New Orleans, Louisiana · Orleans Parish
Selling a home in New Orleans, LA
New Orleans homes sold for a median of $340,000, down 1.5% from a year earlier, in a median of 65 days and at 95.9% of list price - the longest time on market of any of our metro markets. Orleans Parish exempts the first $75,000 of market value once homestead is filed, tax bills land in late December, and they are due January 31. Flood zone, elevation and insurance drive more deals here than anywhere else we work.
Reviewed by Nicole Gaudet, REALTOR®
Updated October 3, 2026 · Market data refreshed monthly
New Orleans market
What homes are actually doing
Median sale price and speed of sale, next to the markets New Orleans sellers compare against. Each row carries its own period — they are not all the same window.
| Area | Median sale price | vs. last year | Days on market | Sale-to-list |
|---|---|---|---|---|
| New Orleans | $340,000 | −1.5% | 65 | 95.9% |
| Metairie | $329,821 | +3.1% | 42 | 95.6% |
| LaPlace | $230,000 | — | 60 | 98.5% |
Source: ROAM MLS closed residential sales, July 1 – September 30, 2026, compared with the same period of 2025; New Orleans and Metairie rows: Redfin housing market data for the period shown. Based on information from the ROAM MLS for the period 07/01/2026 through 09/30/2026. Updated monthly.
Sources: Redfin New Orleans housing market, 3 months ending Aug 2026; U.S. Census Bureau QuickFacts. Owner-estimated value and actual sale price measure different things and will not match.
Neighborhoods and subdivisions we get asked about here:
Property tax
Homestead, freezes and when the bill lands
Orleans Parish publishes these. Where the parish does not publish a figure, we say so instead of guessing — an out-of-date number costs you more than a missing one.
Homestead exemption
Orleans Parish exempts the first $75,000 of market value - $7,500 of assessed value - from most property taxes on your primary residence.
How you file it
Filed at the Orleans Parish Assessor's office in City Hall, Room 4E01. The assessor also handles the disabled veterans exemption, the age freeze and the disability freeze. Confirm the current thresholds with the office directly - they are indexed and we will not publish a number we cannot source.
When the bill comes
Bills are typically mailed in late December for the coming tax year and are usually due January 31. Unpaid balances accrue interest at 1% per month.
Source: Orleans Parish Assessor and the parish tax collector. Confirm current figures with the assessor before you rely on them. When you sell, your share of the year's taxes is prorated through the closing date and credited to the buyer.
Flood
The question every buyer asks first
Louisiana's property disclosure document makes you state the flood zone, where you got it, whether the property has ever flooded, and whether you have made a flood claim.
The city points property-level flood zone questions at FEMA's Flood Map Service Center and runs its own base flood elevation map. The city also holds elevation certificates on file and will send you one on request.
Look it up before you list, not after you are under contract. A buyer who discovers the zone during their inspection period renegotiates. A buyer who saw it in the disclosure before they wrote the offer priced it in.
City of New Orleans Floodplain Management →
What the zone means, whether insurance is required, and whether you can hand your policy to the buyer: our Louisiana flood zone and insurance guide.
Have these before you list
- Flood zone
- And its source
- Elevation certificate
- If one exists
- Current flood policy
- Declarations page
- Past claims
- NFIP and private, separately
- Federal assistance received
- Agency, amount, purpose
- Why it matters
- All of it is on the state form
How we sell
What we do in New Orleans
Try the net sheet calculator with your own numbers for your New Orleans home.
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Seriously the best realtor in Baton Rouge, LA! They made buying our home fun and easy, always answered our question and were super professional. Thank you so much Nicole and team!
Questions
Selling in New Orleans, answered
How much are homes selling for in New Orleans?
A median of $340,000 over the three months ending August 2026, down 1.5% from the same period a year earlier, at 95.9% of list price.
How long does it take to sell a house in New Orleans?
A median of 65 days to an accepted offer over the three months ending August 2026 - longer than Metairie or LaPlace. Then 30 to 45 days to the act of sale. Price and condition move that number more than the calendar does.
What is the homestead exemption in Orleans Parish?
The first $75,000 of market value, which is $7,500 of assessed value, is exempt from most property taxes on your primary residence. You file it with the Orleans Parish Assessor at City Hall.
When are New Orleans property taxes due?
Bills are typically mailed in late December for the upcoming year and are usually due January 31. After that, interest runs at 1% per month.
Do I need an elevation certificate to sell in New Orleans?
Not to sell. But the Louisiana property disclosure document asks whether you have one and whether you will share it, and the city may already hold one for your address - you can request it rather than pay a surveyor. Under FEMA's current rating method a certificate is no longer required to buy a policy, though it can lower the premium.
What does it cost to sell a house in New Orleans?
Work from the sale price, not a percentage someone quoted you. On a $340,000 sale — the current New Orleans median — the commissions you agree to in the listing agreement are the largest line. Then your mortgage payoff, your share of closing and title costs, Orleans Parish property taxes prorated through closing, and anything you agree to after inspection. Run your own numbers on the seller net sheet.
Do you list homes in New Orleans?
Yes. Nicole Spellman Group lists and sells in New Orleans and across Orleans Parish, and throughout South Louisiana. In Lake Charles, Shreveport, Monroe and Alexandria, we connect you with a trusted agent who works that market every day — see outside our area.
Keep reading
Next steps for a New Orleans seller
Also on the team in New Orleans
Lynel McKnight
REALTOR® · Nicole Spellman Group with Epique Realty
Lynel works with buyers and sellers from Baton Rouge to New Orleans. Call the team line at 225-438-9235.
Next step
Know your number. Then sell with confidence.
Start with your number and a line-by-line net sheet. No obligation.
Market figures are medians from the ROAM MLS (Redfin for New Orleans and Metairie) for the period shown and are not a valuation of your home. Tax and flood information is general, sourced to the parish and to FEMA, and is not legal, tax or insurance advice.