10 Commandments of Mortgage Lending: What Not to Do Before Closing | RE: Real Estate Podcast

Buyers Didn't Leave – Sellers Did: South Louisiana May 2026 Market Update | RE: Real Estate Podcast

Buyers Didn’t Leave – Sellers Did: South Louisiana May 2026 Market Update | RE: Real Estate Podcast   Content Type Discussion Primary Goal Understand whether May 2026’s South Louisiana market favors buyers or sellers – and know what that means for your next move. Keywords south louisiana real estate, houma thibodaux housing market, lafourche parish homes for sale, terrebonne parish real estate, bayou board MLS, may 2026 market update, seller's market south louisiana, home inventory 2026, thibodaux real estate, houma home prices Summary New listings in South Louisiana dropped nearly 26% in May 2026 – but buyers didn’t go anywhere. Closings were up 23%, months of supply slid to 6.0, and prices firmed month over month. Clint and Ben break down the Bayou Board numbers and compare Lafourche and Terrebonne parishes side by side. Key Topics •  May 2026 Bayou Board MLS: new listings down 26%, closings up 23% •  Months of supply drops from 8.1 to 6.0 – what the balance threshold means •  Median sales price up 3.1% for the month to $220,500 •  Lafourche Parish: tighter, pricier, driven by the Thibodaux market •  Terrebonne Parish: fastest-tightening market in the region – supply down 30.8% •  Days on market: why the board’s 112-day average and RPR’s median tell different stories •  What this market means for buyers, sellers, and owners watching their equity •  Homework: check your block’s supply-demand ratio – not the headlines   Title Options •  Is South Louisiana Shifting to a Seller’s Market? May 2026 Data | RE: Real Estate Podcast •  Lafourche vs. Terrebonne: Who’s Tightening Fastest in May 2026? | RE: Real Estate Podcast •  South Louisiana May 2026: Fewer Listings, More Sales, Firmer Prices | RE: Real Estate Podcast Sound Bites “Sellers put a quarter fewer homes on the market. Closings are up 23%. Buyers didn’t leave. Homes just got harder to find.” “Six months of supply is the textbook balance line – and we slid right down to it from a much softer eight months a year ago.” “Hesitation will cost more in a tightening market – by the time you decide you want to make a move, that home is probably already under contract.” “Sellers are giving up under four cents on the dollar.” “One month is a snapshot, not a trend.” Chapters 00:00  Cold open – fewer listings, more closings 01:05  Welcome & episode overview 02:21  Three takeaways: supply squeeze, strong demand, diverging parishes 03:17  Bayou Board supply numbers – listings & inventory down 04:13  Months of supply hits 6.0 – the balance threshold 05:27  Pending & closed sales up double digits 06:00  Median sales price & affordability index 08:21  Lafourche Parish deep dive 10:16  Terrebonne Parish deep dive – fastest tightening 12:00  Days on market: board vs. RPR – why the numbers differ 12:55  What it means for buyers, sellers & owners 14:53  Homework: measure your block’s supply-demand ratio 15:32  Recap & closing Resources Bayou Board of Realtors: bayouboard.com [https://www.bayouboard.com] Bayou Board May 2026 Market Report: View Report (Google Drive) [https://drive.google.com/file/d/126rH0nxh3VZLVBDTwx3Ft5oz630DqDvb/view?usp=sharing] Lafourche Parish Market Trends – May 2026: View Report (Google Drive) [https://drive.google.com/file/d/1uwmSyCziueOlMFi78lWnUf-_2aSAYJRo/view?usp=sharing] Terrebonne Parish Market Trends – May 2026: View Report (Google Drive) [https://drive.google.com/file/d/1Z-zog0Z5H-NDrHye5wk9wrHNmsOrIerN/view?usp=sharing] Louisiana Realtors: larealtors.org [https://www.larealtors.org] RPR – Realtors Property Resource: narrpr.com [https://narrpr.com]   Show Links Website: rerealestatepodcast.com [https://rerealestatepodcast.com] YouTube: youtube.com/@REREALESTATEPODCAST [https://www.youtube.com/@REREALESTATEPODCAST] Facebook: facebook.com/rerealestatepodcast [https://www.facebook.com/rerealestatepodcast] Instagram: instagram.com/rerealestatepodcast [https://www.instagram.com/rerealestatepodcast/] TikTok: tiktok.com/@rerealestatepodcast [https://www.tiktok.com/@rerealestatepodcast] Find every episode at rerealestatepodcast.com – subscribe wherever you get your podcasts.   