Looking beyond New Orleans’ famed charm, I’ve discovered Louisiana’s real estate market holds remarkable financial opportunities. Based on the Zillow Home Value Index, I’ve analyzed home values across the state’s top 25 most expensive neighborhoods to uncover their impressive growth trajectories.
While the Garden District and Audubon maintain their elite status with values approaching $900,000, it’s neighborhoods like East Riverside and Lakewood that tell the true investment story, with 15-year growth rates exceeding 110%—more than doubling their values since 2010.
The data reveals a resilient Louisiana market where select neighborhoods have outperformed many national metrics, particularly those in Orleans Parish, which dominates the top rankings. You’ll find the complete breakdown below, ranked from lowest to highest current value.
25. Black Pearl
- 2025 Home Value: $402,438
- 2020 Home Value: $348,133
- 2015 Home Value: $261,247
- 2010 Home Value: $216,403
- % Change (2010–2025): 86.0%
- % Change (2015–2025): 54.0%
- % Change (2020–2025): 15.6%
Black Pearl’s financial performance has been nothing short of remarkable, with its value nearly doubling over the past 15 years and maintaining solid growth momentum even in recent years. The consistent 15.6% appreciation since 2020 outpaces inflation significantly, making it a standout investment in New Orleans’ competitive market. Located along the Mississippi River just west of Tulane University, this compact neighborhood offers both historic charm and strong appreciation potential.
24. Marigny
- 2025 Home Value: $407,533
- 2020 Home Value: $402,943
- 2015 Home Value: $290,441
- 2010 Home Value: $229,589
- % Change (2010–2025): 77.5%
- % Change (2015–2025): 40.3%
- % Change (2020–2025): 1.1%
Marigny’s investment profile shows impressive long-term growth with values increasing 77.5% since 2010, though its recent performance has slowed to just 1.1% over the past five years. This neighborhood experienced its most substantial appreciation between 2015-2020, suggesting it may be entering a consolidation phase after years of rapid growth. Situated just downriver from the French Quarter, this historic district combines Creole architecture with a vibrant arts scene that continues to attract both residents and investors.
23. South Beverly Knoll
- 2025 Home Value: $415,743
- 2020 Home Value: $450,748
- 2015 Home Value: $341,761
- 2010 Home Value: N/A
- % Change (2010–2025): N/A
- % Change (2015–2025): 21.6%
- % Change (2020–2025): -7.8%
South Beverly Knoll presents an intriguing financial case with its 21.6% appreciation since 2015 contrasting sharply with a 7.8% decline in the past five years. This price correction may represent a buying opportunity for long-term investors looking to enter this Jefferson Parish market before its next growth cycle begins. Located in Metairie with easy access to New Orleans proper, this suburban enclave offers larger lot sizes and a quieter residential atmosphere compared to its Orleans Parish counterparts.
22. Kleinpeter
- 2025 Home Value: $416,754
- 2020 Home Value: $346,687
- 2015 Home Value: $320,237
- 2010 Home Value: $321,647
- % Change (2010–2025): 29.6%
- % Change (2015–2025): 30.1%
- % Change (2020–2025): 20.2%
Kleinpeter’s financial trajectory shows accelerating appreciation with its most impressive gains occurring in the last five years at 20.2%, outpacing its 15-year performance of 29.6%. This Baton Rouge neighborhood demonstrates remarkable stability, having weathered the post-2008 housing challenges with minimal impact before entering a strong growth phase. Situated in the southeastern section of East Baton Rouge Parish, this area offers larger homes on spacious lots, providing value that continues to attract upscale buyers from Louisiana’s capital region.
21. Marlyville-Fontainebleau
- 2025 Home Value: $419,312
- 2020 Home Value: $406,808
- 2015 Home Value: $331,603
- 2010 Home Value: $234,996
- % Change (2010–2025): 78.4%
- % Change (2015–2025): 26.4%
- % Change (2020–2025): 3.1%
Marlyville-Fontainebleau exhibits the classic investment pattern of high initial growth followed by a maturing phase, with early investors enjoying a 78.4% return since 2010 while recent buyers seeing more modest 3.1% gains. The neighborhood’s value appears to be stabilizing after reaching a premium price point, suggesting it may offer reliability rather than rapid appreciation for new investors. Located uptown near Tulane and Loyola Universities, this residential pocket combines oak-lined streets with proximity to the St. Charles Avenue streetcar line, creating enduring appeal for both homeowners and rental property investors.
