New Orleans, Louisiana · Wholesaling

Wholesale Real Estate New Orleans, Louisiana

Wholesale real estate in New Orleans rewards investors who reach motivated sellers first. Instead of competing on the MLS, ForeclosuresDaily.com helps you find owners facing probate, foreclosure, or divorce, so you can sign a discounted contract and assign it to a cash buyer.

Assign contractsCash buyersProbate leadsPre-foreclosureAbsentee owners

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New Orleans, Louisiana wholesale real estate map by area and ZIP code
$304,500
Median listing price
2,710
Active listings in these New Orleans ZIP codes
96 days
Average time on market
$1,540
Median rent

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.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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Local market snapshot

Why wholesale real estate in New Orleans?

Wholesaling needs little capital because you control a property with a contract and an earnest money deposit, not a mortgage. In addition, your buyer handles the repairs, so you never manage contractors, and many assignments close in weeks rather than months.

New Orleans has about 383,997 residents (2020 census) and sits in Orleans Parish. The ZIP codes with the most homes for sale today are 70117, 70116, and 70119, so that is where most motivated sellers are.

New Orleans wholesale real estate investors finding off-market deals
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Shannon Thompson
Investor · Joe Homebuyer of Atlanta

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Step-by-step

How does wholesaling real estate work in New Orleans?

Every wholesale deal follows the same path, from the first lead to the assignment fee:

Find a distressed property

Initially, use targeted lead generation to find owners with a reason to sell, such as heirs, tired landlords, or owners facing foreclosure.

Run the numbers

Next, estimate the after-repair value (ARV) from nearby sales, because your offer depends on it.

Sign a purchase contract

Then agree on a price that leaves room for your buyer’s profit as well as your assignment fee.

Find a cash buyer

After that, match the deal with a flipper, landlord, or other cash buyer from your list.

Assign the contract

In addition, transfer your rights under the contract to the buyer in exchange for your fee.

Collect your fee

Finally, the title company or closing attorney usually pays your assignment fee at closing.

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Targeted real estate lead generation

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.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Anthony Coletti
Real estate investor

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Find a deal

How do you calculate a wholesale offer in New Orleans?

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

For instance, here is the math using the New Orleans ZIP code median listing price as the ARV, an 8% repair budget, and a typical assignment fee.

Wholesale offer example

ARV$304,500
70% of ARV − repairs ($24,000)$189,150
Your assignment fee− $9,000
Your contract price$180,150
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Zip codes

New Orleans ZIP codes to watch

Start your search in these New Orleans ZIP codes, and then expand as you learn which areas your buyers want. Next, choose a ZIP code from the menu to open its investing data.

New OrleansZIP 70114$289,999Wholesale

New Orleans (70114) market snapshot

$289,999 ▲ 10%Median listing price
$174Price per sq ft
96 days ▲ 4%Days on market
$1,450 ▼ 9.4%Median rent
238 ▼ 6.5%Active listings
6.0%Gross rent yield

In addition, the Zillow Home Value Index is $165,058 (down 3.3% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is up 10% from a year earlier, and inventory is down 6.5%. Then match each deal here with a buyer who knows the area.

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 →

UptownZIP 70115$475,000Flip

Uptown (70115) market snapshot

$475,000 ▲ 8.6%Median listing price
$326Price per sq ft
70 days ▼ 20.9%Days on market
$1,750 ▼ 2.8%Median rent
218 ▼ 19.2%Active listings
4.4%Gross rent yield

In addition, the Zillow Home Value Index is $525,936 (up 1.1% from a year earlier) as of August 2026.

Investor note: Homes sell faster here than anywhere else on the list. Meanwhile, the median price is up 8.6% from a year earlier, and inventory is down 19.2%. As a result, focus on deep discounts from off-market sellers.

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 →

French QuarterZIP 70116$387,000Negotiate

French Quarter (70116) market snapshot

$387,000 ▼ 2.5%Median listing price
$419Price per sq ft
117 days ▲ 25%Days on market
$1,725 ▲ 1.5%Median rent
279 ▼ 11%Active listings
5.3%Gross rent yield

In addition, the Zillow Home Value Index is $310,807 (up 5.1% from a year earlier) as of August 2026.

Investor note: Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is down 2.5% from a year earlier, and inventory is down 11%. Therefore, line up cash buyers before you sign a contract here.

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 →

Faubourg MarignyZIP 70117$219,000Negotiate

Faubourg Marigny (70117) market snapshot

$219,000 ▼ 12.4%Median listing price
$156Price per sq ft
105 days ▲ 6.1%Days on market
$1,472 ▼ 1.9%Median rent
482 ▲ 3.3%Active listings
8.1%Gross rent yield

In addition, the Zillow Home Value Index is $173,632 (down 1.2% from a year earlier) as of August 2026.

Investor note: Largest inventory on the list, so there are more owners to reach. Meanwhile, the median price is down 12.4% from a year earlier, and inventory is up 3.3%. For this reason, compare ARV within this ZIP code rather than across the whole market.

