RE: Real Estate Podcast

Ben Harang & Clint Galliano

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Ben Harang and Clint Galliano discuss buying & selling Louisiana real estate in black & white.

1d ago

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 Wikipedia – 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 Show Links Website – https://rerealestatepodcast.com YouTube – https://www.youtube.com/@REREALESTATEPODCAST Facebook – https://www.facebook.com/rerealestatepodcast Instagram – https://www.instagram.com/rerealestatepodcast/ TikTok – https://www.tiktok.com/@rerealestatepodcast Click here to view the episode transcript. Click here to watch a video of this episode.

14 min
May 29

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 CFPB Plain Language Mortgage Guide: www.consumerfinance.gov/owning-a-home VA Home Loan Benefits: www.benefits.va.gov/homeloans RE: Real Estate Podcast: 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 | clintgallianoreviews.com Ben Harang, REALTOR® | benharang.kw.com Show Links Website rerealestatepodcast.com YouTube @rerealestatepodcast Facebook @rerealestatepodcast Instagram @rerealestatepodcast TikTok @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 Reviews: clintgallianoreviews.com | Ben Harang, REALTOR® Keller Williams Realty Bayou Partners Houma–Thibodaux, Louisiana Land, New Construction & Long-Tenured Market Expertise Website:

18 min
May 29

BUILT TO OWN: You Were Never Meant to Stay Stuck

Built to Own: You Were Never Meant to Stay Stuck | RE: Real Estate Podcast Content Type Discussion Primary Goal Reframe property ownership as the most accessible wealth-building structure for working families and kick off the 10-part Built to Own series. Keywords property ownership, generational wealth, financial freedom, Built to Own, working families, homeownership, Louisiana real estate, wealth building, mindset, renter math vs ownership math Summary Built to Own kicks off with the one thing nobody told you – the door to ownership has always been open. Clint and Ben tackle the quiet assumption that wealth belongs to other people, lay out the gap between renter math and ownership math, and preview the four pillars that will carry the series across the next ten weeks. No pitch, no funnel – just the framework working families have used for generations to build real wealth. Key Topics – The quiet assumption that wealth is for other people – Why generational wealth is built on structure, not income – Renter math vs. ownership math over 30 years – The four pillars across ten episodes – A preview of episode 2: the Bundle of Sticks – The homework that anchors the entire series Hosts Ben Harang and Clint Galliano Sound Bites – “The door’s always been open. You may not have known what was on the other side, but it was always open.” – “Generational wealth is built on structures. Not on income. Income gets spent. Structure is compound.” – “Property ownership is the most accessible structure available to working families.” – “This isn’t a get rich strategy. It’s slow, it’s reliable, it’s quiet, and it works.” – “You don’t need to be rich. You just have to have a plan.” Chapters 00:00 – Cold open: the door has always been open 00:32 – Welcome and weather check 01:19 – Introducing the Built to Own series 03:30 – The quiet assumption about who gets to be wealthy 04:46 – Structure beats income 05:18 – Renter math vs. ownership math 06:39 – The Houma–Thibodaux example 06:44 – The four pillars across ten episodes 08:00 – Why this series has no pitches 09:00 – Homework: name the belief you inherited 09:37 – Close and next week’s Bundle of Sticks preview Resources – RE: Real Estate Podcast – Built to Own series hub: https://rerealestatepodcast.com – Episode 2 preview: The Bundle of Sticks (property rights explained) Show Links Website: https://rerealestatepodcast.com YouTube: https://www.youtube.com/@REREALESTATEPODCAST Facebook: https://www.facebook.com/rerealestatepodcast Instagram: https://www.instagram.com/rerealestatepodcast/ TikTok: https://www.tiktok.com/@rerealestatepodcast Produced by: Clint Galliano Music by: Wiggins Studios Click here to view the episode transcript. Click here to watch a video of this episode.

