The $450K Cross-Lake Comparison May 2026
From $825/sqft in the Marigny to $140/sqft on 1.59 acres in Slidell, here's what your money actually buys on both sides
If you’re shopping at $450k in the greater New Orleans metro right now, the first decision isn’t which house to buy. It’s which side of the lake.
Same budget. Completely different trade-offs. Orleans Parish gives you walkability, historic character, and neighborhood density, but smaller footprints, older stock, and an insurance market that can surprise you. St. Tammany gives you newer construction, more square footage per dollar, lower flood risk in most areas, and room to breathe, but you’re trading urban energy for suburban convenience.
Here’s what’s actually available right now at this price point on both sides.
Orleans Parish — $435k–$465k
3324 Milan St, New Orleans 70115
$435,000 | 3 bed · 3 bath · 2,038 sqft Uptown A 2019 renovation of a 1931 cottage. Hardwood floors, 9’6” ceilings, renovated kitchen, ensuite primary, fenced and gated backyard with a side yard, shed/workshop with electricity and plumbing, one off-street parking. Quiet street, central Uptown location.
1412 Dauphine St, New Orleans 70116
$465,000 | 2 bed · 2 bath · 563 sqft Marigny
Two structures on a single lot, a front 1840s Creole shotgun and a detached studio, both renovated in 2022. In-ground pool, private courtyard with outdoor shower, 11-ft ceilings, hardwood floors. Walk score 96, bike score 99. One block from the French Quarter, three blocks from Frenchmen Street. Flood Zone X.
518 Governor Nicholls St #301, New Orleans 70116
$465,000 | 2 bed · 1 bath · 875 sqft French Quarter
A third-floor unit in an 1890 building fully renovated in 2025. Hardwood floors, high ceilings, private balcony, shared courtyard, brand new building-wide sprinkler system. Steps from the French Market. Condo fees are $249/mo.
5216 Paris Ave, New Orleans 70122
$459,000 | 4 bed · 3 bath · 1,938 sqft Oak Park
A 2018 build near Gentilly. Hardwood floors throughout, 10-ft ceilings, marble primary bath, granite counters, large kitchen island, covered patio, fenced backyard, shed, two off-street parking spots. All appliances included.
25 Maryland Dr, New Orleans 70124
$450,000 | 2 bed · 2 bath · 1,729 sqft Country Club Gardens
A 1960 ranch on the Metairie Ridge off Metairie Road in Country Club Gardens. Hardwood floors, updated kitchen with gas range, bonus room for office or gym, detached garage, long driveway. The listing notes this home has never flooded even during Katrina. Optional neighborhood HOA provides private patrol.
St. Tammany Parish — $435k–$465k
2033 Prestwood Ln | $459,900
3 bed / 2.5 bath / 1,920 sqft | Covington | The Preserve at River Chase
Built 2023. New construction feel with LVP floors, quartz counters, covered outdoor kitchen, and attached two-car garage. Two-story cottage style in a subdivision just off the interstate. At $239/sqft you’re paying for newness and location convenience.
708 Rue Bourdeaux | $465,000
4 bed / 3 bath / 2,261 sqft | Covington | Village of Normandy
Oaks Built 2013, renovated to effectively 2020. Cul-de-sac lot with pond views, custom cypress cabinetry, induction cooktop, soaking tub, and a guest suite off the kitchen. 2022 roof and an assumable flood policy in place, that last part matters. $205/sqft.
14272 S Lakeshore Dr | $465,000
3 bed / 3 bath / 2,569 sqft | Covington | Lake Ramsey
Built 1996, effective 2010. Lakefront in a gated community with a pier, gazebo, sunroom, whole house generator, and new HVAC with ductwork as of 2026. Most rooms have water views. Lowest $/sqft of the bunch at $181, older build but well maintained and loaded with extras.
2040 Cypress Bend Ln | $445,000
4 bed / 2 bath / 2,256 sqft | Madisonville | Bedico Creek
Built 2018. Open concept with barn door office, farmhouse sink, quartz counters, coffered primary ceiling, and a community that includes two pools and 3.5 miles of walking trails. Flood Zone C. Note: HOA is $1,050/year, factor that in. $197/sqft.
102 Mayers Tr | $450,000
4 bed / 3 bath / 3,210 sqft | Slidell | The Woods
Built 2000. Chicago used brick construction on 1.59 acres with live oaks, 10–11 ft ceilings, butler’s pantry, three-car garage, whole house Generac (1 year old), brand new roof, and two AC units replaced within the last 4 years. Succession property, priced accordingly at $140/sqft. Most house for the money on this list.
So what does it REALLY cost?
Below are two scenarios courtesy of Cameron Budzius at The Mortgage Krewe. Note the homeowners insurance estimate provided by Riverlands Insurance.
Also, let’s talk about insurance…
For a home in this price range in Orleans Parish, expect a ballpark of $333–$583/month ($4,000–$7,000/year). This figure comes from an agent I work with at Riverlands Insurance.
This varies significantly based on the specific property, roof age, construction type, and carrier availability. Get a real quote before you finalize your numbers, this range can have outliers in both directions.
Scenario #1
3% Down Conventional
Conventional Loan 30 Year Fixed Rate Mortgage
Sales Price: $450,000
Loan Amount: $436,500
Interest Rate: 6.44%
Monthly Payment Breakdown:
P&I: $2,745.32
Homeowners Insurance: $333–$583/mo*
Property Taxes (with Homestead Exemption): $89.69
Mortgage Insurance: $181.88
Total Monthly Payment: $3,350–$3,600/mo
Cash to Close:
Down Payment: $13,500.00
Closing Costs: $8,500.00
Prepaids and Escrows: $7,000.00
Total Cash to Close: $29,000.00
Scenario #2 — 3.5% Down FHA
FHA Loan 30 Year Fixed Rate Mortgage
Sales Price: $450,000
Loan Amount: $441,849
Interest Rate: 5.95%
Monthly Payment Breakdown:
P&I: $2,632.18
Homeowners Insurance: $333–$583/mo*
Property Taxes (with Homestead Exemption): $89.69
Mortgage Insurance: $202.60
Total Monthly Payment: $3,257–$3,507/mo
Cash to Close:
Down Payment: $15,750.00
Closing Costs: $8,500.00
Prepaids and Escrows: $7,000.00
Total Cash to Close: $31,250.00
Note: FHA requires 3.5% down vs 3% conventional, which is why cash to close is higher despite the lower monthly payment.
These are estimates. For exact figures, reach out to Cameron Budzius at The Mortgage Krewe and tell him Phil sent you 😉
Interested in buying on either side of the lake?
Here is everything priced at $450k. Or you can just…