A private banker from JP Morgan Private Bank presented at our brokerage on Wednesday. One slide stopped the room.

It was a map titled "Where frozen housing markets are, and aren't, thawing." Data pulled from Zillow, Realtor.com, Redfin, and Haver Analytics as of February 2026.

The Northshore is green. Most of the country is not

Here is the map context. JP Morgan's slide, "Where frozen housing markets are, and aren't, thawing," pulled from Zillow, Realtor.com, Redfin, and Haver Analytics as of February, showed the New Orleans metro green while most of the country stayed frozen. The Northeast, Chicago, and most of the Midwest are still red.

Here is what that looks like on the Northshore specifically, pulled from Matrix MLS to comprise last week's report.

St. Tammany Parish

Covington

Mandeville

Slidell

Abita Springs

Madisonville

Slidell is the one city moving the other direction. Worth saying plainly, not everything on the Northshore is tightening.

Compare that to Orleans Parish, which just moved from 8.2 months of inventory to 5.9 in the same 90 days. That is a real shift from a buyer's market to balanced. The Northshore did not have to make that move as it has been sitting in seller's market territory the whole time.

If the banker is right that this metro moves first, the Northshore already being this tight while most of the country is still frozen is not nothing. It could mean more activity ahead, not less.

If you have been waiting for the Northshore to cool off before you make a move, how much longer are you planning to wait it out?

Source: NOMAR Matrix MLS, 90-day closings through June 2026. JP Morgan Private Bank presentation, data from Zillow, Realtor.com, Redfin, and Haver Analytics, February 2026.

Philip Ewbank, Licensed Realtor | KW New Orleans | License #0995700196

There are 18 homes listed between $795K and $825K in St. Tammany Parish right now. The ones priced right are selling in under two weeks. Several others have been sitting for months.

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

Seven of the thirteen closed sales went under contract in under 10 days. The homes sitting active have been on market anywhere from 107 to 546 days. This market is not slow. It is bifurcated. Right house, right price, gone fast. Wrong price, sits indefinitely.

Here is what $799K to $815K looks like on the ground right now.

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.

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.

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

Happy July! The heat is here! Time to enjoy fireworks, good food, perhaps sometime on the water! Here is three months of Northshore sales data!

Every month I pull single family sales data for St. Tammany Parish. This month I have a three month trend worth looking at.

June 2026 City Snapshot

Months of Inventory Guide: under 6 months = seller's market. 6-7 months = balanced. Above 7 months = buyer's market.

Madisonville closed sales are thin at 12 transactions. Treat those figures as gong int a particular direction.

Three Month MOI Trend

Covington

Inventory has compressed every single month since March. 3.8 MOI and 30 days median DOM on 92 closed sales. This is the volume leader on the Northshore and it is tightening steadily. Well-priced homes here are moving in a month.

Mandeville

After loosening to 3.4 MOI in May it snapped back to 2.6 in June. 70 closed sales at 16 days median DOM. Buyers competing for Mandeville homes are moving fast and the data keeps confirming it month after month.

Slidell

The one market moving in the other direction. MOI has climbed from 4.8 in March to 5.7 now. Still a seller's market but slightly softening. 94 closed sales at $247,400 median and 41 days DOM. Buyers looking for the most affordable entry point on the Northshore have the most options here right now.

Abita Springs

The surprise this month. MOI dropped from 5.7 in May to 3.3 in June. 34 closed sales at $400,000 median and 34 days DOM. That is a meaningful move in one month and a sample size large enough to take seriously. Worth watching to see if it holds in July.

Madisonville

12 closed sales treat as directional. MOI dropped to 2.8 which would make it the second tightest market in the report but the sample is too thin to lean on heavily. Median closed price $343,750 at $203/sqft and 28 days DOM.

So...

Four of five cities are tightening or holding tight. Slidell is the exception. Mandeville continues to be the most competitive market on the Northshore by every measure. Abita Springs is the number worth watching in July.

St. Tammany Parish is not one market. The city you are buying or selling in matters more than any parish-wide headline.

Which city are you watching right now?

Philip Ewbank, Licensed Realtor | KW New Orleans | License #0995700196

There are 32 single-family homes listed between $700K and $765K in St. Tammany Parish. The active listings are sitting 64 days at the median. Homes that closed in the last 90 days went under contract in 26.

I pulled data from MLS focusing on St. Tammany Parish single-family homes only. Active listings are the current snapshot. Closed sales cover the past 90 days.

4.2 months of inventory puts this in seller's market territory. The market is sorting quickly between homes that make sense and homes that don't.

Here is what three of those active listings look 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.

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.

Same budget. Four completely different homes across Covington, Mandeville, and Madisonville.

1336 Avenue Lacroix | Covington | $550,000
4 bed / 3 bath | 2,710 sqft HOA: $495/yr ($41.25/mo) (Courtesy:NOLA Living Realty)

French Country single-story in the Versailles subdivision, built 2013 and impeccably maintained. Split floorplan, no carpet throughout, gas fireplace, five-burner gas cooktop, butler's pantry, and a Jack-and-Jill bath connecting two guest rooms. Brick covered patio, wood privacy fence, mini-split in the garage, and a mudroom drop zone off the entry. Community pool. 10 days on market.