11 min
May 22

Houma-Thibodaux April 2026 Market Update: Pending Sales Up 28% | RE: Real Estate Podcast

RE: REAL ESTATE PODCAST Episode 83 — Show Notes Houma-Thibodaux April 2026 Market Update: Pending Sales Up 28% | RE: Real Estate Podcast Content Type Discussion Primary Goal Give Houma-Thibodaux buyers and sellers a clear, data-backed read on the April 2026 market and what it means for their next move. Keywords Houma real estate, Thibodaux real estate, South Louisiana real estate, April 2026 housing market, Bayou Board of REALTORS, Terrebonne Parish housing, Lafourche Parish housing, months supply of inventory, median sales price, housing affordability index, VA loan Louisiana, FHA loan, USDA loan, pending sales, buyer’s market, seller’s market, balanced market, pre-approval, RPR market trends, Bayou region real estate, Houma-Thibodaux market update Summary April 2026 looks like a turning point for the Bayou region housing market. Pending sales across the entire Bayou Board of REALTORS® area jumped almost 28% in a single month, year-to-date pending sales are up 21.5%, and homes are selling faster than they were a year ago. But the headline median sales price tells only half the story. Clint Galliano and Ben Harang dig into the Bayou Board Local Market Update and the RPR Market Trends Reports for Houma, Thibodaux, Terrebonne Parish, and Lafourche Parish to show why one regional headline can hide four completely different markets. Thibodaux is firmly a seller’s market with just 4.02 months of supply. Lafourche Parish has moved into balanced territory. Houma is balanced as well. Terrebonne Parish is the one buyer’s market in the group. They also break down why softer board-wide median prices do not mean home values are dropping, how interest rates near 6% are shaping the price brackets that actually sell, and why national headlines on rates rarely match what local FHA, USDA, and VA buyers are getting. The episode closes with practical guidance for both sides of the transaction and homework for listeners to size up their specific market. Key Topics • Why pending sales surged almost 28% in April across the Bayou Board area • Months supply of inventory drops from 7.9 to 6.2, the healthiest board-wide reading in over a year • Why median sales price is down 5.4% while RPR estimated home values stay flat to up • The four-market breakdown: Thibodaux, Lafourche Parish, Houma, Terrebonne Parish • How interest rates near 6% are shifting which price points actually sell • Why national interest-rate headlines do not match local FHA, USDA, and VA rates • Housing Affordability Index up 11.2% and what it means for first-time and VA buyers • Pricing strategy for sellers in a market where well-priced homes attract multiple offers • Pre-approval as table stakes for buyers competing for limited inventory Hosts Clint Galliano, REALTOR®, Keller Williams Realty Bayou Partners Ben Harang, REALTOR®, Keller Williams Realty Bayou Partners Titles Houma-Thibodaux April 2026 Market Update: Pending Sales Up 28% | RE: Real Estate Podcast Sound Bites Clint: “If you only read one headline about our market this spring, you would probably think prices are falling and buyers are backing off. The April numbers tell a different and very interesting story.” Ben: “6% is a balanced market, 7% is a buyer’s market. So if you’re in the market as a buyer, the time to get in is now.” Ben: “The $600,000 house may still be worth $600,000. But what we’re selling more of is bracketed down to get that monthly payment in a range where the buyers are comfortable.” Clint: “How’s the market? That’s the wrong question. It depends on where you are.” Clint: “Demand is strong, supply is tight, and the smart move depends on where you are.” Chapters 00:00 Hook 00:53 Welcome 01:33 Episode overview and data sources 02:54 Bayou Board snapshot: pending sales surge, supply tightens 06:01 Prices look soft, but RPR values are holding 10:23 Four markets, three personalities 15:26 Faster sales and improving affordability 18:15 Why national interest-rate headlines do not match local rates 19:53 Takeaways for sellers and buyers 22:10 Homework 24:57 Close and how to reach out Resources • Bayou Board of REALTORS® Local Market Update, April 2026. View report • Houma RPR Market Trends Report, April 2026. View report • Thibodaux RPR Market Trends Report, April 2026. View report • Terrebonne Parish RPR Market Trends Report, April 2026. View report • Lafourche Parish RPR Market Trends Report, April 2026. View report Show Links Website: rerealestatepodcast.com Ask a question: rerealestatepodcast.com (click the “Ask a Question” button) Listen and subscribe to the RE: Real Estate Podcast wherever you get your podcasts. Click here to view the episode transcript. Click here to watch a video of this episode.

