New Orleans is one of the great American cities for historic homes — Creole cottages, Greek Revival mansions, shotgun singles and doubles, and Victorian gems on oak-lined streets. But buying an older home here comes with a few questions you won’t face in most markets. Here’s what to understand before you fall in love.
Flood zones and elevation
Every property in the New Orleans area sits in a FEMA flood zone, and the specific zone — along with the home’s elevation certificate — has a real impact on both your insurance and your risk. Two houses on the same block can carry very different flood profiles depending on how high they sit. Always ask for the elevation certificate, and factor flood insurance into your budget from day one.
Insurance realities
Homeowners and flood insurance in Louisiana have shifted a great deal in recent years. Premiums vary widely based on the roof, elevation, wind-mitigation features, and claims history. Get quotes early — ideally before you’re under contract — so there are no surprises at closing.
The character is worth it
Old New Orleans homes reward buyers who go in informed. Original heart-pine floors, plaster medallions, and cypress millwork are irreplaceable — and with the right guidance on inspections, renovation potential, and preservation guidelines, a historic home can be both a joy to live in and a sound investment.
Thinking about a historic home? Let’s talk — I’ll help you read each property’s condition, value, and risk clearly.