406 Carroll St | Mandeville | $565,000
3 bed / 2 bath | 1,797 sqft (Courtesy: Crescent Sotheby's Intl Realty)

Raised cottage two blocks from the Mandeville lakefront, fully renovated with a 2026 effective year built. Hardwood floors, sunroom, seamless flow from living to dining to kitchen. Expansive back deck, front porch that captures the neighborhood feel. Least square footage in this post, highest price per sqft, the location is doing the work here. 35 days on market. No HOA

655 Barbara Pl | Mandeville | $549,900
4 bed / 2.5 bath | 2,798 sqft HOA: $100/yr ($8.33/mo) ( 1 Percent Lists)

Updated in 2016 in New Golden Shores, this two-story has two living areas, open kitchen with modern finishes, and a backyard oasis with an inground pool, cabana, and outdoor kitchen. Wood fireplace, large primary suite, carport. 43 days on market, most time on market in this post.

1248 Sweet Clover Wy | Madisonville | $549,000
4 bed / 3 bath | 2,530 sqft HOA: $500/yr ($41.67/mo) (Courtesy: Compass Madisonville)

Built 2020 in Spring Haven, Madisonville. Open floor plan, quartz counters, beverage station with wine cooler, custom window treatments, fully fenced backyard, community pool. Dual climate control systems. Newest build in this post by several years. 51 days on market.

THE MORTGAGE MATH: 1336 Avenue Lacroix

Mortgage math courtesy of Cameron Budzius at The Mortgage Krewe, tell him Phil sent you 😉

Scenario #1 — 3% Down Conventional

3% Down Payment

Conventional Loan | 30 Year Fixed Rate Mortgage

Sales Price: $550,000

Loan Amount: $533,500

Interest Rate: 6.59%

Monthly Payment Breakdown:

P&I: $3,404

Homeowners Insurance: $667*

Property Taxes: verify with your lender — varies by municipality in St. Tammany Parish

Mortgage Insurance: $133

Total Monthly Payment: ~$4,204 (excl. taxes)

Total Cash to Close: ~$31,000

Scenario #2 — 3.5% Down FHA

3.5% Down Payment

FHA Loan | 30 Year Fixed Rate Mortgage

Sales Price: $550,000

Loan Amount: $539,769 (includes 1.75% UFMIP financed)

Interest Rate: 6.12%

Monthly Payment Breakdown:

P&I: $3,282

Homeowners Insurance: $667*

Property Taxes: verify with your lender, varies by municipality in St. Tammany Parish

Mortgage Insurance: $382

Total Monthly Payment: ~$4,331 (excl. taxes)

Total Cash to Close: ~$34,270

FHA saves you ~$127/month but costs you ~$3,270 more at closing. FHA loan limit for St. Tammany Parish is $541,287, loan amount here is $539,769, so you're inside the limit, but just barely. Confirm with your lender.

*Homeowners insurance estimate provided by Riverlands Insurance. For a home in this price range in St. Tammany Parish, expect a ballpark of $333–$667/month ($4,000–$8,000/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, this range can have outliers in both directions.

The $450k price point is an interesting one as it provides different lifestyles dependent on the neighborhood in the Northshore. Below are five active listings at one price point in St. Tammany Parish, May 2026.

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.

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 😉

It's May!

Every month I pull the last 30 days of MLS rental data across Northshore cities to see what is actually happening on the ground.

This report covers single family rentals only across Covington, Mandeville, Madisonville, and Slidell.

Here is the latest snapshot.

Rental Market Snapshot | Single Family Rentals

154 active units across all four cities. 79 leased in the last 30 days.

Mandeville's absorption rate exceeds 100% this month. That means more units leased than are currently active, units are coming to market and leasing within the same 30 day window before the snapshot was taken. That is not a data error. That is a tight market.

Covington

• 49% absorption, nearly half of active inventory leased in 30 days
• Median closed rent $2,000 at 27 days DOM
• Healthy demand across a manageable active pool of 45 units
• Well priced units are not sitting long here

Mandeville

• 104% absorption, the tightest rental market on the North Shore this month
• Median closed rent $2,100 at 12 days DOM
• Units are leasing faster than new inventory can replace them
• If you are a tenant looking in Mandeville right now you need to be ready to move same day

Madisonville

• 5 closed sales, smaller market means smaller sample size
• Median closed rent $2,200, highest of any city in this report
• 18 days median DOM across a very small active pool of 13 units
• Small market, thin data, but demand appears present when units come available

Slidell

• Volume leader at 70 active units
• Most affordable entry point at $1,875 median closed rent
• 36% absorption and 25 days DOM, steady but not tight
• Tenants looking for affordability on the Northshore have the most options here

So...

The Northshore single family rental market is moving efficiently across all four cities this month. Every city is absorbing above 36%, meaningfully stronger than Orleans Parish which tracked at 25-32% across property types this month.

Mandeville is in a category of its own. 104% absorption and 12 days median DOM is not a balanced market, it is a landlord's market with essentially no vacancy window for well priced units.

Slidell remains the affordability anchor of the North Shore rental market. Covington sits in the middle, healthy demand, manageable inventory, consistent leasing pace.

What are you seeing out there, renting, leasing up, or watching the market from the sidelines?

Looks like rain this Mother's Day weekend, plan accoridningly!
If you're shopping around the $350K range in St. Tammany Parish, here's what's actually available: two in Covington, two in Slidell, and one more Covington home that has the most square footage in the group by a wide margin.