27 min
May 15

Forever Home vs. For Now Home: What South Louisiana Buyers Need to Know | RE: Real Estate Podcast

RE: Real Estate Podcast Show Notes – Episode 82 Forever Home vs. For Now Home: What South Louisiana Buyers Need to Know | RE: Real Estate Podcast Content Type: Discussion Primary Goal: Educational Keywords forever home vs starter home, for now home, first-time home buyer Louisiana, South Louisiana home buying, starter home equity, builder incentives Louisiana, new construction rate buydown, home equity net worth, HGTV real estate, affordability paradox, five-year rule home buying, Houma real estate, Thibodaux real estate, home buying strategy, new construction South Louisiana, equity building tips | Cold Open “Most people spend years dreaming about their forever home – the perfect neighborhood, the right square footage, the backyard they’ve always wanted. But what if chasing that dream is actually costing you money?” – Clint Galliano Episode Overview The starter home used to be a cultural norm. You bought what you could afford, built equity, and moved up when the time was right. Somewhere along the way – HGTV, social media, and rising construction costs – the expectation shifted to starting at the top. Clint and Ben walk through the financial case for the for now home, why new construction incentives change the math, and how to make the smartest decision you can live with. In This Episode • The history of the starter home: the GI Bill, the equity escalator, and the move-up mindset • What shifted in the early 90s: Hurricane Andrew, oil industry recovery, and rising buyer expectations • The HGTV and social media effect on what buyers expect from day one • Student debt and delayed timelines: the average first-time buyer is now 40–41 years old • The affordability paradox: stretching for the forever home can leave no room for life inside it • New construction builder incentives: rate buydowns that change the monthly math • Equity is the real goal – every month renting is a month building someone else’s net worth • The five-year rule and how to know which compromises are cosmetic vs. structural Key Topics The Equity Escalator The ladder worked because home values appreciate over time. You bought small, built equity, then used that equity as a down payment on the next step up. That model didn’t disappear – buyers just stopped using it. The Comparison Trap When your feed is full of other people’s dream homes, a solid for now home can feel like a consolation prize. It isn’t. Don’t make a six-figure financial decision based on an Instagram filter. New Construction Builder Incentives Rate buydowns and closing cost contributions from tract builders can make a new construction home significantly cheaper per month than a comparable resale at market rate – even when the purchase price looks similar on paper. The Five-Year Rule If you’re not reasonably confident you’ll stay at least five years, buying at the top of your budget is a risky move. A for now home with a lower payment gives you flexibility a stretch forever home does not. Cosmetic vs. Structural Compromises There’s a difference between compromising on granite countertops and compromising on school districts or flood zones. Know which is which. Cabinet pulls can be ordered on Amazon for $3. Notable Quotes | “What if chasing that dream is actually costing you money?” – Clint Galliano “Don’t compare your inside to somebody else’s outside.” – Clint Galliano “Buy your first house first. Do not buy your last house first.” – Ben Harang “Every month you’re renting, you’re building somebody else’s equity.” – Clint Galliano “Don’t let perfect be the enemy of smart.” – Clint Galliano Your Homework | Calculate two numbers. First: what’s the maximum monthly payment you can handle if something unexpected happens? Second: what’s the monthly payment on a new construction home in your target area with current builder incentives? Ask a local lender specifically about a builder rate buydown program. Knowledge is the move – not waiting. Resources Mentioned RE: Real Estate Podcast (all episodes, show notes, YouTube): rerealestatepodcast.com KW Real Estate App – Clint Galliano: clintgalliano.kw.com KW Real Estate App – Ben Harang: benharang.kw.com Ready to Make Your Move in South Louisiana? | Reach out to Clint or Ben for a personalized consultation before your next move. Clint Galliano, REALTOR® | clintgalliano.kw.com | clintgallianoreviews.com Ben Harang, REALTOR® | benharang.kw.com Show Links Website rerealestatepodcast.com YouTube @rerealestatepodcast Facebook @rerealestatepodcast Instagram @rerealestatepodcast TikTok @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 Reviews: clintgallianoreviews.com | Ben Harang, REALTOR® Keller Williams Realty Bayou Partners Houma–Thibodaux, Louisiana Land, New Construction & Long-Tenured Market Expertise Website: benharang.kw....

22 min
May 1

Can You Trust Zillow in South Louisiana? Real Estate Apps, Rated | RE: Real Estate

