St. Tammany Parish Real Estate: communities, schools, flood zones and taxes

Melrose Group Realty is headquartered in Mandeville, and St. Tammany Parish is where we live and work every day. This parish guide pulls together the information that applies across the whole Northshore: how the communities differ, who runs the schools, how flood zones and flood insurance work here, what to expect on property taxes, and who to call for permits. For street-level detail, each community below links to its own local guide.

St. Tammany Parish at a glance

Communities and city guides

St. Tammany is large and varied. West St. Tammany is built around Covington, Mandeville and Madisonville. East St. Tammany centers on Slidell. The north end of the parish is rural, with acreage, horse property and small towns. Pick a community for its full local guide.

Public schools in St. Tammany Parish

St. Tammany Parish Public Schools runs the public schools across the entire parish, with its central office in Covington. Which school a home is zoned for depends on the exact address, not just the city or ZIP code, and attendance zones can change.

• Find the zoned school for an address. Use our School Zone tool, then confirm with St. Tammany Parish Public Schools.
• See official performance data. The Louisiana Department of Education publishes school and district performance scores on the Louisiana School Finder. Louisiana changed its school grading formula for 2026, so compare schools using the same year.
• Private and parochial schools. The parish also has many private and Catholic schools with their own admissions and tuition.

Flood zones and flood insurance in St. Tammany

Flood risk in St. Tammany varies a lot from one street to the next. Homes near the lake, rivers and bayous can sit in a high-risk zone, while homes a few blocks away may not. Always check the specific address.

1. Look up the FEMA flood zone. Use our Flood Zone tool or the official FEMA Flood Map Service Center. Zones beginning with A or V are Special Flood Hazard Areas, where lenders generally require flood insurance.
2. Ask for the elevation certificate. It shows how high the home sits compared with expected flood levels. Many sellers have one from a past insurance policy or permit.
3. Get flood and homeowners quotes during your inspection period. Premiums depend on the individual home under FEMA’s current rating method. See Flood Insurance Costs in Louisiana.
4. Check your community’s CRS discount. Unincorporated St. Tammany, Mandeville, Covington and Slidell each take part in FEMA’s Community Rating System, which can lower NFIP premiums. Each community has its own class, so the discount depends on where the home is.

Read our full St. Tammany flood zone guide and the Hurricane-Ready Home checklist.

Property taxes and the homestead exemption

In Louisiana, homes are assessed at 10% of fair market value. Your bill is that assessed value, minus any exemptions, multiplied by the millage rates where the home sits. Millage in St. Tammany varies with location, because cities, fire districts, drainage districts and other taxing bodies add their own rates.

• Homestead exemption. On your primary residence, the homestead exemption removes the first $7,500 of assessed value, which is the first $75,000 of market value. You must apply. File with the St. Tammany Parish Assessor’s Office after you close.
• Other exemptions. Qualifying seniors may be eligible for a special assessment level, and qualifying disabled veterans may be eligible for additional exemptions. Ask the assessor what applies to you.
• Budget for it. A seller’s current tax bill may include their homestead exemption. Estimate your own bill with our payment calculator.

Learn more: Louisiana Homestead Exemption and Property Taxes.

Permits, utilities and building

Who handles permits depends on where the property is. Homes inside Mandeville, Covington, Slidell, Madisonville, Abita Springs, Pearl River, Folsom or Sun go through that municipality. Homes in unincorporated areas go through St. Tammany Parish Government.

• Before you buy: ask whether past additions, enclosures and major repairs were permitted.
• Rural and acreage property: confirm whether the home is on public water and sewer or a private well and septic system, and budget for inspections of each.
• Planning to build or add on: check elevation, drainage and fill requirements with the permitting office before you close. Rules for new construction and fill can affect what you can build.

Getting around St. Tammany

• Lake Pontchartrain Causeway. Connects Mandeville to Metairie and the south shore. A toll applies southbound, so check current rates if you plan to commute.
• I-12. Runs east and west across the parish, linking Slidell, Mandeville and Covington with Hammond and Baton Rouge.
• I-10. Crosses the Twin Span from Slidell to New Orleans East.
• I-59. Runs north from Slidell through Pearl River toward Mississippi.
• The Tammany Trace. A paved trail of roughly 28 miles connecting Covington, Abita Springs, Mandeville, Lacombe and Slidell.

St. Tammany Parish market snapshot

Buying and selling in St. Tammany Parish

Buying

1. Get pre-approved and estimate the full payment, including taxes, flood and wind insurance.
2. Narrow down the community using the city guides above, then check flood zone and school zone for each address you like.
3. Write a Louisiana offer. In Louisiana the good-faith money is called a deposit. Your agent walks you through inspections, the seller’s Property Disclosure Document and the act of sale.
4. File your homestead exemption with the St. Tammany Parish Assessor after closing.

Read Buying a Home in Louisiana and download the free Buyer Success Guide.

Selling

St. Tammany buyers often move from the south shore, other states or military assignments. Homes priced from real comparable sales, with the elevation certificate and insurance information ready, tend to draw the strongest offers. Start with a free home estimate, read How to Sell a Home in St. Tammany Parish, and download the free Seller Success Guide. If you need speed or certainty, ask about Cash Options, if your property qualifies, alongside a traditional listing plan.

Other parishes we serve

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

Louisiana guides for buyers and sellers

Frequently asked questions