Western wear retailer Boot Barn is saddling up for its next big move — this time to the New Orleans area. The company announced plans to open a brand-new 20,000-square-foot location this June at 1600 Westbank Expressway in Harvey, bringing its signature blend of western style and rugged workwear to more Louisiana shoppers.

Founded in 1978, Boot Barn began as a go-to destination for classic western essentials like cowboy hats, boots, and belt buckles. Over the years, it has evolved into a much broader retailer, offering everything from outdoor and work apparel to women's fashion, accessories, and rustic home decor. Despite that expansion, the brand has stayed true to its roots, maintaining its identity as a hub for those who live and work in western and rural communities.

With more than 460 stores nationwide and 56 new openings last year alone, Boot Barn has grown into the largest western and work wear retailer in the country. The Harvey store will mark its ninth location in Louisiana, joining existing stores in Alexandria, Baton Rouge, Houma, Lafayette, Lake Charles, Monroe, Shreveport, and Slidell.

For shoppers in the greater New Orleans area, the arrival of Boot Barn brings a new option for durable, stylish gear that blends function and flair — just in time for summer.

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The spring homebuying season is shaping up to be more promising than what buyers have experienced over the last few years. With a growing number of homes on the market, slowing price increases, and mortgage rates that are trending downward — or at least stabilizing — the conditions are becoming more favorable for those ready and able to purchase.

Home prices have been rising at a slower pace compared to previous years, and in some areas, they've even started to come down. According to Realtor.com, the national median listing price in March held steady at $424,900, unchanged from the same time last year. In fact, in 32 of the country's 50 largest metro areas, median listing prices were lower than they were a year ago. While the changes aren't dramatic enough to fully ease affordability concerns, they do offer some breathing room to buyers who have been sidelined by the intense price increases of the past five years.

Mortgage rates, which have been a major barrier to affordability, remain elevated but are more manageable than they were just a few months ago. The average 30-year fixed rate dropped to 6.6 percent in April, down from over 7 percent earlier in the year. This slight but steady decline gives buyers a bit more room in their monthly budgets and the potential to qualify for better loan terms. If the broader economic outlook continues to weaken — partly due to new tariffs and global market instability — there's a chance rates could fall even further, giving buyers a much-needed boost in purchasing power.

Perhaps the most noticeable change this spring is the increase in available homes. Active listings jumped 28.5 percent nationwide compared to last year, a sign that more sellers are entering the market and homes are staying available longer. As competition eases, buyers are finding more opportunities to negotiate. Sellers who might have expected bidding wars just a year or two ago are now more likely to offer concessions such as covering closing costs, accepting inspection contingencies, or even helping buyers temporarily lower their interest rates.

These changes don't necessarily mean it's a full-blown buyer's market, but the balance between buyers and sellers is more even than it's been in a long time. Buyers who are financially prepared are in a stronger position to shop without the same level of pressure that has defined recent years. Many are also taking advantage of temporary rate buydowns or planning to refinance down the road if rates drop more significantly.

However, affordability remains a serious challenge for many. Home prices have climbed nearly 50 percent in the past five years, and even with recent stabilization, they remain high relative to income. A household earning the median U.S. income would still need to spend nearly half of their annual earnings to cover the cost of a median-priced home — a share that is far above what the government considers affordable.

Still, the tide appears to be turning. For buyers with solid finances, this spring could be the best opportunity in recent memory to secure a home at a more reasonable price, with more options, and with less competition. Whether this moment leads to lasting change in the housing market depends on where mortgage rates go from here, but for now, home shoppers can feel a little more hopeful heading into the season.

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The housing market is heating up once again, and not just because of seasonal trends. As mortgage rates climb, more buyers are pushing into the market, and that surge in activity is helping drive home prices even higher. Rising borrowing costs and increasing property prices, a double pressure, is starting to reshape how and when buyers make their move, and what it might mean for future affordability.

Sales of existing homes rose 4.2 percent between January and February of this year, reaching an annualized pace of 4.26 million units, according to the National Association of Realtors. At the same time, the median existing home price jumped to $398,400, a 3.8 percent increase from a year earlier. It's a clear signal that despite elevated mortgage rates, housing demand is still alive and well. According to NAR Chief Economist Lawrence Yun, it is not a sudden drop in mortgage rates luring people back into the market, but rather a modest increase in inventory and a strong desire among buyers to act before prices rise even further.

