Area guide · New Orleans
Living in New Orleans, LA
Orleans Parish had an estimated 362,154 residents on July 1, 2025. The Census puts the median owner-occupied home value at $315,700 and median rent at $1,251. Homeowners can exempt the first $75,000 of market value from most property taxes. Before you buy, check the flood zone: standard homeowners policies don’t cover flood, and flood insurance takes 30 days to start. Everything here is from public sources, checked October 29, 2026.
Reviewed by Nicole Gaudet, REALTOR®
Updated October 29, 2026
At a glance
Pros and cons of living in New Orleans
Facts, not rankings. Whether each is a pro or a con depends on what you need.
Pros
- Homestead covers general city taxes in Orleans Parish, unlike most Louisiana cities
- Price level of 92.6 (U.S. = 100) in the New Orleans–Metairie metro, 2024
- Mild winters: normal January low of 46.1°F
- Mardi Gras is a Louisiana legal holiday, and the city observes it
- About 350 miles of levees and floodwalls in the five-parish risk reduction system
Cons
- Hot summers: normal July high of 91.4°F
- About 63 inches of rain a year; June is the wettest month
- Hurricane season runs June 1 to November 30
- Homeowners policies do not cover flood; price flood insurance for every address
- Homes that sold took a median of 65 days (three months ending August 2026)
Sources: La. Const. Art. VII, Sec. 20; BEA Regional Price Parities via FRED; NOAA NCEI 1991–2020 normals, Louis Armstrong New Orleans International Airport; La. R.S. 1:55; New Orleans Municipal and Traffic Court 2026 holidays; USACE New Orleans District, HSDRRS fact sheets; National Hurricane Center; FloodSmart; Redfin via the numbers above.
By the numbers
Orleans Parish, from the Census
Census figures for the whole parish, which is the same area as the city.
Median household income is $56,631 and 51.2% of homes are owner-occupied (ACS 2020–24). Homes that actually sold went for a median of $340,000 over the three months ending August 2026, down 1.5% from a year earlier, in a median of 65 days. Owner estimates and sale prices measure different things, so the two will not match.
Sources: U.S. Census Bureau QuickFacts, Orleans Parish; Redfin, New Orleans housing market.
Neighborhoods
Historic neighborhoods, by location and architecture
Where each one is and what it is known for, from the city’s Historic District Landmarks Commission and the city tourism office.
| Neighborhood | Where | Known for |
|---|---|---|
| French Quarter (Vieux Carré) | Iberville St. to Esplanade Ave., N. Rampart St. to the river | Founded by the French in 1718; street grid laid out in 1722. Jackson Square, St. Louis Cathedral, cast-iron balconies |
| Faubourg Marigny | Just downriver of the French Quarter | One of the city’s earliest suburbs; Creole cottages, shotguns and Frenchmen Street |
| Bywater | Along the river from Press St. to Poland Ave. | About 120 blocks and 2,000+ buildings: shotguns, Creole cottages, Greek Revival and Italianate |
| Tremé | N. Rampart St. to N. Broad St. | Land subdivided in the 1790s; Creole cottages and townhouses near Armstrong Park |
| Esplanade Ridge | Along Esplanade Ave. toward Bayou St. John | Oak-lined route to City Park; Greek Revival, Italianate and Queen Anne houses |
| Garden District | Around Magazine, Josephine, Carondelet and Delachaise Sts. | Platted in 1832, annexed in 1852; Greek Revival, Italianate and Queen Anne houses |
| Uptown | Upriver of downtown along the St. Charles streetcar | Built mainly 1820s–1935; more than half its buildings are shotguns or camelbacks; Magazine Street |
| Carrollton | Upriver edge of the city, river to Earhart Blvd. | Platted 1833, annexed 1874; bungalows, Arts and Crafts houses and shotguns |
| Mid-City | Along the Canal streetcar | Built mainly 1900–1940; shotguns and raised bungalows near City Park and Bayou St. John |
| Algiers Point | West bank, by ferry from Canal St. | Annexed in 1870; Greek Revival, Italianate and Victorian buildings |
| Lakeview | Near Lake Pontchartrain and City Park | Built mostly in the 20th century; frame cottages and ranch houses, Harrison Avenue |
Sources: City of New Orleans HDLC, historic district profiles; City of New Orleans, Vieux Carré boundaries; New Orleans & Company, neighborhoods.
