$114,496Average Value$88Average Price per Sq Ft2Homes For Sale
Rural Main Street, local hub
Thirty miles north of Shreveport, in the northwest corner of Louisiana, sits the charming, well-appointed town of Vivian. “We have a quiet little community here,” says Mayor Ronnie Festavan of the town he’s made his home after an esteemed career in the Caddo Parish Public Schools. Vivian promises smalltown, rural living, while also marketing itself as a hub to the smaller communities nearby – there are about 3,000 residents in town and 8,000 in the broader region. “Our big project right now is to brighten up and show new growth and development downtown,” Festavan says. “We’ve commissioned a few murals, and people drive through and call us up to talk about them."
Deep discount from the city
Homebuyers looking in Vivian will find relative affordability compared to Shreveport. The 12-month median price for a single-family home was around $55,000 in December 2023, compared to around $175,000 in and around the city. “The town itself is over 100 years old, so a lot of our housing is older,” Festavan says. “We don’t have much in the way of new construction, but we have a lot of nice real estate and property available at nice prices.” Houses were built up post-World War II, with the biggest boom in the 1960s. Modest ramblers common of the era line the streets with their colorful shutters and big picture windows. There are also standard colonials, modular dwellings and custom stone and brick homes with archway accents. Homes range in price from $40,000 on the low end for a one-story fixer upper to over $160,000 on the high end for a three-bedroom, two-bath move-in ready home with about 2,000 square feet.
Seventies-era rambler with bright red shutters and picture windows.
Classic colonial with colorful shutters and a front porch.
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Walkable community schools
Families with children in Vivian are served by Caddo Parish Public Schools, one of the better districts in the Shreveport area with a B grade from Niche. A classic walkable community school with both branches on a campus near the local library branch, North Caddo Elementary/Middle School serves over 600 students in kindergarten through the eighth grade. Graded C by Niche, but with an A in diversity, the school recognizes students of the month on its social media page, calling out kids for various achievements. Established in 1955 and home of the Titans, North Caddo High School is a B-minus school with a full slate of traditional athletic activities and fishing as a bonus.
North Caddo Elementary-Middle School
North Caddo High School
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Local Main Street has everything
South Pine Street runs through town and is the central business district in Vivian. “We have a large Walmart here and all different types of retail stores,” Festavan says. Vivian Town Square is marked by a charming white gazebo and surrounded by walking paths and sitting benches, some under mature shade trees. The American flag flies high on the pole above and creative works of art adorn the sides of nearby buildings. On the same block is Howe’s Thrift, known for tasteful, quality pieces and friendly faces to do business with. Across the street is Rascal’s Restaurant, a popular Soul Food destination with a mini buffet stocked with comfort food favorites like fried chicken and macaroni and cheese. Your classic hole in the wall that underdelivers on flair but overdelivers on flavor, Chavo’s Mexican Restaurant has the best chips and salsa in town and makes a marvelous margarita. Jr’s Saloon on the outskirts of town looks like a country bar from a movie set, boasting a rustic feel with weathered wood, cow skulls and wagon wheels.
There are shopping and dining destinations in downtown Vivian.
Here is some artistic wall art in the town of Vivian.
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Hunting and fishing
The outdoor lifestyle is what attracts some residents to the rural South, which is quiet and enchanting in its own way, lined by miles and miles of wooden fences. Vivian Park is a traditional community park tucked away in a cozy corner of the town. The park features a robust swing set and new playground equipment painted bright, primary colors over an elevated play surface. “Hunting and fishing are big around here,” Festavan says. “You’re only a few minutes from the water, and our lakes are all open, public lakes where anyone can fish.” To the north, Black Bayou Lake at Noah Tyson Park is a peaceful spot for boaters looking for a classic bayou experience. James Bayou winds south to Caddo Lake, a popular fishing spot on the Texas-Louisiana state line known for largemouth bass, white and yellow bass and catfish. “There are a lot of public hunting grounds up here too, so you don’t need a lease like on private property,” Festavan says.
Black Bayou Lake borders Vivian to the north.
There are many public and private lands for hunting in and around Vivian.
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The 2024 Louisiana Redbud Festival will be its 60th.
Louisiana Redbud Festival
For such a small town, Vivian takes advantage of the mild climate, which allows for many year-round activities. There is a Black History Parade the third weekend in February each year and there is a Christmas festival held the first Saturday in December. The town’s crown jewel event is the Louisiana Redbud Festival, an annual celebration that traditionally runs from late February through mid-March to coincide with the pretty pink blooms of the Eastern redbud tree. “We’re coming up on the 60th anniversary of what is one of the longest-running festivals in Louisiana,” Festavan.