So what is behind this upward price movement? A strong labor market, stubbornly low inventory and steady demand continue to be the driving forces. Even with mortgage rates hovering between 6 and 7 percent, buyers are motivated by concerns that waiting will only mean higher prices and fewer options. Job numbers from the U.S. Bureau of Labor Statistics support this behavior, showing a gain of 151,000 jobs in February and an unemployment rate of 4.1 percent which is a level generally seen as economically healthy.

But the most telling data point may be inventory. At the end of February, there were just 1.24 million unsold homes on the market, representing a 3.5-month supply at the current sales pace. A six-month supply is typically considered a healthy balance between buyers and sellers. With such limited inventory, competition is fierce, and prices are pushed upward as buyers race to secure a home before conditions become even more challenging.

This competitive pressure is also shaping who's buying. First-time homebuyers made up 31 percent of transactions in February, a noticeable increase from 26 percent the previous year. Meanwhile, investor activity has cooled, falling to just 16 percent of purchases from 21 percent a year ago. With fewer investor bids in the mix, more homes are going to those intending to live in them, but many of those buyers are still bringing strong cash offers that help keep prices elevated even as mortgage rates climb.

For those who are not paying with cash, navigating this environment requires careful strategy. Buyers may need to adjust expectations, whether that means looking at smaller homes, different neighborhoods or older properties that might need work. Others may consider flexible financing options, such as adjustable-rate or interest-only mortgages. While these can lower initial payments, they also come with risks that must be understood fully before committing.

Some buyers are taking the approach of buying now and refinancing later, hoping for a dip in rates. Refinancing can lead to lower payments or better loan terms, but it is not without costs. Fees, new closing costs and possible delays all need to be weighed carefully. For those with patience, timing can be another tool, waiting until the fall or winter, when buyer activity tends to cool, might open the door to better deals and more negotiating power.

Even as buyers wrestle with these decisions, current homeowners are seeing benefits. Rising prices mean growing equity, and that can open up new opportunities. Yun notes that for every one percent increase in home values, American homeowners collectively gain roughly $350 billion in equity. That kind of wealth increase can help fund a future purchase, home renovation, or other investments.

In a housing market shaped by limited inventory, strong employment and rising costs, the dynamics are shifting. Buyers face tough choices, but with thoughtful planning and an eye on both short-term needs and long-term goals, it is still possible to find the right home, and make a smart move.

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Should You Pay Cash for a Home or Take Out a Mortgage?

More people than ever are showing up to the closing table with cold, hard cash. As of February 2025, nearly one-third of home purchases in the United States were all-cash deals, according to the National Association of Realtors. That statistic might make you wonder if skipping the mortgage and writing a check for the full price of a house is the smarter move. While paying in cash might sound like the fast track to homeownership, the decision is more complex than it seems. Whether you should pay cash or finance your purchase with a mortgage depends on your financial situation, your long-term goals, and the housing market where you plan to buy.

A cash offer means you're using money you already have, with no need for approval from a lender. This can give you an edge in a competitive market, speed up the homebuying process, and save you thousands in closing costs and interest. On the other hand, taking out a mortgage allows you to keep more cash on hand for other priorities and potentially benefit from tax deductions and a stronger credit profile.

If you're thinking about buying a home with cash, you need to be ready with substantial liquid assets. In addition to the purchase price, you'll need to cover closing costs like legal fees and title insurance. The upside is you avoid lender-related fees and monthly mortgage payments. But just because you can pay in full doesn't mean you should. The money used for a home purchase could instead be invested elsewhere or reserved for future financial needs like college tuition, retirement, or emergencies.

Cash buyers also enjoy peace of mind in terms of speed. Without loan underwriting or bank red tape, the transaction can close more quickly. Sellers often favor cash offers because they remove uncertainty and reduce the chances of the deal falling through. When every listing in your target area is receiving multiple offers, a cash bid might be what sets yours apart.

The savings over time can also be significant. When you pay in cash, you're not just cutting out monthly principal and interest payments—you're also avoiding the interest altogether. For example, buying a $425,000 home with cash instead of financing $340,000 with a 30-year mortgage at 6.5 percent could save you more than $430,000 in interest alone over the life of the loan.

