The small Jefferson Parish community of Waggaman sits along the west bank of the Mississippi River, about 15 miles from the heart of New Orleans. The mostly residential community is home to about 10,000 people. “It’s a really neat little town,” says Trenace Jefferson, managing broker and co-owner of Essential Living Realty. Jefferson, who previously lived in the area and still sells property there, said it’s a good place to live for those who like quiet environments. “There's no bus service out there so transportation is a must to live in that area,” she adds.
New homes built on large lots give Waggaman residents some extra space.
Take a walk along The Mississippi Trail and see the ships passing by Waggaman.
1/2
Low home prices and various styles
The median home price in Waggaman is about $219,000, around half the national median and lower than New Orleans’ $337,000 median. Properties range from ranch-style homes built between the 1960s and 1990s to newer construction in numerous styles. Homebuyers can find a few options on the edge of town that offer up to 10 acres of land for $600,000 or more.
You can find large modern farmhouses on large acreage lots in Waggaman.
Newer Ranch homes are common in Waggaman neighborhoods.
1/2
B-rated school district and Live Oak Library
The Jefferson Parish Public School System, which has a B on Niche, serves Waggaman. Cherbonnier/Rillieux is located in Waggaman and serves K-8 students. High school students attend L.W. Higgins High School in neighboring Marrero. Several charter schools are also open to Jefferson Parish residents.
Live Oak Library, a branch of the Jefferson Parish Library system, serves the community.
L.W. Higgins High School ha a 28:1 student to teacher ratio.
Lucille Cherbonnier/Norbert Rillieux Elementary has a 15:1 student to teacher ratio.
1/2
Community parks and walking through the Louisiana wetlands
Waggaman and Kennedy Heights are the two community parks, featuring playgrounds, tennis courts and baseball fields. Thomas Jefferson Park sits adjacent to the library in the shade of 100-year-old oak trees. Residents can enjoy a walk around the track or play a game of horseshoes.
The Mississippi River Trail is also accessible in Waggaman. The TPC Louisiana golf club is just south. The Jean Lafitte National Historical Park’s Barataria Preserve is about 15 miles southeast and provides visitors with a chance to hike, fish and enjoy the wildlife in Louisiana's wetlands, from swamps to bayous.
Waggaman residents enjoy picnics under the shaded pavilions at Thomas Jefferson Park.
The playgrounds at Waggaman Playground are fun for the younger children.
1/2
Commuting for work and driving out for amenities
Because Waggaman is mostly a residential area, most residents commute for work, either to New Orleans or Metairie, the largest community in Jefferson Parish just 10 miles north of Waggaman. One of the area’s largest employers is Ochsner Health System, which runs Ochsner Medical Center, a 760-bed hospital in Metairie.
Residents also have to drive out for most needs, including shopping and dining. The foodie heaven of New Orleans is just across the river. Residents can find groceries, a pharmacy and some fast-food chains about five miles away in neighboring Westwego. The Oakwood Center shopping mall is 12 miles east in Gretna.
Pick up prescriptions at the Walgreens in Westwego near Waggaman.
Waggaman residents can head to the Westside South Shopping Center for more shopping options.
1/2
Humid days and an uncertain flooding risk
Waggaman has a humid subtropical climate featuring long, hot summers. “We have more humid days than we have cool days,” Jefferson says. “We don’t know sometimes if we’re in fall or summer. We have only two weeks of winter.” Though FEMA designates the area as Flood Zone X, meaning flood insurance is not mandatory and risk is minimized due to mitigation factors, the climate modeling website First Street identifies Waggaman as being at major risk from flooding over the next 30 years. Jefferson says flood insurance is highly encouraged.
Transportation and crime in Waggaman
Waggaman sits between River Road to the north and U.S. Route 90 to the south, which then crosses to the eastern bank of the Mississippi via the Huey P. Long Bridge. Louis Armstrong New Orleans International Airport serves the area. Several rail lines run through Waggaman, on their way to and from the Union Pacific Railyard next door in Avondale
Crime in Jefferson Parish’s unincorporated areas hit its lowest rate since the 1970s, according to the sheriff’s office. According to data from the office, the number of serious crimes in the parish declined by 10% from 2023 to 2024.
