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Gonzales, Louisiana · Ascension Parish · 70737
Conway is a master-planned community in Gonzales, Ascension Parish, 70737, developed by Southern Lifestyle Development and introduced in 2015 on land annexed into the City of Gonzales in 2012. It is commonly miscalled “a Level Homes community”: Level Homes builds in The Village at Conway, DSLD Homes builds in The Reserve at Conway, and the two carry different restrictions and different dues. Early coverage calls it “Conway Plantation.”
Reviewed by Nicole Gaudet, REALTOR®
Updated October 3, 2026 · Ascension Parish is our home market
Conway
A master-planned traditional neighborhood development in Gonzales by Southern Lifestyle Development, with multiple builders working in separate sub-neighborhoods.
The Village and The Reserve are different sub-neighborhoods with different builders and different rules — at the October 2024 planning commission it was reported that Village residents must build in brick while The Reserve carries fewer restrictions, and that dues run to roughly $96 a month in the Village and $65 in the Reserve. Those are figures reported by The Advocate, not an official schedule. Confirm yours in writing.
In October 2024 the Gonzales Planning Commission approved 281 additional lots — Village Phase Three (122) and Reserve Phase Four (159) — bringing the target to 929 single-family lots. A resale here competes with new construction that is warrantied and incentivised. Price against the builder's net after incentives, and itemise what your house has that a new build does not.
Street flooding in Conway has been reported publicly since 2020 and covered in detail by The Advocate. A 2023 reanalysis found the original 2015 drainage study had miscalculated discharge conditions, with water in the main canal averaging about three feet higher than estimated. The reporting describes street flooding, not homes taking water. A cooperative endeavour agreement followed: $3 million from the developer including $1 million cash toward a pump station and a 31-acre land donation, with the parish acquiring a pump-station site. Know this before a buyer raises it, because they will.
Louisiana's Property Disclosure Document asks what you have actual knowledge of — flooding on your land and your structure, during and before your ownership. Neighborhood news reports are not a substitute for that, and they do not replace it. Answer the form from your own experience, in writing, and keep a copy. Our flood guide covers exactly what items 25 to 37 ask for.
Try the net sheet calculator with your own numbers for your Conway home.
On the record
Everything in this table is traceable to a source listed underneath it. Where a figure is not published anywhere public, we leave the row out rather than guess.
| Master developer | Southern Lifestyle Development (Lafayette). Introduced 2015; land annexed into the City of Gonzales in 2012 |
|---|---|
| Builders | Level Homes in The Village at Conway; DSLD Homes in The Reserve at Conway |
| Former name | Conway Plantation, used in early coverage |
| Scale | Target of 929 single-family lots after the October 2024 approval of 281 additional lots |
| Amenities | 46 acres of lakes, walking and jogging trails, parks and green space, a Town Square with an outdoor pavilion, playgrounds, clubhouse and pool |
| Commercial | Planned 200,000+ sq ft of retail and office; a hospital clinic, coffee house, restaurants and a realty office had opened by 2018 |
| Dues | Reported at the October 2024 planning commission as roughly $96/month in the Village and $65/month in the Reserve. Attributed to The Advocate, not an official HOA schedule |
| Restrictions | Village requires brick construction; the Reserve has fewer restrictions |
| Drainage | Street flooding reported since 2020; 2023 reanalysis found the 2015 study miscalculated discharge; $3M developer agreement including $1M toward a pump station and a 31-acre donation. Reporting describes street flooding, not homes inundated |
| Advertised new-construction prices | Level Homes listed $337,000–$486,605 and DSLD listed $297,990–$379,990 on their own sites as of 20 September 2026. Builder pricing changes; check the source |
Sources for this page
Every fact in the table above is linked to a public source, and those links are printed here. Anything we could not source that way is not on the page at all, including dues figures no association publishes. Details published by an association, a developer or a builder can change without notice, and nothing here is a substitute for the covenants, the association's own documents or the act of sale. If a figure matters to your decision, ask us and we will get it in writing from the source.
The numbers
Conway closed 84 home sales in the last 12 months, but most were brand-new homes sold by the builders: 80% in the Reserve and 51% in the Village. If you are reselling, your real competition is the new homes still being built nearby, so we price against both.