However, mortgages come with their own advantages. Taking out a home loan allows you to keep much of your capital free for other uses. You might prefer to invest those funds in assets with higher returns, or simply want to maintain a cushion of liquidity in case of job loss or major repairs. Plus, mortgage interest is often tax-deductible, which can help reduce your tax burden if you itemize. On-time mortgage payments can also boost your credit score, which is helpful for future borrowing.

The decision becomes more nuanced when you consider the full cost of financing. On a $400,000 home with a 20 percent down payment and a 7 percent interest rate, you could end up paying over $446,000 in interest over 30 years, bringing your total cost to more than $766,000. That doesn't include closing costs, which can tack on another 2 to 5 percent of the purchase price.

At the same time, a cash purchase that drains your savings might leave you financially exposed. You still have to pay property taxes, homeowners insurance, maintenance, and utilities—and you'll need an emergency fund for unexpected expenses. It's important to evaluate how much money you'll have left over after the purchase and whether it will be enough to meet your ongoing needs and goals.

Choosing between cash and a mortgage isn't just about dollars and cents. It's also about strategy and peace of mind. If you want to keep your money invested or available for other purposes, a mortgage might be the better choice A. If you're debt-averse or want to win a bidding war, paying in full could be the right move.

There is no one-size-fits-all answer. The best option comes down to what works for you—your finances, your market, and your priorities. Some buyers will find comfort in owning their home outright, while others would rather leverage their capital for long-term growth. In today's market, where mortgage rates remain elevated, the decision becomes even more personal. As housing analyst Jeff Ostrowski put it, what looks smart on paper may not always feel right in real life. And when it comes to where you live, both logic and emotion deserve a seat at the table.

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In today's real estate market, many homeowners are enjoying significant profits when selling their homes—but with those gains can come an unexpected and sometimes hefty tax bill. The capital gains tax, which applies when a property is sold for more than its adjusted cost basis, is increasingly affecting sellers, especially in high-priced markets where home values have soared over the past decade.

The root of the issue lies in the capital gains exclusion limits set by federal tax law. Single homeowners can exclude up to $250,000 in profit from the sale of their primary residence, while married couples filing jointly can exclude up to $500,000. But those limits haven't been adjusted since they were first introduced in 1997. At the time, those exclusion amounts were more than adequate for most homeowners. Today, with inflation and rising property values, many sellers are surpassing those thresholds and facing taxes on the excess profit.

To avoid paying capital gains tax, homeowners must meet specific requirements: they must have owned and lived in the home for at least two of the last five years. These tests determine eligibility for the exclusion. If a homeowner fails to meet either of these requirements, they might want to consider postponing the sale until they qualify. On the other hand, homeowners who've rented out their property for a time before selling might find themselves partially or entirely disqualified from the exclusion due to the property's changed status as a rental.

Understanding the role of cost basis is also critical in managing potential tax liability. A home's cost basis begins with the purchase price, but it doesn't remain static. Improvements made to the home—such as renovations, additions, or restorations after damage—can raise the cost basis, ultimately reducing the taxable gain when the home is sold. On the flip side, factors like depreciation during rental periods, insurance payouts, or energy efficiency credits can reduce the cost basis. Keeping detailed records of any upgrades, repairs, or legal fees tied to the property is key to accurately determining the adjusted basis and minimizing your tax burden.

If a sale has already occurred and capital gains exceed the exclusion amount, there are limited options available after the fact. Homeowners in that situation may be able to offset the gain with realized capital losses from the same tax year, though that scenario is less common. For those planning ahead and considering a sale in 2025, however, there are several proactive strategies that could help lower or offset a potential tax bill.

One approach is tax-loss harvesting, which involves selling investments at a loss to reduce taxable capital gains from other transactions, including real estate sales. This tactic can be particularly useful for those with taxable investment accounts who keep a close eye on their portfolios throughout the year. Contributing to a traditional IRA can also reduce taxable income if the contribution is deductible, and the same applies to eligible contributions made to a health savings account (HSA) for those enrolled in high-deductible health plans.

Charitable giving is another potential strategy. Donating cash or appreciated assets to a qualified charity can yield a tax deduction that helps offset gains. These donations must follow IRS rules, and the deductibility depends on the taxpayer's income and the type of organization receiving the gift. Unused charitable deductions can generally be carried forward for up to five years.

