RE: Real Estate Podcast

EPISODE 106

South Louisiana Voters: What Do the 10 Nov. 3 Amendments Mean? | RE: Real Estate Podcast

Content Type

Discussion

Primary Goal

Know what a vote FOR and a vote AGAINST means on each of the 10 Louisiana constitutional amendments before you cast your ballot on Nov. 3.

Keywords

louisiana constitutional amendments, november 3 2026 ballot, louisiana amendments explained, what a yes vote means, property tax exemption louisiana, houma thibodaux voters, south louisiana homeowners, PAR Louisiana guide

Summary

Clint and Ben walk through all 10 constitutional amendments on the Nov. 3 Louisiana ballot, using the nonpartisan guide from the Public Affairs Research Council of Louisiana (PAR). For each one, they explain what a vote for and a vote against would do, with several touching property taxes that matter to South Louisiana homeowners. They do not tell anyone how to vote, and nothing here is tax or legal advice.

Key Topics

•  Amendments 1, 2, 6, 9 and 10: property tax exemptions, rates and freezes

•  Amendment 3: post-conviction bail; Amendment 4: governor term limits

•  Amendment 5: retirement debt; Amendment 7: lead water lines

•  Amendment 8: foreign adversary expropriation of property

•  Why early voting means fewer people on Election Day

Title Options

•  Louisiana Amendments Nov. 3: What a Yes or No Vote Means | RE: Real Estate Podcast

•  How Do Louisiana's 10 Amendments Affect Homeowners? | RE: Real Estate Podcast

Sound Bites

“We're not telling anybody how to vote.”

“We no longer have an election day, we have eight election days.”

“Get out and cast your ballot.”

Chapters

00:00  Cold open: 10 amendments on the ballot

00:26  Welcome

01:02  Today's topic and our source

01:30  Amendment 1: Disabled veterans' spouse exemption

02:27  Amendment 2: Local property tax rates

03:02  Amendment 3: Post-conviction bail

03:36  Amendment 4: Governor term limits

04:07  Amendment 5: Retirement debt payments

04:42  Amendment 6: Elderly tax exemptions

05:15  Amendment 7: Drinking water utilities

05:45  Amendment 8: Foreign adversary expropriation

06:12  Amendment 9: Property tax freezes

06:41  Amendment 10: Rehabilitated property

07:14  Reading the full PAR guide

08:29  Why your Nov. 3 vote matters

09:58  Wrap-up

Resources

PAR Louisiana Guide to the Constitutional Amendments: parlouisiana.org/resources/guide-to-the-constitutional-amendments

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

EPISODE 105

Is Dual Agency Right for You? Louisiana Pros & Cons Explained | RE: Real Estate Podcast

Content Type

Discussion

Primary Goal

Know what dual agency means under Louisiana law, what a dual agent can and cannot do for you, and when to ask for your own agent instead.

Keywords

dual agency Louisiana, designated agency, Louisiana Real Estate Commission, dual agency disclosure, buyer representation, listing agent, Houma real estate, Thibodaux real estate, South Louisiana homebuyers, real estate agent advocate

Summary

One agent, both sides of the same deal. In Louisiana that’s legal, but it has to be disclosed in writing. Ben and Clint break down how dual agency differs from Louisiana’s default of designated agency, what the Commission’s form says a dual agent still does, and what they can never share. They also get candid about how each of them handles it in practice – and why both now refer one side out.

Key Topics

•  How a yard-sign call turns into dual agency

•  Louisiana’s default: designated agency, even inside the same brokerage

•  When written consent has to be signed

•  What a dual agent still does – and what’s missing from the list

•  What a dual agent can’t share: bottom line, top dollar, motivation

•  How dual agency used to work, and why Ben and Clint now refer it out

•  The real upside (communication) and the real downside (no advocate)

•  When dual agency can make sense, and when to pass

•  Homework: questions to ask before you sign a dual agency form

Title Options

•  Dual Agency in Louisiana: One Agent, Both Sides? The Pros & Cons | RE: Real Estate Podcast

•  Should One Agent Represent Buyer and Seller in Houma? | RE: Real Estate Podcast

•  What Can a Dual Agent Do for You in Louisiana? | RE: Real Estate Podcast

Sound Bites

“Louisiana’s default is designated agency. Your agent is your agent individually.”

