Orleans Parish Real Estate: New Orleans neighborhoods, schools, flood zones and taxes

Orleans Parish and the City of New Orleans are one and the same, so a single city government handles permits, property taxes and most services. This parish guide covers what applies across the whole city: how neighborhoods differ, how public school enrollment works, how flood zones and insurance work here, what to expect on taxes, and the extra rules that come with historic districts. For deeper detail, see our New Orleans local guide.

Orleans Parish at a glance

Neighborhoods and local guides

New Orleans is a city of distinct neighborhoods, each with its own housing stock, from raised cottages and shotgun doubles to lakefront ranch homes and newer construction.

Public schools in Orleans Parish

Public schools in New Orleans work differently from the rest of Louisiana. NOLA Public Schools oversees the system, and most schools are public charter schools. Many schools enroll students from across the city through a common application rather than by neighborhood attendance zone, so buying a particular house does not by itself guarantee a seat at a nearby school.

• Learn the enrollment process and deadlines through NOLA Public Schools before you move.
• See official performance data on the Louisiana Department of Education’s Louisiana School Finder. Louisiana changed its grading formula for 2026, so compare schools using the same year.
• Private and parochial schools are common in New Orleans and have their own admissions and tuition.

Flood zones and flood insurance in New Orleans

New Orleans sits inside a federal levee and floodwall system, and the Sewerage & Water Board pumps rainwater out of the city. Even so, flood risk and insurance costs vary by elevation and street, and heavy rain can cause local street flooding.

1. Look up the FEMA flood zone with our Flood Zone tool or the FEMA Flood Map Service Center. Lenders generally require flood insurance in zones beginning with A or V.
2. Ask for the elevation certificate and any history of flood claims on the home.
3. Get flood, wind and homeowners quotes during your inspection period. Older and raised homes can price very differently. See Flood Insurance Costs in Louisiana.
4. Know about the CRS discount. New Orleans takes part in FEMA’s Community Rating System, which lowers NFIP flood insurance premiums citywide.

Prepare with our Hurricane-Ready Home checklist.

Property taxes and the homestead exemption

Louisiana assesses homes at 10% of fair market value, then applies local millage. In Orleans Parish the assessor sets the value and the City of New Orleans collects the tax.

• Homestead exemption. On your primary residence it removes the first $7,500 of assessed value, which is the first $75,000 of market value. Apply with the Orleans Parish Assessor’s Office after you close.
• Other exemptions. Qualifying seniors and disabled veterans may be eligible for more. Ask the assessor what applies to you.
• Budget carefully. The seller’s current bill may include exemptions you won’t have in your first year. Estimate with our payment calculator.

Learn more: Louisiana Homestead Exemption and Property Taxes.

Permits, historic districts and rentals

• Permits for renovations and additions go through the City of New Orleans. Ask whether past work on a home was permitted.
• Historic districts. Many neighborhoods are local historic districts, where exterior changes need approval from the Historic District Landmarks Commission, or the Vieux Carré Commission in the French Quarter. Factor this into renovation plans.
• Short-term rentals. New Orleans has strict short-term rental rules. Never assume a home can be used as one; check the current city rules before you buy.

Getting around

• I-10 and I-610 run through the city toward Metairie, the airport in Kenner and New Orleans East.
• The Crescent City Connection links downtown with Algiers and the West Bank.
• Streetcars and buses run along St. Charles Avenue, Canal Street and other corridors.
• To the Northshore, take the Causeway from Metairie or I-10 across the Twin Span to Slidell.

Orleans Parish market

Buying and selling in Orleans Parish

1. Get pre-approved and price the full payment, including flood and wind insurance, before you tour.
2. Check flood zone, historic district status and rental rules for each address you like.
3. Write a Louisiana offer. The good-faith money is called a deposit. Your agent walks you through inspections, the Property Disclosure Document and the act of sale.
4. File your homestead exemption with the Orleans Parish Assessor after closing.

Selling? Start with a free home estimate and the Seller Success Guide, or ask about Cash Options, if your property qualifies, alongside a traditional listing plan. Buyers can download the Buyer Success Guide.

Other parishes we serve

St. Tammany • Jefferson • Plaquemines • St. Bernard • St. John the Baptist • Tangipahoa • Livingston • Ascension • Washington

Louisiana guides for buyers and sellers

Frequently asked questions