New Orleans Real Estate Market Update

Market Assessment: Buyers & Sellers

If you're buying: Supply is on your side citywide at 6.3 months, with 995 active listings to work through. Just don't apply the citywide number to every block: Lakeview is sitting at 2.4 months of supply while the French Quarter and Tremé run 15.6 months across all property types, so your leverage changes neighborhood by neighborhood. At 58 days on market on average, you generally have time to see a house twice before deciding.

If you're selling: Homes across New Orleans sold at 96.5% of list in July, up from 95.4% a year ago, so accurate pricing is getting rewarded. The citywide median rose 13.8%, but that reflects which homes sold as much as what homes are worth, so anchor your number to recent sales on your own blocks instead of the headline. With active listings down 19.2%, a well prepared home is competing against a smaller field than it was last summer.

New Orleans Neighborhoods

Uptown

Metric	July 2026	YoY Change
Median Sale Price	$563,750	+20.8%
Price per Sq Ft	$363	+27.1%
Avg Days on Market	33 days	-31 days
Active Listings	171	-26.0%
Months of Supply	4.1	—
Closed Sales	42	-4.5%
Pending Sales	46	+27.8%
Sale-to-List Ratio	96.7%	—

Uptown homes are selling quickly this July, in 33 days on average, a full month faster than last summer. The median reached $563,750, up 20.8% from July 2025, and price per square foot climbed 27.1% to $363, which is the stronger signal that values here are genuinely rising. Inventory is down 26.0% to 171 active listings, and supply has tightened to 4.1 months, balanced rather than buyer friendly. Sellers collected 96.7% of asking on average, up from 94.1% last July. If you're buying Uptown, come with financing settled and a short list of must-haves.

Garden District / LGD

Metric	July 2026	YoY Change
Median Sale Price	$929,500	+125.3%
Price per Sq Ft	$335	+35.9%
Avg Days on Market	94 days	+40 days
Active Listings	25	-13.8%
Months of Supply	12.5	—
Closed Sales	2	-33.3%
Pending Sales	1	-85.7%
Sale-to-List Ratio	95.9%	—

Only two homes sold in the Garden District and Lower Garden District in July, which makes the reported median of $929,500 a snapshot of two properties rather than a read on the neighborhood. The steadier signals sit elsewhere in the data. Homes that sold took 94 days, 40 days longer than last July, and there's a single property under contract against 25 active listings. That works out to 12.5 months of supply, well into buyer's territory. If you're shopping here, expect a slower process and real room to talk about price and terms.

Mid-City / Bayou St. John

Metric	July 2026	YoY Change
Median Sale Price	$410,000	+7.3%
Price per Sq Ft	$236	+2.2%
Avg Days on Market	52 days	-23 days
Active Listings	98	-22.2%
Months of Supply	9.8	—
Closed Sales	10	-28.6%
Pending Sales	13	-13.3%
Sale-to-List Ratio	97.3%	—

Mid-City and Bayou St. John posted a median of $410,000 in July, up 7.3% from a year ago, with price per square foot up a modest 2.2% to $236. Those two numbers moving together is the signature of ordinary, sustainable appreciation. Homes sold in 52 days, 23 days faster than last July, and sellers received 97.3% of asking, up from 93.9%. There are 98 homes on the market, 22.2% fewer than a year ago, though only 10 sold in July, so the overall pace stays unhurried. You can be selective here without the bidding pressure you'd meet in Lakeview or Uptown.

Gentilly

Metric	July 2026	YoY Change
Median Sale Price	$280,250	+1.3%
Price per Sq Ft	$169	+1.1%
Avg Days on Market	45 days	-24 days
Active Listings	144	-15.8%
Months of Supply	8.5	—
Closed Sales	17	-34.6%
Pending Sales	30	+57.9%
Sale-to-List Ratio	95.6%	—

Prices in Gentilly held nearly flat this July, with a median of $280,250, up 1.3%, and price per square foot at $169. Stability at this price point is worth something. The more interesting number is activity: 30 homes are under contract, up 57.9% from last July, and the homes that sold moved in 45 days, more than three weeks faster than a year ago. There are 144 active listings, down 15.8%, and sellers averaged 95.6% of asking. Gentilly remains one of the more accessible parts of the city for buyers who want a detached house without an Uptown price.