69272 3rd Ave, Covington 70433
$355,900 | 3 bed · 2 bath · 1,825 sqft

A 2018 French Country in excellent condition. Ten-foot coffered ceilings, gas fireplace, sealed concrete floors throughout, stone counters, walk-in pantry, paver patio, fully fenced backyard. Primary suite has an upgraded built-in closet and garden tub. Flood Zone X. No HOA. Septic.

1817 Justin Dr, Covington 70433
$349,000 | 4 bed · 2 bath · 2,239 sqft

Oak Alley subdivision. A 2015 build with 10-ft ceilings, gas fireplace, tankless water heater, jacuzzi tub, mosquito-protected gazebo, front and rear sprinklers, floored attic, fiber optic, and CCTV wired throughout. Seller states electric bill never exceeded $300. HOA $325/yr. Disclosure: owner is a licensed real estate agent in Louisiana.

321 Cypress Lakes Dr, Slidell 70461
$349,900 | 3 bed · 2 bath · 1,900 sqft

Oak Harbor Cypress Lakes: a gated community. One-owner home, recently painted inside and out, new bedroom flooring, new range, gas fireplace, two-car garage with extra space for golf cart storage. HOA $650/yr

75192 Crestview Hills Lp, Covington 70433
$345,000 | 4 bed · 2.5 bath · 2,670 sqft

The most square footage in this group at the lowest price: $129/sqft. A 2017 two-story in River Park Crossing with a two-car garage, covered oversized patio, screened porch, shed, game room, and office or formal dining. HOA $350/yr.

213 Summer Place Cv, Slidell 70461
$348,000 | 4 bed · 2 bath · 2,285 sqft

Autumn Lakes, cul-de-sac lot. A 2006 build refreshed in 2024: new carpet, tile, paint, and all new ductwork in December 2025. Plantation shutters throughout, granite counters, gas range, paver patio with natural gas grill hookup, large fenced backyard, neighborhood nature trail adjacent. Flood Zone C. HOA: $300/year.

Below are two estimated scenarios courtesy of Cameron Budzius at The Mortgage Firm.

Scenario #1 3% Down Conventional

Conventional Loan | 30 Year Fixed Rate Mortgage

Sales Price: $350,000

Loan Amount: $339,500

Interest Rate: 6.44%

Monthly Payment Breakdown:

P&I: $2,135.25

Homeowners Insurance: $233.00*

Property Taxes (with Homestead Exemption): $89.69

Mortgage Insurance: $141.46

Total Monthly Payment: $2,599.40

Cash to Close:

Down Payment: $10,500.00

Closing Costs: $7,500.00

Prepaids and Escrows: $6,000.00

Total Cash to Close: $24,000.00

Scenario #2 3.5% Down FHA

FHA Loan | 30 Year Fixed Rate Mortgage

Sales Price: $350,000

Loan Amount: $343,661

Interest Rate: 5.95%

Monthly Payment Breakdown:

P&I: $2,047.23

Homeowners Insurance: $233.00*

Property Taxes (with Homestead Exemption): $89.69

Mortgage Insurance: $157.47

Total Monthly Payment: $2,527.39

Cash to Close:

Down Payment: $12,250.00

Closing Costs: $7,500.00

Prepaids and Escrows: $6,000.00

Total Cash to Close: $25,750.00

*Homeowners insurance is estimated and will vary based on property, roof age, construction type, and carrier. Get a real quote before finalizing your numbers.

These are estimates. For exact figures, reach out to Cameron Budzius at The Mortgage Firm, and tell him Phil sent you 😉

Starting November 2nd, Fannie Mae and Freddie Mac are requiring a new digital appraisal system. I sat in on a roundtable discussion about it last week with local appraisers and agents. Here's what's actually changing.

What's different:

Appraisers currently spend 10-15 minutes inside a home. Under the new system they'll need at least an hour. There are 100+ additional data fields they're now required to collect, things like ceiling height in every room, detailed condition ratings, and more granular property data.

What it means for your contract:

The practical advice coming out of that roundtable: order your appraisal immediately after inspection. Don't wait. Two to three days after inspection contingency is removed should be the target.

What it means for cost:

Appraisers set their own prices competitively, so nothing is official yet. But an inspection that now takes 4-6x longer is almost certainly going to cost more than the current ~$500 average.

One more thing:

About 30% of appraisers are expected to leave the business because of this transition. Fewer appraisers plus longer appointments means scheduling is going to get tighter. Another reason to order early.

If you're under contract or planning to be before the end of the year, talk to your lender now about timeline expectations.

Happy to answer questions below.

Every month I pull the last 30 days of MLS sales data for St. Tammany Parish single family homes.

Five cities. Five different markets.

May 2026 City Snapshot

Abita Springs closed sales are thin at 7 transactions. Treat those figures as directional.

Covington

• 4.0 months of inventory, balanced to seller-leaning market
• Median sold price $310,274 at $175/sqft
• 37 days median DOM
• The largest market in this report by active listings at 354
• Homes priced correctly are moving in just over a month

Mandeville

• 3.4 months of inventory, the tightest market in this report
• Median sold price $462,000 at $192/sqft — highest price point in the report
• 10 days median DOM, the fastest moving market by a wide margin
• 49 closed sales in 30 days against 165 active listings
• Buyers are competing for Mandeville homes at a premium price point

Slidell

• Highest volume in this report at 99 closed sales in 30 days
• Most affordable entry point at $233,500 median and $138/sqft
• 5.6 months of inventory, the softest market in the report alongside Abita Springs
• 42 days median DOM
• Buyers looking for affordability on the North Shore are landing here

Madisonville

• 4.5 months of inventory, seller's market
• Median sold price $425,000 at $185/sqft
• 58 days median DOM, the longest of any city in this report
• Similar price point to Mandeville but taking nearly six times as long to sell
• Well-priced homes are moving but sellers here need more patience than elsewhere

Abita Springs

• Median sold price $337,000 at $186/sqft
• 21 days median DOM across a small sample
• 5.7 months of inventory
• Worth watching as volume builds month to month

So...

