If America is the melting pot, New Orleans is the roux — the rich flavor that sticks to your bones. Any other city would be proud to publicize a single item on its long list of cultural accolades: birthplace of jazz, bastion of early rock ’n’ roll, culinary epicenter, cocktail capital, magnet for Mardi Gras mayhem. The Big Easy is all of that and more. Many people visit, some never leave, but those who stick around find a livable city that takes immense pride in community and culture. After Katrina and Covid, locals say the city has changed in real ways. Plus, some of the old problems are the same as ever. But after 300 years, there’s no denying the Crescent City is still full of flavor.
New Orleans gets is nickname “The Crescent City” from the curve in the Mississippi River.
The Cathedral-Basilica of St. Louis, King of France, in New Orleans was completed in 1794.
The Silk Road Restaurant serves Indian cuisine in the Marigny neighborhood of New Orleans.
Louis Armstrong, a native of New Orleans, is among the most influential figures in jazz.
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Creole cottages and affordable housing in evolving neighborhoods
Though technically part of America, the sliver by the river has always had an unusual relationship with its motherland. The French couldn’t rule it, and the Spanish couldn’t tame it. Now, more than 200 years into its American ownership, New Orleans is as wild as ever, with traces of its past all over the city. The city layout is largely determined by the curving course of the Mississippi River, as neighborhoods radiate out from the city's first neighborhood, the French Quarter . Locals live "upriver" or "downriver," mostly on the East Bank, with Lake Pontchartrain forming the northern boundary.
The menagerie of colorful homes was born from a unique blend of European, African, Caribbean and Native American cultures. Some architectural designs are rarely found outside of the city, the most iconic example being the Creole cottage, popular for middle-class and low-income families throughout the early 1800s. Other home styles include shotgun and double-shotgun homes, double-gallery houses known for their covered and columned two-story front porches, and Victorian townhouses with wrap-around balconies and wrought iron gingerbreading. Grand estates line some of the larger thoroughfares like St. Charles Avenue, famous for its still-active streetcar and towering oaks. Established upriver neighborhoods like Audubon and the Garden District tend to fetch the highest prices.
Maintaining these historic homes can be a challenge. Many have been well preserved, and the state offers incentives for builders who rehabilitate historic homes or convert them to multifamily units, although regulations can be very strict. "If you want to do any sort of rehabbing or updates, it will more than likely need to be approved by the Historic District Landmarks Commission," says Realtor Brittany Huenecke of Keller Williams Realty New Orleans. "There's hurdles for sure, but most people in these neighborhoods appreciate having that historic charm."
Home prices have risen dramatically in the past 10 years. The median price for a single-family home is $335,000, which is on par with its suburban neighbor of Metairie to the west. However, considering the difference in home sizes, the average price per square foot in New Orleans of $243 is much higher than Metairie's average of $200 per square foot. Prices can also range dramatically, from $60,000 for a weathered two-bedroom cottage to more than $6 million for a six-bedroom Italianate mansion.
Meanwhile, neighborhoods like the Lower Ninth Ward and the Desire Area are redeveloping and recovering from hurricanes, flooding and a general lack of support from the city. Disparity is not a new phenomenon in New Orleans, but post-Katrina redevelopment has changed many neighborhoods with an influx of new builds and rehabs, sometimes to the chagrin of those who lived there for generations prior. "The price point of the homes have risen with the influx of people, so the taxes go up, and now the people that own the houses there — predominantly African American people — are unable to afford just the regular taxes and insurance alone," says Realtor Troy Lee of Keller Williams Realty. "As a result of that, they've had to move." In 2023, the City Council voted to create a housing trust that aims to establish a consistent revenue stream for building affordable apartments and other housing developments.
Italianate mansions are a must see in the Garden District of New Orleans.
Colorful creole cottages dot the New Orleans landscape.
Shotgun homes come in many subtle styles in New Orleans.
Double-gallery homes can be found throughout New Orleans.