Lakeview

Metric	July 2026	YoY Change
Median Sale Price	$647,500	-1.1%
Price per Sq Ft	$275	+4.2%
Avg Days on Market	60 days	+13 days
Active Listings	73	-51.3%
Months of Supply	2.4	—
Closed Sales	31	+3.3%
Pending Sales	25	-13.8%
Sale-to-List Ratio	97.9%	—

Lakeview has less than half the inventory it had a year ago, with 73 active listings after a 51.3% decline, and that scarcity has pushed supply down to 2.4 months, the tightest reading of any New Orleans neighborhood in this report. The median eased slightly to $647,500, down 1.1%, while price per square foot rose 4.2% to $275, meaning values are steady and the median reflects a different mix of homes. Sellers received 97.9% of asking, up from 96.2% last July. Homes still took 60 days to sell, 13 days longer than a year ago, so this isn't a neighborhood where every listing goes in a weekend. Be prepared to act on the right house, and to wait for it to appear.

French Quarter / Tremé

Metric	July 2026	YoY Change
Median Sale Price	$297,500	-11.0%
Price per Sq Ft	$153	-36.0%
Avg Days on Market	76 days	-11 days
Active Listings	64	-31.9%
Months of Supply	21.3	—
Closed Sales	3	-50.0%
Pending Sales	4	-33.3%
Sale-to-List Ratio	96.0%	—

Single-family activity in the French Quarter and Tremé came down to three sales in July, too few to draw a conclusion from. The fuller picture includes condos and attached units, which is most of what trades here: 18 properties closed, up 12.5% from last July, at a median of $297,500, up 9.2%. Homes sold in 67 days on that broader basis, nearly four weeks faster than a year ago, and sellers averaged 94.2% of asking. With 281 active listings and 15.6 months of supply, buyers have plenty to compare and genuine room to negotiate. If you're selling here, plan for a long marketing period and price against condo comparables rather than single-family ones.

Marigny / Bywater

Metric	July 2026	YoY Change
Median Sale Price	$286,250	+46.8%
Price per Sq Ft	$168	+20.9%
Avg Days on Market	105 days	+47 days
Active Listings	145	-8.8%
Months of Supply	9.1	—
Closed Sales	16	+45.5%
Pending Sales	18	+12.5%
Sale-to-List Ratio	94.2%	—

Marigny and Bywater need both halves of the story told together. Prices moved up sharply, with a single-family median of $286,250, up 46.8% from last July, and 16 homes sold against 11 a year ago. But those homes took 105 days to sell on average, 47 days longer than last July, and sellers averaged 94.2% of asking. Values are up and patience is required, and those two things aren't in conflict. Buyers have 145 active listings to work through here and the time to do it properly.

CBD / Warehouse District

Metric	July 2026	YoY Change
Median Sale Price	$1,420,000	+374.1%
Price per Sq Ft	$364	+101.9%
Avg Days on Market	8 days	-128 days
Active Listings	19	-26.9%
Months of Supply	19.0	—
Closed Sales	1	-50.0%
Pending Sales	1	-66.7%
Sale-to-List Ratio	105.2%	—

The CBD and Warehouse District numbers this July aren't a market reading, and we'd rather say so than repeat them. On the single-family side, exactly one home closed, at $1,420,000. On the all-types side, six closings produced a median of $86,500 and a 74.1% sale-to-list ratio, a pattern that usually means non-residential items like parking spaces or storage units are mixed into the data. The year-over-year comparison is broken too: the data source reports the same prior-year baseline for both cuts, so last July isn't a fair reference point. Neither figure tells you what a downtown condo is worth right now. There are 108 active all-types listings in the neighborhood, and pricing here should be done building by building with someone who knows the specific properties.

Algiers

Metric	July 2026	YoY Change
Median Sale Price	$264,685	+15.5%
Price per Sq Ft	$134	+11.7%
Avg Days on Market	66 days	-5 days
Active Listings	204	+1.0%
Months of Supply	6.0	—
Closed Sales	34	+36.0%
Pending Sales	34	+17.2%
Sale-to-List Ratio	96.6%	—

Algiers had a busy July. Sales rose 36.0% to 34 homes, the median gained 15.5% to $264,685, and price per square foot reached $134, up 11.7%. Rising prices alongside rising volume is a healthier combination than either one on its own. Inventory ticked up 1.0% to 204 active listings and supply sits at 6.0 months, so buyers still have selection, while sellers averaged 96.6% of asking. For anyone weighing value against a short trip across the river, Algiers is one of the more active parts of the city right now.