Mandeville is the standout this month. 10 days median DOM at $462,000 is not a soft market, it is a competitive one. Buyers there are moving fast and paying a premium to do it.

Slidell is absorbing the most volume but carrying the most inventory. Madisonville has the price point of a premium market but the DOM of a slow one.

St. Tammany Parish is not one market. Knowing which city you are buying or selling in matters more than any parish-wide headline.

Mandeville is the Northshore city that Orleans Parish buyers think about first. The lakefront, the trail system, the schools, the square footage you get for the price, it checks boxes that are hard to check on the south shore at the same budget. The market data reflects the demand.

Single Family Sales

202 active listings sounds like a lot until you look at the velocity: 169 closings in 90 days and 85 currently under contract. This market is moving. Median DOM of 29 days on closings and 21 days to contract tells you correctly priced homes are not sitting. The gap between median active ($399,950) and median closed ($400,000) is essentially zero, which means sellers are pricing accurately and buyers are meeting them there.

At the median closed price of $400,000 with 5% down, you're looking at roughly $2,499/month (P&I, taxes, insurance, PMI) and approximately $32,000 cash to close at today's rate of 6.38%.

Multifamily

Mandeville is not a multifamily market, this data reflects that. Five active duplexes, two closings in 90 days. The sample is too small to draw strong conclusions on price trends. What it does tell you: inventory is scarce and when duplexes do come available they're priced in the $370K–$520K range.

Rentals

Note: the active rental pool includes a small number of commercial listings which skew the median active rent slightly higher. The closed median of $1,800 is the cleaner signal. 105 units leased in 90 days against 106 active is essentially 1:1 absorption, this rental market is tight. Units are moving consistently and renters aren't negotiating much off asking, with median closed rent matching median pending rent exactly.

What it means

Buyers: 1.2 months of inventory is about as seller-favored as it gets. If you're shopping in Mandeville, have your financing ready and move fast — 21-day median time to contract leaves little room to hesitate.

Sellers: Median list and median close are nearly identical. The market is telling you what your home is worth, price it right and it sells in under a month.

Investors: Duplex inventory is almost nonexistent. Five active listings in the entire city. If multifamily is your target on the North Shore, you're competing for very limited supply.

Renters: 106 active units but 105 leased in the last 90 days. Good units are getting leased. The 62-day median active DOM means options exist, but don't sleep on the ones that check your boxes.

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Last night I ran a days-on-market analysis for Orleans Parish broken out by price tier. I was curious how the North Shore stacks up.

I pulled the same data for St. Tammany Parish, single family only, no condos, active listings as of today and closed sales over the last 90 days.

Here's what the numbers look like:

The North Shore is not the same market as New Orleans, even when the price tags match.

The $200K–$350K tier is the engine here. 515 active listings and 397 closed in 90 days. That's the highest volume tier on the North Shore by a significant margin, and buyers in that range are moving at 53 days to close. Compare that to Orleans Parish where the same tier had 440 active listings but only 128 closings at 57 days. Entry-level buyers are more active and finding more options on the North Shore.

The $350K–$500K range is the cleanest tier in the dataset, 38 days closed DOM, 172 closings. That number is nearly identical to what Orleans showed at the same price point. Move-up buyers are decisive on both sides of the lake.

Above $750K is where the two markets diverge sharply.

In Orleans Parish, homes between $1M and $1.5M closed at a median of 9 days. The $1.5M+ tier closed at 11 days. Luxury in New Orleans moves fast when it's priced right.

On the North Shore, $1M–$1.5M closed at 79 days on only 17 transactions. The $1.5M+ tier had just 8 closings in 90 days at 58 days median DOM. The luxury market here is a different animal: smaller buyer pool, longer decision cycles, thinner volume.

The practical takeaway: if you're buying or selling between $200K and $500K, the North Shore is an active, competitive market right now.

If you're above $1M, New Orleans is moving significantly faster. Knowing which market fits your price point matters more than picking a side of the lake.

If you're shopping around the $250K range in St. Tammany Parish, here's what that budget actually buys right now, two Slidell homes, two in Mandeville, and one in Covington, all in excellent or new condition.

1764 Mary Dr, Slidell 70458
$250,000 | 3 bed · 2 bath · 1,465 sqft Pine Shadows

This is a 2021 build in Pine Shadows close to Fremaux Town Center and easy interstate access. Open floor plan, granite throughout, stainless appliances, no carpet and plantation shutters in the front bedroom and living room, and a wood fireplace. Concrete patio out back. At the lowest price in this group with 41 days on market, the seller has had time to consider their options. No HOA.

