Buying or renting accommodation in New Orleans is an expensive prospect. Home insurance premiums are high thanks to the city's exposure to hurricanes and flooding, and many would-be buyers are put off by the added cost. Short-term letting to holidaymakers is now tightly restricted across most residential areas as well, so there's less reason than there once was to buy purely as an investment.
The majority of new arrivals to the city opt to rent property rather than buy, at least initially. Only once they've found their feet, become familiar with the various neighbourhoods and are ready to lay down roots in New Orleans do residents really start to explore the option of purchasing a home in the city.
Neighbourhoods in New Orleans
New Orleans has a wide variety of areas and suburbs for new arrivals to choose from. From the bustling French Quarter to the leafy Garden District, there's something for everyone.
When looking for a new place to call home, families will most likely want to opt for a neighbourhood close to the school they intend to send their children to. Almost all public schools in New Orleans are charter schools.
Places are assigned through a citywide lottery, the NOLA-PS Common Application Process (NCAP), rather than by zoning, so where you live won't tie you to a particular school. Still, living in the same area as your child's school makes it easier to integrate with the local community and find friends in the neighbourhood. Some of the best areas for families in New Orleans include Lakeview, Audubon, Gentilly, and Algiers Point.
Young professionals and students tend to prefer livelier areas within easy reach of restaurants, coffee shops, bars, and live-music venues. Bywater and Marigny fit the bill and have an artsy, bohemian feel. Uptown is also well worth considering.
To learn more, read our page on the Best (and Worst) Neighbourhoods in New Orleans.
Types of accommodation in New Orleans
Anyone considering a move to New Orleans will be sure to find a wide variety of property options in the city. The architectural styles here are beautiful and unique, and the properties are full of character. Here are a few of the most common types of property found in New Orleans.
Apartments and condos
Apartments and condos are self-contained units within a larger building or complex, and you'll find them scattered across various parts of New Orleans. They tend to be fairly modern and come with all the essential facilities. Living in an apartment or condo is a great option for new arrivals, as there is a sense of community. Residents share amenities such as swimming pools, gyms, communal gardens, and laundry facilities.
Townhouses
Townhouses are two- to four-storey buildings that usually have arched openings and iron balconies. They're built of brick or stucco and have steep side-gabled roofs. In New Orleans, townhouses are built either in the standard American style or the Creole style, the latter of which is found mainly in the French Quarter.
Creole cottages
These humble single-storey, ground-level properties have steeply pitched roofs and stucco or wood exteriors. They're most closely associated with the French Quarter and the older Creole neighbourhoods nearby, such as the Marigny and Tremé. These properties are perfect for young couples looking to get their foot on the property ladder, as well as small families.
Shotgun houses
Shotgun-style houses are the most common type seen throughout New Orleans. They're usually one-storey properties, though many have a second floor at the rear (a style known locally as a camelback). Shotgun houses are long, narrow structures raised on brick piers. Each has a distinctive front porch, with roofs supported by Victorian-era columns.
Finding accommodation in New Orleans
Generally, the best place to begin the search for a new home in New Orleans will be online. Consulting reputable property portals is a great way for prospective residents to get a feel for the different types of property available in each neighbourhood and how much to budget.
Real estate agents with local knowledge are another valuable source, and they can help new arrivals get to know different parts of the city.
Some new arrivals are lucky enough to have a relocation company working on their behalf. The company will assess your preferences and draw up a shortlist of properties for you to view.
When looking for a home, weigh up how close it is to work, local amenities, shops, and major routes. Your lifestyle will come into it, too. Those moving to New Orleans with children should also consider the proximity to good public schools and space requirements when searching for a home.
Useful links
Renting accommodation in New Orleans
Making an application
Once potential tenants have found a property to their liking, they'll need to express their interest either to the agent or directly to the landlord. Subsequently, credit and reference checks will be carried out. Once these have come back clear, the tenant and landlord can go ahead and sign the lease.
For those moving to New Orleans from outside the USA, having a US bank account and a Social Security number (or ITIN) in place before applying will make the process smoother.
Leases
Generally, rental contracts run for a year and can be renewed at the end of the initial term. Some landlords will agree to a shorter lease, which can suit those who need a short-term rental while they find their feet in the city.
Deposits and fees
To secure a rental contract, you'll need to put down a security deposit, which usually amounts to about a month's rent. The deposit is fully refundable at the end of the lease, provided you leave the property in an acceptable condition.
Under Louisiana law, the landlord must return it within one month of the lease ending and provide an itemised statement of any deductions. Since the landlord deducts the cost of any damage from the deposit, both you and the landlord should carry out a detailed inventory at the start and end of the tenancy.
Terminating the lease
A fixed-term lease in New Orleans ends automatically on its final date, and you don't need to give notice to move out when the term is up. If you stay on afterwards and the landlord continues to accept rent, the arrangement usually becomes month-to-month. To end a month-to-month tenancy, give at least 10 days’ written notice before the end of the monthly period.
Leaving a fixed-term lease early is harder. You may stay liable for the rent until the term ends or the landlord re-lets the property, so check whether your lease includes an early-termination clause. Always put your notice in writing and keep a copy.
Utilities in New Orleans
Before signing any contracts, be sure to study the terms of your lease agreement to determine which utilities (if any) are included in the rental cost. Standard utilities like water, gas, and electricity are sometimes included, especially in short-term leases. The tenant usually arranges and pays for extras such as internet and cable television.
Before moving in, find out whether water, gas, and electricity have been turned off and whether you need to open a new account with utility providers or have an existing account transferred to you.
Electricity and gas
Entergy is the main supplier of electricity and gas in New Orleans. Be aware that utility bills can be high, especially during summer, when air conditioning becomes essential in the hot, humid weather.
An automatic billing system is available for Entergy customers, and signing up allows a direct debit to your bank account for your utility usage. Some locals advise against this, as the amount varies monthly, and a high bill can be a shock.
Instead, they advise keeping a close eye on your usage and paying it manually every month. That way, if the bill is unusually high, you can make enquiries before the money is taken out of your bank account.
Water and sewerage
The Sewerage and Water Board of New Orleans (SWBNO) manages water and sewerage. Its website has sections on billing and payments, as well as answers to common questions, and you can raise any issues through the contact form.
Bins and recycling
The New Orleans Department of Sanitation oversees household waste, and homes with four units or fewer get weekly kerbside collection through private contractors assigned by area. Recycling works on an opt-in basis: call 311 to request a free blue recycling cart, then set it out weekly on the same day as your rubbish. Paper, cardboard, metal cans, and plastics marked 1 or 2 can all go in the kerbside cart. Your monthly sanitation fee is billed through the Sewerage and Water Board.