New Orleans East

Metric	July 2026	YoY Change
Median Sale Price	$110,000	-44.2%
Price per Sq Ft	$71	-37.5%
Avg Days on Market	132 days	+52 days
Active Listings	52	+18.2%
Months of Supply	17.3	—
Closed Sales	3	-62.5%
Pending Sales	7	+16.7%
Sale-to-List Ratio	89.5%	—

New Orleans East recorded three sales in July, down from eight a year ago, and a three-sale sample can't tell you what homes here are worth. The reported median of $110,000 is down 44.2%, but treat that as a small-sample artifact rather than a valuation. The steadier signals describe a slow market with room for buyers: 132 days on market, up 52 days from last July, 52 active listings, up 18.2%, and 17.3 months of supply. Sellers averaged 89.5% of asking, so negotiating room is built into the process here. At $71, New Orleans East has the lowest price per square foot in this report, and seven homes are currently under contract.

The Luxury Market

The $500K and up tier is the steadier half of this market. Median price rose 12.5% to $780,000 and price per square foot gained 6.7% to $307, with closed sales essentially flat at 66, one fewer than last July. Supply sits at 4.2 months, balanced rather than loose, and buyers paid 98.5% of list against 96.4% a year ago. Pending sales jumped 22.4% to 71, so the upper end carries more under contract into August than it did last year.

July's citywide median of $444,623 looks like a big jump on paper, and in a few neighborhoods it genuinely is. But a good part of that number comes from which homes happened to sell rather than from every home gaining value, and you deserve to hear that plainly rather than as a headline. What's consistent across the city is fewer listings, faster sales at 58 days, and sellers collecting 96.5% of asking. If you're weighing a move this fall, the useful conversation starts with your specific blocks, and we're glad to have it.

Clint LaCour
CEO, Rêve Realtors

These are general market numbers. Rêve agents pull data from the specific micro markets to price and position your home with precision.

Ready to talk through what this means for your situation?
Connect with a Rêve agent →

Frequently Asked Questions

What is the median home price in New Orleans in July 2026?

The median sale price across the New Orleans territory was $444,623 in July 2026, up 13.8% from July 2025. That increase reflects the mix of homes that sold as much as rising values: closed sales fell 5.9% to 159 while active listings dropped 19.2% to 995, so higher-priced neighborhoods made up a larger share of the month's activity. Price per square foot rose 11.9% to $239, so part of the gain is genuine appreciation, but no individual homeowner should read 13.8% as what their house gained.

Is New Orleans a buyer's or seller's market in July 2026?

New Orleans is a buyer's market at 6.3 months of supply, up slightly from 6.1 months in June 2026 and down from 7.3 months a year ago. Conditions differ sharply by neighborhood: Lakeview sits at 2.4 months of supply, which is seller's territory, while the French Quarter and Tremé run 15.6 months across all property types. Citywide, sellers received 96.5% of list price in July, up from 95.4% last year, and homes took 58 days to sell.

Which New Orleans neighborhood is the most competitive right now?

Lakeview, at 2.4 months of supply, the tightest reading in the July 2026 data. Active listings there fell 51.3% to just 73 homes while closed sales rose 3.3% to 31, and sellers collected 97.9% of asking. Uptown comes next at 4.1 months of supply, with homes selling in 33 days and price per square foot up 27.1% to $363.

How is the New Orleans luxury market performing in July 2026?

The $500,000 and up tier held up better than the broader market. The luxury median rose 12.5% to $780,000 and price per square foot climbed 6.7% to $307, with 66 closed sales, down just 1.5% from last July. Supply sits at 4.2 months, which is balanced rather than buyer favorable, and buyers paid 98.5% of list price against 96.4% a year ago. Pending sales rose 22.4% to 71.

Why do some New Orleans neighborhood prices look so extreme in July 2026?

Several New Orleans micro markets closed only a handful of sales in July, and small samples produce wild percentages. The CBD and Warehouse District recorded one single-family sale at $1,420,000 and six all-types closings at a median of $86,500 with a 74.1% sale-to-list ratio, figures that almost certainly include non-residential items like parking spaces or storage units. The Garden District closed two homes and the reported median jumped 125.3%, while New Orleans East closed three and its median fell 44.2%. None of those percentages describe what a home in those neighborhoods is actually worth.

Where are the most affordable places to buy in New Orleans in July 2026?

New Orleans East carries the lowest price per square foot in the July data at $71, with a reported median of $110,000, though only three homes sold there. Algiers offers more depth at a $264,685 median and $134 per square foot across 34 closings, and Gentilly sits at $280,250 and $169 per square foot on 17 closings. Marigny and Bywater came in at $286,250 for single-family homes and $262,500 across all property types.

Data sourced from Courted.io. Single family residential unless otherwise noted. Figures represent July 2026 and are calculated from 13-month rolling Courted export data. Low-volume markets (fewer than 5 closed sales) are noted and should be interpreted with caution.