Resources
The answers before the paperwork.
Guides, checklists, and plain explanations of the parts of a Louisiana closing that catch people off guard. Ask us for current numbers any time.
The buyer's guide, free to download
A step-by-step overview of the home buying process, start to finish. Available in English and Spanish.
Home inspection
What the inspector is actually looking for.
Your inspection period is the window where you still have leverage. Go to the inspection if you can, and read the whole report, not just the summary.
Roof and structure
Age and condition of the roof, framing, foundation movement, and signs of past water intrusion.
Systems
HVAC, electrical panel and wiring, plumbing supply and drains, and the water heater.
Moisture and pests
Termites are a fact of life here. A separate WDIR inspection is standard, and worth it.
What comes next
We turn the findings into a repair request or a credit ask, and tell you which items are worth pressing.
Closing costs
Who pays for what at the table.
Buyers usually cover
- ·Lender fees, appraisal, and credit report
- ·Title insurance and closing attorney fees
- ·Inspections, including termite and any specialists
- ·First-year homeowners and flood insurance premiums
- ·Prepaid taxes and escrow setup
Sellers usually cover
- ·Brokerage commission per the listing agreement
- ·Payoff of the existing mortgage and any liens
- ·Property taxes prorated to the closing date
- ·Agreed repairs or buyer credits
- ·Survey, where the lender or title company requires one
Every deal is negotiated, and costs move with the lender, the parish, and the season. Ask us for a written estimate on the specific home before you sign anything.
Life in Louisiana
The things only locals think to tell you.
If you're moving in from out of state, start here. If you've lived here your whole life, you already know why this list matters.
Flood zones and elevation
The flood zone, the elevation certificate, and the home's claim history drive your insurance quote more than the purchase price does. We pull all three before you write an offer.
Insurance, early
Get homeowners and flood quotes during your inspection period, not after. Louisiana premiums have moved fast, and the quote decides what you can afford.
Homestead exemption
File with your parish assessor after closing on your primary residence. It lowers the parish property tax you owe, and it is not automatic.
Schools and commutes
School assignment, the Twin Span, the Causeway, and hurricane season all shape where people choose to live. Tell us your daily routine and we'll tell you which neighborhoods fit it.