Hosts Ben Harang REALTOR® | Keller Williams Realty Bayou Partners La. License #: 36589 Mobile: 985.859.2500 | Office: 985.262.4400 ben@benharang.com | benharang.com   Clint C. Galliano REALTOR® | Keller Williams Realty Bayou Partners La. License #: 995704723 Mobile: 985.647.4479 | SMS Hotline: (985) 200-5447 Office: 985.262.4400 clint.galliano@kw.com | SoLahomegroup.com   Produced by: Clint Galliano | Music by: Wiggins Studios Click here to view the episode transcript. [https://share.transistor.fm/s/1f24cd59/transcript] Click here to watch a video of this episode. [https://www.youtube.com/watch?v=7DppktPmj7g]

Mineral Rights in South Louisiana: Does the 10-Year Rule Apply to You? | RE: Real Estate Podcast

Mineral Rights in South Louisiana: Does the 10-Year Rule Apply to You? | RE: Real Estate Podcast   Content Type Discussion Primary Goal Know whether you own the minerals beneath your land, recognize when the 10-year prescription rule applies, and ask the right questions before buying or inheriting property in South Louisiana. Keywords mineral rights Louisiana, South Louisiana land, mineral servitude prescription, oil and gas royalties Louisiana, Houma Thibodaux real estate, buying land Louisiana, generational wealth Louisiana, Built to Own podcast Summary In Louisiana, buying land doesn’t always mean buying what’s beneath it. This Built to Own episode unpacks mineral rights – the 10-year prescription rule that quietly returns or erases mineral wealth, the three types of mineral interests every landowner should recognize, and the exact questions to ask before you sign or inherit. Clint draws on nearly 30 years in oil and gas to make it practical for South Louisiana families. Key Topics •  Surface estate vs. mineral estate – why your deed may not include the minerals •  How mineral rights separate from the surface and stay that way for generations •  The 10-year mineral servitude prescription rule (Louisiana Mineral Code, Title 31) •  Royalty interest, working interest, and overriding royalty interest in plain English •  Family A vs. Family B: same 40-acre tract, $200K–$400K different generational outcome •  Homework: questions to ask a seller, title company, and landman before closing   Title Options •  Louisiana Mineral Rights: The 10-Year Rule South LA Buyers Miss | RE: Real Estate Podcast •  Mineral Rights vs Surface Rights in South Louisiana Explained | RE: Real Estate Podcast •  Do You Own What’s Beneath Your Louisiana Land? | RE: Real Estate Podcast Sound Bites “The family that kept the mineral rights built generational wealth. The family that didn’t even know mineral rights existed got a one-time payment while royalties flowed somewhere else for the next 30 years.” “If you’re buying or inheriting land in this region and you’re not asking about minerals, you’re potentially leaving generational wealth on the table.” “The minerals may have already reverted to you. You may already own them and not know it.” “Mineral rights are the kind of thing that gets handed down accidentally, not intentionally. The easiest fix is for one person in the family to know to ask.” Chapters 00:00  Built To Own cold open 01:19  Welcome & why mineral rights matter in South Louisiana 04:31  Surface estate vs. mineral estate 07:49  How mineral rights separate from the surface 10:09  The 10-year mineral servitude prescription rule 12:16  Royalty, working, and overriding royalty interests 16:07  Family A vs. Family B – a 40-acre example 18:13  When minerals prescribe and revert to the surface owner 19:36  Homework: what to do before you buy or if you already own land 21:31  Wrap-up & subscribe Resources Louisiana Mineral Code, Title 31: legis.la.gov – Title 31 [https://legis.la.gov/legis/TitleSearch.aspx?titleno=31] Louisiana State Bar Association – Find an Oil & Gas Attorney: lsba.org [https://www.lsba.org/public/LRS.aspx] Louisiana Office of Conservation (DNR): dnr.louisiana.gov [https://www.dnr.louisiana.gov/index.cfm/page/5]   Show Links Website: rerealestatepodcast.com [https://rerealestatepodcast.com] YouTube: youtube.com/@REREALESTATEPODCAST [https://www.youtube.com/@REREALESTATEPODCAST] Facebook: facebook.com/rerealestatepodcast [https://www.facebook.com/rerealestatepodcast] Instagram: instagram.com/rerealestatepodcast [https://www.instagram.com/rerealestatepodcast/] TikTok: tiktok.com/@rerealestatepodcast [https://www.tiktok.com/@rerealestatepodcast] Find every episode at rerealestatepodcast.com – subscribe wherever you get your podcasts.   Hosts Ben Harang REALTOR® | Keller Williams Realty Bayou Partners La. License #: 36589 Mobile: 985.859.2500 | Office: 985.262.4400 ben@benharang.com | benharang.com   Clint C. Galliano REALTOR® | Keller Williams Realty Bayou Partners La. License #: 995704723 Mobile: 985.647.4479 | SMS Hotline: (985) 200-5447 Office: 985.262.4400 clint.galliano@kw.com | SoLahomegroup.com   Produced by: Clint Galliano | Music by: Wiggins Studios Click here to view the episode transcript. [https://share.transistor.fm/s/d3525952/transcript] Click here to watch a video of this episode. [https://www.youtube.com/watch?v=rx897WhFyJE]

How Does Civil Law Affect South Louisiana Property Owners? | RE: Real Estate Podcast

How Does Civil Law Affect South Louisiana Property Owners? | RE: Real Estate Podcast   Content Type Discussion Primary Goal Understand the five ways Louisiana's civil law differs from common law so you can identify where your estate plan, property ownership, or financial advice may need Louisiana-specific review. Keywords Louisiana civil law, forced heirship Louisiana, community property Louisiana, usufruct Louisiana, predial servitudes, Louisiana succession law, South Louisiana property rights, Houma Thibodaux estate planning, Louisiana inheritance law, built to own series, Louisiana real estate law Summary Louisiana is the only US state that runs on civil law – a 200-year-old legal tradition rooted in France, not England – and that single difference shapes how married couples own property, how estates are divided, and whether national financial advice applies here at all. In this episode of the Built to Own series, Clint Galliano and Ben Harang break down five practical civil law concepts every South Louisiana property owner should know: community property, forced heirship, usufruct, predial servitudes, and prescription. They walk through a side-by-side case study showing how the same family’s assets play out very differently in Texas versus Louisiana, and close with actionable homework to help you find out where you actually stand. Key Topics •  Why Louisiana is the only US state built on civil law, not common law •  Community property: how marriage affects ownership of everything you buy in South Louisiana •  Forced heirship: Louisiana’s limit on disinheriting your children and what the légitime means •  Usufruct: surviving spouse rights and the competing interests it creates in blended families •  Predial servitudes vs. easements and why you need a Louisiana-licensed title company at closing •  Prescription: how time silently creates or destroys property rights •  Texas vs. Louisiana case study – same family, same assets, materially different outcomes •  Why advice from national TV finance personalities may be flat wrong in Louisiana •  Homework: how to verify your matrimonial regime and review your estate plan   Sound Bites “If you’ve ever taken financial advice from somebody in another state, you’ve probably been told things that are flat wrong in Louisiana.” “Same family, same dollars, different state, different outcome.” “Whether you have a will or you don’t, you have a will – it’s your wishes or the state’s wishes.” “This is the issue that destroys more Louisiana families than any other.” “A will drafted in another state that disinherits a child may be partially invalid here – and the family doesn’t find out until the parent has