Should I Move to the Northshore or New Orleans? What $700,000 Buys You on Both Sides of the Lake | June 2026
Philip Ewbank compared every active listing between $700K and $760K in Orleans Parish and St. Tammany Parish. Same budget. Completely different trade-offs. Here's what the data shows.
If you’re shopping at $700,000 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. 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.
The numbers make the gap concrete. Median close price per square foot in Orleans Parish at this price band is $306.63. On the Northshore it’s $211.94. At $700,000 that difference translates to roughly 1,000 additional square feet.
Here’s what the market actually looks like on both sides right now.
The Market Snapshot
I pulled data on both markets from the MLS this week. Orleans Parish data covers single-family homes between $700K and $760K. St. Tammany data covers the same price band. Closed sales reflect the past 90 days.
Orleans Parish
St. Tammany Parish
So what do these houses look like?
Orleans Parish
1499 Prentiss Ave | Oak Park | $700,000
4 bed / 3.5 bath | 3,010 sqft (Courtesy: Crescent Sotheby’s International)
Most square footage in this post at $232/sqft, well below the market median of $306. Built 2017, raised foundation, corner lot behind a full iron fence with an automatic gate. Two-car carport, outdoor living setup with mounted TV and surround sound, new HVAC and flooring. An adjoining 59x120 lot is available separately. 28 days on market.
6 Rue Le Ville St | West Lakeview | $745,000
3 bed / 3 bath | 2,310 sqft (Courtesy: Snap Realty)
Private gated street minutes from the Lakefront. French Provincial build from 2004 with extensive renovations in the last decade. Garage plus additional off-street parking, whole-home generator, sunroom, gourmet kitchen. HOA in place. 6 days on market.
514 Second St | Irish Channel | $749,000
3 bed / 2.5 bath | 2,056 sqft (Courtesy: Reve Realtors)
Smallest square footage here at $364/sqft but the location and construction tell you why. Built 2020, raised foundation, X flood zone, antique pine floors, covered porches and balconies, colonial hurricane shutters. 3 days on market.
St. Tammany Parish — What $700K–$749K Looks Like
98 Zinnia Dr | Flower Estates North, Covington | $711,000
4 bed / 3 bath | 2,685 sqft (Courtesy: United Real Estate Partners)
Waterfront on Flower Bayou on over an acre. Covered boat slip with hoist, inground pool, workshop, double carport. Louisiana cottage built 1991, raised foundation, plantation shutters, gas fireplace, sunroom. Boat and RV parking permitted. $35/year HOA. 10 days on market.
6412 Copper Valley | Copper Ridge, Mandeville | $749,900
4 bed / 3 bath | 3,073 sqft (Courtesy: Keller Williams Realty New Orleans)
2024 new construction. Chef’s kitchen with butler’s pantry and wine storage, outdoor kitchen, upstairs game room, dedicated office. Originally listed at $795,000. No HOA. 56 days on market.
2319 Sunset Blvd | Lakeshore Estates, Slidell | $749,000
3 bed / 2.5 bath | 2,505 sqft (Courtesy: Compass Slidell)
Waterfront in a gated community. Saltwater pool with waterfall, two outdoor bars, travertine decking, boat dock with 8,500 lb lift, 22KW whole-home generator. Originally listed at $725,000, now at $749,000. $1,500/year HOA. 38 days on market.
So What Does It Actually Cost?
Mortgage math courtesy of Cameron Budzius at The Mortgage Krewe. Rates sourced from Mortgage News Daily. As of June 25, 2026, the 30-year fixed sits at 6.53%. At this price point you are above the FHA loan limit in both Orleans and St. Tammany Parish. Conventional financing only.
Example: 514 Second St, Irish Channel ($749,000)
Scenario 1 — 10% Down Conventional
Down Payment: $74,900
Loan Amount: $674,100
Interest Rate: 6.53% | 30-Year Fixed
P&I: $4,274
Homeowners Insurance: $625*
Property Taxes (with Homestead Exemption): ~$95
Mortgage Insurance (PMI): $281
Total Monthly Payment: $5,275
Estimated Cash to Close: ~$89,900
Scenario 2 — 20% Down Conventional
Down Payment: $149,800
Loan Amount: $599,200
Interest Rate: 6.53% | 30-Year Fixed
P&I: $3,799
Homeowners Insurance: $625*
Property Taxes (with Homestead Exemption): ~$95
Mortgage Insurance: None
Total Monthly Payment: $4,519
Estimated Cash to Close: ~$164,800
The 20% down scenario saves you $756/month and eliminates PMI entirely. Whether keeping $75,000 liquid is worth that monthly savings is a different answer for everyone.
*Homeowners insurance estimate provided by Riverlands Insurance. For a home in this price range, expect a ballpark of $625/month ($7,500/year) in either parish. This varies significantly based on the specific property, roof age, construction type, flood zone, and carrier availability. Get a real quote before you finalize your numbers.
The Real Trade-Off
Orleans Parish at $700K puts you in established neighborhoods with walkable infrastructure and character homes that are genuinely hard to replicate. The Irish Channel listing at $364/sqft is paying for a 2020 build in X flood zone two blocks from Magazine Street. That price per foot reflects real demand, not inflated expectations.
St. Tammany at $700K puts you in more space with more land and in most cases better flood risk. The Covington waterfront on over an acre with a boat slip at $264/sqft is a different category of property than anything available in Orleans Parish at the same number.
The question is not which market is better. It is which trade-off fits your life.
If you want to talk through how the numbers line up for your specific situation, reply to this email or call Philip Ewbank directly at 504.335.7481.
Two things to fill in before publishing: brokerage names on Rue Le Ville and 514 Second St, and verify the cash-to-close figures with Cameron. Everything else is ready.
Here is what three of those active listings look like.
Three cities, three different setups at the same price. Zinnia gives you Covington waterfront on over an acre. Copper Valley gives you new construction in Mandeville. Sunset Blvd gives you a resort setup in a gated Slidell community with serious boating infrastructure.
THE MORTGAGE MATH | 6412 Copper Valley ($749,900) used as the example
Mortgage math courtesy of Cameron Budzius at The Mortgage Krewe
Note: At this price point you are above the St. Tammany Parish FHA loan limit. Conventional financing only.
Scenario 1 | 10% Down Conventional
Down Payment: $75,000
Loan Amount: $675,000
Interest Rate: 6.53% | 30-Year Fixed
Monthly Payment Breakdown:
P&I: $4,279
Homeowners Insurance: $625*
Property Taxes (with Homestead Exemption): ~$95
Mortgage Insurance (PMI): $281
Total Monthly Payment: $5,280
Estimated Cash to Close: ~$90,000
Scenario 2 | 20% Down Conventional
Down Payment: $150,000
Loan Amount: $600,000
Interest Rate: 6.53% | 30-Year Fixed
Monthly Payment Breakdown:
P&I: $3,800
Homeowners Insurance: $625*
Property Taxes (with Homestead Exemption): ~$95
Mortgage Insurance: None
Total Monthly Payment: $4,520
Estimated Cash to Close: ~$165,000
The 20% down scenario saves you $760/month and eliminates PMI. Whether keeping $75,000 liquid is worth $760/month in carrying cost is a different answer for everyone.
*Homeowners insurance estimate provided by Riverlands Insurance. Expect a ballpark of $625/month ($7,500/year) for a home in this price range in St. Tammany Parish. This varies based on property specifics, roof age, flood zone, and carrier. Get a real quote before you finalize your numbers.