RE: Real Estate Podcast Show Notes – Episode 80 Can You Trust Zillow in South Louisiana? Real Estate Apps, Rated RE: Real Estate Podcast Content Type: Discussion Primary Goal: Educational Keywords Zillow, Zestimate, Realtor.com, Homes.com, Redfin, real estate apps, automated valuation model, AVM accuracy, South Louisiana real estate, Houma real estate, Thibodaux real estate, Bayou Board of Realtors, Terrebonne Parish, Lafourche Parish, FEMA flood map, flood zone lookup, USDA rural development eligibility, 100% financing Louisiana, KW Consumer App, Keller Williams, home valuation tool, comparative market analysis, CMA, home buying tips, home selling mistakes, off-market listings, Make Me Move Zillow, Google Maps real estate, mortgage calculator, local real estate agent | Cold Open “Real estate apps are everywhere. They’re easy to use and generally useful, but they can also get you into trouble fast if you don’t know what you’re actually looking at.” – Clint Galliano Episode Overview Zillow, Realtor.com, Homes.com, and the rest are useful starting points – but in South Louisiana, where rural areas, waterfront properties, and flood zone complexity define the market, national apps routinely get the numbers wrong. Clint and Ben break down what each app does well, where the data breaks down, and which tools actually serve buyers and sellers in the Bayou Board market. In This Episode • Zillow’s Zestimate: how it works and why it’s frequently off in South Louisiana • Realtor.com vs. Zillow: which pulls more accurate data and why • Redfin and Homes.com: how they stack up locally • Why AVMs fail in thin rural markets • FEMA Flood Map Service Center: a tool almost nobody uses but everyone should • USDA Rural Development eligibility: 100% financing confirmed in one search • The KW Consumer App: direct MLS data, direct connection to your agent • Google Maps Street View as a neighborhood research tool • Off-market and “Make Me Move” listings: Zillow’s blurred lines • School ratings and listing photos vs. reality • How to use these tools responsibly as a buyer or seller Key Topics Zestimates and AVM Accuracy Zillow pulls from public records and user-submitted data. In South Louisiana, thin transaction volume, tax assessment freezes, and rural parcel complexity routinely produce errors of $25,000 to over $350,000. AVM confidence scores on Realtor.com and Homes.com are usually ones and twos. Use them for orientation, not decisions. Realtor.com vs. Zillow Realtor.com pulls directly from the MLS and tends to be more current for active listings and days on market. Zillow offers more depth for saved searches. Neither fully reflects zip code-level variation within the Bayou Board area. The Hidden Gems FEMA Flood Map Service Center (msc.fema.gov) – official flood zone designation for any address. Pair with a flood insurance quote before writing an offer. USDA Rural Development Eligibility (eligibility.sc.egov.usda.gov) – instantly confirms 100% financing eligibility. The majority of the Bayou Board area qualifies. KW Consumer App – direct MLS feed; inquiries route to your agent, not a paid lead buyer. Seller Warning Pricing based on a Zestimate is one of the most costly mistakes sellers make. A price set too high stalls on the market. A price reduction signals something is wrong. Sellers who price correctly from the start consistently net more than those who chase the market down. Notable Quotes | “The flood insurance number in the listing – that’s the seller’s number, not yours.” – Clint Galliano “A computer algorithm that can’t talk to anybody versus somebody who lives and breathes the local market every single day.” – Ben Harang “Even a broken clock is right twice a day – but without confirming it, you don’t know if the app is right or not.” – Ben Harang “Getting a CMA from a local agent before you look at your Zestimate is one of the highest-leverage things a seller can do.” – Clint Galliano Your Homework | This week, run your home address through four tools: 1. Look up your address on Zillow and note the Zestimate. 2. Run the same address through the KW Consumer App home valuation tool and compare the two numbers. 3. Look up your flood zone designation at msc.fema.gov. 4. If you’re thinking about selling, ask a local agent for a no-obligation CMA – then compare what the agent says to what the apps say. The difference will tell you everything you need to know about how much to trust an algorithm with your biggest financial asset. Resources Mentioned FEMA Flood Map Service Center: msc.fema.gov/portal/home USDA RD Eligibility Map: eligibility.sc.egov.usda.gov KW Real Estate App – Clint Galliano: clintgalliano.kw.com KW Real Estate App – Ben Harang: benharang.kw.com Bankrate Mortgage Calculator: www.bankrate.com Thinking About Buying or Selling in South Louisiana? | Reach out to Clint or Ben for a personalized consultation before your next move. Clint Galliano, REALTOR® | clintgalliano.kw.com | clintgallianoreviews.com Ben Harang, REALTOR® | benharang.kw.com Show Links Website rerealestatepodcast.com YouTube @rerealestatepodcast Facebook @rerealestatepodcast ...