“The only honest answer is, I can’t tell you that.”

“So what am I paying you for?”

“You become more of a transactional agent than an advocate.”

“If you want somebody on your side, employ your own agent.”

Chapters

00:00  One agent, both sides of the deal

00:32  Welcome

01:15  Today’s topic: dual agency in Louisiana

01:31  The yard-sign call

02:02  Designated agency is the default

02:27  When consent gets signed

02:43  What a dual agent still does

03:19  What a dual agent can’t share

04:13  “So what am I paying you for?”

04:17  How Ben and Clint handle dual agency

07:37  Transactional agent vs. advocate

08:04  How other states handle it

08:24  The upside: one set of facts

09:23  The downside: no advocate in your corner

10:14  When it makes sense, and when to pass

11:21  Homework: questions before you sign

12:41  Why motivation stays private

13:35  Wrap-up

Resources

Louisiana Law of Agency (La. R.S. 9:3891–3899): lrec.gov/laws-and-rules/law-of-agency

Louisiana Real Estate Commission: lrec.gov

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

EPISODE 104

What Do September 2026's Numbers Mean for Houma-Thibodaux Buyers? | RE: Real Estate Podcast

Content Type

Discussion

Primary Goal

Understand what September 2026's numbers mean for buyers and sellers in the Houma-Thibodaux area, and what to watch for heading into October and November.

Keywords

south louisiana real estate, houma thibodaux real estate, september 2026 housing market, lafourche parish homes, terrebonne parish real estate, va loan specialist

Summary

Ben Harang and Clint Galliano break down September 2026's numbers from the Bayou Board of REALTORS®: inventory down 17%, months of supply tightening, and the median sales price up nearly 12% for the month. They explain why a single month's headline can be misleading, what a softer month of pending sales could mean for October and November closings, and what buyers and sellers across Lafourche, Terrebonne, Assumption, and St. Mary parishes should do right now.

Key Topics

•  September 2026 market data from the Bayou Board of REALTORS®: inventory, supply, and pricing

•  Why one month of headline numbers can be misleading

•  Pending and closed sales trends heading into fall

•  Housing affordability index and days on market

•  Advice for buyers (get pre-approved) and sellers (price it right)

•  A parish-by-parish look at Lafourche, Terrebonne, Assumption, and St. Mary

Title Options

•  September 2026 Houma-Thibodaux Real Estate Market Report | RE: Real Estate Podcast

•  Why Is Inventory Tightening Across Lafourche and Terrebonne Parish? | RE: Real Estate Podcast

Sound Bites

“September's numbers are in, and if you read only one headline, you'd think our market just took off. Look a little closer.”

“Inventory's down seventeen percent from last September – fewer homes chasing buyers.”

“Get pre-approved before you start looking, because inventory's thinner.”

“Price it right the first time, because buyers out there are watching the numbers too.”

Chapters

00:00  Cold Open – September's Numbers Hook

00:58  Welcome to the Show

01:32  September Data from the Bayou Board of REALTORS®

01:48  Inventory and Supply Drop

02:26  Median Sales Price Jumps

03:15  Does Tighter Supply Match the Ground?

03:51  Why the Median Can Mislead You

04:21  Pending and Closed Sales

05:02  Housing Affordability Index

05:25  Buyer Advice: Get Pre-Approved

05:55  Seller Advice: Price It Right

06:16  Your Homework This Month

07:02  Local Spotlight: Lafourche, Terrebonne, Assumption and St. Mary

07:27  Subscribe and Where to Find Us

08:04  Sign-Off

Resources

Bayou Board of REALTORS®: Bayou Board of REALTORS® MLS directory

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

EPISODE 103

Louisiana Will vs. Living Trust: Succession, Divorce & Your Home | RE: Real Estate Podcast

Content Type

Interview

Primary Goal

Know what happens to a Louisiana home without a will, and decide whether a will or living trust fits your family.

