Buying a home is one of life's most exciting—and expensive—milestones. For first-time buyers especially, it's easy to get caught up in the excitement of choosing floor plans, countertops, and school zones, while losing sight of the financial realities that come with homeownership. A beautiful kitchen might catch your eye, but no amount of granite or stainless steel is worth the burden of a mortgage you can't truly afford.

As home prices continue to rise across the country, staying within budget is becoming more difficult. In May, the median home listing price hit a record $315,000, up 6 percent from the previous year, according to Realtor.com. At the higher end of the market, the number of homes listed above $750,000 jumped by 11 percent. Buyers are feeling the pressure: a survey by CoreLogic found that nearly one-third of recent homebuyers ended up spending more than they originally planned, with many also putting down larger down payments than expected.

Experts warn that exceeding your comfort zone when it comes to housing costs can seriously derail your long-term financial health. Financial planners typically recommend spending no more than 25 percent of your monthly budget on housing expenses. But government data shows the average American family often spends far more—32 percent for married couples with children, and nearly 36 percent for single adults. That overspending can make it hard to save for future goals like college, retirement, or an emergency fund.

To avoid financial strain, start with a clear affordability guideline. Eve Kaplan, a certified financial planner in New Jersey, advises that your housing costs—including maintenance—should ideally be capped at 25 percent of your monthly budget. That's far more conservative than the limits used by mortgage lenders, who often approve loans with debt-to-income ratios up to 43 percent. While you may technically qualify for a large mortgage, that doesn't mean it's a wise choice.

Take, for example, a couple with a combined annual income of $90,000. Lenders might approve them for a $600,000 mortgage, translating to a $3,225 monthly payment. But that would consume more than half of their take-home pay, crowding out room for savings or other obligations. If they follow Kaplan's advice, they'd limit their monthly housing budget to about $1,400—suggesting a mortgage closer to $240,000, or a $300,000 home if they can put 20 percent down.

Beyond monthly payments, your down payment can also influence your long-term affordability. Mary Beth Neeley, a financial advisor in Florida, recommends aiming for at least 20 percent down. Doing so can help you avoid private mortgage insurance (PMI), which adds hundreds of dollars per month to your payment until you build up enough equity in the home. On a $240,000 mortgage, PMI could cost around $200 per month. That's money you could be putting toward your emergency fund, future home improvements, or retirement.

While many homebuyers assume they'll stay in their new house for five years or longer, Kaplan warns against using that assumption to justify an overly ambitious mortgage. Life is unpredictable, and your financial situation may change. Relying on future raises, job security, or rising home values can backfire, leaving you house-rich but cash-poor. And if the housing market dips—as it did during the 2008 financial crisis—you could be stuck with a mortgage that's far more than your home is worth.

Even if you play it safe, unexpected challenges can still arise—job loss, medical bills, or family emergencies. The more manageable your mortgage is, the easier it will be to adapt when life throws a curveball. Sticking to a modest housing budget also makes it easier to build an emergency fund, giving you financial breathing room in uncertain times.

Ultimately, buying a home should be a step forward in your financial life, not a source of stress. The key to achieving that balance is simple but powerful: buy less house than you can afford. Doing so won't just protect your budget—it'll help you build a more secure and flexible financial future.

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You've done your homework—locked in a competitive mortgage rate, haggled for a lower commission with your real estate agent, and made what feels like all the right financial moves. Yet as the closing date approaches, you're blindsided by a laundry list of unexpected fees. From loan processing and document delivery to title insurance and appraisals, these costs can feel like a last-minute ambush on your budget.

Many of these fees are nonnegotiable and poorly explained, leaving buyers feeling powerless. Lisa Sitkin, a senior staff attorney at the National Housing Law Project, notes that consumers often don't have much control over who provides these services. "They're locked in to what their banks choose," she explains. But that doesn't mean you're entirely at the mercy of lenders. There are still ways to trim hundreds or even thousands of dollars off your total mortgage cost—if you start early and know what to look for.