42 min
Apr 24

Bayou Parish Real Estate Update March 2026: Houma, Thibodaux & More | RE: Real Estate Podcast

Bayou Parish Real Estate Update March 2026: Houma, Thibodaux & More | RE: Real Estate Podcast RE: Real Estate Podcast – Show Notes Hosts Clint Galliano Ben Harang Content Type Discussion Primary Goal Deliver actionable March 2026 market intelligence for Bayou Board buyers, sellers, and investors – covering headline board-wide numbers, Houma and Thibodaux city data, and a parish-by-parish breakdown of Assumption, Lafourche, St. Mary, and Terrebonne. Summary Clint Galliano and Ben Harang break down the March 2026 real estate numbers across the Bayou Board coverage area. Closed sales surged 33.6% year over year, pending sales are up 22.4% YTD, and the housing affordability index hit 143 – the strongest reading in recent memory. The hosts cover the headline board-wide numbers, a February-to-March momentum check, the Houma and Thibodaux city markets, and then walk through the four Bayou Board parishes. They close with a cross-parish comparison and clear takeaways for sellers, buyers, and investors deciding where to focus right now. Keywords Bayou Parish real estate, South Louisiana housing market, Houma real estate March 2026, Thibodaux real estate March 2026, Assumption Parish homes, Lafourche Parish homes, St. Mary Parish homes, Terrebonne Parish homes, Louisiana market update, housing affordability index, buyer's market, seller's market, city vs parish pricing, aspirational pricing Key Topics • Bayou Board March 2026 headline numbers • Closed sales up 33.6% year over year • Housing affordability index at 143 • February to March momentum check • Houma city market update – buyer's market moving toward balanced • Thibodaux city market update – the only seller's market in the Board • Assumption Parish snapshot • Lafourche Parish snapshot • St. Mary Parish snapshot • Terrebonne Parish snapshot • Cross-parish comparison across the four parishes • City vs parish pricing dynamics – Houma vs Terrebonne, Thibodaux vs Lafourche • Investor strategy by parish • Why waiting is no longer a neutral option Sound Bites “Closed sales surged 33.6% year over year – that's acceleration, not just momentum.” “Houma days on market dropped from 92 to 62 in one month. That buyer leverage window is narrowing.” “Even in a seller's market, you have to price with the comps, not the aspirations.” “The market is absorbing affordability and rejecting aspirational pricing.” “The question isn't 'should I wait?' anymore – it's 'which parish fits my budget, timeline, and goals?'” Chapters 00:00 Intro and headline numbers 04:20 February to March momentum 06:48 Houma market update 12:02 Thibodaux market update 18:48 Four parishes overview 19:13 Assumption Parish 21:20 Lafourche Parish 24:52 St. Mary Parish 28:26 Terrebonne Parish 33:15 Cross-parish comparison 40:11 City vs parish pricing dynamics 43:03 Takeaways and close Resources Bayou Board of REALTORS: https://www.bayourealtor.com/ Realtors Property Resource (RPR): https://www.narrpr.com NAR Housing Affordability Index: https://www.nar.realtor/research-and-statistics/housing-statistics/housing-affordability-index Nicholls State University: https://www.nicholls.edu Thibodaux Regional Health System: https://www.thibodaux.com Show Links Website: https://rerealestatepodcast.com YouTube: https://www.youtube.com/@REREALESTATEPODCAST Facebook: https://www.facebook.com/rerealestatepodcast Instagram: https://www.instagram.com/rerealestatepodcast/ TikTok: https://www.tiktok.com/@rerealestatepodcast Host Contact Information Clint Galliano, REALTOR® Louisiana Real Estate License #995704723 Work: 985.647.4479 SMS: 985.200.5447 Office: 985.262.4400 Email: clint.galliano@kw.com Website: https://SoLahomegroup.com Ben Harang, REALTOR® Louisiana Real Estate License #36589 Mobile: 985.859.2500 Office: 985.262.4400 Email: ben@benharang.com Website: https://benharang.com Produced by: Clint Galliano | Music by: Wiggins Studios Click here to view the episode transcript. Click here to watch a video of this episode.