In addition to these tactics, sellers should be aware of several tax law changes taking effect in 2025. Contribution limits to retirement and savings accounts have increased, including the Qualified Charitable Distribution cap, now set at $108,000 for IRA holders aged 70½ and up. Limits for 401(k), 403(b), and Roth 401(k) plans are now $23,500, with an extra $7,500 allowed for those age 50 and older. Health savings account contribution limits have also been bumped up, and the standard deduction has risen to $30,000 for married couples and $15,400 for single filers.

These higher thresholds could provide more opportunities to shelter income and reduce overall tax exposure. Additionally, legislative efforts are underway to raise the capital gains exclusion limits. The More Homes on the Market Act, which is expected to be reintroduced in Congress, would double the exclusion and tie it to inflation in the future. Whether the bill gains traction remains uncertain, but the conversation highlights growing concern over outdated limits.

If you've seen your home value increase significantly and are thinking about selling in the near future, don't wait to plan. Calculate your potential capital gains, evaluate your adjusted cost basis, and explore tax-saving strategies before the sale. Depending on your situation, it may be worth bringing in a tax advisor who can help you navigate the process and potentially save you thousands in taxes.

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If you've ever taken a walk along the Mississippi River in New Orleans, chances are you've been captivated by the sweeping views, open skies, and refreshing breezes of Woldenberg Riverfront Park. With its 14 acres of lush green space nestled between the French Quarter and the river's edge, it has long been a favorite among locals and visitors alike. Now, once again, this beloved destination is gaining national attention, having been nominated for USA Today's 10Best Readers' Choice Award for Best Riverwalk in the United States.

This isn't the first time the park has turned heads on the national stage. Last year, Woldenberg Riverfront Park made its debut in the competition and secured an impressive second-place finish. Since opening in 1989, the park has grown into more than just a scenic stretch of riverfront—it's become a hub of community activity, culture, and connection. Its walkways, open lawns, and tree-lined paths offer a peaceful retreat from the city's bustle, while also playing host to lively festivals and events throughout the year.

Managed by the Audubon Nature Institute, the park is also home to major New Orleans attractions like the Audubon Aquarium and the Audubon Insectarium. These institutions, along with the park itself, have consistently been recognized in the 10Best Awards, with both the Audubon Aquarium and Zoo previously ranking among the best in their respective categories. This year, the Audubon Zoo is again in the running, further highlighting the city's standout public spaces.

Michael J. Sawaya, President and CEO of the Audubon Nature Institute, says Woldenberg Park does more than provide beautiful views. It serves as a reminder of the Mississippi River's critical role in shaping New Orleans' identity. He called the park's national recognition "a tremendous honor for our entire city."

Looking ahead, the impact of Woldenberg Riverfront Park is set to grow even larger—literally. A major expansion project, dubbed "Riverfront for All," will soon begin construction. This ambitious effort will extend the park two additional miles, connecting it with Crescent Park and forming one of the longest uninterrupted stretches of riverfront green space in the nation. Starting this spring, the transformation will enhance access to the river and further elevate New Orleans as a model for urban waterfront development.

For those who want to show their support, voting is open online and continues daily through April 7, 2025. You can vote once per device each day, and every vote brings New Orleans one step closer to claiming the title of America's favorite riverwalk.

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The U.S. housing market is finally showing signs of shifting in favor of buyers, and this spring could be the most buyer-friendly season since the early days of the pandemic. After several years of tight inventory, elevated prices, and rising mortgage rates, more homes are hitting the market and sellers are starting to budge on price.

Joel Berner, senior economist at Realtor.com, believes the timing couldn't be better for buyers who have been waiting patiently on the sidelines. Following a sluggish 2024, which turned out to be the slowest year for existing home sales since 1996, momentum is starting to pick up—and in a direction that benefits those looking to buy. A growing number of listings, longer market times, and a noticeable increase in price cuts are all contributing to a more balanced market.

Berner points out that this shift isn't solely driven by mortgage rates. While lower rates can certainly draw more buyers into the market, they also tend to increase competition and push prices up. What's happening now is different. The current conditions—more inventory, softer pricing, and sellers showing more flexibility—are creating organic opportunities for buyers to negotiate better deals.

Mauricio Umansky, founder of luxury brokerage The Agency, shares Berner's view. He doesn't expect a repeat of the dramatic price drops seen during the 2008 housing crash, but he agrees that buyers have more leverage than they've had in years. He says now is a good time to make strong offers and be bold, as the market is more receptive to negotiation than it has been in quite some time.