The first step is to get multiple Loan Estimates. These standardized, free forms—available from any mortgage lender—outline all the anticipated costs and allow you to compare offers line by line. You're not obligated to choose the lender who gives you the estimate, and as long as you request all your estimates within a 45-day window, your credit score won't take a significant hit. These estimates help you weigh not just the interest rate, but the total cost of the mortgage across its lifetime.

One major area where you can cut costs is in the origination charges. These fees, listed in Section A of the Loan Estimate, are often labeled as processing, underwriting, or application fees. Sometimes they're referred to more bluntly in the industry as "junk fees." With much of the mortgage application process now automated, some experts argue these charges are simply padded profit for the lender. Theresa Williams-Barrett of Affinity Federal Credit Union, which doesn't charge origination fees, calls many of these charges unnecessary. Still, these fees can significantly increase your closing costs, so it's worth negotiating. If you prefer a lender who charges high origination fees, use a competing estimate to try to talk those fees down. Just remember that you may have to accept a slightly higher interest rate in exchange for a lower upfront cost.

In addition to origination charges, certain services listed in your Loan Estimate fall under "Services You Can Shop For." Here, you have some real control. Attorney fees, pest inspections, homeowners insurance, title insurance, and property surveys often vary by provider and location. Taking the time to compare quotes could save you a significant sum. For example, a pest inspection might range from $50 to nearly $300, while homeowners insurance premiums can vary by hundreds of dollars depending on the insurer. By bundling your homeowners and auto insurance with the same provider, you could slash both premiums by up to 30 percent.

Even title insurance—a must-have for most mortgages—offers opportunities for savings. While some states regulate these fees, others leave them open to negotiation. Ask your real estate attorney or agent to choose a low-cost provider if possible, and be sure to shop around if your Loan Estimate allows it. Similarly, you may be able to skip the cost of a new property survey if an updated one is already on file with the county or in the seller's possession.

Then there are fees listed in the "Services You Cannot Shop For" section. These typically include the appraisal, flood determination, credit report, and notary services. Although lenders usually control these providers, it's still worth questioning the fees if they seem inflated. In some cases, you might persuade your lender to opt for a more affordable appraisal service by showing them a competitor's lower estimate. For notary services, consider asking about electronic options, which can be significantly cheaper and just as effective.

As you approach closing, your lender is required to give you a Closing Disclosure three days ahead of settlement. This final document updates the estimates and includes costs you must prepay, such as property taxes, homeowner's insurance premiums, mortgage interest, and mortgage insurance (if your down payment is under 20 percent). While these aren't technically fees, they can add up quickly and are generally non negotiable. You'll also encounter unavoidable government-imposed fees, such as recording charges or transfer taxes, based on your local jurisdiction. These, too, are outside your control but essential to understand so you're not caught off guard.

Closing on a home is one of the most significant financial events in most people's lives. While some costs are fixed, many are not. By preparing early, requesting multiple Loan Estimates, and being willing to ask hard questions, you can push back against unnecessary charges and ensure your home purchase is as cost-effective as possible. Knowledge won't just empower you—it could save you thousands.

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What to Know About Your Insurance Before the Next Big Storm Hits

When Hurricane Michael barreled through the Florida Panhandle, it left a path of destruction and a lingering question for homeowners across the country—were they truly covered?

Many people felt confident in their homeowners insurance, and Consumer Reports data supported that confidence. In a recent survey of over 85,000 members, most respondents said they were satisfied with their insurance carriers. Top-rated companies like USAA, Amica, Erie, MetLife, and Auto-Owners consistently received high marks for service.

But high satisfaction can sometimes hide blind spots. You might be overpaying, underinsured, or unprepared for certain risks without even knowing it. Before the next disaster strikes, here's what to check.

Are You Paying Too Much?

Unlike auto insurance, homeowners policies don't change dramatically in price between companies, but the difference can still be hundreds or even over $1,000 a year. If you've been with the same carrier for years, it may be time to compare.

Take action by getting quotes from top-rated insurers, and consider using an independent agent who can shop across multiple providers. You can find one at TrustedChoice.com, a directory maintained by a national agent association. Also explore direct-to-consumer companies like Amica or USAA, which consistently earn high marks.

