Wholesale Real Estate New Orleans, Louisiana
In New Orleans, the wholesaler who reaches a motivated owner first usually gets the contract. ForeclosuresDaily.com helps you find Orleans Parish owners dealing with probate, foreclosure, or divorce, so you can sign below market and assign the deal to a cash buyer instead of fighting over MLS listings.
New Orleans foreclosures go through Civil District Court, so a contract signed well before the sheriff's auction leaves time to bring in a buyer.
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New Orleans, Louisiana housing market at a glance
Local market snapshot
Market data: Realtor.com ZIP code data for New Orleans, October 2026. Zillow Home Value Index for Orleans Parish: $243,912 (down 1.9% from a year earlier), August 2026. View homes on Zillow.
New Orleans, LA by the numbers
Here is how New Orleans compares with Louisiana on the figures investors check first. All numbers come from the U.S. Census Bureau. They cover every home and renter in the city, not just homes for sale right now, so they usually run lower than the current listing prices and asking rents in the market snapshot.
| Measure | New Orleans | LA (state) |
|---|---|---|
| Population (July 1, 2025) | 362,154 | 4,618,189 |
| Population change since April 2020 | -5.7% | -0.9% |
| Median home value | $315,700 | $216,500 |
| Median gross rent | $1,251 | $1,064 |
| Median monthly owner cost (with mortgage) | $2,211 | $1,604 |
| Owner-occupied homes | 51.2% | 67.4% |
| Median household income | $56,631 | $60,756 |
What this means for investors in New Orleans
- Price vs. income: the median home costs about 5.6 times the median household income, compared with 3.6 times statewide. Higher ratios usually mean thinner buyer pools at the top of the market and more value in pricing discounts carefully.
- Rent vs. price: a year of median rent equals about 4.8% of the median home value (5.9% statewide). That is a thinner rent ratio than the state, so flips and wholesale assignments often pencil better than long-term rentals. This is a rough gross figure before taxes, insurance and repairs.
- Renters: about 49% of occupied homes are renter-occupied (33% statewide). A larger renter share means more landlord-owned property, a common source of tired-landlord and absentee-owner leads.
- Population: the city shrank (-5.7%) between April 2020 and July 2025. A shrinking population can mean more vacant and inherited homes, so careful pricing and fast exits matter.
Source: U.S. Census Bureau QuickFacts, New Orleans, LA (American Community Survey 2020-2024 5-year estimates; population estimates July 1, 2025).
Why wholesale houses in New Orleans?
In New Orleans you control a house with a purchase agreement and an earnest money deposit instead of a mortgage, which keeps startup costs low. Your buyer handles the renovation and the crews, and plenty of assignments close in a few weeks.
How do you wholesale a house in New Orleans?
Expect a New Orleans assignment to move through these six stages, from first lead to paid fee:
- Find a distressed property
Pull Orleans Parish lists of owners with a pressing reason to sell, such as heirs, tired landlords, and owners in a foreclosure suit. - Run the numbers
Figure the after-repair value (ARV) from recent sales of similar houses in the same neighborhood, because the offer rests on it. - Sign a purchase contract
Reach a price with the owner that protects your buyer's margin and still pays your assignment fee. - Find a cash buyer
Take the signed contract to a rehabber, landlord, or cash buyer whose buy box it matches. - Assign the contract
Transfer your purchase rights to that buyer with a written assignment that includes your fee. - Collect your fee
The title company or closing attorney normally disburses your fee when the sale closes.
Motivated sellers who want to liquidate fast
For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in New Orleans, cross-referenced with tax rolls and property appraiser records.
Lead types to work
How should you calculate a New Orleans wholesale offer?
A New Orleans offer starts from the ARV, which is the house's value after it is renovated.
Buyers using the 70% Rule cap their price at 70% of ARV less repair costs. Your assignment fee has to come out of that cap, so the seller's contract price must be lower again.