20. French Quarter
- 2025 Home Value: $432,625
- 2020 Home Value: $463,784
- 2015 Home Value: $380,521
- 2010 Home Value: $348,565
- % Change (2010–2025): 24.1%
- % Change (2015–2025): 13.7%
- % Change (2020–2025): -6.7%
The French Quarter’s investment story reveals the volatility inherent in tourism-dependent property markets, with values declining 6.7% since 2020 following the pandemic’s impact on visitor-driven economies. Despite this recent correction, the area’s unique historical significance and limited inventory have maintained a 24.1% appreciation over the 15-year span. As New Orleans’ most famous district and the heart of the city’s 300-year history, the French Quarter combines commercial viability with residential exclusivity, offering a specialized investment opportunity despite its recent performance challenges.
19. Irish Channel
- 2025 Home Value: $443,077
- 2020 Home Value: $401,192
- 2015 Home Value: $286,190
- 2010 Home Value: $228,949
- % Change (2010–2025): 93.5%
- % Change (2015–2025): 54.8%
- % Change (2020–2025): 10.4%
Irish Channel emerges as a financial powerhouse in the New Orleans market, nearly doubling in value since 2010 with a 93.5% appreciation rate while maintaining double-digit growth of 10.4% even in the past five years. The neighborhood’s consistent performance across all time periods suggests ongoing demand rather than speculative booms, indicating sustainable long-term value. Located adjacent to the Garden District with a more accessible price point, this former working-class neighborhood has transformed through gentrification while maintaining its distinctive architectural character and close-knit community feel.
18. St. Thomas
- 2025 Home Value: $443,953
- 2020 Home Value: N/A
- 2015 Home Value: N/A
- 2010 Home Value: N/A
- % Change (2010–2025): N/A
- % Change (2015–2025): N/A
- % Change (2020–2025): N/A
St. Thomas represents an emerging investment opportunity with insufficient historical data to track long-term trends, suggesting this is a newer or recently redeveloped area now commanding premium pricing. The current valuation above $440,000 positions it firmly in New Orleans’ luxury market despite its lack of historical comparison points. Situated in the Lower Garden District adjacent to the Mississippi River, this neighborhood has undergone significant redevelopment following the conversion of former public housing into mixed-income developments, creating an entirely new market dynamic in this historically significant area.
17. East Carollton
- 2025 Home Value: $448,062
- 2020 Home Value: $416,508
- 2015 Home Value: $324,215
- 2010 Home Value: $247,368
- % Change (2010–2025): 81.1%
- % Change (2015–2025): 38.2%
- % Change (2020–2025): 7.6%
East Carollton’s financial performance demonstrates remarkable consistency, with its 81.1% fifteen-year appreciation complemented by steady mid-term and recent growth figures that indicate sustained market strength. The 7.6% gain since 2020 represents a healthy return above inflation, suggesting the neighborhood continues to attract investment despite reaching a mature price point. Nestled within the university district of New Orleans with oak-lined Carrollton Avenue as its spine, this neighborhood combines historic homes with proximity to both Tulane and Loyola, creating a stable rental market alongside growing owner-occupant demand.
16. Lake Terrace and Oaks
- 2025 Home Value: $451,845
- 2020 Home Value: $416,595
- 2015 Home Value: $346,008
- 2010 Home Value: $330,089
- % Change (2010–2025): 36.9%
- % Change (2015–2025): 30.6%
- % Change (2020–2025): 8.5%
Lake Terrace and Oaks presents an investment profile of accelerating growth, with modest early appreciation giving way to increasingly stronger returns in recent periods, culminating in a solid 8.5% gain since 2020. This neighborhood’s recovery and growth pattern suggests strengthening market fundamentals rather than speculative interest. Located adjacent to Lake Pontchartrain on higher ground that largely escaped Katrina’s worst flooding, this exclusive enclave features mid-century modern homes and newer construction on generous lots, offering a suburban feel within Orleans Parish boundaries.