died.” Chapters 00:00  Cold open – Louisiana’s civil law difference 00:45  Welcome & Built to Own series recap 01:45  Today’s topic: five civil law differences 02:30  Legal disclaimer 03:45  Why Louisiana runs on civil law: history & the Napoleonic Code 06:00  Difference #1 – Community property 08:30  Difference #2 – Forced heirship 10:30  Difference #3 – Usufruct 13:00  Difference #4 – Predial servitudes 16:00  Difference #5 – Prescription & mineral rights preview 18:00  Texas vs. Louisiana case study 22:00  Wrap-up & next week: mineral rights 24:00  Homework Resources Louisiana Civil Code: legis.la.gov – Louisiana Civil Code [https://legis.la.gov/legis/Law.aspx?d=67763] Louisiana State Bar – Find an Attorney: lsba.org – Find a Louisiana Attorney [https://www.lsba.org/public/FindAnAttorney.aspx] Louisiana Successions Overview: sos.la.gov – Louisiana Succession Law [https://www.sos.la.gov/HistoricalResources/PublishDocuments/LouisianaSuccessionLaw.pdf]   Show Links Website: rerealestatepodcast.com [https://rerealestatepodcast.com] YouTube: youtube.com/@REREALESTATEPODCAST [https://www.youtube.com/@REREALESTATEPODCAST] Facebook: facebook.com/rerealestatepodcast [https://www.facebook.com/rerealestatepodcast] Instagram: instagram.com/rerealestatepodcast [https://www.instagram.com/rerealestatepodcast/] TikTok: tiktok.com/@rerealestatepodcast [https://www.tiktok.com/@rerealestatepodcast] Find every episode at rerealestatepodcast.com – subscribe wherever you get your podcasts.   Hosts Ben Harang REALTOR® | Keller Williams Realty Bayou Partners La. License #: 36589 Mobile: 985.859.2500 | Office: 985.262.4400 ben@benharang.com | benharang.com   Clint C. Galliano REALTOR® | Keller Williams Realty Bayou Partners La. License #: 995704723 Mobile: 985.647.4479 | SMS Hotline: (985) 200-5447 Office: 985.262.4400 clint.galliano@kw.com | SoLahomegroup.com   Produced by: Clint Galliano | Music by: Wiggins Studios Click here to view the episode transcript. [https://share.transistor.fm/s/153eabe2/transcript] Click here to watch a video of this episode. [https://www.youtube.com/watch?v=8Xh8bxW-bIY]

Built to Own: 6 Property Rights Most Homeowners Can't Name | RE: Real Estate Podcast

Built to Own: 6 Property Rights Most Homeowners Can't Name | RE: Real Estate Podcast RE: Real Estate Podcast Episode 85  •  Built to Own Episode 2 Content Type Discussion Primary Goal Install the bundle of sticks doctrine as a permanent mental model for property ownership. Walk listeners through the six legal rights that together make up complete ownership – use, exclude, transfer, encumber, profit, and devise – and show how each one carries independent economic value through a $250,000 Houma home example. Keywords bundle of sticks, property rights, what you actually own, bundle of rights doctrine, fee simple, real estate education, property law basics, Louisiana property law, generational wealth, mineral rights, servitudes, real estate fundamentals Summary When you sign closing papers on your home, you don’t walk out with a house – you walk out with six legal rights, bundled together. This is Episode 2 of Built to Own, the 10-part series on property rights, ownership, and the everyday path to lasting wealth. Co-hosts Clint Galliano and Ben Harang walk through the 500-year-old bundle of sticks doctrine that almost nobody outside of law school is ever taught, and use a $250,000 Houma home to show how each of the six sticks carries independent economic value. By the end of the episode, listeners have a mental framework that makes every wealth strategy in real estate easier to understand. Key Topics • The bundle of sticks as a 500-year-old framework most homeowners never learn • Ownership as a legal construct, not a physical thing • The six sticks: use, exclude, transfer, encumber, profit, devise • One concrete everyday example for each stick • The $250,000 Houma home broken down stick-by-stick • How reserved mineral rights or hidden servitudes change the wealth math • Why this framework underpins every wealth strategy in real estate Hosts Ben