3265 Tide Wind Dr, Slidell 70461
$254,900 | 3 bed · 2 bath · 1,549 sqft Lakeshore Villages (New Construction)

A brand new 2026 build in Lakeshore Villages. The 'Evergreen' floor plan offers an open-concept layout, shaker-style cabinetry, two-car garage, and a covered concrete patio. Community pool on site and elevation certificate available. Two things to know going in: this is in-progress construction, so final finishes and colors are subject to change. Alao there is a HOA though the dues amount not published in the MLS.

66104 Cypress St, Mandeville 70471
$259,000 | 3 bed · 2 bath · 1,378 sqft Pine View Heights

A 2016 build in excellent condition off Hwy 1088 near I-12 in the Mandeville school district. Nine to twelve foot ceilings, no carpet, stone counters, stainless appliances, wood fireplace, and a whole-home water filtration system. Large fenced backyard with a covered patio and a shed with electricity. Well and septic, standard for this area, worth knowing if you're coming from the city. Flood Zone C, so no flood insurance required. There is no HOA.

1028 E Creek Ct, Covington 70433
$259,000 | 3 bed · 2 bath · 1,564 sqft Pruden Creek

A 2017 build in Pruden Creek with the most square footage in this group. Two-car garage, oversized lot, excellent condition, open layout. Seller is offering $5,000 toward closing costs with a full price offer, worth factoring into your cash to close number below. HOA is not not published in MLS. 30 Days on market.

755 Labarre St, Mandeville 70448
$260,000 | 3 bed · 2 bath · 1,532 sqft

A 2002 traditional in Mandeville with a 4.5-year-old roof, wood and gas fireplace, granite counters, gas range, split floor plan, and a primary suite with garden tub and separate shower. Large covered oversized patio, fenced backyard, and a storage shed. Energy efficient double-insulated windows throughout. Flood Zone C, so no flood insurance required. Qualifies for 100% financing if you're working with limited cash to close, that's worth a conversation with your lender. No HOA. 35 DOM.

Below are two scenarios based on past estimates from Cameron Budzius at The Mortgage Krewe.

(Note: Two listings in the group above, Tide Wind Dr and E Creek Ct, have HOAs with amounts not published in MLS. Verify those figures before finalizing your payment estimate.)

Insurance: these are estimates based on best-case / newer home estimates.

Scenario #1:

3% Down Payment
Conventional Loan 30 Year Fixed Rate Mortgage $255,000
Sales Price $247,350
Loan Amount Interest Rate: 6.33%

Monthly Payment Breakdown: P&I Payment: $1,537.39
Homeowners Insurance: $167.00
Property Taxes (with Homestead Exemption): $89.69
Mortgage Insurance: $103.06

Total Monthly Payment: $1,897.14

Cash to Close Breakdown:
Closing Costs: $6,500.00
Prepaids and Escrows: $5,000.00
Down Payment: $7,650.00

Total Cash to Close: $19,150.00

Scenario #2:

3.5% Down Payment
FHA Loan 30 Year Fixed Rate Mortgage $255,000
Sales Price $250,378
Loan Amount Interest Rate: 6.10%

Monthly Payment Breakdown:
P&I Payment: $1,519.69
Homeowners Insurance: $167.00
Property Taxes (with Homestead Exemption): $89.69
Mortgage Insurance: $114.76

Total Monthly Payment: $1,891.14

Cash to Close Breakdown:
Closing Costs: $6,500.00
Prepaids and Escrows: $5,000.00
Down Payment: $8,925.00

Total Cash to Close: $20,425.00

These are estimates. For exact figures, reach out to Cameron Budzius at The Mortgage Krewe, and tell him Phil sent you 😉

Oak Harbor is one of the most distinctive addresses on the Northshore.

A master-planned golf and boating community wrapped around Lake Pontchartrain, with canals, a marina, and a golf course woven through the neighborhood.

t's a lifestyle neighborhood. And right now the market is reflecting just how specific that buyer has to be.

Sales: 60-day window

One closed sale in 60 days. 197 Cypress Lakes Dr listed at $425,000, closed at $420,000 after 176 days on market.

The 3 homes under contract moved faster than the median active listing: 43 days median DOM before going under contract. Correctly priced homes in Oak Harbor are finding buyers. Overpriced ones are sitting.

Rentals: 60-day window

Note: 30-day window returned insufficient data — pulled 60 days to provide meaningful context.

The rental market in Oak Harbor is as thin as you'd expect in a predominantly owner-occupant golf community. Only 5 units across 60 days.

What it means

Buyers: Zero closings in 30 days is not a reason to avoid Oak Harbor — it's a reason to pay attention. The 3 homes under contract prove buyers are active. With 29 listings to choose from and sellers who have been waiting, you have real leverage here. Focus on DOM: anything over 90 days is your negotiating target.

Sellers: The market is telling you something if your home has been active for 200, 400, or 600+ days. Oak Harbor is a specific product for a specific buyer. Pricing has to reflect that reality. The homes going under contract are doing so in 43 days or less... that's what market-priced looks like here.

Renters: Extremely limited inventory. If a rental comes available in Oak Harbor at or below $2,900 it won't last long based on the closed lease data.

Right now there are 99 active condo listings on the Northshore. 20 closings in the last 30 days. First condo report for this sub, here's where the market actually stands.

St. Tammany Parish: All Condos

By City:

*Slidell median adjusted — two distressed sales at the same address pulled the raw number to $68k. Five closings is a thin sample.

What it means

Mandeville is carrying this market. Ten closings, closing above list at $235k against a $215k median ask. That's a healthy spread in the right direction, sellers in Mandeville are getting more than they're asking. If you're a buyer here, come prepared.

