The story of this market
The typical home in ZIP 70448 sells for about $483,000, or $215 per square foot.
Prices are up +20.7% from a year ago, so sellers still have some momentum. Homes take about 41 days to sell. HUD's fair market rent for a two-bedroom is $1,525 a month.
ZIP 70448 — Mandeville
The Mandeville housing market shows resilience with a significant year-over-year price increase, driven by high demand for quality suburban housing. While inventory remains tight, the market is balancing between buyer and seller interests, supported by strong local school ratings and economic stability. Current conditions reflect a steady, albeit competitive, environment for prospective homeowners.
This ZIP code is ideal for families seeking high-quality schools and a suburban lifestyle, as well as professionals commuting to the Northshore or New Orleans. It offers a blend of established neighborhoods and newer developments, appealing to those who value outdoor amenities and community safety.
Median prices moved up 20.7% year over year.
Homes spend a median of 41 days on market with 4.4 months of supply — a fast-moving market.
12% of listings have cut prices · homes sell at 99% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 6.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 70448, St. Tammany Parish, LA
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Mandeville generally reports lower crime rates compared to the broader New Orleans metropolitan area, with property crime being the primary concern. Local law enforcement maintains a proactive community policing strategy to address regional trends.
The area is served by the St. Tammany Parish Public School System, which is consistently rated among the top-performing districts in Louisiana. Schools in the 70448 ZIP code are highly regarded for academic achievement and extracurricular programs.
The region faces significant flood risks due to its proximity to Lake Pontchartrain and low-lying topography, necessitating mandatory flood insurance for many properties. Wind and hurricane exposure are primary climate considerations for local homeowners.
Economic momentum is driven by the healthcare, professional services, and retail sectors, with significant infrastructure investment focused on the Causeway corridor. Development remains steady, balancing suburban expansion with efforts to preserve the area's historic character.
Property taxes are administered by St. Tammany Parish, with assessments conducted by the parish assessor based on fair market value. Homestead exemptions are available for primary residences, and special millages support local school districts and public services.
Residents primarily commute via the Lake Pontchartrain Causeway toward the New Orleans employment core, a journey that can be significantly impacted by peak-hour traffic. Public transit options are limited, making personal vehicle ownership essential for most commuters.
The area features extensive access to the Tammany Trace trail, Fontainebleau State Park, and numerous waterfront parks along Lake Pontchartrain. Shopping and dining are concentrated along the Highway 190 corridor and in the historic Old Mandeville district.
The rental market is characterized by steady demand from families and professionals, with limited vacancy pressure. Short-term rental activity is regulated by local ordinances to maintain neighborhood stability.
The local economy is anchored by healthcare, education, and professional services, with a strong base of small businesses. It serves as a primary residential hub for the Northshore region of the New Orleans metro area.
Transportation is heavily reliant on the Lake Pontchartrain Causeway and I-12, which serve as the primary corridors for regional connectivity. Infrastructure planning focuses on managing traffic flow between the Northshore and the Southshore.
Development is focused on infill projects and the expansion of mixed-use residential communities near the Highway 190 corridor. Planning efforts prioritize maintaining suburban density standards.
The St. Tammany Parish Assessor's office manages property valuations, utilizing a mass appraisal system to determine fair market value for tax purposes.
Parcels are subject to St. Tammany Parish school and fire district taxes, with some areas falling under specific drainage or utility district assessments.
Property insurance premiums remain elevated due to regional hurricane risk and flood zone designations, with many properties requiring specialized coverage.
Data retrieved from data.census.gov ZCTA 70448 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
A major state park featuring lakefront access, camping, and nature trails.
A 31-mile rail-to-trail conversion popular for cycling and walking.
Historic district with local dining, boutiques, and lakefront views.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.