So You Want to Buy in New Orleans? Here's 8 Things You Actually Need to Know
- Elisa Cool Murphy
- 4 hours ago
- 6 min read
New Orleans isn’t like anywhere else—and that’s exactly why people fall for it. It’s a city where music pours from open doors, neighbors become family, and the unexpected feels normal. For some, it’s a once-in-a-lifetime visit. For others, it’s a gut feeling that never lets go. If you know, you know. And if you feel the pull to put down roots here—even part-time—you’re not alone.
Our clients tend to be smart, seasoned buyers. Many have bought and sold homes elsewhere, lived in major cities, or own multiple properties. But nearly every one of them—attorneys, agents, even fellow real estate pros—hits a moment mid-process where they go, “Wait, what?” Because for all the ways this place enchants you, the buying process here will challenge what you thought you knew.
That’s where we come in. Our job isn’t just to help you find a home. It’s to help you understand the whole experience—legal quirks, cultural rhythms, inspection realities, neighborhood nuance, and everything in between. You’re right to ask, What’s different about buying here? Let’s get into it.
Buying a home in New Orleans isn’t like buying anywhere else—and that’s kind of the point. The city has pull. You either feel it or you don’t. If you’ve been here and done that, you know what I mean.
I felt it. February 2016. By June, I was under contract on a house—sight unseen. I flew in right before closing, walked up to the door, laid my hand on it, and thought: Yep. This is it. Closed remotely. Quit my job. Gave notice. Moved in over July 4th weekend. Met my husband that Labor Day. Haven’t looked back since.
Sounds wild? Around here, it’s not. People feel called to this city. And when they do, things tend to happen fast. But what doesn't happen fast—or easily—is navigating real estate here if you're expecting it to be like other places. This city is layered. Messy. Historic. Magnetic. And its real estate process is no exception. If you’re serious about making this place your home (full time or part time), here’s what you really need to know.
🏛️ 1. Buying Real Estate Under Louisiana’s Community Law System
Let’s start with the obvious: Louisiana doesn’t follow the same legal system as the rest of the country. While community property law is practiced in other states (hello, California), the way it functions here is uniquely Louisiana. From succession (yes, like the show) to property transfer quirks, we do things differently—and it shows up in your contract, your title work, and your closing table. It affects everything from succession (yes, like the show) to spousal ownership to property transfer.
That’s why even experienced buyers—folks who’ve bought and sold in places like New York, California, Texas—call us in a panic halfway through their transaction here. I’ve worked with attorneys and agents from all over who are grateful they did.
Oh, and yes—some of our property laws date back to literal pirate days. One statute still allows you to disown your children for not paying ransom if you were kidnapped. Why? Property inheritance. Again: different.
🏘️ 2. Understanding New Orleans Neighborhoods and Lifestyles
New Orleans is a city of neighborhoods that feel more like small towns. We don’t say North/South—we say Lakeside or Riverside. The West Bank is east of the city. The logic is its own thing.
Everyone can get anywhere in 20 minutes, but where you live says everything. We help clients figure out what neighborhood fits their lifestyle—not the other way around. Love late nights, live music, corner store wine? Different answer than someone looking for a quiet street, a dog run, and a yard.
The good news? People are passionate about their neighborhoods and their neighbors. The bad news they can sometimes be harsh in their describing other neighborhoods. So, be wise and take it from a person who lives here. Listen to people about where they live, not where they wouldn't live.
Bonus curveball: there are no traditional school zones. Public schools are charter-based and admissions are lottery-style. You’re not alone in being confused—we’ve got you.
🌊 3. Flood Zones and Insurance: What You Need to Know
New Orleans doesn’t have “non-flood zones.” It has more likely and less likely. These zones affect your insurance rates, your mortgage, and sometimes your peace of mind. A good lender (we have them) will explain it. A great real estate agent (hi, that’s us) will make sure you're buying with your eyes open.
Want a deeper dive into why it rains, drains, and sometimes floods here? Here’s how New Orleans handles water →
. These zones affect your insurance rates, your mortgage, and sometimes your peace of mind. A good lender (we have them) will explain it. A great real estate agent (hi, that’s us) will make sure you're buying with your eyes open.
🏚️ 4. Buying a Historic Home? Here's How Inspections Work
Inspections here don’t come with a simple pass/fail. You’ll get a full write-up, warts and all. That’s expected, especially with older homes. (Many were built within 100 years of Louisiana becoming part of the U.S.)
We set up your general inspection, your termite inspection (you’ll want this), and your sewer scope (trust us, just do it). We also refer inspectors who respect our buyers and don’t mansplain their way through the process.
And just FYI—if there’s a bit of a lean in the floor? That’s normal. A four-inch differential is standard in historic raised homes here. It’s not broken, it’s breathing.
🛠️ 5. Renovating? We Know the Right People
Whether it’s a rotten sill, a bad beam, or something more aesthetic, we’ve got contractors who know these homes and know how to preserve their charm while fixing what needs fixing. We even have a team renovation specialist on staff to help you scope what’s worth doing—and what’s not.
And fun fact? I married a guy who owns a paint company. So not only do I know the best crews for the job, but mine literally cannot disappear from a project. We keep it all in-house, on track, and on your side.
We also negotiate the right repairs or credits on your behalf to make it doable—and to keep you focused on the big picture, not the punch list.
💰 6. Financing a Home in New Orleans: What to Expect
Our lenders build plans around your goals—not cookie-cutter pre-approvals. They’ll walk you through taxes, insurance, loan types, and even renovation financing when applicable. Our go-to team understands this market and appraises these homes the right way.
This isn’t about “getting approved”—it’s about getting set up for success.
🗺️ 7. How Title Work Protects Your Investment
Remember those pirates? Succession laws? You’ll want a title company that can sort through 300 years of land transfer. You don’t want a surprise claim or a missing heir situation. We’ve got VIP-level title partners who handle all that—clean, clear, and calm.
📈 8. Why Some Homes Sit and Others Fly Off the Market
It’s not just price. It’s who the buyers are, where they’re coming from, what matters to them. New Orleans has always welcomed waves of new residents, from colonists to creatives. What’s “weird” to one buyer is magic to another.
When you’re ready to go see a place, don’t go alone. Photos don’t show the smell, the lean, or the vibe. We do. And we know how to tell if something’s a hidden gem or just a headache in disguise.
💫 Final Word: If You Feel the Pull, You’ve Been Chosen
That tug in your chest? The one pulling you back here again and again? You’re not imagining it. This city is slow to trust—but when you show up for her, she shows up for you. Sometimes with a husband. Sometimes just with happiness. Accept her for who she is, and she'll show up for you.
Before you pop the champagne, grab this:How to move in like a local →
Either way, if you’re ready to make a home in New Orleans, we’re here to help you do it—with honesty, strategy, and heart.
👉 Make the move. We’ll help. Book your consultation →
Voted Neighborhood Favorite by Nextdoor the last three years, Cool Murphy is a top-producing, licensed real estate team based in New Orleans, brokered by Cool Murphy, LLC.
Celebrated for her next-level creative approach to real estate, Elisa Cool Murphy is an award-winning, top-performing real estate broker in New Orleans and the founder of Cool Murphy Real Estate.
Contact Her -
email: cool@coolmurphy.com
Facebook: @homeinneworleans
IG: @coolmurphynola
YouTube: @coolmurphynola
phone: 504-321-3194
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