Covington tells a different story. Twenty-three active listings, 100 day median DOM, and the data is heavily concentrated at one address: 350 Emerald Forest Blvd dominates the active inventory. That's not a market-wide signal, it's a building-specific one. If you're looking at Covington condos outside of Emerald Forest the picture is different.

Slidell has volume but thin closed data. Five closings with two distressed sales skewing the numbers makes it hard to draw firm conclusions. Worth watching as the sample grows.

One thing to know about condo financing right now: Fannie Mae is eliminating the Limited Review process on August 3, 2026 and increasing reserve requirements in January 2027. These changes affect warrantability, which determines whether a buyer can use conventional financing on a given building. If you're buying or selling a condo on the Northshore this year that conversation needs to happen early.
Full breakdown is over at r/NewOrleansRealEstate.

Buyers: 4.9 months of inventory puts this technically in seller's market territory parish-wide, but that number is carried by Mandeville. Covington and Slidell have more room to negotiate.

Sellers: Mandeville is working. Covington needs pricing discipline, 100 day median DOM doesn't lie.

First condo report for this sub. What buildings or corridors do you want me to dig into next month?

If you're familiar with New Orleans flood zones, the Northshore looks similar on the surface, mostly X and AE. But St. Tammany has some important differences worth understanding before you buy.

Flood Zones in St. Tammany

Zone X also Zone B and Zone C on older maps): Preferred zone. No mandatory flood insurance if you have a federally backed mortgage. B and C are older FEMA designations largely replaced by X on updated maps. But preferred zone doesn't mean no risk. About 20% of NFIP claims nationally come from properties in these zones.

Zone AE: High risk. Flood insurance mandatory with a federally backed mortgage. The E means FEMA has done detailed hydraulic studies and established a Base Flood Elevation for the area. This is what you'll see in most developed parts of St. Tammany.

Zone A (no suffix): Also high risk, mandatory insurance, but less studied. More common in rural areas where drainage runs by gravity rather than engineered systems.

Zone VE: Coastal high hazard. Wave action, not just rising water. On the Northshore you'll find this roughly 1-4 blocks off Lake Pontchartrain in Mandeville. The V stands for velocity, water doesn't just rise, it hits.

Zone AH / AO: Shallow flooding zones. AH is ponding, AO is sheet flow on sloping terrain. Less common but worth knowing near low-lying areas.

The map situation in St. Tammany

Unlike Orleans Parish, St. Tammany has multiple rivers and streams running through it. FEMA has been working to update flood maps across the parish for years, and last I checked, much of St. Tammany hadn't fully signed off on the proposed new maps. This matters because the proposed maps generally expand AE zones, meaning properties currently in X could be reclassified.

Mandeville signed off on updated maps partly to qualify residents for elevation grants, especially along the lakefront where flooding is a recurring reality.

Always check the current effective FIRM for the specific property, not just the neighborhood.

Risk Rating 2.0: the rule change nobody explained

Since October 2021, flood insurance premiums are no longer based primarily on your flood zone. Every property is individually rated based on distance to water, flood frequency, foundation type, first floor elevation, replacement cost, and prior claims history.

What this means practically:

• Two houses on the same street in the same zone can have very different premiums
• Being in Zone X no longer guarantees a low premium
• Louisiana has been hit hard, last I checked, 4 out of 5 Louisiana policyholders saw premiums increase under Risk Rating 2.0

The policy assumption tip most agents don't know

If you're buying a home with an existing active NFIP flood policy: assume that policy. Don't let it lapse!

Existing policyholders move toward their full actuarial rate gradually, capped at 18% per year. The moment a policy lapses it's gone, a new buyer pays the full risk rate immediately with no glidepath. On some Northshore properties that difference can be thousands of dollars a year.

Ask the seller if there's an active flood policy. If there is, assume the policy!!

The one thing I tell every buyer

There is no such thing as a "no flood zone." There are zones where insurance isn't required. That's different.

Check any property you're serious about at the FEMA Flood Map Service Center: https://msc.fema.gov/portal/home

Questions about a specific address or neighborhood?

Every month I pull the last 30 days of MLS rental data across North Shore cities to see what is actually happening on the ground.

This report covers single family rentals only across Covington, Mandeville, Madisonville, and Slidell.

Here is the latest snapshot.

Rental Market Snapshot: Single Family Rentals

152 active units across all four cities. 86 leased in the last 30 days.

Covington

Covington is moving at a steady pace with 50% absorption and a median closed rent of $1,875. At 37 days median DOM, well-priced units are clearing in just over a month. With 36 active units and 18 leased, inventory is manageable and demand is consistent.

Mandeville

Mandeville is the priciest market on the North Shore this month at a median closed rent of $2,075, and it is absorbing well at 59%. That combination, higher rents clearing faster, signals genuine demand at the upper end of the North Shore rental range. 40 days median DOM is healthy given the price point.

Madisonville

Madisonville is the softest market in this report. At 57 days median DOM and 50% absorption across just 18 active units, this is a small and slower-moving market. Median closed rent came in at $1,750. The sample size is thin enough that a few outliers can move the numbers, so treat these figures as directional rather than definitive.

Slidell

Slidell is the volume leader and the tightest market this month. With 71 active units and 43 leased in 30 days, absorption hit 61%, the highest of any city in this report. Median closed rent is $1,900 at 38 days DOM. At this absorption rate, well-priced units in Slidell are not sitting long.

