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Garden District

New Orleans, LA

Neighborhood Market Analysis

Q3 2025 Report
$775,000 (June 2025); $800,000 (May 2025); ZHVI: $883,297 (May 2025)
Median Home Price
Very high (80–90/100); most errands can be accomplished on foot
Walkability Score
Private schools are highly rated; public options are competitive but limited within the district
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by St. Charles Ave (north), Magazine St (south), Jackson Ave (east), Louisiana Ave (west)

Zip Codes

7011570130

Market Data Summary

Price RangeRecent sales range from $700,000 to over $2,500,000; luxury mansions can exceed $3M
Price per Sq Ft$440 (June 2025); $364 (May 2025)
Inventory LevelsBalanced; typical days on market, not highly competitive; inventory higher than national average[1][5].

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric mansionsTownhomesCondos (limited)

Architectural Styles

Greek RevivalItalianateVictorianGothic RevivalColonial Revival

Property Details

Typical Lot SizesMedium to large urban lots (0.1–0.5 acres), often with mature landscaping
Home Age RangeMid-1800s to early 1900s; most homes are historic, some restored or renovated
Construction QualityHigh; many homes feature original details, hardwood floors, ornate ironwork, and period craftsmanship

Community Profile

Demographics & Lifestyle

Demographics

Predominantly affluent, established professionals, families, and retirees; diverse but skews older and higher-income

Community Vibe

Historic, elegant, close-knit, pride in preservation and local culture

Typical Residents

  • Established professionals
  • Retirees
  • Families
  • Second-home owners

Family Friendly

Yes; quiet, walkable, tree-lined streets, proximity to parks and schools

Amenities & Lifestyle

Parks & Recreation

  • • Coliseum Square
  • • Lafayette Square
  • • Annunciation Square

Dining Options

  • • Commander's Palace
  • • Stein's Market & Deli
  • • The Rum House
  • • Atchafalaya

Shopping Centers

  • • Magazine Street retail corridor
  • • Local boutiques

Local Businesses

  • • Boutique shops
  • • Antique stores
  • • Art galleries
  • • Local grocers

Education & Schools

Private schools are highly rated; public options are competitive but limited within the district
Overall School Rating

Elementary Schools

  • • McGehee School (private)
  • • Lusher Charter School (nearby)

Middle Schools

  • • Trinity Episcopal School (private)
  • • Lusher Charter School (nearby)

High Schools

  • • Isidore Newman School (private)
  • • Benjamin Franklin High School (public, selective)

Private Schools

  • • McGehee School
  • • Trinity Episcopal School
  • • Isidore Newman School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • St. Charles Avenue streetcar
  • • RTA bus lines

Major Roads

  • • St. Charles Avenue
  • • Magazine Street
  • • Louisiana Avenue
  • • Jackson Avenue

Commute & Walkability

Commute Times10–20 minutes to CBD/French Quarter by car or streetcar; 30–40 minutes to airport
WalkabilityExcellent; most daily needs within walking distance
ParkingOn-street parking is common; some homes have off-street parking or driveways

Marketing Intelligence

Target Buyer Types

  • Affluent professionals
  • Retirees
  • Families
  • Second-home buyers
  • Luxury investors

Key Selling Points

  • Historic architecture
  • Prestigious address
  • Walkability
  • Proximity to dining/shopping
  • Strong community identity

Pricing Considerations

Price competitively given recent softening; highlight unique features to justify premium

Common Objections & Response Strategies

Objection: Older homes may require costly maintenance or updates

Response Strategy:

Highlight recent renovations, home warranties, and reputable local contractors

Objection: Flood risk and insurance costs

Response Strategy:

Provide flood zone maps, recent mitigation efforts, and insurance quotes

Objection: Limited public school options

Response Strategy:

Emphasize proximity to top-rated private and charter schools

Objection: Parking limitations

Response Strategy:

Point out available off-street parking or nearby garage options

Investment Insights

Investment Potential

Appreciation Potential

Moderate; historic value supports long-term appreciation, but recent softening in prices[1][3]

Rental Demand

Strong for luxury and historic rentals; short-term rental restrictions apply

Buyer Competition

Neutral; balanced market with stable demand[1]

Best For

  • Luxury buyers
  • Historic home enthusiasts
  • Families seeking walkability
  • Investors in high-end rentals

Potential Concerns

  • Older home maintenance costs
  • Flood insurance
  • Short-term rental regulations

Professional Recommendations

1

Educate buyers on historic home ownership and maintenance

2

Leverage professional photography to highlight architectural details

3

Network with local preservation societies for buyer leads

4

Stay informed on short-term rental regulations and flood insurance changes

5

Host open houses during peak tourist seasons to attract out-of-town buyers

Competitive Analysis

Comparable Markets

  • Uptown
  • Faubourg Marigny
  • French Quarter
  • Lower Garden District

Market Positioning

Premium, historic, and walkable; appeals to buyers seeking authenticity and luxury

Competitive Advantages

  • Prestige and historic cachet
  • Walkability
  • Architectural integrity

Price Comparison

Significantly higher than city median ($340,000); premium justified by location and historic value[2][4]

Investment Metrics

2.5–4% for luxury long-term rentals (lower than city average due to high entry price)
Cap Rates
3–4% gross yields; higher for well-renovated properties
Rental Yields
High (30–35); reflects luxury market
Price-to-Rent
Modest; best for appreciation and prestige, not high cash flow
Cash Flow
Stable to modest growth; historic value supports long-term resilience
Appreciation

Buyer Journey Insights

First-Time Buyers

Less common due to high prices; may be attracted by smaller condos or townhomes

Move-Up Buyers

Common; families seeking more space and prestige

Downsizers

Attracted to walkability and amenities; may seek smaller historic homes

Investors

Focus on luxury rentals or historic property appreciation

Relocators

Drawn by neighborhood reputation, walkability, and lifestyle

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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