July 2026 Northshore Real Estate Market Update
Northshore Real Estate Market Update
|
Median Sale Price
$321,019
↑ +6.6% YoY
|
Closed Sales
340
↑ +0.6% YoY
|
Avg Days on Market
50
|
Active Listings
1,351
↓ -8.2% YoY
|
The Northshore moved into seller's-market territory in July at 4.0 months of supply, down from 4.4 a year ago. It's a narrow margin, right at the dividing line, and it comes from having fewer homes for sale rather than a rush of new buyers. Active listings dropped 8.2% to 1,351, the median price rose 6.6% to $321,019, and homes sold in an average of 50 days, eight days quicker than last July. Sellers collected 97.4% of asking on average. St. Tammany is a big parish, though, and the community-level numbers pull hard in different directions from that parish average. Here's how each one actually behaved.
Market Assessment: Buyers & Sellers
If you're buying: Supply is tighter than a year ago at 4.0 months, so have your financing settled before you start touring. Where you're looking matters far more than the parish figure: Madisonville sits at 2.6 months of supply and Pearl River at 2.7, while Slidell is at 5.6 and Lacombe at 5.4 with real room to negotiate. And if you're shopping above $600,000, the math flips in your favor entirely, with 7.1 months of supply at the top end.
If you're selling: Prices are up 6.6% year over year, homes are selling eight days faster than last July, and buyers are paying 97.4% of asking. That's a solid backdrop, but 340 closings across the entire parish means the buyer pool isn't deep, so accurate pricing still does most of the work. Ask your agent what your specific community and price band did in July, because the spread between them is wide.
Northshore Communities
Mandeville
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $434,500 | +16.6% |
| Price per Sq Ft | $178 | +1.5% |
| Avg Days on Market | 31 days | -29 days |
| Active Listings | 177 | -6.3% |
| Months of Supply | 3.5 | — |
| Closed Sales | 51 | -17.7% |
| Pending Sales | 51 | -5.6% |
| Sale-to-List Ratio | 97.5% | — |
Mandeville homes sold in an average of 31 days in July, 29 days faster than a year ago. The median price climbed 16.6% to $434,500, but price per square foot rose just 1.5%, which means a bigger share of larger, higher-priced homes made up the sales mix. Fewer homes changed hands overall, 51 versus 62 last July, largely because there's less to buy: active listings are down 6.3% to 177. With 3.5 months of supply and sellers netting 97.5% of asking, waiting a week to decide can cost you the house.
Covington
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $343,049 | +4.8% |
| Price per Sq Ft | $175 | +1.3% |
| Avg Days on Market | 50 days | +1 days |
| Active Listings | 349 | -8.6% |
| Months of Supply | 3.2 | — |
| Closed Sales | 108 | +38.5% |
| Pending Sales | 87 | -6.5% |
| Sale-to-List Ratio | 97.8% | — |
Covington is where the Northshore's volume showed up in July. Buyers closed 108 homes, up from 78 a year ago, a 38.5% increase, while the number of homes for sale fell 8.6% to 349. Prices moved much more modestly, with the median at $343,049, up 4.8%. Homes took an average of 50 days to sell and sellers got 97.8% of list. If you've been waiting for evidence that Covington buyers are actually transacting, this is it.
Madisonville
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $338,000 | +2.1% |
| Price per Sq Ft | $193 | +1.5% |
| Avg Days on Market | 66 days | +12 days |
| Active Listings | 95 | -24.0% |
| Months of Supply | 2.6 | — |
| Closed Sales | 36 | -14.3% |
| Pending Sales | 32 | +28.0% |
| Sale-to-List Ratio | 98.6% | — |
Madisonville has the least inventory on the Northshore, 2.6 months of supply, after the number of homes for sale dropped 24% year over year to 95. Sellers are getting 98.6% of asking, the best ratio among the eight communities. Prices barely moved though, up 2.1% to a $338,000 median, so this is a story about scarcity rather than a price run. One caveat for buyers: homes still took 66 days to sell, 12 days longer than last July, so tight supply hasn't turned into speed here.
Abita Springs
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $330,600 | -2.8% |
| Price per Sq Ft | $192 | +1.7% |
| Avg Days on Market | 82 days | +27 days |
| Active Listings | 41 | -4.7% |
| Months of Supply | 5.1 | — |
| Closed Sales | 8 | -33.3% |
| Pending Sales | 11 | +22.2% |
| Sale-to-List Ratio | 98.0% | — |
Abita Springs cooled in July. The median price eased 2.8% to $330,600, homes took 82 days to sell, 27 days longer than a year ago, and supply loosened to 5.1 months. Only eight homes closed, down from 12, so these numbers rest on a small base and a single unusual sale can shift them. The encouraging signal is what's under contract: 11 homes pending, up 22.2%, and the sellers who did close got 98.0% of asking, better than last July.
Lacombe
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $264,448 | +6.3% |
| Price per Sq Ft | $148 | +1.5% |
| Avg Days on Market | 72 days | -6 days |
| Active Listings | 70 | +20.7% |
| Months of Supply | 5.4 | — |
| Closed Sales | 13 | -18.8% |
| Pending Sales | 10 | -37.5% |
| Sale-to-List Ratio | 98.2% | — |
Lacombe went the opposite direction from most of the Northshore in July. More homes came on the market, up 20.7% to 70 active listings, pushing supply to 5.4 months, and fewer sold, 13 versus 16 a year ago. Prices still rose 6.3% to a $264,448 median, and sellers collected 98.2% of asking, better than last July. Homes also sold a little quicker, 72 days on average versus 78. If you want the parish's second-lowest entry price with actual selection to choose from, this is where it is.