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Cajun and Creole restaurants, a night market and more than a few drinks
The Big Easy's reputation for world-class food comes in two flavors: flashy or unassuming. White-tablecloth fine dining sits near popular po'boy shops, both equally revered. Locals say the menu of options has decreased since Katrina, but new restaurants are constantly opening. Lately, the Bywater has become particularly popular for its influx of hip businesses like wine bars, cocktail spots and adventurous eateries. Of course, there's always the touristy swirl of Bourbon Street, which most locals treat with distant respect. A few blocks east, Frenchmen Street in the Marigny offers a slightly calmer strip of music joints and bars, plus a night market that features locals artists. Stretching 6 miles from Canal Street to Audubon Park, Magazine Street forms the backbone of shopping and dining options for upriver neighborhoods like the Irish Channel . Creole-inspired restaurants tend to be most prevalent in historically Black downriver neighborhoods like Treme-Lafitte , where Dooky Chase’s Restaurant opened in 1941, going on to serve a who's who of diners ranging from Duke Ellington to Barack Obama. “The city is celebrated for its one-of-a-kind cultural scene,” Schwartz says. “Incredible food, music, art and architecture. Ultimately, what makes New Orleans so special is the people and the unique rhythm of life in the city, centered around celebrations of all kinds.”
Dooky Chase’s Restaurant is the premier restaurant for authentic Creole Cuisine in New Orleans.
Magazine St forms the backbone of shopping and dining options around Uptown New Orleans.
The French Quarter’s Bourbon St plays host to concert goers visiting New Orleans.
New Orleans night life offers live music and cold drinks.
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French-inspired festivities in the birthplace of jazz
For many out-of-towners, New Orleans means two things: Mardi Gras and Jazz Fest. They're not wrong. Mardi Gras arrived in New Orleans in the 1700s, marrying European, African and Native traditions. Today as then, Mardi Gras is the pinnacle of Carnivale season, which unfurls across many weeks of parades, parties and elegant balls, most run by social clubs locally known as krewes. The festival brings millions of people to the city each year, changing day-to-day life as the festivities take over. "Depending on when Ash Wednesday is, sometimes it's longer seasons and sometimes it's shorter," Huenecke says. "The St. Anne's parade is the big one." The New Orleans Jazz & Heritage Festival, aka Jazz Fest, first began in 1970 in the Treme-Lafitte neighborhood, featuring such big names as Duke Ellington and Mahalia Jackson, both of whom performed an impromptu session with the Eureka Brass Band. Jazz Fest continues to be among the biggest events of the year, although nowadays, it occurs at the old Fairgrounds next door to City Park , and the lineup has widened to include a broader selection of headliners, like the Rolling Stones. Beyond the big events, smaller parades and festivals happen throughout the city with startling regularity.
Flambeaux light the way for Mardi Gras krewes in New Orleans.
New Orleans Mardi Gras parades draw large crowds day or night.
New Orleans jazz is the central theme at Louis Armstrong Park.
Jazz inspired second lines are celebrated throughout New Orleans.
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Improving infrastructure at City Park
There are 36 parks within New Orleans, but the largest and best known is City Park. Covering 1,300 acres, City Park is one of the largest urban parks in the United States, attracting millions of visitors each year. Audubon Park comes in second, spanning 340 acres in a beautiful layout designed by Frederick Law Olmsted as the fairgrounds for the 1884 World's Fair. City Park includes a botanical garden and the New Orleans Museum of Art, while Audubon Park is home to the Audubon Zoo. After Hurricane Katrina toppled a thousand trees in City Park and flooded 95 percent of the park, nearly 75,000 local and national volunteers assisted in recovery efforts. In 2023, the City Park Conservancy set out to redevelop City Park and other parks around the city, focusing on accessibility, environmental sustainability and creating more child-friendly spaces.
At 1,300 acres, New Orleans City Park is one of the largest urban parks in the United States.
Nestled in City Park the New Orleans Museum of Art hosts major art exhibits each year.
Audubon Park boasts an 18-hole golf course and many other amenities.
Audubon Park’s Audubon Zoo is a must visit location in New Orleans.
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Crescent City connections include streetcars, bikeshares and ferries
Potholes, traffic and old, narrow streets can make driving in the city a challenge. Many residents commute to nearby Metairie or across Lake Pontchartrain for work every day. The Lake Pontchartrain Causeway Bridge crosses directly over the lake, connecting the Northshore to the Southshore. Interstate 10 runs through the city, the result of a destructive highway plan that ravaged several neighborhoods. Much of the city is walkable, and Blue Bikes, the city's bikeshare program, is a popular option for getting around the flat city. West Bank neighborhoods like Algiers Point connect to the rest of the city via the Crescent City Connection Bridge and the Algiers Ferry.
New Orleans is also one of the few North American cities with working streetcars. Only five lines remain on the original 235 miles of track, with the St. Charles Line being the world's oldest continuously operating streetcar line. The Regional Transit Authority hopes to expand the Rampart-St. Claude Streetcar Line in the future. In the meantime, 34 bus lines typically run every 30 minutes.