Wholesale offer example
| Step | Amount |
|---|---|
| ARV | $304,500 |
| 70% of ARV − repairs ($24,000) | $189,150 |
| Your assignment fee | − $9,000 |
| Your contract price |
New Orleans ZIP codes for wholesalers
Work these New Orleans ZIP codes first, then add neighborhoods as your buyers tell you where they want to buy. Open any ZIP code to see its figures.
ZIP 70114 · New Orleans · $289,999 · Wholesale
Market snapshot: New Orleans (70114)
| Metric | Value |
|---|---|
| Median listing price | $289,999 ▲ 10% |
| Price per sq ft | $174 |
| Days on market | 96 days ▲ 4% |
| Median rent | $1,450 ▼ 9.4% |
| Active listings | 238 ▼ 6.5% |
| Gross rent yield | 6.0% |
Meanwhile, in 70114, the Zillow Home Value Index is $165,058 for August 2026, a 3.3% drop from a year earlier.
Investor note: The 70114 median price rose 10% over the year while inventory fell 6.5%. Pair each deal in this ZIP with a buyer who already knows its streets.
Max offer when the ARV equals the median price: $289,999 × 70% − $23,000 repairs = $179,999 max offer
Also see the full 70114 market report on Realtor.com →
Then view 70114 homes on Zillow →
ZIP 70115 · Uptown · $475,000 · Flip
Market snapshot: Uptown (70115)
| Metric | Value |
|---|---|
| Median listing price | $475,000 ▲ 8.6% |
| Price per sq ft | $326 |
| Days on market | 70 days ▼ 20.9% |
| Median rent | $1,750 ▼ 2.8% |
| Active listings | 218 ▼ 19.2% |
| Gross rent yield | 4.4% |
In addition, Uptown's 70115 has a Zillow Home Value Index of $525,936 as of August 2026, up 1.1% from a year earlier.
Investor note: In particular, Uptown homes sell faster than any others on this list. With the median up 8.6% and inventory down 19.2%, the 70115 deals worth assigning come from off-market owners who accept a deep discount.
Max offer when the ARV equals the median price: $475,000 × 70% − $38,000 repairs = $294,500 max offer
Also see the full 70115 market report on Realtor.com →
Then view 70115 homes on Zillow →
ZIP 70116 · French Quarter · $387,000 · Negotiate
Market snapshot: French Quarter (70116)
| Metric | Value |
|---|---|
| Median listing price | $387,000 ▼ 2.5% |
| Price per sq ft | $419 |
| Days on market | 117 days ▲ 25% |
| Median rent | $1,725 ▲ 1.5% |
| Active listings | 279 ▼ 11% |
| Gross rent yield | 5.3% |
Similarly, the French Quarter's 70116 posts a Zillow Home Value Index of $310,807 for August 2026, a 5.1% gain over the prior year.
Investor note: In particular, the French Quarter has the highest price per square foot on this list. The median price dipped 2.5% and inventory fell 11%, so confirm a cash buyer before you sign a 70116 contract.
Max offer when the ARV equals the median price: $387,000 × 70% − $31,000 repairs = $239,900 max offer
Also see the full 70116 market report on Realtor.com →
Then view 70116 homes on Zillow →
ZIP 70117 · Faubourg Marigny · $219,000 · Negotiate
| Metric | Value |
|---|---|
| Median listing price | $219,000 ▼ 12.4% |
| Price per sq ft | $156 |
| Days on market | 105 days ▲ 6.1% |
| Median rent | $1,472 ▼ 1.9% |
| Active listings | 482 ▲ 3.3% |
| Gross rent yield | 8.1% |
Also, Faubourg Marigny (70117) shows a Zillow Home Value Index of $173,632 as of August 2026, down 1.2% from a year earlier.
Investor note: In particular, Faubourg Marigny has the largest inventory on the list, giving you more owners to contact. The median price fell 12.4% while inventory rose 3.3%, so set ARV from 70117 sales alone.