Harang and Clint Galliano Titles (Choose One) 1. Built to Own: The Bundle of Sticks – What You Actually Own | RE: Real Estate Podcast 2. Built to Own: 6 Property Rights Most Homeowners Can’t Name | RE: Real Estate Podcast 3. Built to Own: What You Actually Own When You Own Property | RE: Real Estate Podcast Sound Bites “You don’t actually own your house. You own a bundle of six legal rights – and most homeowners can’t name three of them.” – Clint “What you don’t know about your own property is what quietly costs you wealth across decades.” – Clint “Every wealth strategy in real estate is just about which sticks you hold, which you sell, which you rent out, and which you pass down.” – Ben “Same property, same address, different sticks, different wealth.” – Clint Chapters 00:00 – Cold Open: You Don’t Actually Own Your House 00:31 – Welcome 01:30 – Why This Is the Most Important Episode of the Series 03:20 – Ownership Is Not a Thing: The Bundle of Sticks 04:51 – Stick 1: The Right to Use 05:36 – Stick 2: The Right to Exclude 06:12 – Stick 3: The Right to Transfer 06:55 – Stick 4: The Right to Encumber 07:40 – Stick 5: The Right to Profit 08:28 – Stick 6: The Right to Devise 09:10 – Why It Matters: The $250K Houma Example 11:23 – Your Homework 12:36 – Coming Next Week: Louisiana Civil Law Resources Built to Own Ep. 1 – You Were Never Meant to Stay Stuck – https://rerealestatepodcast.com/episodes/built-to-own-you-were-never-meant-to-stay-stuck [https://rerealestatepodcast.com/episodes/built-to-own-you-were-never-meant-to-stay-stuck] Wikipedia – Bundle of Rights – https://en.wikipedia.org/wiki/Bundle_of_rights [https://en.wikipedia.org/wiki/Bundle_of_rights] Cornell Law School Legal Information Institute – Property – https://www.law.cornell.edu/wex/property [https://www.law.cornell.edu/wex/property] Show Links Website – https://rerealestatepodcast.com [https://rerealestatepodcast.com] YouTube – https://www.youtube.com/@REREALESTATEPODCAST [https://www.youtube.com/@REREALESTATEPODCAST] Facebook – https://www.facebook.com/rerealestatepodcast [https://www.facebook.com/rerealestatepodcast] Instagram – https://www.instagram.com/rerealestatepodcast/ [https://www.instagram.com/rerealestatepodcast/] TikTok – https://www.tiktok.com/@rerealestatepodcast [https://www.tiktok.com/@rerealestatepodcast] Click here to view the episode transcript. [https://share.transistor.fm/s/115681dc/transcript] Click here to watch a video of this episode. [https://www.youtube.com/watch?v=AEj_GYSxqZo]

10 Commandments of Mortgage Lending: What Not to Do Before Closing | RE: Real Estate Podcast

RE: Real Estate Podcast Show Notes  –  Episode 81 10 Commandments of Mortgage Lending: What Not to Do Before Closing | RE: Real Estate Podcast   Content Type:  Discussion Primary Goal:  Educational Keywords 10 commandments mortgage lending, home buying mistakes, pre-approval to closing, debt to income ratio, credit score mortgage, down payment rules, undocumented deposits, co-signing loan, bank account mortgage, mortgage process Louisiana, South Louisiana home buying, first-time home buyer tips, VA loan Louisiana, USDA loan Louisiana, mortgage mistakes, closing day tips, loan process tips, annualcreditreport.com, Consumer Financial Protection Bureau    | Cold Open “We’ve seen deals die in the final week of closing. Not because of the house. Not because of the seller. Because of something the buyer did after they got pre-approved. Let’s talk about it.” – Clint Galliano   Episode Overview Pre-approval doesn’t mean you’re done. The window between pre-approval and closing is where deals go to die – and almost always because of something entirely preventable. Clint and Ben walk through the 10 Commandments of Mortgage Lending: the things every buyer needs to hear before they touch anything financial.   The 10 Commandments I.  Don’t Change Jobs Lenders verify employment on the day of closing. One of the largest wholesale mortgage lenders in the country has an entire department whose only job is to call employers on closing day. Quit the morning of closing and you don’t close. II.  