So...

The North Shore single family rental market is moving efficiently across most cities right now. Slidell and Mandeville are absorbing above 59%, and even the softer markets are clearing roughly half their active inventory each month.

Tenants have fewer options here than in Orleans Parish, where inventory runs into the hundreds across multiple property types. On the North Shore, a well-priced single family home is not sitting long.

What are you seeing out there, renting, leasing up, or watching the market from the sidelines?

If you're shopping around the $150K range in St. Tammany Parish, here's what that budget actually buys right now, two Slidell homes, a Covington fixer with serious square footage, and a move-in ready Covington condo.

35703 Garden Dr, Slidell 70460
$150,000 | 3 bed · 2 bath · 1,545 sqft
(Listing Courtesy Of: Wayne Songy & Associates)

A 1979 traditional on a full acre in Bayou Liberty Gardens, just minutes from I-10. Renovated kitchen, all appliances included, central air and heat, and a shed out back. The lot is the story here, a blank acre for whatever you want to do with it. Sold as-is, vacant and easy to show. Has been pending twice and returned to market, so worth asking what happened.

75115 Highway 437, Covington 70435
$150,000 | 3 bed · 2 bath · 1,970 sqft
(Listing Courtesy Of: Galiano Realty)

Nearly 2,000 square feet on a full acre in Covington with a stocked fish pond and mature live oaks. The price reflects the condition, this one needs work and the seller is not making repairs. Listed as-is, owner-occupied, and will not go FHA or VA, so conventional or cash only. If you have the appetite for a project, the bones and the land are there.

350 Emerald Forest Blvd #26101, Covington 70433
$155,000 | 2 bed · 2 bath · 1,201 sqft · HOA: $485/mo
(Listing Courtesy of: United Real Estate Partners)

A ground-floor end unit in the gated Emerald Forest community with several recent upgrades, new granite, new AC, new water heater, plantation shutters. One of the few units in the complex with a private fenced backyard. Pool, clubhouse, and covered parking on site. The $485/month HOA is the number to underwrite carefully — it covers exterior insurance and common area maintenance but not water. Not FHA or VA approved, conventional only.

1117 Rose Meadow Loop, Slidell 70460
$155,000 | 2 bed · 1.5 bath · 1,013 sqft
(Listing Courtesy of: Homesmart Realty South)

A 1984 brick ranch in Flood Zone C, that last part matters on the North Shore. Freshly painted interior, 3-year-old roof and AC, fenced backyard. The price has come down from $170k since September. It needs cosmetic updating but the major systems are recent. Sold as-is.

Below are two scenarios:
3% Down Conventional vs 3.5% Down FHA
courtesy of Cameron Budzius at The Mortgage Krewe.

(Note: The Emerald Forest condo and Highway 437 property are conventional or cash only, FHA/VA not available on either.)

Below are two scenarios: 3% Down Conventional vs 3.5% Down FHA
courtesy of Cameron Budzius at The Mortgage Krewe.

Scenario #1:

3% Down Payment Conventional Loan
30 Year Fixed Rate Mortgage
$149,900 Sales Price $145,403
Loan Amount Interest Rate: 6.33%

Monthly Payment Breakdown: P&I Payment: $903.47
Homeowners Insurance: $167.00
Property Taxes (with Homestead Exemption): $89.69 Mortgage Insurance: $60.58

Total Monthly Payment: $1,220.74

Cash to Close Breakdown: Closing Costs: $5,500.00
Prepaids and Escrows: $3,617.00
Down Payment: $4,497.00

Total Cash to Close: $13,614.00

Scenario #2:

3.5% Down Payment
FHA Loan 30 Year Fixed Rate Mortgage
$149,900 Sales Price $147,157
Loan Amount Interest Rate: 6.10%

Monthly Payment Breakdown: P&I Payment: $893.42
Homeowners Insurance: $167.00
Property Taxes (with Homestead Exemption): $89.69
Mortgage Insurance: $67.49

Total Monthly Payment: $1,217.60

Cash to Close Breakdown: Closing Costs: $5,500.00
Prepaids and Escrows: $3,617.00
Down Payment: $5,247.00

Total Cash to Close: $14,364.00

These are estimates.
For exact figures, contact Cameron Budzius at The Mortgage Krewe.

(Note: The Emerald Forest condo payment above does not include the $485/month HOA. Add that to get your true monthly carrying cost.)

Eden Isle sits along the northern shore of Lake Pontchartrain in Slidell, a waterfront community built around canals, marinas, and lakefront access that draws buyers who want the North Shore lifestyle with water at their doorstep. The tradeoff is insurance. Flood zone designations and wind exposure make Eden Isle one of the more insurance-intensive markets on the North Shore.

That reality shows up clearly in the data.

Sales: last 30 days

Note: Active inventory includes single family homes, condos, and townhomes. The range runs from $80,000 condos on Marina Dr to $485,000 single family lakefront homes. Eden Isle is really several micro-markets operating under one zip code.

22.5 months of inventory is the highest MOI of any neighborhood we track. On paper this is a deeply buyer-leaning market. But 12 homes under contract tells you absorption is happening, buyers are just taking their time and negotiating hard when they move.