Check Your Actual Coverage

Has your home value gone up? More importantly, have labor and construction costs increased in your area? If so, your current policy limits might not be enough to fully rebuild after a disaster.

You also need to consider specific gaps. For instance, most standard policies don't cover flood damage or earthquakes, and they may have restrictions on windstorm or hurricane coverage in high-risk areas. Even your dog's breed could limit liability coverage.

Take action by upgrading to extended replacement-cost coverage. This option covers up to 25 percent beyond the listed dwelling limit, especially helpful after disasters when labor and material costs spike.

Also, protect valuables like electronics, sports equipment, and tools with policy endorsements. Jewelry and fine art should be insured through a separate "floater" policy with no deductible and full-value protection. And if you run a business from home, get a commercial add-on. Your laptop and printer might not be fully covered otherwise.

Do You Have Flood Insurance?

Homeowners insurance does not cover flooding from outside the home, whether from storm surges, heavy rains, or poor drainage. You need separate flood insurance, usually through the National Flood Insurance Program (NFIP), which is federally backed.

The cost can be as little as a few hundred dollars a year for those outside high-risk zones. And it's worth noting that more than 20 percent of all NFIP claims come from low or moderate-risk areas.

Unfortunately, NFIP policies require a 30-day waiting period, so for homeowners and renters in the Florida Panhandle, buying flood insurance after Hurricane Michael was too late for that storm. But it is not too late to prepare for the next.

Renters, Don't Skip This

If you rent, your landlord's policy does not cover your personal belongings. That includes clothes, furniture, electronics, and anything else you brought with you.

Take action by purchasing renters insurance—it typically costs just $12 to $20 a month and includes liability coverage. As with homeowners policies, renters insurance does not cover floods or earthquakes, so be sure to add that separately if you live in a risk zone.

Your Credit Score Affects Your Premium

In most states, insurers use something called a credit-based insurance score to set your premium. It is not the same as your FICO score, but it still factors in your credit history. A low score could result in much higher premiums.

Take action by asking for your insurance score and reviewing it. Improving your credit, paying bills on time, and correcting report errors can all help. If you've had a major life event like a medical crisis or the death of a spouse, ask for an "extraordinary life circumstances exception." Some states require insurers to consider that.

Beware the Hail Damage Trap

While most policies cover hail, some insurers have started excluding cosmetic damage—like dented siding that's still functional. Others require percentage-based deductibles that can cost thousands before coverage kicks in.

Take action by requesting a fixed-dollar deductible instead of a percentage. And if you live in a hail-prone area, ask for an endorsement that includes cosmetic coverage so your whole house can be re-sided even if just one or two walls are damaged.

Final Word: Don't Wait for the Next Storm

Peace of mind starts with knowing what your policy really covers. The time to review it is before the winds pick up again. Whether you're a homeowner or renter, whether you live in a floodplain or just near one, taking these steps now could save you a fortune—and a whole lot of stress—later.

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Interior design in 2025 is stepping into a bold new era—where beauty meets purpose and style is shaped by sustainability, comfort, and innovation. From the return of rich textures and expressive color to the seamless integration of smart technology and wellness, this year is all about creating living spaces that feel as good as they look. Whether you're planning a full home makeover or just looking for fresh ideas, here's how the most exciting trends of 2025 can help you reimagine your space in meaningful ways.

The philosophy driving home design this year leans into harmony—of nature, of function, of personal expression. Minimalism hasn't disappeared, but it's gotten warmer, cozier, and more organic. Influences from Scandinavian and Japanese design continue to blend in the form of Japandi, a style that favors clean lines and neutral palettes, but layers in soft lighting, tactile textiles, and natural materials like bamboo and oak. This isn't cold minimalism—it's minimalist living with a human touch.

Texture is making a comeback in a big way. Smooth, flat walls are giving way to dynamic surfaces that draw the eye and create depth. Think wood slats on ceilings, sculpted plaster finishes, and textured wallpapers that stretch beyond just the accent wall. Even ceilings are joining the design conversation, turning into canvas spaces for layered lighting and statement treatments.

