Private residential construction saw a modest but meaningful rebound in February, with spending climbing 1.3% after a dip of 1.2% in January. This uptick was fueled largely by renewed strength in single-family homebuilding and a continued surge in residential improvements, signaling cautious optimism in a market still wrestling with elevated interest rates and broader economic uncertainties.

While the month-over-month numbers reflect a bounce back, the year-over-year increase in private residential construction spending was relatively modest at 1.6%. Even so, the growth suggests a degree of resilience within the sector, particularly in key areas of homeowner activity.

Single-family construction spending rose by 1% in February, continuing a gradual recovery after five straight months of decline from April through August 2024. That growth aligned with a strong showing in single-family housing starts for the month, indicating that builders are slowly gaining confidence despite tighter lending conditions and fluctuating input costs. Still, spending in this category remains just under where it was a year ago—down 0.1% compared to February 2024—highlighting the lingering impact of last year's slowdown.

Meanwhile, residential improvement spending saw a more pronounced jump, increasing by 2% in February. Compared to the same time last year, spending on home renovations and upgrades was up an impressive 8.9%. This trend reflects a growing segment of homeowners choosing to invest in their current properties rather than enter the more expensive market for new homes—a choice likely influenced by higher mortgage rates and a limited resale inventory.

Multifamily construction, however, continued to lose steam. Spending in this category remained flat in February and has been in a downward trajectory since December 2023. Compared to the same period last year, multifamily construction spending was down 11.6%, a sharp contrast to the growth seen in other parts of the residential sector. The slowdown comes amid mounting concerns over overbuilding in some markets and the challenges of securing financing for larger projects.

A closer look at construction trends across sectors also shows that private nonresidential construction held its own, with spending rising 2.5% over the past year. The lion's share of that growth came from the manufacturing sector, which saw an increase of $10.5 billion, followed by significant gains in power-related construction, up by $6.4 billion.

The NAHB construction spending index helps visualize the broader narrative. Since early 2024, spending on single-family homes has decelerated under pressure from high interest rates and ongoing debates about building material tariffs. Multifamily activity peaked in mid-2023 and has since pulled back. In contrast, home improvement spending has picked up steam, gaining momentum through late 2023 and into early 2025.

Together, the data paints a picture of a residential construction market in flux—cautiously climbing after last year's softness, with some segments clearly outperforming others. While challenges remain, particularly in the multifamily space, the sustained demand for single-family housing and the boom in home renovations could keep the sector moving forward, albeit at a measured pace.

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On a quiet December afternoon, a little boy named Garrett Scarboro reached up for a piece of bubblegum, his short attention span momentarily caught in the swirl of holiday shopping with his grandmother. The shopkeeper, 71-year-old Larry Smith, smiled knowingly as he offered the four-year-old a candy cane from a hidden bowl behind the counter. Garrett dashed off seconds later, but the moment—fleeting as it was—could have taken place at nearly any point in the last hundred years.

This timeless scene unfolded inside H.J. Smith and Sons General Store and Museum, a fixture on Columbia Street in downtown Covington since 1876. What started as a local general store has endured across nearly 150 years, serving as both a business and a living chronicle of St. Tammany Parish history. The store's well-worn floorboards, antique cash register, and pinewood counters speak of another era, one that the Smith family has carefully preserved through generations.

Larry Smith, great-grandson of founder H.J. Smith, is one of several siblings who now run the store. In a poetic twist of fate, young Garrett is connected to the store by ancestry too—his fourth-great-grandfather was killed just outside the shop in a shootout many years ago, a fact his grandmother shared quietly as the child wandered off.

Though the store's bones are steeped in tradition, it has also proven resilient and adaptive. H.J. Smith and Sons still stocks skunk hats and nails by the pound. You can get a key cut by Henry "Smoke" Smith out back or pick up cedar lumber from the adjacent yard. Yet alongside these nods to the past are modern additions like air-conditioning and synthetic fleece folded beside cotton goods. A visit here is like watching time blend together—kerosene lanterns traded for fluorescent bulbs, but never at the expense of the store's soul.

Larry calls it "the first Walmart," a tongue-in-cheek reference to the store's historic ability to carry whatever the community needed, whenever they needed it. From faucet washers to toy pistols, the Smiths have built a legacy on responsiveness and authenticity.

That spirit of service was seeded when H.J. Smith opened the store with his father, J.E. Smith, who had moved to Covington from Baltimore in the 1840s. At the time, the town's commerce was driven by the timber and brick industries, and shipping routes on the Bogue Falaya and Tchefuncte Rivers linked Covington to the bustling markets of New Orleans. The general store's strategic location along Columbia Street helped ensure its early success.

