What Are Buyers Getting for $800,000 in New Orleans and the Northshore Right Now?
Seven active listings, a cross-lake market comparison, and the mortgage math behind the monthly number
Happy Friday! If you have been thinking about what $800,000 actually buys in this market right now, this one is for you. Two parishes, seven listings, and the numbers that are driving decisions on both sides of the lake. Let’s get into it.
Same Budget, Two Very Different Markets
What $800,000 buys in New Orleans and the Northshore right now.
At $800K in New Orleans you would expect plenty of options. There are 26 active listings right now but three homes in this data set closed in under 3 days. The best ones are not waiting around.
The Northshore tells the same story in sharper relief. Seven of thirteen closed sales went under contract in under 10 days. The homes sitting active have been on market anywhere from 107 to 546 days.
Both markets at this price point are saying the same thing. Right house, right price, gone fast. Everything else sits.
New Orleans | $795K to $825K
Active listings: 26
Pending / Under Contract: 3
Closed (90 days): 10
Median close price: $807,000
Median close $/sqft: $266
Median DOM closed: 36 days
Median DOM active: 74 days
MOI: 2.9 months
10 closed sales is a thin sample. Treat these figures as directional, not definitive.
Northshore | $795K to $825K
Active listings: 18
Pending / Under Contract: 3
Closed (90 days): 13
Median close price: $800,000
Median close $/sqft: $233
Median DOM closed: 11 days
MOI: 4.2 months
The headline number: median closed DOM of 11 days on the Northshore vs. 36 days in New Orleans. That gap is worth paying attention to.
Here is what $799K–$825K looks like on the ground right now New Orleans.
4145 Vendome Pl | Fontainebleau | $799,000
3 bed / 2.5 bath | 2,323 sqft (Courtesy of Compass Uptown-Maple St)
Georgian brick on a tree-lined street in Fontainebleau, built 1940 with a 2017 effective year. Original hardwood floors, marble mantels, custom built-in bookcases, designer lighting, high-end appliances. Formal living and dining rooms, private study, open-concept kitchen overlooking a fully fenced oversized backyard. Primary suite spans the entire width of the home. Architectural plans for a future addition and pool convey with the sale. Attached garage, gated off-street parking. 23 days on market.
2622 Lowerline St | Marlyville-Fontainebleau | $825,000
3 bed / 2 bath | 2,068 sqft (Courtesy of Berkshire Hathaway HomeServices Preferred)
Taken to the studs and rebuilt, new electrical, plumbing, HVAC, finishes, and fixtures throughout. Arts and Crafts cottage with Venetian plaster walls, Fisher & Paykel 36” gas range, Namibian white crystal marble countertops, 8-foot privacy fencing lined with Eagleston Holly trees. Two blocks from Audubon Park, walkable to Oak, Freret, and Magazine. 2026 effective year built. 42 days on market.
3501 Octavia St | Broadmoor | $799,000
4 bed / 2.5 bath | 3,521 sqft (Courtesy of Keller Williams Realty New Orleans
Most square footage in this post at $227/sqft. Contemporary design with 17-foot barrel ceilings, 500 sqft deck off the back, gas fireplace, hardwood floors, open floor plan. Corner lot in Broadmoor, convenient to universities, CBD, and hospitals. No car storage, worth noting before you tour. Elev cert available. 65 days on market.
825 Pleasant St | Irish Channel | $819,000
3 bed / 2.5 bath | 2,312 sqft (Courtesy of Generations Realty LLC)
1901 shotgun renovated to a 2019 effective year. Heart pine floors, 12-foot ceilings, exposed decorative brick fireplaces, antique brick patio. Two blocks from Magazine St. Bonus room works as a fourth bedroom or office. No car storage. 76 days on market.
And here is what that looks like on the Northshore
323 Black Jack Oak Dr | Madisonville | $799,000
4 bed / 3.5 bath | 3,170 sqft HOA: verify amount with listing agent (Courtesy: Fine Southern Properties, LLC)
Half-acre corner lot in Black River Forest, Madisonville. French Country estate built 2013. Cypress beams, Chicago brick fireplace with reclaimed mantel, European oak floors, no carpet. Chef’s kitchen with six-burner cooktop, commercial hood, pot filler, wine cooler, butler’s pantry. Resort-style pool with chiller, tanning ledge, fountains, and fire pit. Outdoor kitchen, whole-house generator, golf cart garage. Flood Zone C. 9 days on market.
