place: to save money on your mortgage. Over time, the extra interest could cost far more than what you saved initially. Rolling closing costs into your loan balance could also negatively affect your loan-to-value ratio, possibly triggering mortgage insurance requirements and raising your monthly payments even more.

If you are considering a no-closing-cost refinance, finding the best deal requires preparation. Improving your credit score before applying can help you secure a lower interest rate and better terms. Deciding on the right loan term is also important. Shorter loan terms usually come with lower rates but higher monthly payments, while longer terms have smaller monthly payments but higher overall interest costs. Comparing rates from several lenders is crucial because refinance rates and terms can vary significantly. Make sure to lock in your rate once you find a deal you like to protect yourself from any market changes before closing.

A no-closing-cost refinance tends to work best for homeowners who plan to move relatively soon. If you expect to relocate within a year or two, it might make sense because you can enjoy the benefits of refinancing without bearing the full cost of the higher balance or higher rate over a long period. On the other hand, if you plan to stay in the home for decades, paying the closing costs upfront and securing a lower interest rate will almost always save you more money over time. As Greg McBride, CFA and chief financial analyst for Bankrate, points out, the longer you keep the loan, the more those extra costs add up. Some homeowners could end up paying their closing costs two or three times over just through accumulated interest.

If you are thinking about rolling your closing costs into the loan, be sure to run the numbers carefully. Your total payments over time should still be lower than they would have been if you had paid the closing costs upfront. That is not always guaranteed, and sometimes a no-closing-cost refinance can be more expensive than it appears at first glance. Bankrate's mortgage refinance calculator is a helpful tool to estimate the real savings and costs.

There are also other ways to lower your refinance costs without choosing a no-closing-cost option. Some lenders may offer appraisal waivers if you have significant home equity or are an existing customer. If you have a strong relationship with your bank or credit union, you might be able to negotiate a break on application fees or other charges. Above all, shopping around remains the most important thing you can do. Lender fees, interest rates, and terms can vary widely, so comparing multiple offers will help you find the best refinance deal for your situation.

In the end, while a no-closing-cost refinance can help you avoid hefty upfront payments, it is not truly cost-free. You will pay those fees over time, and depending on how long you keep the loan, it could end up costing you far more than paying the closing costs upfront. Before choosing this path, think carefully about how long you plan to stay in the home, whether you can comfortably afford a slightly higher interest rate, and whether other refinancing options could be a better fit for your financial goals.

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Why Many Homebuyers Are Moving Forward Despite High Rates

With mortgage rates still hovering around 6.8%, many would-be homebuyers are questioning whether it is smart to buy now or hold out in hopes of lower rates later this year. Even though rates have not fallen yet, the housing market is picking up momentum again, and experts say buyers are adjusting their expectations and moving ahead with purchases based on current realities.

Buyers Are Adjusting to the New Normal

According to a recent TransUnion study, the increase in mortgage activity is not due to a drop in rates. Charlie Wise, senior vice president and head of global research at TransUnion, explained that buyers have simply accepted that waiting for sub-6% rates may not be realistic anytime soon.

"Consumers have readjusted their outlook, realizing they are not going to see immediate near-term rate relief," Wise said. Instead of waiting indefinitely, many are choosing to buy now based on personal needs rather than ideal interest rate scenarios.

The Hope of Refinancing Later

Even with today's higher rates, some buyers are entering the market with the plan to refinance if rates drop in the future. Many homeowners who took out mortgages with rates over 7% since 2022 are closely watching for opportunities to lower their payments.

"I can promise you almost every one of those people would love the chance to refinance down to 6%," Wise said, noting that even a modest rate reduction could save hundreds of dollars a month, money that could be redirected to savings, debt repayment, or other financial goals.

This potential to refinance later is helping some buyers feel more comfortable making purchases now, as long as they are financially prepared to manage their payments in the meantime.

Home Prices May Rise If Rates Drop

Melanie Musson, a finance expert at Clearsurance.com, pointed out another important factor: if rates eventually fall, demand for homes will likely surge, potentially driving up prices.

"If you can refinance to a lower interest rate later, you will have been able to buy a house before values increased, while also locking in a good rate eventually," Musson said.

In other words, buying now could mean less competition and lower prices compared to waiting until rates drop and the market heats up even more.

Your Credit Score Matters More Than Ever

While many buyers are laser-focused on interest rates, Wise emphasized the importance of maintaining a strong credit score. The better your credit, the better the mortgage terms you can secure — even when rates are high.

"More than any other type of credit product, the interest you pay really determines what your monthly payment is going to be," Wise said.

Simple steps like paying down credit card debt, consolidating high-interest balances, and correcting any credit report errors could boost your score by 20 to 50 points. That increase could mean a noticeably better interest rate and significant monthly savings on your mortgage.

Student Loan Payments Could Impact Your Mortgage Approval

Wise also issued a warning for buyers with student loans. After a long period of forbearance, missed student loan payments are once again being reported to credit bureaus — and falling behind could seriously hurt your mortgage chances.

"Starting in October, the clock started ticking again, and student loans are now being reported as on-time or late," Wise explained. Three or more missed payments will appear on your credit report and could cause a significant drop in your score, making mortgage approval much harder.

If you have student loans, it is critical to check your loan status and make sure your payments are current before applying for a mortgage.

Should You Buy Now or Wait?

Ultimately, the decision comes down to your personal financial situation, readiness, and goals.

Musson advises buyers to stay active in their search even if they are not ready to make an offer right away. "You do not have to buy right now, but if you are looking, you will be more likely to find a house that meets your needs for an affordable price," she said.

If you are financially prepared, have a solid credit score, and find a home that fits your budget, buying now could position you to secure a better price and refinance to a lower rate when the opportunity arises.

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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.

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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.

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Amazon’s Long-Awaited Slidell Facility Inches Closer to Reality

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.

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