Even now, it's the store's flexible inventory—and the family behind it—that keeps loyal customers coming back. Robert Desadier, a horticulturist from Mandeville, has been shopping here for more than three decades. He comes for the hard-to-find items that modern big-box stores don't carry and stays for the deep knowledge the Smiths offer. "Where else are you gonna get this?" he asks with a grin.

The Smith family itself is part of the appeal. Larry works side-by-side with brothers Smoke and Kevin. Their sister Wanda manages the books. The oldest brother, Jack, technically retired, still shows up regularly—usually with a story, sometimes with a bruise, always with good humor. Their banter echoes across the store like a soundtrack of continuity. When Jack arrived one day post-surgery, Kevin quipped, "Did they punch you or something?" Smoke burst into laughter. It's this daily rhythm, full of teasing and camaraderie, that binds the family to each other and to the business they've built.

The store has even brushed up against Hollywood. In 2019, Kevin Costner filmed a scene from The Highwaymen right inside the store, giving Columbia Street a few minutes of silver screen glory. Larry gave him a tour afterward. "He spent a good bit of time here," Larry said, "and he enjoyed history."

That history is preserved in a backroom museum the family opened in the 1980s. Visitors can browse relics from Covington's past, including a mummified rat accidentally discovered in a long-forgotten storage box—now a favorite among schoolchildren. There's also a faded newspaper clipping from 1889 detailing a deadly confrontation between H.J. Smith and a man who owed him money for cottonseed. The article deemed it justifiable homicide, describing Smith as a man of "excellent reputation."

Julian Smith, now 87, is the store's oldest living descendant and a retired college professor. He remembers helping during World War II, selling corn and sugar to local farmers who turned it into moonshine. He chuckles now at the lessons learned from that particular brand of enterprise.

Seven generations of Smiths have now touched this place. Larry's grandchildren stop by, and while there's hope that one or more will one day carry on the tradition, there's no pressure. "We're hoping some of the grandkids get involved," Larry says. "But I don't want to push them. We'll just have to wait and see."

For now, the Smiths are content to keep doing what they've always done—serving their neighbors, preserving their past, and making sure that in a world of change, at least one corner of Covington still feels like home.

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When interest rates shift, so does the landscape of personal finance, especially when it comes to buying a home. Higher or lower rates can have wide-ranging effects—not just on what you pay for a mortgage but on how you manage your budget, debt, and savings. Understanding the pros and cons of both rising and falling interest rates can help you make smarter decisions whether you're in the market for a house or looking to shore up your overall financial health.

When interest rates rise, one of the most noticeable impacts is on housing affordability. As rates climb, borrowing becomes more expensive, which means higher monthly mortgage payments. This can force buyers to adjust their expectations, opt for a smaller home, or stretch their budget. While this may sound discouraging, there's a silver lining, especially for those who already own a home with a fixed-rate mortgage. That steady monthly payment becomes a reliable anchor in the middle of rising costs elsewhere, providing a sense of financial stability and acting as a natural hedge against inflation.

Another benefit of rising rates is that savings vehicles such as high-yield savings accounts, certificates of deposit (CDs), and money market funds begin to generate better returns. For individuals focused on building an emergency fund or planning for future expenses, this can make a big difference. Saving becomes more rewarding, and your cash has a chance to grow more quickly than in a low-rate environment.

However, there are downsides to a high-interest-rate economy. All forms of borrowing—from home loans to credit cards—become more costly. Variable-rate debt can be particularly punishing, with payments that increase unexpectedly. It's during these times that keeping debt in check becomes crucial. Minimizing nonessential expenses and paying off high-interest balances can help weather the storm and maintain financial flexibility.

When interest rates drop, the environment changes in favor of borrowers. Lower rates mean you'll pay less in interest over the life of your loan, allowing you to afford a larger home or reduce your monthly payments. If you already own a home with a mortgage that carries a higher rate than current offerings, refinancing becomes an attractive option. Not only can refinancing help you lock in a lower monthly payment, but it can also allow you to switch from a variable-rate loan to the security of a fixed-rate one, or even eliminate private mortgage insurance if your equity has increased.

The catch? Lower interest rates also mean savings accounts and other interest-bearing instruments yield less, which can be frustrating for those who rely on these for steady income or growth. In a low-rate climate, it becomes more important to seek out financial products that still offer competitive returns without taking on excessive risk.