192 Glendurgan Wy | Madisonville | $815,000
5 bed / 3 bath | 4,013 sqft HOA: verify amount with listing agent (Courtesy: Compass Covington)
Most square footage in this post at $203/sqft. Gated Arbor Walk subdivision on a 0.48-acre corner lot. Old Chicago Brick, antique heart of pine floors, whole-house generator, whole-house water filtration, 677 sqft climate-controlled sunroom with its own AC. Split floor plan with 4 bedrooms plus den, upstairs bonus room, and study off the primary suite. Community pool. Mandeville high school district, close to I-12. 2018 roof. Flood Zone C. 37 days on market.
736 Cottage Ln | Covington | $799,000
4 bed / 4 bath | 4,250 sqft HOA: verify amount with listing agent (Courtesy: 1Percent Lists)
Terra Bella Village in Covington. Built 2009 with a major 2021 renovation adding the second floor. Highest square footage in this post at $188/sqft. Hurricane-resistant insulated concrete form construction. Two primary suites, private custom theater with tiered seating and eight electric reclining chairs, all furnishings convey. Carrier Infinity AC installed 2025, tankless water heater 2026, 17,500W generator. 75-foot community pool, 185-acre nature preserve, town square. Flood Zone X. 155 days on market.
The DOM gap between Black Jack Oak at 9 days and Cottage Ln at 155 days tells you something. Condition, lifestyle amenities, and flood zone are what buyers are reacting to at this price point. Square footage alone is not moving homes.
re, suggests buyers on the Northshore are making faster decisions at this price point.
Both markets are telling buyers the same thing. The best homes at $800K are not waiting.
THE MORTGAGE MATH | 323 Black Jack Oak Dr ($799,000)
Conventional financing only at this price point.
Mortgage math courtesy of Cameron Budzius at The Mortgage Krewe — tell him Phil sent you 😉
Scenario #1 | 10% Down Conventional
10% Down Payment
Conventional Loan | 30 Year Fixed Rate Mortgage
Sales Price: $799,000
Loan Amount: $719,100
Interest Rate: 6.60%
Monthly Payment Breakdown:
P&I: $4,603
Homeowners Insurance: $720*
Property Taxes: verify with your lender — varies by municipality in St. Tammany Parish
Mortgage Insurance: $180
Total Monthly Payment: ~$5,503 (excl. taxes)
Total Cash to Close: ~$89,900
Scenario #2 | 20% Down Conventional
20% Down Payment
Conventional Loan | 30 Year Fixed Rate Mortgage
Sales Price: $799,000
Loan Amount: $639,200
Interest Rate: 6.60%
Monthly Payment Breakdown:
P&I: $4,091
Homeowners Insurance: $720*
Property Taxes: verify with your lender — varies by municipality in St. Tammany Parish
Mortgage Insurance: None
Total Monthly Payment: ~$4,811 (excl. taxes)
Total Cash to Close: ~$159,800
20% down saves you $692/month and eliminates PMI entirely. The question is whether keeping $80,000 liquid is worth $692/month in carrying cost. That math is different for everyone.
*Homeowners insurance estimate provided by Riverlands Insurance. For a home in this price range in St. Tammany Parish, expect a ballpark of $720/month ($8,640/year). This varies significantly based on the specific property, roof age, construction type, and carrier availability. Get a real quote before you finalize your numbers.
What the Data Is Actually Saying
New Orleans at $800K buys neighborhood identity and architectural character. Fontainebleau, Marlyville, Broadmoor, the Irish Channel, each one feels different in a way that does not exist on the Northshore. The tradeoff is older stock, a more complex insurance market, and in three of these four listings, no garage.
The Northshore at $800K buys square footage, newer construction, flood zone clarity, and lifestyle infrastructure. HOAs are present but minimal. The DOM gap, 36 days in New Orleans vs. 11 days on the Northsho
Which of these three would you actually want to live in? Drop it in the comments, happy to answer questions below.
Philip Ewbank, Licensed Realtor | KW New Orleans | License #0995700196