Keywords

Louisiana will vs living trust, Louisiana succession, forced heirship Louisiana, homestead exemption trust, Louisiana power of attorney real estate, selling a house during divorce Louisiana, community property Louisiana, Houma Thibodaux real estate, estate planning attorney Houma, Woody Falgoust

Summary

In Episode 103, estate planning attorney and title insurance producer Woody Falgoust joins Ben and Clint to explain what happens to a Louisiana house when the owner dies without a will, why majority doesn't rule among heirs, and how wills and living trusts compare. They also cover divorce and real estate, including selling or buying before community property is settled, and the power of attorney mistakes that delay closings.

Key Topics

•  What happens to a house when someone dies without a will

•  Forced heirship and heirs who can't agree to sell

•  Will vs. living trust, homestead exemption and Medicaid planning

•  Life events that mean it's time to update your plan

•  Divorce: your ex in your will, and selling or buying mid-divorce

•  Louisiana power of attorney rules for closings

Title Options

•  What Happens to a Louisiana House With No Will? Ask a Houma Attorney | RE: Real Estate Podcast

•  Do You Need a Will in Louisiana? What Happens to Your House Without One | RE: Real Estate Podcast

Sound Bites

“Majority does not rule when it comes to co-owners or heirs.”

“You don't get to stay co-owners forever. That's not an option.”

“At a minimum, revisit your needs every five years.”

“The notary cannot be a witness, and the seller cannot be a witness.”

Chapters

00:00  Cold open: do you need a will?

00:24  Meet Woody Falgoust

01:41  House with no will: how succession works

03:02  Forced heirship explained

04:05  Unopened successions at closing

05:15  Why majority doesn't rule among heirs

06:50  Will vs. living trust

09:07  Trusts and the homestead exemption

10:54  Revocable vs. irrevocable, Medicaid

13:27  When to update your will or trust

16:25  Divorce: your ex and your will

17:59  Selling a house mid-divorce

20:24  Buying mid-divorce: end the community

22:04  Power of attorney for closings

24:02  Homework and wrap-up

Resources

Woody Falgoust – Title · Law · Estates: woodyfalgoust.com

La. C.C. art. 1493 (forced heirship): law.justia.com

La. C.C. art. 1608 (divorce and bequests): law.justia.com

La. C.C. art. 1833 (authentic act): law.justia.com

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: tiktok.com/@rerealestatepodcast

Find every episode at rerealestatepodcast.com – subscribe wherever you get your podcasts.

Guest

Woody Falgoust

Attorney at Law | Licensed Title Insurance Producer

Woody Falgoust – Title · Law · Estates

Thibodaux | Houma | Plattenville

985.447.6665 | [email protected] | woodyfalgoust.com

Hosts

Ben Harang

REALTOR® | Keller Williams Realty Bayou Partners

La. License #: 36589

Mobile: 985.859.2500 | Office: 985.262.4400

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

Who Owns the Minerals Under Your Louisiana Land? A Landman Explains | RE: Real Estate Podcast

Episode Number

102

Content Type

Interview

Primary Goal

Know whether you likely own the minerals under a Louisiana property and when mineral rights should factor into a purchase, sale or inheritance.

Keywords

louisiana mineral rights, mineral servitude, 10-year prescription, landman, surface rights vs mineral rights, oil and gas lease, royalty interest, working interest, overriding royalty, usufruct, inherited land louisiana, undivided interest, smackover lithium, south louisiana real estate, houma thibodaux

Summary

Lafayette landman Chris McGuirt joins Ben and Clint to untangle Louisiana mineral rights for buyers, sellers and heirs. He explains how landmen trace title back to the original patent, how the 10-year prescription rule works, and how royalty, working and override interests split the money. The conversation also covers inherited land, usufruct, subdivisions, unleased owners and the open questions around lithium in the Smackover.