The increase in available homes is a major reason for the market shift. Sellers who had previously held off—many of whom locked in mortgage rates of 3% or lower during the pandemic—are finally starting to list their properties. This "lock-in effect" had created a bottleneck in supply over the last few years, but life events like job changes and growing families are forcing many to move despite the higher rates.

While mortgage rates haven't dropped dramatically, they are projected to decline modestly. Realtor.com's forecast expects rates to fall into the low 6% range by the end of 2025. For context, the current average on a 30-year fixed mortgage stands at 6.65% according to Freddie Mac. But even without dramatic rate changes, market behavior is shifting because of increased activity and changing seller attitudes.

Recent housing data backs up these observations. The number of homes actively listed has grown for 16 consecutive months and jumped 27.5% in February compared to the same time last year. Sales activity is also on the rise, with the number of homes under contract increasing by 18.2% year-over-year. However, homes are taking longer to sell, averaging 66 days on the market—almost a full week longer than last year.

This slower pace, combined with more listings and more cautious buyers, is widening the gap between asking and selling prices. As Umansky notes, sellers are now more likely to face offers below their original list price, and in order to close deals, they'll need to be more realistic. If current trends continue, more price adjustments may be on the horizon.

In short, while it may not be a full-fledged buyer's market just yet, spring 2025 is offering a rare window of opportunity for buyers who've been waiting for better conditions. With more choices, motivated sellers, and a bit more negotiating power, it might finally be the right time to make a move.

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How Closing Costs Might Help at Tax Time

When you finalize a home purchase or refinance, you'll face a range of closing costs that can add up quickly. Most of the time, these charges include fees for appraisals, inspections, loan processing, and taxes. While most of these expenses are just part of the cost of doing business, some of them might actually save you money later—if they qualify as tax deductions.

Closing costs can range anywhere from 2% to 6% of the total loan amount, depending on whether you're purchasing a home or refinancing. Buyers usually carry the bulk of these costs, though sellers often contribute as well, especially in markets where negotiations are flexible. Common fees include charges for loan origination, underwriting, and credit reports, as well as appraisal and inspection costs. Title search fees, title insurance, and discount points paid to lower your mortgage rate are also standard line items.

In most cases, the IRS doesn't allow you to deduct closing costs since they're considered part of the overall purchase expense, not an operational cost tied to the home's use. However, there are a few exceptions. Mortgage interest is one of the most common deductions and is allowed on loans up to $750,000, or $375,000 if married filing separately, as long as the loan was taken out after December 15, 2017. Older loans may qualify for higher limits. You can deduct interest payments each year, as long as you still own the home and itemize your deductions.

Another possible deduction comes from mortgage points, which are considered prepaid interest. If certain requirements are met, the full amount of points paid may be deducted in the year you paid them. If not, the deduction can be spread out over the life of the loan. Private mortgage insurance, or PMI, might also be deductible if your income falls below IRS limits and you itemize your taxes. Property taxes are another potential deduction, both those paid at closing and annually, though these are capped at $10,000 per year for married couples filing jointly or $5,000 if filing separately.

For buyers of distressed properties, costs related to necessary repairs and maintenance might also be deductible under certain conditions. These deductions can usually be claimed in the year you pay them, over the course of your mortgage, or when you sell the property by adding them to your cost basis.

The 2017 Tax Cuts and Jobs Act impacted many of these deductions by increasing the standard deduction, making it less beneficial for some homeowners to itemize at all. As a result, fewer people are writing off mortgage interest and property taxes. However, these provisions are set to expire at the end of 2025, so tax benefits may shift again in the near future.

It's also important to understand which costs are never deductible. This includes expenses like appraisals, home inspections, legal fees, title insurance, transfer taxes, surveys, and document preparation. Likewise, homeowners insurance, utility bills, and general repairs are not deductible. Still, some of these charges may be added to your home's cost basis, which could reduce your capital gains taxes if you sell the home down the road.

After closing, it's wise to keep every document related to your purchase or refinance. If you're ever audited, you'll want proof of what you paid and when. And since the rules can be confusing and depend heavily on your specific situation, it's always best to consult a tax expert or financial planner to ensure you're making the most of any possible deductions.

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