Written By
Lia Jones
Photography Contributed By
Clayton Hurst
Video By
Dan Mack
Interested in learning more about homes in this area?
Reach out to
Kelly Marbry,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Beautiful new construction home built by Reve Inc that includes 4 bedrooms and 2 full bathrooms. The kitchen is spacious and includes a breakfast nook. The kitchen is opens to the large living room for an open concept floor plan. The primary bedrooms includes a primary en-suite bathroom with a walk in closet. Lots of closet space throughout the entire home. One car garage! Patio for outdoor
Beautiful new construction home built by Reve Inc that includes 3 bedrooms and 2 full bathrooms. The kitchen is spacious and includes a breakfast nook. The kitchen is opens to the large living room for an open concept floor plan. The primary bedrooms includes a primary en-suite bathroom with a walk in closet. Lots of closet space throughout the entire home. Double car garage! Patio for outdoor
: Located in a peaceful and established community just off River Road and Helis, in the Live Oak Subdivision, with no HOA Fee. Walking distance from the Live Oak Library and walking trail. A short drive to the Westbank, Clearview Parkway (Metairie), New Orleans International Airport, and downtown New Orleans. This four (4) Bedroom, two (2) Bath home offers an open-concept layout designed for
Discover a rare opportunity in the highly sought-after Live Oak Plantation. Nestled on over an acre at the end of a quiet cul-de-sac, this exceptional property offers the perfect balance of privacy, elegance, and everyday comfort. Located in an X flood zone for added peace of mind, the home is surrounded by majestic oaks and lush landscaping, creating a serene and picturesque setting.
WHAT A FANTASIC HOME FOR THE PRICE!!!! ALMOST LIKE NEW CONSTRUCTION!!!! If space is what you are looking for, this house has it ALL; both inside and out. Spacious living room, dining room, family room, and kitchen which has lots of cabinet space. This ready to move in home also has a GIGANTIC BACKYARD and is situated on a SPACIOUS 1/2 ACRE CUL-DE-SAC lot. The open-concept kitchen boasts soft
Imagine waking up to possibilities. This generous vacant lot offers the space and setting to bring your vision to life in a community where quality speaks for itself. The surrounding homes showcase exceptional craftsmanship and refined design. This is where you'll want to plant your roots. Just minutes from the lush beauty of Bayou Segnette Park and with seamless access to all that New Orleans
Rochsall BowmanKeller Williams Realty-First Choice
A BEAUTIFUL BLANK CANVAS WAITING FOR YOUR VISION! THIS VACANT LAND IS NESTLED IN A VERY WELL STABLISHED NEIGHBORHOOD AND OFFERS THE PERFECT SETTING TO BUILD THE HOME YOU'VE ALWAYS DREAMED OF. IMAGINE CREATING A SPACE FILLED WITH LOVE, MEMORIES, AND SPECIAL MOMENTS, ALL IN A NEIGHBORHOOD YOU'LL BE PROUD TO CALL HOME. OPPORTUNITIES LIKE THIS ARE RARE-COME, TURN YOUR DREAM INTO REALITY. X FLOOD ZONE.