Wellness is no longer a luxury in design—it's a necessity. Whether it's a meditation corner, a yoga studio, or a spa-like bathroom sanctuary, homeowners are investing in spaces that support mental clarity and physical relaxation. Expect to see more plants, water features, sunlight-maximizing layouts, and spaces that prioritize quiet and calm.

As wellness takes root inside the home, the line between indoors and out continues to blur. Retractable doors, open patios, and outdoor lounges are transforming backyards into true extensions of the living room. These transitional spaces reflect a shift toward year-round living that welcomes nature into everyday life—complete with weatherproof furnishings and outdoor kitchens that rival their indoor counterparts.

Technology is still evolving—but it's getting better at hiding. Discreet tech is quietly reshaping homes, embedding speakers in walls, integrating wireless chargers into tables, and turning everyday lighting into voice-controlled ambiance. The goal is not to showcase the tech but to let it enhance life without interrupting it.

This year also marks a dramatic return to bold color. Gone are the days of endless gray. In its place: rich, saturated hues used across walls, furniture, and accessories to create monochrome, color-drenched rooms that make a striking impact. Jewel tones like emerald, sapphire, and amethyst bring drama, while golden yellows and warm terracottas add vibrancy with earthy undertones.

Sustainability is more than a trend—it's a guiding principle. Eco-conscious homeowners are choosing vegan leathers, FSC-certified woods, and recycled materials to reduce their environmental footprint. Furniture is being chosen for longevity, not disposability, with a focus on craftsmanship, durability, and timeless appeal.

Beyond sight, designers are tapping into the full range of human senses. Sensorial interiors emphasize soft fabrics, ambient lighting, subtle scents, and calming sounds. These spaces are created not just to be seen, but to be felt—each element curated to support a sensory experience that nurtures the body and soul.

Comfort is king when it comes to furniture. Oversized sofas, low-slung lounge chairs, and rounded edges are becoming staples of rooms designed to be used and lived in. These pieces strike a balance between form and function, proving that you don't have to sacrifice beauty to enjoy softness and ease.

Old is becoming new again as vintage and retro styles make their return, often in unexpected ways. A velvet armchair from the 1970s, a record player console, or a retro light fixture becomes a standout element in otherwise modern spaces. This fusion of past and present creates rooms with depth, character, and a sense of personal history.

Maximalism is also enjoying its moment. Layered patterns, eclectic art, vibrant color pairings—it's about creating spaces that tell a story and reflect the personalities of those who live there. It's not about clutter, but about curated abundance.

Handcrafted and artisanal pieces are becoming the stars of the show. In a world of mass-produced goods, people are turning to handmade ceramics, one-of-a-kind furniture, and local craftspeople to infuse their homes with uniqueness and authenticity.

And adaptive reuse is gaining momentum. From repurposing vintage cabinets into bathroom vanities to incorporating reclaimed wood as architectural elements, designers are turning the old into something new and inspiring, reducing waste and preserving history in the process.

Even materials are part of the statement. Natural stone—marble, slate, travertine—adds a grounding element to spaces while exuding luxury. These materials are not just elegant but practical, offering durability in kitchens, bathrooms, and entryways.

Lighting is no longer just functional. Sculptural lighting fixtures double as artwork, adding drama, elegance, or whimsy to a room. Whether it's an oversized chandelier in the dining room or geometric sconces in a hallway, lighting is the jewelry of the home in 2025.

Color palettes continue to evolve as well. Warm neutrals like clay, sand, and sage set a soothing tone, while black accents add sophistication and depth. Metallics—particularly bronze and gold—add polish and shine, balancing the organic with the refined.

The trends of 2025 prove that home design is no longer just about looks—it's about how a space lives, breathes, and feels. It's about making choices that reflect your values and support your lifestyle, while surrounding yourself with beauty, purpose, and joy. Whether you're all-in on bold colors or slowly layering in texture and tech, this year's design landscape offers the tools to build a home that's not only stylish, but truly yours.

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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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A Living Legacy in Covington Where the Past Still Rings the Cash Register

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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