Recovering public schools and prestigious universities
Schools operate very differently in New Orleans compared to other major U.S. cities. Before Katrina, the Orleans Parish School Board (OPSB) was ranked the worst-performing school district in Louisiana. After the storm, the OPSB indicated that schools would remain closed indefinitely and the Louisiana Legislature transferred 102 city schools to the Recovery School District, a special district maintained by the state's Department of Education. A 2009 Tulane University survey of 347 Orleans Parish voters and 300 parents of students found the majority of respondents did not approve of OPSB regaining control of the school system. The Louisiana Legislature, however, returned supervision of the school system to OPSB in 2018. Today, OPSB has an overall Niche score of C-plus. The OPSB directly manages six schools and has granted charters to 18 others. Approximately 93% of students in the system attend publicly funded, privately operated charter schools. The charter school system foregoes strict attendance zones and allows students to apply to any school in the city.
Many of the city’s private schools are religious, but a growing number are secular too. New Orleans is also home to several well-regarded postsecondary institutions. According to US News rankings, Tulane University tops the city’s college rankings, with over 7,200 students enrolled. Loyola University ranks second in the city, with more than 3,000 students enrolled. Dillard University and Xavier University of Louisiana, both historically Black institutions, round out the city’s top four, with a combined enrollment of less than 4,000 students.
Economic development projects address crime and flood control
According to the FBI's Crime Data Explorer, the reported rates of both violent and property crimes in New Orleans exceed state and national numbers. But things seem to be improving, evidenced by a declining rate of violent crimes, which have reportedly fallen by 43 percent since 2023. Crime data shows violent crimes are more common throughout core neighborhoods of New Orleans, but some of the data is skewed by other factors, like Bourbon Street's party atmosphere. Neighborhoods closer to the river or lake tend to have the lowest crime rates, compared to neighborhoods like Pines Village or the Desire Area. City officials cite low police recruitment as one of the main factors driving the city's high crime rates.
Flooding is a constant concern in a city that mostly sits at or below sea level. Even a small bit of rain can lead to puddles and soggy ground across the city. Topographically, New Orleans is shaped like a bowl, with neighborhoods at the core, like Broadmoor , having the lowest elevation, while those along the river, like the Irish Channel, have the highest elevation. When the levees broke and the city flooded in 2006, neighborhoods along the river avoided the worst of it. After Hurricane Katrina, the U.S. government spent approximately $15 billion to rebuild flood walls, reinforce levees and upgrade floodgates, storm surge barriers and pumping stations. While these new systems and upgrades increase protection against storms, the city will need greater protections against newer challenges like increasing storm strength, saltwater intrusion, sinking land and rising sea levels. Due to a lack of resources and political influence, economically disadvantaged neighborhoods are more likely to suffer the greatest losses, much as they did during and after Hurricane Katrina.
Despite the challenges of crime and natural disasters, New Orleans continues to grow with new employers and community development projects. The fruits of redevelopment can be seen particularly downriver, in areas like the Warehouse District , now full of industrial properties repurposed for mixed-use apartments and condos. “One of the most exciting stories in New Orleans today is the effort by Tulane University to expand its downtown campus,” Schwartz says. “Together with LSU, the universities are not only transforming a significant portion of downtown but also driving meaningful economic development through the growth of a thriving Medical and Life Sciences District.” As part of that development, Domain Companies is involved in converting the former Charity Hospital into a $600 million mixed-use project to include housing, labs, offices and university programming.
Doris Lumpkin is a trusted New Orleans Realtor known for her deep market knowledge, strong negotiation skills, and the genuine connections she builds with her clients. Since beginning her real estate career in 2011, she has helped everyone from first-time buyers to seasoned investors navigate the process with confidence—and even a little fun along the way.
In 2023, Doris joined eXp Realty, where she continues to provide top-tier service with a personal touch. Her business is built on referrals and repeat clients, a reflection of the long-lasting relationships she forms and the trust she earns through every transaction.
Doris believes buying or selling a home should feel exciting—not overwhelming. She’s dedicated to making the process smooth, informed, and even enjoyable. Her clients know she’s there every step of the way—answering questions, offering honest advice, and celebrating wins big and small.
She holds several industry certifications, including Accredited Buyer’s Representative (ABR), Military Relocation Professional (MRP), and Pricing Strategy Advisor (PSA), and also serves as a certified eXp Mentor, helping other agents grow their businesses with integrity and knowledge.
With Doris, you can expect more than just real estate expertise—you get a dedicated advocate, a great communicator, and a lifelong resource.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