Whether rates are high or low, the key is to adapt your strategy accordingly. In times of rising rates, prioritize saving and reducing debt. In low-rate environments, consider seizing opportunities to borrow wisely or refinance. Either way, staying informed and flexible can help you make the most of changing economic conditions—and keep your long-term goals within reach.

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Buying a home is one of the most important financial decisions a person can make, and unless you are among the lucky few who can pay cash, you'll likely need a mortgage to make it happen. While many types of financial institutions offer mortgage loans, two main players dominate the landscape: traditional banks and specialized mortgage lenders. Understanding the differences between these two options can help you decide which is better suited for your needs.

Banks are the classic go-to for many people because they offer a wide variety of financial services under one roof. You can open checking and savings accounts, invest in retirement funds, and yes, take out a mortgage—all from the same institution. Banks often have local branches, which means face-to-face service and a more traditional customer experience. However, this convenience sometimes comes with higher interest rates or stricter requirements for loan approval. Banks tend to be more conservative with underwriting and may take longer to process mortgage applications due to internal bureaucracy or regulatory hurdles.

Mortgage lenders, on the other hand, operate with a singular focus. These companies specialize in home loans and refinancing, and some also offer related products like home equity loans or HELOCs. Because they work solely within the mortgage space, they tend to be more nimble, more knowledgeable about niche programs, and in many cases, more willing to work with borrowers who have complex financial profiles. If you're self-employed, have lower credit, or are purchasing an unusual property type, a mortgage lender might be a better bet.

That said, mortgage lenders don't offer full banking services, so you'll still need a separate place to handle your everyday finances. And while many lenders offer smooth online processes, not all provide in-person support, which could be a drawback if you value face time with your loan officer. Additionally, some mortgage lenders may sell your loan to another company shortly after closing, which won't affect your loan terms but could change your point of contact.

The choice between a bank and a mortgage lender ultimately depends on what you value most. If you already have a strong relationship with a bank and prefer having your financial accounts in one place, the bank route may offer perks like reduced fees or better interest rates for loyal customers. But if you need a faster approval process, more flexible qualifications, or a lender that understands your unique situation, a mortgage company might be the smarter move.

Beyond banks and mortgage lenders, there are other options to explore. Credit unions can offer competitive rates and personal service, especially for members. Savings and loan associations specialize in real estate financing and are known for their hometown approach. Mortgage brokers are also worth considering—they don't lend money themselves but work on your behalf to shop around and find you the best loan deal from their network of lenders. They can be especially helpful if your application involves complexities like nontraditional income or a recent credit issue.

Mortgage brokers also serve as guides through the process. They collect your documentation, communicate with lenders, and help clear any hurdles that arise during underwriting. Although there is typically a fee for their services, the time and stress saved can be well worth the cost.

Choosing the right type of lender is not a one-size-fits-all decision. It depends on your financial profile, how comfortable you are navigating the mortgage process, and what kind of service you expect. Whether you opt for the one-stop-shop convenience of a bank, the specialized expertise of a mortgage lender, or the personalized guidance of a mortgage broker, taking the time to compare multiple offers will help ensure you land the right loan for your new home.

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How No-Appraisal Home Equity Loans Are Changing the Game for Homeowners

As home values have soared in recent years, many homeowners are sitting on a valuable resource: equity. Tapping into this wealth through a home equity loan or line of credit (HELOC) is a smart way to access cash or whether it's for home improvements, debt consolidation, or unexpected expenses. But one thing often stands in the way of a quick and easy process: the appraisal.

Traditional home equity products typically require an in-person appraisal to verify your home's market value. This can be time-consuming, inconvenient, and costly. Fortunately, a new generation of lenders is offering no-appraisal home equity loans and HELOCs that speed up the process and remove a major hurdle for borrowers.

What Are No-Appraisal Home Equity Loans? These products allow you to access your home's equity without a formal in-person appraisal. Instead of sending someone to walk through your home and analyze local comps, lenders use alternative valuation methods. These include automated valuation models (AVMs), desktop appraisals, or even existing appraisal records from recent transactions. The result is a faster approval timeline, reduced fees, and a simpler path to cash in hand.

Why Consider a No-Appraisal Loan? For many borrowers, skipping the appraisal is about convenience and speed. Appraisals can cost between $300 and $400 and may delay your application by days or even weeks. No-appraisal products remove that friction, allowing you to lock in a loan or line of credit much faster.