Country roads and highway access
Rural by any standards Vivian is split in two vertically by Louisiana State Route 1, which runs 30 miles south to Shreveport. Locally known as Hosston Vivian Road, State Route 2 begins near the center of town and runs seven miles west before linking up with I-49, a much faster route to Shreveport. There is no public transportation this far outside the city, so residents rely on their cars and travel rural country roads to get around regionally.
Vivian is a small town with most shops and restaurants on one road.
Elevated view near the water tower.
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Written By
Amber Steinmetz-Cole
Photography Contributed By
Samuel Evans
Video By
Dan Mack
Interested in learning more about homes in this area?
Reach out to
Opha Phillips,
an experienced agent in this area.
GreatSchools:
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On average, homes in Vivian, LA sell after 92 days on the market compared to the national average of 55 days. The median sale price for homes in Vivian, LA over the last 12 months is $106,500, up 78% from the median home sale price over the previous 12 months.
This cute lake cabin with Caddo Lake at your front door can be yours! 1 acre is yours to stay, sleep, play and fish on, and the cabin comes fully furnished with bedroom, living room, bathroom and kitchen furnishings. The home is one room with a bathroom and loft. Kitchen has an electric range, deep double stainless steel sink, full size refrigerator, wood block countertops, decorative lighting
Timeless charm meets generous space in this large 3-bedroom, 1-bath cottage located in the quiet and welcoming community of Vivian in North Caddo Parish. At just over 2,000 square feet, this home offers exceptionally large rooms rarely found in homes of today. Step inside to find original hardwood floors throughout—the real kind, not vinyl—adding warmth and character to every space. The oversized
Looking for space, privacy, and flexibility—without sacrificing convenience? This 5.44 acre property just 6 minutes from Vivian offers the perfect blend of country living and easy access to town. -Owner Financing Available-No Deed Restrictions (mobile homes OK)-Easy Access – Driveway to Paved Road-Power along Driveway-Very Buildable: Very Flat, No Floodplain or Wetlands-New
This 3.2 acre tract of land has been surveyed and divided into multiple separate lots, making it easy for the new owner to utilize the acreage for multiple purposes. The land is unimproved, and wooded. Vivian land is still an affordable alternative to much higher priced land nearer to Shreveport. NO SIGNAGE on property. Please refer to the attachments on MLS. May also be purchased with a 1.43
Adam LytleBerkshire Hathaway HomeServices Ally Real Estate
This 1.4 acre tract of land has been surveyed. The land is unimproved, and wooded. Vivian land is still an affordable alternative to much higher priced land nearer to Shreveport. NO SIGNAGE on property. Please refer to the attachments on MLS. May also be purchased with a 3.26 acre tract across the street from the 1.4 acres, see MLS#21185023.
Adam LytleBerkshire Hathaway HomeServices Ally Real Estate
LISTING UPDATE *Second bathroom added*Great updated corner lot home featuring 3 bedrooms and 1 full bathroom; NEW roof; NEW paint; NEW floors; NEW granite countertops; NEW fixtures; NEW dishwasher; NEW water heater; NEW exterior vinyl siding; Oven is 1 year old; HVAC is 9 years old; Don't miss out...MUST SEE!! Agent related to seller.
Hannah LokerSterling & Southern Real Estate Co. LLC
Discover an exceptional opportunity in the heart of Vivian: approximately 29 acres of beautiful, wooded land offering rare access to community water, community sewer, and electricity at the road. Parcels of this size with full municipal utilities are almost never available, making this property ideal for a wide range of uses. Whether you're a developer seeking your next residential project or a
Adam LytleBerkshire Hathaway HomeServices Ally Real Estate
Beautiful, cleared lots for manufactured homes or site built homes. These lots have city water and sewer available, they are level and cleared. Seller is willing to work with manufactured home dealers on LH Packages, and can also provide pricing for home pads, driveways and other related work. Call today before they are gone.
Beautiful, cleared lots for manufactured homes or site built homes. These lots have city water and sewer available, they are level and cleared. Seller is willing to work with manufactured home dealers on LH Packages, and can also provide pricing for home pads, driveways and other related work. Call today before they are gone.
Beautiful, cleared lots for manufactured homes or site built homes. These lots have city water and sewer available, they are level and cleared. Seller is willing to work with manufactured home dealers on LH Packages, and can also provide pricing for home pads, driveways and other related work. Call today before they are gone.
Beautiful, cleared lots for manufactured homes or site built homes. These lots have city water and sewer available, they are level and cleared. Seller is willing to work with manufactured home dealers on LH Packages, and can also provide pricing for home pads, driveways and other related work. Call today before they are gone.
Beautiful, cleared lots for manufactured homes or site built homes. These lots have city water and sewer available, they are level and cleared. Seller is willing to work with manufactured home dealers on LH Packages, and can also provide pricing for home pads, driveways and other related work. Call today before they are gone.
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