Max offer when the ARV equals the median price: $219,000 × 70% − $18,000 repairs = $135,300 max offer
Also see the full 70117 market report on Realtor.com →
Then view 70117 homes on Zillow →
ZIP 70118 · Broadmoor · $350,000 · Wholesale
Market snapshot: Broadmoor (70118)
| Metric | Value |
|---|---|
| Median listing price | $350,000 ▲ 7.7% |
| Price per sq ft | $241 |
| Days on market | 71 days ▼ 11.3% |
| Median rent | $1,900 ▼ 2.6% |
| Active listings | 233 ▼ 15.4% |
| Gross rent yield | 6.5% |
Moreover, Broadmoor's 70118 has a Zillow Home Value Index of $356,572 for August 2026, up a slight 0.1%.
Investor note: In particular, in 70118 the median price climbed 7.7% and inventory dropped 15.4%. Few listings means probate and pre-foreclosure leads are the best place to start in Broadmoor.
Max offer when the ARV equals the median price: $350,000 × 70% − $28,000 repairs = $217,000 max offer
Also see the full 70118 market report on Realtor.com →
Then view 70118 homes on Zillow →
ZIP 70119 · Faubourg St. John · $304,500 · Negotiate
| Metric | Value |
|---|---|
| Median listing price | $304,500 ▼ 3.1% |
| Price per sq ft | $220 |
| Days on market | 87 days ▲ 1.7% |
| Median rent | $1,500 ▼ 5.7% |
| Active listings | 275 ▼ 20% |
| Gross rent yield | 5.9% |
Meanwhile, Faubourg St. John (70119) reads $291,869 on the Zillow Home Value Index for August 2026, 3.1% below a year earlier.
Investor note: In particular, Faubourg St. John's median price is also down 3.1%, and inventory has fallen 20%. With supply this tight, a 70119 assignment fee only works if you buy well under retail.
Max offer when the ARV equals the median price: $304,500 × 70% − $24,000 repairs = $189,150 max offer
Also see the full 70119 market report on Realtor.com →
Then view 70119 homes on Zillow →
ZIP 70122 · Gentilly · $299,999 · Wholesale
Market snapshot: Gentilly (70122)
| Metric | Value |
|---|---|
| Median listing price | $299,999 ▼ 0.1% |
| Price per sq ft | $171 |
| Days on market | 82 days ▲ 6.3% |
| Median rent | $1,500 ▼ 11.8% |
| Active listings | 275 ▼ 9.3% |
| Gross rent yield | 6.0% |
In addition, Gentilly's 70122 has a Zillow Home Value Index of $219,663 as of August 2026, down 4.3% year over year.
Investor note: In particular, the 70122 median price is down just 0.1% while inventory dropped 9.3%. Absentee owners in this part of Gentilly are a good target for direct mail.
Max offer when the ARV equals the median price: $299,999 × 70% − $24,000 repairs = $185,999 max offer
Also see the full 70122 market report on Realtor.com →
Then view 70122 homes on Zillow →
ZIP 70126 · Gentilly · $170,000 · Negotiate
Market snapshot: Gentilly (70126)
| Metric | Value |
|---|---|
| Median listing price | $170,000 ▼ 5.1% |
| Price per sq ft | $106 |
| Days on market | 103 days ▲ 2.5% |
| Median rent | $1,540 ▲ 2.7% |
| Active listings | 205 ▲ 10.1% |
| Gross rent yield | 10.9% |
Similarly, in 70126, also in Gentilly, the Zillow Home Value Index is $151,811 for August 2026, up 0.5% from a year earlier.
Investor note: In particular, 70126 has the lowest entry price in this group, which suits wholesaling and a first flip. The median price slid 5.1% while inventory grew 10.1%, so landlords selling here may welcome a fast cash offer.