Key Topics

•  What a landman does and how mineral title is traced back to patent

•  Louisiana's 10-year prescription rule and how production pauses the clock

•  Royalty vs working interest vs overriding royalty, using the 25/75 split

•  Inherited land: wills, intestate succession, usufruct and the sell or keep decision

•  Trusts, LLCs, partitions and reserving minerals undivided

•  Undivided interests with dozens of heirs and how escrow keeps a sale moving

•  Why minerals rarely matter when buying a house in a subdivision

•  Unleased mineral owners, lithium in the Smackover and the win-win negotiation

Title Options

•  Louisiana Mineral Rights: What Buyers, Sellers & Heirs Need to Know | RE: Real Estate Podcast

•  Surface vs Mineral Rights in South Louisiana: A Landman's View | RE: Real Estate Podcast

•  Do You Own Your Minerals? Louisiana's 10-Year Rule Explained | RE: Real Estate Podcast

Sound Bites

“It's just a stopwatch that pauses the ownership of the minerals for a period of time.”

“There is absolutely no downside to reserving the minerals.”

“Nobody's gonna ask somebody to tear down their house so we can drill an oil and gas well.”

“There's no form of energy that doesn't inconvenience somebody at some level.”

“Their job is to make sure that it's a win-win for everybody.”

Chapters

00:00  Intro

00:30  Welcome and guest Chris McGuirt

01:53  What a landman does

02:51  Who owns the minerals? Tracing title to patent

03:43  Louisiana's 10-year prescription rule

04:45  Why oil companies avoid subdivisions

05:51  Royalty, working interest and overrides

10:14  South Louisiana's ultra-deep Highlander well

11:19  Inherited land and mineral paperwork

13:10  Usufruct: sell it or keep it?

14:43  Trusts, LLCs and partitions

16:05  The 10-year shortcut and title opinions

17:46  Undivided interests with dozens of heirs

21:00  Surface vs mineral title in real estate

22:00  How to find out if you own the minerals

25:05  Buying in a subdivision: do minerals matter?

27:21  Lithium and the Smackover formation

30:10  Could someone drill in my backyard?

32:03  Selling surface with undivided minerals

34:14  Unleased mineral owners

35:52  Tell the operator when ownership changes

37:25  Making every deal a win-win

41:01  Wrap-up

Resources

La. R.S. 31:27 (Mineral Servitude Prescription): legis.la.gov

Louisiana State Land Office Records: doa.la.gov/doa/osl

Highlander Well, St. Martin Parish: dce.louisiana.gov

Smackover Lithium Research (LSU): lsu.edu

Enverus Courthouse (formerly Drillinginfo): enverus.com

TexasFile: texasfile.com

Louisiana Unclaimed Property: unclaimedproperty.la.gov

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

Is the Houma-Thibodaux Housing Market Tightening This August? | RE: Real Estate Podcast

Episode Number

101

Content Type

Discussion

Primary Goal

Listeners get August's Bayou Board numbers translated into plain English so they can gauge whether the market currently favors buying or selling in Houma-Thibodaux.

Keywords

south louisiana real estate, houma thibodaux housing market, bayou board of realtors, terrebonne lafourche real estate, august 2026 market update

Summary

Ben Harang and Clint Galliano break down the Bayou Board of REALTORS® August 2026 local market update: active listings are down 17% year over year, new listings have slowed for the second month in a row, and months of supply has dropped to 5.8, edging toward a seller's market. At the same time, closed sales are up almost 12% year to date and prices are creeping higher, even as affordability slips. The hosts close with homework for buyers and sellers alike on knowing their numbers before making a move.

Key Topics

•  Active listings fall 17% year over year to 770 homes

•  Months of supply drops to 5.8, a second straight month near balanced

•  New listings down 19% in August and 10% year to date

•  Closed sales up almost 12% year to date despite a softer August

•  Median sale price climbs to $215,000 year to date, $225,000 in August alone

•  Sellers receiving about 97% of list price, a touch better than last year

•  Days on market holds at 94 in August, 102 year to date

•  Housing affordability index slips to 124 from 132 a year ago

•  Local median price still trails the statewide median

Title Options

•  Where Did 160 Houma-Thibodaux Homes for Sale Go This Year? | RE: Real Estate Podcast

•  Why Are There 160 Fewer Homes for Sale in Houma-Thibodaux This Year? | RE: Real Estate Podcast

Sound Bites

“There are 160 fewer homes for sale in our market than there were a year ago.”

“That's the second month in a row that number is below six, which is typically considered a balanced market.”

“The shelf is getting thinner, and that changes the conversation between buyers and sellers.”

“Know your numbers before you fall in love with the house.”