Looking for space within city limits with a peaceful, country feel?Discover this hidden gem on the Westbank! Nestled in the desirable Live Oak Plantation, this spacious 3-acre lot on S. Kenner Ave offers the perfect canvas to build your dream home. Enjoy the best of both worlds — plenty of room to spread out and relax, all while staying close to city conveniences. Don’t miss this rare
Beautiful 7+ acre parcel of land offering a peaceful country feel just minutes from the city. This is the perfect opportunity to build your dream home while enjoying the best of both worlds. Metairie and New Orleans are only a hop, skip, and a jump away via the nearby Huey P. Long Bridge. Enjoy scenic views of the Mississippi River just steps away, with easy access to a paved walking and biking
LOT 23 -524 Clifford Court Investor alert--this is the kind of deal that doesn't sit. 4 (four) Lots connected. Rare R1/R2-zoned, build ready lots in X-FLOOD Zone With all utilities already in place, dramatically reducing your upfront costs and time to build. Design a duplex for dual rental income or build and hold in a steadily growing area with increasing demand. Opportunities like this with
MOVE-IN READY IN WATER OAKS! NEW Floorplan alert! This open-concept floorplan will have you hurrying home to enjoy every inch of your NEW HOME. This spacious 4 bedroom open-concept plan has it ALL!! Quartz countertops throughout, gas appliances, luxurious private primary suite 18' x 15.5'! Primary bathroom has oversized 5' shower and separate soaking bathtub....did we we mention the AMAZING
Discover comfort, space, and style on a full acre of land! This 4-bedroom, 3-bath home offers a generous living space with features designed for both relaxation and entertainment. Built in 2000, this beautifully maintained home features over 4,300 sq ft of living space, a concrete exterior for durability and low maintenance, and is located in the desirable X flood zone. High ceilings throughout,
Literally there is a Park in your back yard. So lovely and relaxing! This 3 bdrm is fresh and has two Living spaces. Inside laundry. Very convenient location! Available for showings Mid-June - Occupancy July 1st.
Property Id: 1832481***Females Only ***Fully furnished bedroom with a queen size bed with a "Shared Bathroom" in a quiet neighborhood. Amenities, mini fridge, include smart tv, wifi, and utilities. Washer and Dryer on property. This is non Smoking property. Out street parking (when available)
Welcome to your new home in beautiful Avondale, LA! This charming single-family home offers 1,200 square feet of living space, featuring three cozy bedrooms and one and a half bathrooms. The attractive painted brick facade adds to the home's curb appeal, while the spacious front and ample backyard provide great spaces for outdoor enjoyment.Step inside to discover a modern kitchen equipped
Property Id: 2449238Welcome to this lovely 3-bedroom, 1 bath home located in Waggaman. This home is perfect for a small family offering a fenced yard, close proximity to the park, and levee.
Opportunity awaits with up to 19.72 acres of industrial land available for lease in a flexible M1 zoning district. Located at the end of Latigue Road, this property offers easy access and the freedom to lease as much or as little acreage as needed—perfect for businesses or individuals seeking scalable space. Whether you're looking to establish a laydown yard, store equipment, raise cattle, or
Nice single family home with tile floors. Will take assistance programs. Cute backyard. Spacious kitchen. $50 application fee Owner takes care of lawn.Call Charles Conforto for showing
Great farmhouse for lease in Waggaman. Located on River Road - levee with bike/walking path right out your front door! Two bedrooms/1 bath, living room, dining room, kitchen with breakfast area. All original wood throughout the home. Large shed with washer dryer hookups and room for vehicles, and or boat. (Part of shed is used by owner). Large yard!Lots of outside space. Owner to maintain cutting
?? For Rent – 351 Glenn Della, Westwego, LADiscover your next home in this beautifully updated 3-bedroom, 1.5-bath property offering 1,350 sq ft of comfortable living space. This home features modern appliances, central air, and a spacious layout perfect for families or those who love extra room.Located in a convenient and quiet area, you’ll enjoy easy access to shopping, dining,
Cute, Cozy and steps to a breezy walk in the park. Three bedroom two bath home nestled in an established neighborhood waiting for you to call it home. Available February 1st for showings.
Charming 3 Bedroom House ready to rent immediately. Section 8 is accepted. All electric and no carpet, NEW KITCHEN!! No smoking inside and no animals are allowed. Owner takes great pride in his properties and is very attentive to property needs.
Welcome to this well-maintained and inviting home. This property offers a comfortable layout with spacious living areas, abundant natural light, and a functional floor plan perfect for everyday living and entertaining. The home features 3 bedrooms, a bright and airy living room, and a kitchen equipped with ample cabinet space and modern appliances. Enjoy relaxing outdoors in the generous
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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.