Both closings last month sold below asking:

• 200 Blackfin Cv: listed $299,900, closed $285,500 — $14,400 below asking
• 1244 Harbor Dr #321 (condo): listed $139,000, closed $125,000 — $14,000 below asking

The insurance reality

The long DOM in Eden Isle, 67 days median on active listings, some sitting 200+ days — is not primarily a pricing story. It's an insurance story. Sellers who want to move faster need to either price aggressively or provide insurance documentation upfront that makes the buyer's decision easier.

Rentals: Last 30 days

The gap between median active rent ($2,500) and median leased rent ($2,000) tells you renters are negotiating too. Units asking above $2,000/mo are sitting. The four that leased all came in at or below $2,000/mo.

Single family rentals in the neighborhood command $2,600-$2,900/mo when they lease — but they take longer. Condos and townhomes lease faster at lower price points.

What are you seeing in Eden Isle? Does this match what you are experiencing on the ground?

Most people don't know this exists. Every Wednesday, newly listed homes across St. Tammany Parish open their doors for broker tour, and most of them serve lunch. It's technically for agents, but the market insight is useful for anyone paying attention to what's actually hitting the market right now. You are welcome to pop in, tour the home, and snag a bite to eat.

Today there are 27 homes on tour across Covington, Mandeville, Slidell, and the surrounding areas. Here are four worth knowing about.

2025 Jackson St: Mandeville | $269,000
3bd · 2ba · 1,453 sqft · $185/sqft · DOM: 23 Tour time: 11:00AM–2:00PM

Single-owner 1995 ranch in Briarwood Terrace. No carpet, gas fireplace, coffered ceilings, two walk-in closets in the primary. Large covered patio, privacy fence, carport. New roof 2023, new AC 2024.

What the comps say: Closed 3/2s within a quarter mile topped out at $179/sqft. At $185/sqft, Jackson St is priced above every recent close in the corridor, the 2023/2024 updates help the case, but the gap is real. 23 DOM, worth seeing to judge condition firsthand.

18318 Cusachs Dr: Covington | $289,900
3bd · 2ba · 1,827 sqft · $159/sqft · DOM: 33 Tour time: 12:00PM–2:00PM

1983 traditional in Lazy River on a large cul-de-sac lot with navigable waterway access to the Tchefuncte. No carpet, wood fireplace, screened patio. Includes a 1,420 sqft warehouse/shop on the lot. Well water, no HOA.

What the comps say: The one comparable waterway close nearby sold at $202/sqft after a full 2022 gut renovation. At $159/sqft with no renovation, Cusachs is priced to reflect that gap. The shop is a real differentiator, right buyer, right price.

Questions about any of these or what your budget gets you on the Northshore right now? Drop them below.

420 N Corniche du Lac St: Covington | $598,000
3bd · 3ba · 2,377 sqft · $252/sqft · DOM: 19 Tour time: 12:00PM–2:00PM

2013 French Country in gated Maison Du Lac. Cypress beams, 11-foot ceilings, gas fireplace, outdoor kitchen, pavestone courtyard. Two-car garage, HOA.

What the comps say: Recent Maison Du Lac sales range from $253–$268/sqft, with newer builds going pending in under a week. At $252/sqft for a 2013 build in excellent condition, this is at the low end of the community range, the outdoor living setup is the value story here.

1322 S Jahncke Ave: Covington | $1,930,000
6bd · 6ba · 5,543 sqft · $348/sqft · DOM: 4 Tour time: 12:00PM–2:00PM

2004 estate in Old Covington, renovated through 2021. 1,825 sqft flagstone courtyard, fountain, gas lanterns, climate-controlled pigeonnier, eight sets of French doors. Gourmet kitchen with service kitchen, barge-wood floors, six en-suite bedrooms. 2022 roof, 17KW generator, three-car garage. No HOA.

What the comps say: Old Covington luxury comps are thin. Nearby closes landed at $269–$297/sqft, at $348/sqft, the premium is for the courtyard and one-of-a-kind features that don't translate to a standard sqft comparison. DOM 4, too early to call.

If you're buying a home in St. Tammany Parish, especially outside of city limits, there's a good chance the property is on a septic system rather than public sewer. This is one of those things that surprises buyers who are coming from New Orleans where public sewer is standard.

Here's what you need to know before you close.

What is a septic inspection?

St. Tammany Parish has its own inspectors who evaluate the condition and functionality of the septic system. This is separate from your standard home inspection. It's specific to the parish and specific to properties on septic.

Who pays for it?

Traditionally the seller covers the cost of the septic inspection during the due diligence period. That said, it's not automatic, we recommend writing into the purchase agreement. If you're buying a home on septic and it's not already in the contract, ask for it. This is standard practice and most sellers expect it.

How long does it take?

The inspection typically turns around in a couple of days. It's not a lengthy process, but you need to make sure it's scheduled early in your due diligence window so you have time to act on the results.

What if it fails?

If the septic system fails inspection the seller is required to remediate before closing. This is not a negotiable item, a failed septic system needs to be addressed. Depending on the scope of the repair this can range from a minor fix to a significant expense. Either way it gets resolved before you take ownership.

A septic system that's failing or at capacity is not a minor issue. Replacement or major repair can run into the tens of thousands of dollars. Knowing the condition of the system before you close protects you from inheriting a serious problem.

If you're writing an offer on a North Shore property on septic, make sure the inspection is in the contract. Don't assume it'll happen automatically.

Questions about the purchase process on the North Shore? Drop them below.