Chapters

00:00  Cold open – 160 fewer homes for sale

01:28  Welcome & intro

02:18  August market update overview

02:47  Active listings down 17% year over year

03:42  New listings down 19% in one month

05:15  Closed sales up almost 12% year to date

06:04  Median and average price trends

06:52  What buyers are actually paying vs. asking

07:39  Affordability index slips again

08:39  Homework: know your numbers

09:28  Like, share, and subscribe

09:44  Next month's numbers & sign-off

Resources

Bayou Board of REALTORS®: bayourealtor.com

Louisiana REALTORS®: larealtors.org

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

What Have We Learned After 100 Episodes of Houma-Thibodaux Real Estate? | RE: Real Estate Podcast

Episode Number

100

Content Type

Discussion

Primary Goal

Listeners see how RE: Real Estate Podcast grew from a local experiment into a resource with a companion book, and hear what's coming in the next 100 episodes.

Keywords

south louisiana real estate podcast, houma thibodaux real estate, RE: Real Estate Podcast, Buying the Bayou book, Terrebonne Lafourche real estate

Summary

Ben Harang and Clint Galliano mark 100 episodes of RE: Real Estate Podcast by looking back at how the show started, what surprised them along the way, and how it led to their upcoming book, Buying the Bayou. They break down what the data says about how listeners actually watch and listen, mobile versus TV, and which topics keep people engaged the longest. The hosts close out by outlining what's next: more market updates, more guest conversations, and continued deep dives into South Louisiana real estate law.

Key Topics

•  How the show started and the problem it was meant to solve

•  Audience data: mobile vs. TV viewing habits and what keeps people watching longest

•  Flood insurance and Risk Rating 2.0 as an unexpectedly popular topic

•  How the podcast turned into the upcoming book, Buying the Bayou

•  What's next: more guest conversations and market updates

Title Options

•  How Did a Houma Real Estate Podcast Turn Into a Book? | RE: Real Estate Podcast

•  100 Episodes Later: What South Louisiana Home Buyers Should Know | RE: Real Estate Podcast

Sound Bites

“We started just as two guys talking buyer and seller basics – now we've got market updates, an educational series, and a book.”

“People watching us on a TV screen stick around almost twice as long as people watching on a mobile device.”

“We're not trying to sell something – we're just giving them the information, and they're seeing it as unbiased and legitimate.”

“If you've made it through a hundred episodes with us, do us a favor and share this with somebody who's buying or selling in South Louisiana.”

Chapters

00:00  Cold open – 100 episodes in

00:32  Why we're doing a retrospective episode

01:42  How the show started

03:56  What the data says: mobile vs. TV

06:21  The surprise hit topic: flood insurance & Risk Rating 2.0

06:53  From podcast to book: Buying the Bayou

09:17  What's next for the show

12:26  Homework & thank you for 100 episodes

Resources

FEMA Risk Rating 2.0: fema.gov/flood-insurance/risk-rating

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

Should You Rent Out Your House When You Move in South Louisiana? | RE: Real Estate Podcast

Episode Number

99

Content Type

Discussion

Primary Goal

Listeners can run the real numbers, fixed costs, variable costs, and CapEx reserves, so they can decide with real information whether to rent out or sell the home they're moving out of.

Keywords

south louisiana real estate podcast, rent vs sell house, landlord insurance louisiana, houma thibodaux real estate, capital gains home sale

Summary

Ben Harang and Clint Galliano break down what actually happens when you keep a house you're moving out of and rent it instead of selling it. They walk through the real cash flow math, fixed costs, variable costs, and CapEx reserves that the rent-minus-mortgage napkin math always misses, plus the insurance, lease, and Louisiana-specific legal pitfalls that catch first-time landlords off guard. They close with the tax clock on the two-of-five-year capital gains exclusion and a simple framework for deciding whether to keep renting or sell.