Here are a few key benefits:

• Quicker processing times
• Lower upfront costs
• Less paperwork and fewer appointments
• Increased accessibility for homeowners with recent appraisals

The Best No-Appraisal Home Equity Lenders in 2025 After reviewing more than 60 lenders, several companies stood out for their no-appraisal home equity products:

• Connexus Credit Union – Best Overall Offers both HELOCs and home equity loans up to 90% LTV with long draw periods and low intro rates. Requires membership but delivers excellent terms.
• Figure Lending – Best HELOC Option A fully digital lender that funds loans in as little as five days. Offers fixed-rate HELOCs and accepts second homes.
• Discover – Best Home Equity Loan Uses data-driven valuation models (no walk-through needed) and offers high loan amounts with no closing costs.
• Rate (formerly Guaranteed Rate) – Best Low Interest Rates Provides some of the lowest fixed interest rates available and lends to investment properties and second homes.
• PenFed Credit Union – Best for Smaller Loans No appraisal required for loans under $400,000, plus no fees and a streamlined approval process.
• How These Loans Work Without Appraisals Even if there's no full appraisal, lenders still need to verify your home's value. They often use:
• Automated Valuation Models (AVMs): Algorithms that estimate value based on property data and local comps.
• Desktop Appraisals: Virtual reviews using public records and real estate databases.
• Past Appraisals: Some lenders accept old appraisals, especially if they're recent.

Once a valuation is established, the lender calculates your available equity and begins underwriting the loan.

• What to Watch For While no-appraisal options are appealing, they may come with trade-offs:
• You might qualify for a lower loan amount than with a full appraisal.
• Some lenders may limit availability by state or have stricter credit score requirements.
• Interest rates could be slightly higher to offset the increased risk to lenders.

Alternatives to Consider If a no-appraisal product doesn't suit your needs, there are other ways to unlock home equity:

• Cash-Out Refinance: Replace your mortgage with a larger one and keep the difference in cash.
• Reverse Mortgage: Available for seniors, with no monthly payments.
• Personal Loan or Credit Card: Fast access but higher interest rates and shorter terms.

The surge in homeowner equity has opened new financial doors, and no-appraisal loans are making them easier to walk through. Whether you're renovating your home, paying for college, or managing medical bills, these streamlined loan options offer flexibility without the wait.

Just remember to compare rates, terms, and lender reputations before you commit—and when in doubt, consult a financial advisor to ensure the move fits your long-term goals.

The bottom line? You don't always need someone to step inside your home to unlock its value. Sometimes, the equity is just a few clicks away.

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Sometimes finding your dream home happens quickly. Other times, it feels like an endless search that tests your patience and makes you wonder if the right place even exists. But when it finally happens, whether on your first afternoon out or after months of hunting, the signs are usually unmistakable. Real estate experts share the clear signals that tell you it is not just another house, it is the house.

The first and most critical sign is that the home fits your budget. No matter how perfect a property seems, it is not worth jeopardizing your financial health. Briana Johnson, a real estate agent with Better Homes and Gardens Real Estate Lifestyles Realty, stresses the importance of setting a firm price cap during the pre-approval process and sticking to it. Just because a lender approves you for a higher amount does not mean you should stretch your monthly payment to the limit. With property taxes and insurance premiums likely to fluctuate over the years, giving yourself some financial breathing room is essential to avoid future stress.

Another sure sign is when you find yourself lingering during the showing. Most house tours follow a simple rhythm: walk in, take a look, move on, and repeat. But sometimes, you step into a home and simply do not want to leave. Mike Ertmer, an agent with Better Homes and Gardens Real Estate Special Properties, says it is easy to spot when a buyer has made an emotional connection. They wander back into the same rooms, study every detail, and light up with excitement. When you find yourself lingering and imagining life there, it is a powerful clue that you have found something special.

Beyond emotions, a home that meets your key non-negotiables is a practical sign that it might be the one. These essentials might include the minimum number of bedrooms, bathrooms, or a certain square footage. As Johnson points out, cosmetic updates can always come later, but finding a home with the right bones from the start is critical. Skipping your must-haves in the hopes of fixing things later usually leads to frustration.

As you walk through a home, another subtle shift might happen. You start mentally moving in. Suddenly, you are envisioning where the couch would go, planning coffee mornings by the window, or picturing movie nights in the living room. Ertmer often sees this change firsthand when buyers begin calling the property a home instead of a house. When your imagination runs wild in the best way, it is a clear sign your heart is already there.