15. Metaire Lakefront
- 2025 Home Value: $465,324
- 2020 Home Value: $434,829
- 2015 Home Value: $362,614
- 2010 Home Value: $279,570
- % Change (2010–2025): 66.4%
- % Change (2015–2025): 28.3%
- % Change (2020–2025): 7.0%
Metaire Lakefront demonstrates a balanced investment profile with its substantial 66.4% fifteen-year appreciation complemented by continued growth across all time periods, including a respectable 7.0% gain since 2020. The neighborhood’s consistent performance across economic cycles suggests fundamental value rather than speculative interest drives its market. Located along Lake Pontchartrain in Jefferson Parish, this prestigious waterfront community offers larger homes with lake views and recreation access, attracting buyers seeking luxury amenities outside Orleans Parish tax and insurance structures.
14. East Riverside
- 2025 Home Value: $468,223
- 2020 Home Value: $427,132
- 2015 Home Value: $286,340
- 2010 Home Value: $220,108
- % Change (2010–2025): 112.7%
- % Change (2015–2025): 63.5%
- % Change (2020–2025): 9.6%
East Riverside emerges as one of Louisiana’s top-performing real estate markets with an extraordinary 112.7% appreciation since 2010, more than doubling investors’ capital while maintaining strong growth of 9.6% even in the past five years. This exceptional trajectory places it among the elite growth neighborhoods in the entire Southern region. Located adjacent to the Garden District with views of the Mississippi River, this once-overlooked area has transformed through targeted revitalization efforts and its strategic location near both downtown and the popular Magazine Street corridor.
13. Central Business District
- 2025 Home Value: $469,532
- 2020 Home Value: $541,159
- 2015 Home Value: $487,742
- 2010 Home Value: $383,438
- % Change (2010–2025): 22.5%
- % Change (2015–2025): -3.7%
- % Change (2020–2025): -13.2%
The Central Business District presents a cautionary investment case with its significant 13.2% value decline since 2020, reflecting pandemic-era challenges to urban core residential markets that have yet to fully recover. Despite this recent setback, the area still shows a positive 22.5% return over the full 15-year period, suggesting potential for value investors. Situated in the heart of downtown New Orleans, this neighborhood offers converted warehouses and new luxury developments in a walkable urban setting, but continues to face headwinds from changing work patterns and tourism fluctuations that have reshaped downtown residential demand.
12. City Park
- 2025 Home Value: $480,570
- 2020 Home Value: $467,631
- 2015 Home Value: $342,456
- 2010 Home Value: $266,086
- % Change (2010–2025): 80.6%
- % Change (2015–2025): 40.3%
- % Change (2020–2025): 2.8%
City Park’s financial story reveals impressive long-term growth with an 80.6% appreciation since 2010, though its recent performance has moderated to just 2.8% over the past five years as it reaches a mature price point. The neighborhood experienced its most dramatic growth between 2010-2020, suggesting early investors captured the majority of its appreciation curve. Bordering one of the nation’s largest urban parks, this desirable residential area combines historic homes with quick access to both outdoor recreation and the New Orleans Museum of Art, creating a quality-of-life premium that supports its high valuation.
11. Lakeview
- 2025 Home Value: $489,363
- 2020 Home Value: $456,885
- 2015 Home Value: $363,650
- 2010 Home Value: $240,484
- % Change (2010–2025): 103.5%
- % Change (2015–2025): 34.6%
- % Change (2020–2025): 7.1%
Lakeview stands as one of Louisiana’s most remarkable recovery stories, with values more than doubling since 2010 for a 103.5% return while maintaining solid 7.1% growth even in recent years. This complete transformation represents not just appreciation but comprehensive rebuilding following Katrina’s devastating impact on this below-sea-level neighborhood. Located between Lake Pontchartrain and City Park, this family-oriented community has emerged stronger from disaster with elevated new construction and improved infrastructure that has attracted a new generation of homeowners seeking suburban amenities within city limits.