| Oct 2025 – Sep 2026 | Closed sales | New from builder | Median sale price | Median $/sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
| The Village at Conway | 39 | 51% | $462,000 | $222 | 49 | 100.0% |
| The Reserve at Conway | 45 | 80% | $349,000 | $162 | 7 | 100.0% |
| Area | Median sale price | vs. last year | Days on market | Sale-to-list |
|---|---|---|---|---|
| Gonzales | $290,428 | −3.2% | 26 | 98.6% |
| Prairieville | $337,750 | −4.3% | 28 | 98.8% |
| East Baton Rouge Parish | $275,000 | +4.2% | 32 | 97.4% |
| Baton Rouge (city) | $269,000 | +5.5% | 30 | 97.2% |
Source: ROAM MLS closed residential sales, July 1 – September 30, 2026, compared with the same period of 2025. Based on information from the ROAM MLS for the period 07/01/2026 through 09/30/2026. Updated monthly. Conway figures: ROAM MLS closed sales recorded under the subdivision names “Village at Conway, The” and “Reserve at Conway, The” in ZIP 70737, 10/01/2025 through 09/30/2026, homes with a recorded living area only. Based on information from the ROAM MLS for the period 10/01/2025 through 09/30/2026.
Property tax
It is not automatic, and it does not come with the house when you buy.
Homestead removes the first $7,500 of assessed value — roughly the first $75,000 of market value — from parish taxes on your primary residence. At the parish average of about 115 mills, a $250,000 home pays in the region of $2,012.50 a year after the exemption.
It is not automatic. The buyer of your home files their own, and if you are buying next, you file again at the new address. Your share of the year's taxes is prorated through the closing date and credited to the buyer at the act of sale.
Ascension Parish Assessor · homestead exemption →
The parish also runs an assessment freeze and a disabled-veterans exemption. Both are on the Ascension Parish page.
Gather before you list
Flood
Louisiana's property disclosure document makes you state the flood zone and where you got it, whether the land or any structure has ever flooded, whether you carry flood insurance, whether you have an elevation certificate, and whether you or a previous owner made an NFIP or private flood claim — with the amounts.
Ascension Parish runs a floodplain management office, and FEMA's Flood Map Service Center is the source the state disclosure form itself points sellers at. What the zones mean, whether insurance is required, and whether you can hand your policy to the buyer: our Louisiana flood zone and insurance guide.
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Questions
Gonzales, Louisiana, in Ascension Parish, ZIP 70737. A master-planned traditional neighborhood development in Gonzales by Southern Lifestyle Development, with multiple builders working in separate sub-neighborhoods.
Conway is two products under one name. Level Homes builds The Village, where brick construction is required; DSLD builds The Reserve, which carries fewer restrictions. They have different dues. A Reserve closing is not a Village comp, and with a target of 929 lots the builder is frequently still selling new a few streets from your resale.
So we will not put a median on this page. A subdivision that sells a handful of homes a year does not produce a stable one — a single unusual sale moves it by tens of thousands, and publishing that as a fact would mislead you about your own house. Parish-level medians are stable enough to publish; street-level ones are not. The honest number comes from the closed sales that are genuinely comparable to yours, adjusted for floor plan, condition and lot, and we will pull them and show you the work. Ask for the number and you will usually have it within one business day.
Not exactly, and the distinction matters when you are pricing. Southern Lifestyle Development of Lafayette is the master developer — Conway was introduced in 2015 and the land was annexed into the City of Gonzales in 2012. Level Homes builds The Village at Conway and DSLD Homes builds The Reserve at Conway. Early coverage used the name Conway Plantation. Calling the whole thing a Level community collapses two different products with two different dues schedules into one.
Roughly $96 a month in The Village and $65 a month in The Reserve, as reported at the October 2024 planning commission meeting and attributed to The Advocate. That is news reporting, not an official HOA schedule, and it is a year old. Treat it as a starting point and get the current figure from the association in writing.
The approved target is 929 single-family lots following the October 2024 approval of 281 additional lots. Amenities include 46 acres of lakes, walking and jogging trails, parks and green space, a Town Square with an outdoor pavilion, playgrounds, a clubhouse and a pool. More than 200,000 square feet of retail and office is planned; a hospital clinic, a coffee house, restaurants and a realty office had opened by 2018.
The parish baseline: homes took a median 26 days on market in Gonzales and 28 in Prairieville over July through September 2026 (ROAM MLS), then 30 to 45 days to the act of sale.
While the builder is still selling, your competition is a staged model home with incentives attached — rate buydowns, closing credits, free upgrades. Price against what the builder is netting after incentives, not against their sticker. That single decision moves a Conway resale more than the parish figure does. When you list moves it too.
Three things are the same for every seller in Ascension Parish, so they live on their own pages rather than being repeated on each subdivision page: what a sale actually costs you on the seller net sheet; the homestead exemption, how it is filed and why it does not transfer to your buyer, in the Ascension Parish guide; and when to list.
Nearby
Next step
Not an estimate off a website. The closed sales inside Conway, and what they mean for your house.
Parish market figures are ROAM MLS medians for July through September 2026 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. This page is not affiliated with, endorsed by or published on behalf of any homeowners association, club, developer or builder named on it.