Key Topics

•  Why rent minus mortgage payment isn't real cash flow

•  The three cost buckets: fixed costs, variable costs, and CapEx reserves

•  Why a generic online lease is risky in Louisiana, and the security deposit statute

•  Homeowner's vs. landlord insurance, and why a claim can get denied

•  The two-of-five-year capital gains tax clock on selling a rental

•  A three-question framework for deciding to keep or sell

Title Options

•  What Renting Out Your House Really Costs in South Louisiana | RE: Real Estate Podcast

•  Sell or Rent? The Three Questions to Ask Before You Move | RE: Real Estate Podcast

Sound Bites

“Rent minus mortgage payment does not equal cash flow.”

“Your homeowner's policy is not a landlord policy.”

“The equity sitting in the house isn't resting – it's deployed.”

“Do you want to own this house on purpose?”

“Both calls are short and both of them change the math.”

Chapters

00:00  Cold open

00:23  Welcome

01:22  Why keeping the house isn't a 15-second decision

02:06  Rent minus mortgage isn't cash flow

02:52  The three cost buckets: fixed, variable, CapEx

06:20  Always use a written lease (even with family)

08:01  Security deposits and Louisiana's statute

09:46  Homeowner's vs. landlord insurance

14:53  The capital gains tax clock

20:09  Three questions to ask before you decide

Resources

La. R.S. 9:3251 (Security Deposit Statute): law.justia.com/.../rs-9-3251

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

Can Veterans Buy a Home With No Down Payment in South Louisiana? | RE: Real Estate Podcast

Content Type

Discussion

Primary Goal

Give veterans, sellers, and agents in South Louisiana an accurate picture of how VA loans actually work, clear of the myths, so they can use – or accept – the benefit with confidence.

Keywords

VA loan myths, south louisiana real estate, houma thibodaux veterans, VA loan zero down payment, VA appraisal requirements, seller concessions VA loan, VA funding fee, veterans home buying

Summary

Clint and Ben spend this episode busting the VA loan myths that quietly cost veterans, sellers, and agents real money and real opportunities. They cover who actually qualifies for VA benefits, why zero down doesn't mean zero cash to close, how seller concessions stretch well beyond the widely quoted 4% cap, and why VA appraisals and closing timelines aren't the deal-killers most people assume. The episode closes with a clear reminder: know your VA eligibility before you need it, and never dismiss a VA offer on outdated assumptions.

Key Topics

•  Who qualifies for a VA loan: active duty, veterans, Guard/Reserve, and surviving spouses

•  Why using your VA loan once doesn't mean it's gone for good

•  Zero down payment versus zero dollars at closing

•  What actually falls inside – and outside – the 4% seller concession cap

•  The VA funding fee, and who's exempt from it

•  Why VA closing timelines depend on the lender, not the loan type

•  What a VA appraisal really checks for

•  Fair housing risk in rejecting VA offers outright

•  Shopping VA lenders for the best rate and fees

•  VA loans and flood insurance in South Louisiana

Title Options

•  Are VA Loan Myths Costing Houma Veterans Their Dream Home? | RE: Real Estate Podcast

•  Why Do South Louisiana Sellers Reject VA Offers by Mistake? | RE: Real Estate Podcast

Sound Bites

“There are veterans in South Louisiana right now who could buy a home with zero down, and they're not doing it because somebody told them they couldn't.”

“Zero down is real, but zero down is not zero dollars.”

“A well negotiated VA offer can get a veteran generally close to zero out of pocket.”

“The variable is the lender, not the loan type.”

“Framing it as a charity is both factually wrong and disrespectful to everyone who earned it.”

Chapters

00:00  Hook: Veterans Turned Away From Zero-Down Homes

00:26  Welcome & Today's Topic

02:57  Who Actually Qualifies for a VA Loan

05:13  Eligibility Myths Veterans Believe

06:53  Zero Down Doesn't Mean Zero Dollars

08:30  Seller Concessions Beyond the 4% Cap

11:27  The VA Funding Fee Explained

12:02  Myths Sellers and Agents Believe

13:23  Will a VA Appraisal Kill the Deal?

16:26  Are VA Buyers Less Serious Buyers?

17:34  Is VA Lending a Government Handout?

18:47  Choosing the Right VA Lender

19:37  VA Loans in Louisiana Flood Zones

20:20  Homework and Wrap-Up

Resources

VA Home Loan Eligibility: va.gov – VA home loan eligibility

Request a VA Certificate of Eligibility: va.gov – how to request a COE

VA Funding Fee: Who Pays and Who Is Exempt: news.va.gov – VA funding fee

VA Home Loan Entitlement and Limits: va.gov – entitlement and limits

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.