10. Nicholson
- 2025 Home Value: $507,892
- 2020 Home Value: $402,418
- 2015 Home Value: $371,301
- 2010 Home Value: $362,908
- % Change (2010–2025): 40.0%
- % Change (2015–2025): 36.8%
- % Change (2020–2025): 26.2%
Nicholson demonstrates an accelerating growth pattern with its most impressive appreciation occurring recently—26.2% in just five years, far outpacing its longer-term metrics and suggesting strong momentum in this market. The neighborhood’s value remained remarkably stable through the post-2008 housing crisis before entering this current growth phase. Situated in Baton Rouge’s southern corridor near Louisiana State University, this upscale area benefits from proximity to both campus facilities and the city’s expanding medical district, driving demand from professionals seeking luxury housing with convenient access to major employers.
9. West Riverside
- 2025 Home Value: $543,751
- 2020 Home Value: $501,684
- 2015 Home Value: $375,071
- 2010 Home Value: $282,458
- % Change (2010–2025): 92.5%
- % Change (2015–2025): 45.0%
- % Change (2020–2025): 8.4%
West Riverside presents a compelling investment case with its powerful 92.5% appreciation since 2010 continuing through a healthy 8.4% growth in the past five years despite reaching a mature price point above $540,000. The neighborhood shows remarkable consistency across all time periods, indicating sustained demand rather than speculative interest. Located in uptown New Orleans between Magazine Street and the Mississippi River, this sought-after area combines historic architecture with walkability to premier shopping and dining districts, commanding premium prices from buyers seeking an authentic New Orleans lifestyle with upscale amenities.
8. Woodchase
- 2025 Home Value: $574,085
- 2020 Home Value: $456,594
- 2015 Home Value: $369,370
- 2010 Home Value: $342,776
- % Change (2010–2025): 67.5%
- % Change (2015–2025): 55.4%
- % Change (2020–2025): 25.7%
Woodchase emerges as Baton Rouge’s premier growth market with exceptional recent performance, delivering a remarkable 25.7% return since 2020—the highest five-year appreciation among Louisiana’s luxury neighborhoods. This accelerating growth curve suggests the area is still in the expansion phase of its market cycle rather than approaching maturity. Located in East Baton Rouge Parish’s southeastern growth corridor, this exclusive community offers larger homes on generous lots with amenities designed for Louisiana’s political and business elite, attracting buyers seeking prestige without the traditional New Orleans price premium.
7. Touro
- 2025 Home Value: $592,289
- 2020 Home Value: $553,717
- 2015 Home Value: $423,889
- 2010 Home Value: $304,733
- % Change (2010–2025): 94.4%
- % Change (2015–2025): 39.7%
- % Change (2020–2025): 7.0%
Touro exemplifies premium neighborhood performance with values nearly doubling since 2010 for a 94.4% return while maintaining solid 7.0% growth even after reaching the elite $590,000+ price point in the past five years. The consistent appreciation across all time periods suggests fundamental value rather than market speculation drives this neighborhood. Nestled in New Orleans’ uptown area between St. Charles Avenue and Magazine Street, this historic district features meticulously maintained 19th-century homes and proximity to Touro Infirmary, attracting medical professionals and executives seeking both prestige and walkability.
6. Uptown
- 2025 Home Value: $616,194
- 2020 Home Value: $560,090
- 2015 Home Value: $444,693
- 2010 Home Value: $307,907
- % Change (2010–2025): 100.1%
- % Change (2015–2025): 38.6%
- % Change (2020–2025): 10.0%
Uptown delivers elite investment performance with values precisely doubling since 2010 for a 100.1% return while maintaining impressive double-digit growth of 10.0% even in the past five years at premium price points. This remarkable consistency across economic cycles demonstrates the enduring appeal of this prestigious address. Encompassing several smaller neighborhoods along St. Charles Avenue, Uptown represents New Orleans’ quintessential wealth corridor with its historic mansions, oak-lined streets, and iconic streetcar line, creating an address that commands consistent premium pricing regardless of broader market conditions.