Max offer when the ARV equals the median price: $170,000 × 70% − $14,000 repairs = $105,000 max offer
Also see the full 70126 market report on Realtor.com →
Then view 70126 homes on Zillow →
ZIP 70130 · Garden District · $399,000 · Negotiate
Market snapshot: Garden District (70130)
| Metric | Value |
|---|---|
| Median listing price | $399,000 ▼ 10.3% |
| Price per sq ft | $352 |
| Days on market | 103 days ▲ 12% |
| Median rent | $2,000 |
| Active listings | 253 ▲ 3% |
| Gross rent yield | 6.0% |
Also, the Garden District's 70130 shows a Zillow Home Value Index of $438,795 as of August 2026, up 4.1% from a year earlier.
Investor note: In particular, the 70130 median price fell 10.3% while inventory rose 3%. Code-violation records are a practical way to spot distressed Garden District houses.
Max offer when the ARV equals the median price: $399,000 × 70% − $32,000 repairs = $247,300 max offer
Also see the full 70130 market report on Realtor.com →
Then view 70130 homes on Zillow →
ZIP 70131 · New Orleans · $279,900 · Negotiate
Market snapshot: New Orleans (70131)
| Metric | Value |
|---|---|
| Median listing price | $279,900 ▼ 5.6% |
| Price per sq ft | $128 |
| Days on market | 94 days ▲ 34.8% |
| Median rent | $1,500 ▼ 16.7% |
| Active listings | 252 ▼ 1.2% |
| Gross rent yield | 6.4% |
Moreover, in 70131, the Zillow Home Value Index is $212,760 for August 2026, a 2.6% decline from a year before.
Investor note: In particular, the 70131 median price has fallen 5.6% in a year. Work out your number with the 70% Rule before you talk price with an owner here.
Max offer when the ARV equals the median price: $279,900 × 70% − $22,000 repairs = $173,930 max offer
Also see the full 70131 market report on Realtor.com →
Then view 70131 homes on Zillow →
For gross rent yield, take 12 months of median rent and divide by the median listing price; New Orleans max offer figures assume repairs at 8% of the median price.
How do New Orleans wholesalers build a buyers list?
Build your New Orleans buyers list before you sign anything. Focus on cash buyers who close quickly, including rehabbers, landlords, and small builders.
How do contract assignments work in Louisiana?
New Orleans, Louisiana Wholesale Real Estate
How is wholesaling in New Orleans different?
The core math starts with ARV and buyer demand
Neighborhood targeting gives your lead strategy direction
Common investor search zones include:
Where do off-market leads come from?
A practical targeted real estate lead generation plan may combine:
Heirs, FSBO sellers, and distressed owners require a careful approach
Building a buyer list turns leads into closings
Compliance is part of the business model
Tax sales and distressed property research need extra caution
A practical workflow for wholesale real estate in New Orleans
The takeaway for wholesale homes in New Orleans
ForeclosuresDaily off-market opportunities before your competition
New Orleans at a glance
Louisiana foreclosures go through the courts, usually by a faster ’executory process.’ The court orders the sheriff to seize and auction the home after newspaper notice at least 30 days before the sale, and there is no right to buy it back afterward. Reaching New Orleans owners early gives a wholesaler time to assign the contract.
What changed recently: A 2024 constitutional amendment and Act 411 of 2025, in effect since January 1, 2026, overhauled Louisiana tax sales. Interest on delinquent taxes is capped at 1% a month and the penalty at 5%, and owners must have a way to claim excess proceeds when a tax lien is enforced.
Sources: U.S. Census Bureau QuickFacts, New Orleans city, Louisiana (2020 to 2024 American Community Survey; population estimate for July 1, 2025) and state foreclosure law summary.
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
Why off-market deals work
Common questions about wholesaling in New Orleans
What are the first steps to wholesale a New Orleans house?
Is wholesaling legal in Louisiana?
What can a wholesaler earn on a New Orleans deal?
Where are the lowest-priced New Orleans ZIP codes in this guide?
How do New Orleans homes reach a sheriff's sale?
Get New Orleans wholesale leads today
Targeted off-market data for New Orleans, Uptown, the French Quarter, and nearby neighborhoods.