Don’t Buy a Vehicle New debt changes your debt-to-income ratio. Modern lenders have direct bank account access. Any new debt may send you back through underwriting. III.  Don’t Spend Your Down Payment Even if you replace it before closing, a balance dip and recovery triggers a review. Leave it parked and untouched. IV.  Don’t Run Up Credit Cards or Miss Payments Lenders pull credit again right before closing. A balance spike or missed payment can change your score enough to affect your rate or knock you out of qualification. V.  Don’t Let Anyone Pull Your Credit A car dealer running your credit – even “just looking” – flags the underwriter that you’re about to take on debt. Every hard inquiry also lowers your score. VI.  Don’t Buy Furniture on Credit Financing a sectional opens a new credit account mid-process. New debt, lower score, back to underwriting. VII.  Don’t Make Undocumented Deposits True story: a buyer deposited $10,000 from a coffee can right before closing. The deal died – no paper trail. Every deposit needs documentation. Money needs to be seasoned. VIII.  Don’t Change Bank Accounts Lenders need a consistent, traceable financial history. One client used a Chime account with no printable statements – it added six months to the closing timeline. IX.  Don’t Co-Sign for Anyone Co-signing makes that debt yours. It counts against your debt-to-income ratio and may slow or kill your closing. X.  Keys in Hand First, Big Purchases Second The catch-all. Don’t buy anything. If you’re unsure whether something is a problem, call your lender before you do it – not after.   Notable Quotes  | “We’ve seen deals die in the final week of closing. Not because of the house. Not because of the seller. Because of something the buyer did after they got pre-approved.” – Clint Galliano “Your job right now is to buy a house. Go to work, go home, get your boxes packed.” – Ben Harang “Keys in hand first, big purchases second.” – Clint Galliano “One conversation could save your closing.” – Clint Galliano “Call your lender before you do anything – not after.” – Ben Harang     Your Homework  | Before your next lender conversation, write down every financial move you’re considering in the next 60 days: job changes, big purchases, large deposits – anything. Take that list to your mortgage banker and go through it line by line. One conversation could save your closing.     Resources Mentioned Free Annual Credit Report:  www.annualcreditreport.com [https://www.annualcreditreport.com] CFPB Plain Language Mortgage Guide:  www.consumerfinance.gov/owning-a-home [https://www.consumerfinance.gov/owning-a-home] VA Home Loan Benefits:  www.benefits.va.gov/homeloans [https://www.benefits.va.gov/homeloans] RE: Real Estate Podcast:  rerealestatepodcast.com [https://rerealestatepodcast.com]   Ready to Start the Home Buying Process in South Louisiana?  | Reach out to Clint or Ben for a personalized consultation before you start the loan process. Clint Galliano, REALTOR®  |  clintgalliano.kw.com [https://clintgalliano.kw.com]  |  clintgallianoreviews.com [https://clintgallianoreviews.com] Ben Harang, REALTOR®  |  benharang.kw.com [https://benharang.kw.com]     Show Links Website rerealestatepodcast.com [https://rerealestatepodcast.com] YouTube @rerealestatepodcast [https://www.youtube.com/@rerealestatepodcast] Facebook @rerealestatepodcast [https://www.facebook.com/rerealestatepodcast] Instagram @rerealestatepodcast [https://www.instagram.com/rerealestatepodcast] TikTok @rerealestatepodcast [https://www.tiktok.com/@rerealestatepodcast]   Your Hosts  | Clint Galliano, REALTOR® South Louisiana Home Group Keller Williams Realty Bayou Partners VA Loan Specialist | Seller Representation | Investor Services Website: clintgalliano.kw.com [https://clintgalliano.kw.com] Reviews: clintgallianoreviews.com [https://clintgallianoreviews.com] | Ben Harang, REALTOR® Keller Williams Realty Bayou Partners Houma–Thibodaux, Louisiana Land, New Construction & Long-Tenured Market Expertise Website: https://benharang.kw.co...