5. Lake Shore-Lake Vista
- 2025 Home Value: $643,202
- 2020 Home Value: $560,575
- 2015 Home Value: $442,444
- 2010 Home Value: $327,594
- % Change (2010–2025): 96.3%
- % Change (2015–2025): 45.4%
- % Change (2020–2025): 14.7%
Lake Shore-Lake Vista demonstrates exceptional financial performance with its 96.3% appreciation since 2010 accelerating to 14.7% in just the past five years, indicating increasing momentum rather than a maturing market despite its premium pricing. This consistent growth across all timeframes suggests structural advantages rather than cyclical factors. Developed as planned communities along Lake Pontchartrain with distinctive curvilinear streets and pedestrian-friendly layouts, these connected neighborhoods offer larger mid-century homes on substantial lots with both waterfront access and elevation advantages that increasingly command premium prices in post-Katrina New Orleans.
4. Lakewood
- 2025 Home Value: $689,968
- 2020 Home Value: $601,691
- 2015 Home Value: $508,340
- 2010 Home Value: $308,522
- % Change (2010–2025): 123.6%
- % Change (2015–2025): 35.7%
- % Change (2020–2025): 14.7%
Lakewood stands as Louisiana’s financial performance leader with an extraordinary 123.6% appreciation since 2010—more than doubling investor capital while maintaining robust 14.7% growth even in recent years at ultra-premium price points. This exceptional trajectory places it among the elite growth neighborhoods in the entire Gulf South region. Located adjacent to Audubon Park with easy access to both universities and downtown, this exclusive gated community features larger homes on significant lots with private security—amenities that command increasing premiums in New Orleans’ luxury market.
3. Audubon
- 2025 Home Value: $775,562
- 2020 Home Value: $689,008
- 2015 Home Value: $572,963
- 2010 Home Value: $427,796
- % Change (2010–2025): 81.3%
- % Change (2015–2025): 35.4%
- % Change (2020–2025): 12.6%
Audubon’s investment profile showcases exceptional stability at ultra-premium price points, delivering 81.3% appreciation since 2010 while maintaining impressive 12.6% growth even in recent years despite average values approaching $800,000. This performance at such elevated valuations demonstrates the neighborhood’s irreplaceable market position. Surrounding the renowned Audubon Park and adjacent to prestigious universities, this premier New Orleans address features historic mansions, superior landscaping, and unparalleled access to cultural amenities—creating a blue-chip investment opportunity that continues to attract Louisiana’s highest-income households.
2. Garden District
- 2025 Home Value: $879,641
- 2020 Home Value: $796,456
- 2015 Home Value: $637,338
- 2010 Home Value: $469,120
- % Change (2010–2025): 87.5%
- % Change (2015–2025): 38.0%
- % Change (2020–2025): 10.4%
Garden District represents Louisiana’s premier investment market with its commanding $879,641 average value growing by 87.5% since 2010 while maintaining double-digit appreciation of 10.4% even in recent years at near-million-dollar price points. This remarkable performance confirms the neighborhood’s position as a blue-chip asset within the state’s real estate portfolio. Internationally renowned for its antebellum mansions and oak-lined streets, this architecturally significant district attracts not only Louisiana’s elite but national and international buyers seeking trophy properties with historical significance, creating a market that operates somewhat independently from regional economic cycles.
1. Metairie Club Gardens
- 2025 Home Value: $1,216,443
- 2020 Home Value: $1,882,132
- 2015 Home Value: N/A
- 2010 Home Value: N/A
- % Change (2010–2025): N/A
- % Change (2015–2025): N/A
- % Change (2020–2025): -35.4%
Metairie Club Gardens stands alone as Louisiana’s million-dollar-plus neighborhood, though its concerning 35.4% value decline since 2020 reflects significant market correction at this ultra-luxury price point. The absence of historical data makes longer-term analysis impossible, but the current trajectory suggests a recalibration in Louisiana’s highest-end market segment. Located in Metairie within Jefferson Parish, this exclusive enclave features estate-sized properties on meticulously landscaped grounds with private security patrols, offering a level of privacy and exclusivity unmatched elsewhere in the region despite its recent financial challenges.