48 min
Apr 17

Flood Insurance & Risk Rating 2.0: What South Louisiana Buyers Must Know | RE: Real Estate Podcast

RE: Real Estate Podcast Show Notes – Episode 78 Flood Insurance & Risk Rating 2.0: What South Louisiana Buyers Must Know | RE: Real Estate Podcast | Cold Open “Here’s something that catches buyers off guard every single week in this market. The flood insurance number in the listing – that’s the seller’s number, not yours. If that policy transfers to you, great. But if it doesn’t, or if there’s been any lapse in coverage, you’re starting a brand new policy at today’s full rate. And that difference can be significant.” – Clint Galliano Episode Overview Flood insurance in South Louisiana can make or break a transaction. Clint and Ben break down FEMA’s Risk Rating 2.0, why it’s a poor fit for Lafourche and Terrebonne Parishes, and what buyers, sellers, and investors need to know before signing. The goal: no post-closing surprises. In This Episode • What Risk Rating 2.0 replaced and why it changed • Why South Louisiana’s distributary system doesn’t fit FEMA’s tributary model • How levee systems go uncredited under the new methodology • Premium increases: the 18% cap, ~20–21% real-world impact, and the 2037 horizon • Grandfathering – what survived and what didn’t • Policy transfer: why not every carrier will allow it • Private flood insurance vs. NFIP • Flood-specific due diligence checklist • How first-time buyers, move-up buyers, and investors should each approach flood insurance Key Topics The Old System vs. Risk Rating 2.0 Pre-2021 NFIP premiums were based on flood zone and elevation. Risk Rating 2.0 replaced that with property-specific scores from catastrophe models and a proprietary algorithm. Zone designation still triggers lender requirements but no longer sets the premium. NFIP building coverage remains capped at $250,000. Why It’s a Poor Fit for South Louisiana The models were built for tributary flooding, where water concentrates upstream. South Louisiana is distributary – water flows outward through bayous and marshes. The model also fails to credit levee infrastructure that has kept most of Terrebonne and Lafourche from flooding in decades. Premiums & the 2037 Horizon Annual increases are capped at 18% but run ~20–21% with fees. Full actuarial pricing is estimated by 2037. A new policy skips the phase-in and starts at today’s full rate. Grandfathering & Policy Transfer Risk Rating 2.0 largely eliminated grandfathering. A new owner can inherit a policy rate only if it transfers without lapse – and not all carriers will allow a transfer. Ask early in due diligence. What Buyers Can and Can’t Do You can’t shop NFIP for a better rate. You can get a flood estimate before writing an offer, ask whether the policy has lapsed, request five years of renewal documents, and commission an elevation certificate. A high quote is grounds for renegotiation. Sometimes the premium simply kills the deal. Notable Quotes | “The flood insurance number in the listing – that’s the seller’s number, not yours.” – Clint Galliano “Don’t make any assumptions when it comes to flood insurance.” – Ben Harang “This is one of the most consistent sources of post-closing surprise in South Louisiana real estate right now.” – Clint Galliano “The right team costs the same as the wrong team. The difference shows up in what they know before you sign.” – Ben Harang Three Key Takeaways | 1. Get the flood insurance quote before the offer. A 15-minute call to a local NFIP agent is the single highest-leverage action you can take. 2. The seller’s rate is not your rate. A lapsed policy means starting at today’s full rate. Never budget from a listing or disclosure premium. 3. Work with people who know the specific market. Parish flood maps, FIRM panels, and policy transfer rules are not things you can Google. Resources Mentioned FEMA Risk Rating 2.0 fema.gov/flood-insurance/risk-rating-2-0 Flood Map Lookup msc.fema.gov/portal/home NFIP / FloodSmart floodsmart.gov Elevation Certificate Guide fema.gov/media-library-data/20130726-1914-25045-9214/elevation_certificates.pdf Ready to Navigate Flood Insurance on Your Next Transaction? | Reach out to Clint or Ben for a personalized consultation before your next transaction. Clint Galliano, REALTOR® | clintgalliano.kw.com | clintgallianoreviews.com Ben Harang, REALTOR® | benharang.kw.com Show Links Website rerealestatepodcast.com YouTube @rerealestatepodcast Facebook @rerealestatepodcast Instagram @rerealestatepodcast TikTok @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 Reviews: clintgallianoreviews.com | Ben Harang, REALTOR® Keller Williams Realty Bayou Partners Houma–Thibodaux, Louisiana Land, New Construction & Long-Tenured Market Expertise Website: benharang.kw.com ...

37 min

Trailer

RE: Real Estate Podcast Trailer

Here's what we have planned for 2025 with the RE: Real Estate Podcast! Two Louisiana real estate agents discussing buying & selling real estate in black & white.

E1

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3 min

Ben Harang and Clint Galliano discuss buying & selling Louisiana real estate in black & white.

Creator

Ben Harang & Clint Galliano
Years Active

2025 - 2026
Episodes

86
Rating

Clean
Copyright

© 2026 RE: Real Estate Podcast
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RE: Real Estate Podcast