Location is another factor you cannot overlook. A beautiful home loses its shine if it is not in a place that supports your lifestyle. Johnson reminds buyers that proximity to friends, work, or good schools can dramatically influence long-term satisfaction. Feeling connected to your surroundings and having a sense of community contributes to both emotional well-being and overall happiness. While you might have to compromise on a few wishlist items, the right location should feel like a place where you truly belong.

Of course, falling in love with a house emotionally is not enough. The major systems must check out too. Nothing kills the excitement faster than realizing you are facing big-ticket repairs right after moving in. Johnson advises paying special attention to essentials like the roof, heating and cooling system, plumbing, and electrical systems. A strong inspection can reveal potential red flags early, allowing you to make an informed decision and avoid unexpected costs that can quickly turn your dream home into a nightmare.

Finally, sometimes it all comes down to a feeling. Beyond budgets, checklists, and inspections, there is often an undeniable sense that you have found the right place. Johnson notes that she has seen buyers experience a complete shift when this happens. Small imperfections become unimportant, and the bigger picture takes over. While practical needs must still be met, you find yourself more willing to be flexible because deep down, you know you have found your home.

Buying a home is as much an emotional journey as it is a financial one. If you find yourself ticking off these signs, from budget alignment to that gut feeling of belonging, you just might be standing inside your future home.

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How Today’s Housing Market Could Shape Your Next Move

Despite rising mortgage rates, more buyers are entering the real estate market, and it is putting steady pressure on home prices. For future homebuyers, this could mean even more financial hurdles ahead.

Between January and February of this year, existing home sales rose by 4.2 percent to a seasonally adjusted annual rate of 4.26 million units, according to the National Association of Realtors. At the same time, home prices are steadily climbing. The median price for an existing home hit $398,400 in February, marking a 3.8 percent increase compared to the previous year. According to Lawrence Yun, Chief Economist for NAR, buyers are cautiously stepping back into the market. Mortgage rates have not moved much, he said, but a modest increase in inventory and more choices are helping to release some of the pent-up housing demand.

The trends suggest that the financial pressure facing homebuyers is not going away anytime soon — and might even intensify.

So why are housing prices continuing to climb, even as rates stay high? A strong job market, low inventory, and persistent demand are combining to keep prices moving upward. Although mortgage rates now hover between 6 and 7 percent, buyers are motivated by concerns that prices and competition could escalate even further. They are acting now rather than risk being priced out later.

The February jobs report from the U.S. Bureau of Labor Statistics paints a resilient economic picture, showing a 151,000 job increase and a low unemployment rate of 4.1 percent, a figure that many economists consider healthy. At the same time, the housing market remains tight. Inventory levels rose slightly in February to 1.24 million unsold homes, but at the current pace of sales, that inventory represents only about a 3.5-month supply. Traditionally, a six-month supply signals a balanced market. The shortage keeps upward pressure on prices, forcing many buyers to either stretch their budgets or shift their expectations toward smaller or less updated properties.

Yun described the market conditions as still relatively tight, a sentiment echoed by buyers across the country trying to navigate slim pickings and stiff competition.

Interestingly, first-time homebuyers are making a bigger mark in today's market. They accounted for 31 percent of all sales in February, up from 26 percent the year before. Meanwhile, investors have pulled back, making up just 16 percent of sales compared to 21 percent last year. This shift suggests that more primary homebuyers — not investors — are driving the market, which could be part of what is keeping prices firm despite the weight of higher borrowing costs.

For anyone considering buying a home, these trends mean adjustments might be necessary. Buyers may need to broaden their searches to include different neighborhoods, more modest homes, or even different regions where competition is less intense. Some buyers are turning to alternative loan products like adjustable-rate mortgages or interest-only loans to manage monthly payments. While these options can help ease costs in the short term, they come with risks that must be carefully understood.

Another strategy buyers are exploring is to purchase now and refinance later if interest rates drop. Refinancing could lower monthly payments or shorten the loan term, but it is important to factor in refinancing costs to ensure the potential savings make sense.

Timing might also play a critical role. Buyers who can wait for quieter seasons like fall or winter could find themselves with a better chance to negotiate on price, thanks to lower competition.

For current homeowners, the rising market offers an upside. As Yun points out, every one percent gain in home prices translates into roughly a $350 billion increase in housing equity nationwide. Sellers in this environment may find themselves with extra cash in their pockets, providing a financial boost that can be used for a new purchase, home improvements, or investment opportunities.

Whether you are a buyer trying to break into the market or a homeowner weighing your next move, the reality is clear. Today's housing market demands flexibility, smart financial planning, and a willingness to think creatively about how — and when — to make your next big move.

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