Flood and insurance
Flood zones and insurance: what to check
Flood zone, elevation and insurance drive more New Orleans deals than anything else.
| Topic | What the official source says |
|---|---|
| Flood zone | Look up any address on FEMA’s Flood Map Service Center or the city’s “Ready for Rain” tool. Questions go to floods@nola.gov, (504) 658-7130. |
| Elevation certificate | The city keeps certificates filed with Safety & Permits; email the address to floods@nola.gov to ask for one. |
| Flood is separate | “Flood damage is not covered under homeowners policies,” per the Louisiana Department of Insurance. It is usually required in high-risk zones for federally regulated mortgages. |
| Waiting period | Flood insurance takes 30 days to take effect, so buy it before you need it. |
| City discount | Residents save 10% on flood insurance premiums because of the city’s floodplain management. |
| Roof grants | The Louisiana Fortify Homes Program grants up to $10,000 to bring a roof to the IBHS FORTIFIED standard. |
| Insurer of last resort | Louisiana Citizens covers owners who can’t get private homeowners coverage. |
Sources: City of New Orleans, floodplain management; NOLA Ready, flooding; Louisiana Department of Insurance, flood; Louisiana Department of Insurance, homeowners; Louisiana Fortify Homes Program.
Property taxes
Property taxes and homestead in Orleans Parish
How the city says your bill is figured.
Your bill is (taxable assessment minus exemptions) times the millage. Apply for homestead through the Orleans Parish Assessor, (504) 754-8811. Owners 65 and older or with a verified disability can also apply for the Special Assessment Level, which requires homestead first. Tax bills land in late December and are due January 31. More on our New Orleans page and in our homestead guide.
Getting around
Streetcars, buses and the airport
| Option | Details |
|---|---|
| St. Charles streetcar (12) | Canal St. to Carrollton and Claiborne; running since 1835 |
| Canal streetcars (47, 48) | Along Canal St. to the cemeteries or to City Park and the New Orleans Museum of Art |
| Riverfront (49) and Rampart (46) | French Market to the Convention Center; Union Passenger Terminal to Elysian Fields |
| RTA fares | $1.25 bus or streetcar; $2.00 ferry; Jazzy Pass $3 for 1 day, $45 for 31 days |
| Louis Armstrong New Orleans International Airport (MSY) | 1 Terminal Dr., Kenner; new 35-gate terminal opened November 6, 2019 |
Sources: New Orleans & Company, streetcars; New Orleans RTA, fares; MSY, the new terminal.
Questions
Living in New Orleans: questions
What is the population of New Orleans?
Orleans Parish had 383,997 residents in the 2020 Census. The Census Bureau's July 1, 2025 estimate is 362,154.
U.S. Census Bureau QuickFacts
What is the median home value in New Orleans?
$315,700 for owner-occupied homes, per the 2020-2024 American Community Survey. Homes that sold over the three months ending August 2026 went for a median of $340,000.
U.S. Census Bureau; Redfin
How do I check a New Orleans property's flood zone?
Use FEMA's Flood Map Service Center or the city's Ready for Rain tool, or email floods@nola.gov. Standard homeowners policies don't cover flood, and flood insurance takes 30 days to start.
City of New Orleans; Louisiana Department of Insurance
How much is the homestead exemption in New Orleans?
It exempts the first $75,000 of market value of your primary home from most property taxes. Apply through the Orleans Parish Assessor.
City of New Orleans
How much does the New Orleans streetcar cost?
$1.25 a ride. A 1-day Jazzy Pass is $3 and a 31-day pass is $45.
New Orleans RTA
What are the pros and cons of living in New Orleans?
Pros: homestead covers general city taxes in Orleans Parish, a 2024 price level of 92.6 against a U.S. average of 100, mild winters with a 46.1°F normal January low, and Mardi Gras as a legal holiday. Cons: summer highs near 91°F, about 63 inches of rain a year, hurricane season from June 1 to November 30, separate flood insurance, and a 65-day median time to sell.
Sources: Louisiana Constitution; BEA; NOAA NCEI; National Hurricane Center; Redfin.
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