Slidell
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $234,950 | -1.9% |
| Price per Sq Ft | $128 | -5.6% |
| Avg Days on Market | 53 days | -4 days |
| Active Listings | 542 | -5.9% |
| Months of Supply | 5.6 | — |
| Closed Sales | 97 | -9.3% |
| Pending Sales | 119 | +22.7% |
| Sale-to-List Ratio | 96.4% | — |
Slidell has the most homes for sale on the Northshore, 542 active listings and 5.6 months of supply, which makes it the parish's best place to shop with leverage. The median eased 1.9% to $234,950 and price per square foot dropped 5.6% to $128, the one community where cost per foot fell. Sellers averaged 96.4% of asking, so there's genuine negotiating room built into this market. Buyers are using it: 119 homes went under contract in July, up 22.7% and the highest pending count in the parish.
Pearl River
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $330,912 | +30.4% |
| Price per Sq Ft | $160 | +7.3% |
| Avg Days on Market | 29 days | -56 days |
| Active Listings | 38 | -38.7% |
| Months of Supply | 2.7 | — |
| Closed Sales | 14 | -6.7% |
| Pending Sales | 10 | -16.7% |
| Sale-to-List Ratio | 98.5% | — |
Pearl River tightened sharply in July. The number of homes for sale fell 38.7% to 38, supply dropped to 2.7 months, and homes sold in an average of 29 days, 56 days quicker than last July. The median price rose 30.4% to $330,912, though only 14 homes closed, so that figure rests on a small base and shouldn't be read as a guarantee. Price per square foot also rose, up 7.3% to $160, which suggests the strength is real rather than a quirk of which homes happened to sell.
Folsom
| Metric | July 2026 | YoY Change |
|---|---|---|
| Median Sale Price | $328,000 | +15.1% |
| Price per Sq Ft | $165 | +7.0% |
| Avg Days on Market | 35 days | -20 days |
| Active Listings | 39 | +5.4% |
| Months of Supply | 3.0 | — |
| Closed Sales | 13 | +116.7% |
| Pending Sales | 8 | +300.0% |
| Sale-to-List Ratio | 96.5% | — |
Folsom's sales more than doubled year over year, from six homes to 13. That works out to a 116.7% increase, but the raw counts tell you more: this is a small, rural market where a handful of transactions moves every percentage. The median rose 15.1% to $328,000, homes sold in 35 days on average, 20 days faster than last July, and supply tightened to 3.0 months from 6.2. Folsom's acreage listings are finding buyers considerably faster than they were a year ago.
The Luxury Market
The $600,000-plus tier is moving opposite the parish. Luxury median fell 6.0% to $705,000, active listings grew 2.7% to 262, and months of supply held at 7.1, a buyer's market operating inside a seller's-market parish. Days on market stretched 27 days to 70, more than twice as long as Mandeville's 31, so the top end is asking for patience the broader market no longer requires. The counterpoint is quality: price per square foot rose 4.2% to $228 and the sale-to-list ratio improved to 96.9% from 94.9%, which says buyers are still paying up for the right property even as the tier's median drifts down.
The parish crossed into a seller's market this month by the narrowest margin the math allows, and that headline will get repeated all over the Northshore. It doesn't tell you much on its own. Madisonville is at 2.6 months of supply while Slidell is at 5.6, and homes above $600,000 are sitting 70 days while Pearl River is clearing in 29. Find the number for your community and your price range, then make your decision from there.
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.
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Frequently Asked Questions
Is the Northshore a buyer's or seller's market in July 2026?
St. Tammany Parish sits at 4.0 months of supply, which classifies as a seller's market, but only just, and it was balanced at 4.1 months in June. Conditions vary widely by community: Madisonville is at 2.6 months and Pearl River at 2.7, while Slidell is at 5.6 and Lacombe at 5.4, where buyers have real negotiating room. Above $600,000 the picture reverses entirely, with 7.1 months of supply.
What is the median home price on the Northshore right now?
The median single-family sale price across St. Tammany Parish was $321,019 in July 2026, up 6.6% from July 2025. Price per square foot was essentially flat at $162, up 0.5%. Community medians range from $234,950 in Slidell to $434,500 in Mandeville, so the parish figure is a starting point rather than an answer.
How fast are homes selling on the Northshore?
Northshore homes sold in an average of 50 days in July 2026, eight days faster than a year ago, with sellers collecting 97.4% of list price. Pearl River was the quickest at 29 days and Mandeville close behind at 31. Abita Springs took the longest at 82 days, up 27 days year over year.
Which Northshore community had the most home sales in July 2026?
Covington, with 108 closed sales, up 38.5% from 78 a year ago. It did that while active listings fell 8.6% to 349, dropping months of supply to 3.2 from 4.9. Slidell was next with 97 closings and also led the parish with 119 homes going under contract.
What is happening with luxury homes on the Northshore?
The $600,000-plus tier is loosening while the broader parish tightens. Luxury median price fell 6.0% to $705,000, active listings rose 2.7% to 262, and months of supply held at 7.1, which is buyer's-market territory. Days on market stretched 27 days to 70, though price per square foot still rose 4.2% to $228, so buyers are paying up for the right property.
Where are the most affordable places to buy on the Northshore?
Slidell has the lowest median at $234,950, down 1.9% year over year, with price per square foot at $128 and 542 active listings to choose from. Lacombe is next at a $264,448 median, and it's one of the few Northshore communities where inventory grew, up 20.7% to 70 listings. Both offer more supply and more negotiating room than the parish average of 4.0 months.
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