The story of this market
The typical home in ZIP 70471 sells for about $365,900, or $205 per square foot.
Prices are up +2.2% from a year ago, so sellers still have some momentum. Homes take about 58 days to sell. HUD's fair market rent for a two-bedroom is $2,000 a month.
ZIP 70471 — Mandeville
The 70471 housing market remains stable with steady demand and moderate price appreciation. While inventory levels are sufficient, the market is sensitive to interest rate fluctuations and the high cost of property insurance, which continues to influence buyer behavior.
This ZIP is ideal for families seeking high-quality schools and professionals commuting to New Orleans who prefer a suburban, waterfront lifestyle with access to outdoor amenities.
Median prices moved up 2.2% year over year.
Homes spend a median of 58 days on market with 4.1 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 6.5% — 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 5.4%/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 4.7%/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 70471, 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.
Crime rates in Mandeville are generally lower than the Louisiana state average and compare favorably to regional suburban benchmarks, with property crime being the primary concern.
The area is served by the St. Tammany Parish Public School System, which is consistently rated among the top-performing districts in Louisiana.
The region faces significant flood risk due to its proximity to Lake Pontchartrain and low-lying topography, necessitating mandatory flood insurance for many properties in designated zones.
Economic momentum is driven by the professional services sector and the area's role as a bedroom community for the New Orleans metro, with steady residential development along the Northshore.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Louisiana) — Ad Valorem Property Tax Assessment: Property is assessed at 10% of its fair market value. The tax liability is calculated by applying the local millage rate to the assessed value. A homestead exemption of $75,000 of the assessed value is available for owner-occupied primary residences.
Commuters primarily utilize the Lake Pontchartrain Causeway to access the New Orleans employment core, a transit-dependent route that can experience significant peak-hour congestion.
The area features extensive access to Lake Pontchartrain, the Tammany Trace hike-and-bike trail, and several local parks, alongside a robust dining and shopping district in Old Mandeville.
The rental market is characterized by steady demand from families and professionals, with limited vacancy pressure and a growing presence of short-term rentals in the historic district.
The economy is anchored by healthcare, education, and professional services, with a significant portion of the workforce commuting to the New Orleans metropolitan area.
Transportation is heavily reliant on private vehicles, with the Lake Pontchartrain Causeway serving as the primary artery for regional connectivity.
Development is focused on infill residential projects and commercial revitalization within the existing city footprint to preserve suburban character.
The St. Tammany Parish Assessor's office conducts periodic reassessments to align property values with market trends.
Parcels are subject to St. Tammany Parish school, fire, and levee district taxes, with some areas falling under specific municipal utility service zones.
Property insurance premiums are elevated due to regional hurricane and flood exposure, with many homeowners requiring specialized wind and flood policies.
Data retrieved from data.census.gov ZCTA-level tables.
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 31-mile rail-to-trail conversion popular for cycling and walking.
Features lakefront access, camping, and historic ruins.
Historic district with local boutiques and waterfront restaurants.
Key-figure check: median price diverges 25.4% from the nearest retained anchor (published ten-year series (2024)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $459,000 (25.4% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: confirmed genuine market swing — the flagged $459,000 was independently re-read and corroborated by 2 source(s); it stands as the new anchor baseline.