Should You Buy or Sell a Home with Storm History in South Louisiana? | RE: Real Estate Podcast

Content Type

Discussion

Primary Goal

Listeners can evaluate how storm preparedness and insurance factors affect what a home is worth in South Louisiana, and take three concrete steps to know their own storm profile.

Keywords

south louisiana real estate, storm preparedness home value, houma thibodaux real estate, wind mitigation inspection, CLUE report, fortified home, flood history home value, hurricane ida insurance, property disclosure louisiana, roof age home sale

Summary

Storm season is a fact of life in South Louisiana, and it carries real financial stakes for buyers and sellers. Clint and Ben break down how storm history affects home values (condition is what matters, not history alone), why flood damage is treated differently from wind damage, and what sellers are legally required to disclose. They also cover the post-Ida insurance market, why roof age is the single biggest value and insurance lever, and share a real-deal story where a named storm in the Gulf caused a buyer's annual premium to spike $3,000 just before closing.

Key Topics

•  Storm history vs. condition: what actually affects a home's saleability

•  Flood damage vs. wind damage – why flooding carries a lasting stigma

•  Fortified Home designation and how it lowers insurance premiums

•  Hurricane straps and qualifying for wind mitigation discounts

•  Seller disclosure requirements under Louisiana's Property Disclosure Form

•  How to pull your CLUE report (Comprehensive Loss Underwriting Exchange)

•  Roof age: the single biggest insurance and value factor in this market

•  Buyer due diligence – FEMA flood maps, insurance quotes, and wind mitigation reports

•  South Louisiana insurance market post–Hurricane Ida: where rates stand now

•  Real story: named storm in the Gulf caused a $3,000 annual insurance spike at closing

•  The two biggest levers: wind mitigation report and roof age

•  Homework: three steps to know your home's storm profile

Title Options

•  Does Storm History Affect What Your Home Sells for in South Louisiana? | RE: Real Estate Podcast

•  What Should Buyers Know About Flood History in Houma-Thibodaux? | RE: Real Estate Podcast

Sound Bites

“A well-prepared home is a more valuable home, and that’s good for everybody.”

“Storm repairs keep a home at market value. They’re not upgrades – that’s the baseline.”

“If you’re wondering whether you should disclose something, that means you should disclose it.”

“Get your insurance quote before you make an offer, not after – surprises at the closing table are avoidable.”

“The wind mitigation report and roof age are the two biggest levers buyers and sellers have to influence insurance costs.”

Chapters

00:00  Hook – storm prep and home values in South Louisiana

00:28  Intro and episode overview

02:44  Does storm history affect what your home sells for?

04:36  Fortified Home designation and insurance premium discounts

05:34  Hurricane straps and wind mitigation inspections

06:53  Flood history vs. storm damage – the difference that matters

08:25  Investor perspective: evaluating storm-affected properties

09:58  Sellers: what Louisiana law requires you to disclose

12:16  Roof age – the single biggest insurance and value factor

13:10  Buyers: due diligence before you make an offer

15:54  South Louisiana insurance market post–Hurricane Ida

17:26  Real story: storm in the Gulf caused a $3,000 insurance spike before closing

18:36  The two biggest levers: wind mitigation and roof age

20:12  Homework: three steps to know your home storm profile

21:33  Outro

Resources

CLUE Report (LexisNexis): personalreports.lexisnexis.com

FEMA Flood Map Service Center: msc.fema.gov

IBHS Fortified Home Program: ibhs.org/fortified

Louisiana Department of Insurance: ldi.la.gov

Louisiana Citizens Property Insurance: lacitizens.com

Show Links

Website: rerealestatepodcast.com

YouTube: youtube.com/@REREALESTATEPODCAST

Facebook: facebook.com/rerealestatepodcast

Instagram: instagram.com/rerealestatepodcast

TikTok: 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

[email protected] | 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

[email protected] | SoLahomegroup.com

Produced by: Clint Galliano | Music by: Wiggins Studios

Click here to view the episode transcript.