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 →

BroadmoorZIP 70118$350,000Wholesale

Broadmoor (70118) market snapshot

$350,000 ▲ 7.7%Median listing price
$241Price per sq ft
71 days ▼ 11.3%Days on market
$1,900 ▼ 2.6%Median rent
233 ▼ 15.4%Active listings
6.5%Gross rent yield

In addition, the Zillow Home Value Index is $356,572 (up 0.1% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is up 7.7% from a year earlier, and inventory is down 15.4%. Because of this, pull probate and pre-foreclosure leads here first.

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 →

Faubourg St. JohnZIP 70119$304,500Negotiate

Faubourg St. John (70119) market snapshot

$304,500 ▼ 3.1%Median listing price
$220Price per sq ft
87 days ▲ 1.7%Days on market
$1,500 ▼ 5.7%Median rent
275 ▼ 20%Active listings
5.9%Gross rent yield

In addition, the Zillow Home Value Index is $291,869 (down 3.1% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is down 3.1% from a year earlier, and inventory is down 20%. Consequently, assignment fees here depend on buying well below 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 →

GentillyZIP 70122$299,999Wholesale

Gentilly (70122) market snapshot

$299,999 ▼ 0.1%Median listing price
$171Price per sq ft
82 days ▲ 6.3%Days on market
$1,500 ▼ 11.8%Median rent
275 ▼ 9.3%Active listings
6.0%Gross rent yield

In addition, the Zillow Home Value Index is $219,663 (down 4.3% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is down 0.1% from a year earlier, and inventory is down 9.3%. In addition, absentee owners here are worth a direct mail campaign.

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 →

GentillyZIP 70126$170,000Negotiate

Gentilly (70126) market snapshot

$170,000 ▼ 5.1%Median listing price
$106Price per sq ft
103 days ▲ 2.5%Days on market
$1,540 ▲ 2.7%Median rent
205 ▲ 10.1%Active listings
10.9%Gross rent yield

In addition, the Zillow Home Value Index is $151,811 (up 0.5% from a year earlier) as of August 2026.

Investor note: Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is down 5.1% from a year earlier, and inventory is up 10.1%. Meanwhile, tired landlords here may welcome a quick 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 →

Garden DistrictZIP 70130$399,000Negotiate

Garden District (70130) market snapshot

$399,000 ▼ 10.3%Median listing price
$352Price per sq ft
103 days ▲ 12%Days on market
$2,000Median rent
253 ▲ 3%Active listings
6.0%Gross rent yield

In addition, the Zillow Home Value Index is $438,795 (up 4.1% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is down 10.3% from a year earlier, and inventory is up 3%. Also, check code-violation records here for distressed homes.

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 →

New OrleansZIP 70131$279,900Negotiate

New Orleans (70131) market snapshot

$279,900 ▼ 5.6%Median listing price
$128Price per sq ft
94 days ▲ 34.8%Days on market
$1,500 ▼ 16.7%Median rent
252 ▼ 1.2%Active listings
6.4%Gross rent yield

In addition, the Zillow Home Value Index is $212,760 (down 2.6% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is down 5.6% from a year earlier. So, price your offer with the 70% Rule before you negotiate.

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 →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield
Probate investor · Los Angeles

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Cash buyers

How do you build your buyers list in New Orleans?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

What does assigning contracts mean in Louisiana?

Assigning contracts means transferring your rights as the buyer under a purchase agreement to another investor. However, the rules differ by state, so review your contracts with a Louisiana real estate attorney before you start.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

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Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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Wholesale guide

Wholesale Real Estate New Orleans Louisiana

What makes Wholesale Real Estate 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

Phillip Warrick, ForeclosuresDaily.com customer

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Phillip Warrick
Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

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ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

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More guides

More wholesaling guides in Louisiana

Compare nearby markets before you choose where to farm. In addition, our state-by-state guide covers every market we track.

Also, see Wholesaling Real Estate for Profit for the profit math and guides in every state.

FAQ

Wholesaling questions for New Orleans

How do you wholesale real estate in New Orleans?

First of all, find a motivated seller through probate, pre-foreclosure, or absentee-owner leads. Then sign a contract at a discount, and finally assign it to a cash buyer for a fee.

Is wholesaling legal in Louisiana?

Wholesaling is legal in most states, but the rules vary. For example, some states require disclosures or a license for certain activities, so have a Louisiana real estate attorney review your contracts.

How much can you make wholesaling in New Orleans?

Assignment fees vary by deal. For instance, a fee of about 3% on a home priced near the New Orleans median of $304,500 would be roughly $9,000.

Which New Orleans ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 70126 (Gentilly) at $170,000, 70117 (Faubourg Marigny) at $219,000, and 70131 (New Orleans) at $279,900, based on Realtor.com data from October 2026.

Where do New Orleans foreclosures come from?

Most start with missed mortgage payments, so pre-foreclosure filings appear months before an auction. As a result, investors who reach owners early can buy before the home is listed.

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