If you own an older home in New Orleans and you’re thinking about selling, you probably already know this: selling a house here isn’t like selling a house anywhere else in the country. Our architecture, our weather, our soil, our codes, and even our insurance situation make the process totally unique.
I’ve been buying homes across New Orleans for over 20 years — from Gentilly to the Garden District, the Westbank to Mid-City, and everywhere in between. And one thing I’ve learned is that older New Orleans homes come with charm… and challenges.
So before you list your home or sell it as-is, here are 10 things you should know to save yourself time, stress, and money.
1. Older NOLA Homes Almost Always Have Hidden Repairs
Even if your house “looks fine,” age always reveals itself during inspections. Common issues include:
· Old electrical systems
· Galvanized plumbing
· Foundation settling
· Termite damage
· Moisture issues
These are extremely common in houses built before the Katrina era. Buyers will hire inspectors who will point everything out — and they will expect you to fix it or give them a discount.
2. Insurance Is a Major Factor for Buyers
This is a big one. Insurance costs in New Orleans are sky-high right now and climbing. When buyers get an insurance quote that’s higher than expected, they often come back asking for credits — or they walk away entirely.
Older roofs, old wiring, and outdated plumbing can cause insurers to deny coverage or charge a premium. This can kill deals fast.
3. Foundation Concerns Are Normal — but Buyers Will Care
New Orleans soil moves. We have soft soil, high water tables, and decades-old pier-and-beam foundations. Almost every older home has some degree of settling.
The problem is that buyers — especially first-time buyers — get scared. They hear “foundation” and immediately expect $20,000+ repair bills. Even if the house is structurally sound, the perception alone can reduce offers.
4. Termites Are a Way of Life Here
Every older NOLA home has had termites at some point — it’s almost a rite of passage. But buyers and inspectors are going to look closely at:
· Old tunnels
· Soft wood
· Moisture issues
· Past treatment records
If you have an older home without a termite contract, expect buyers to request concessions or repairs.
5. Selling “As-Is” Still Means Disclosing Known Issues
Many homeowners think selling as-is means they don’t need to disclose anything. But in Louisiana, you still must disclose what you know about the property. That includes:
· History of flooding
· Electrical issues
· Plumbing problems
· Roof leaks
· Structural damage
Selling as-is just means you’re not fixing anything — but you still need to be honest.
6. Traditional Buyers May Not Be Your Best Option
Older homes require patience, money, and know-how — things many buyers don’t have. That’s why traditional sales of older New Orleans homes often fall apart:
· Lenders deny mortgages
· Buyers back out after inspections
· Insurance quotes scare people away
· Appraisals come in low
This doesn’t mean your home can’t sell — it just means you need to understand the reality of what buyers expect.
7. Cash Buyers Often Make More Sense for Older Homes
This is where companies like mine — NOLA Buys Houses — can step in and make the process simple.
When you sell as-is to a local cash buyer:
· No inspections
· No repairs
· No appraisals
· No insurance issues
· No waiting months
· No cleaning
· No showings
We buy older homes every week, including homes with major repair needs, outdated systems, or long lists of deferred maintenance. For many sellers, it’s the fastest and least stressful option.
8. Older Homes Often Have Title or Succession Issues
This is extremely common in New Orleans. I’ve seen it all:
· Homes still in a deceased relative’s name
· Heirs who inherited without paperwork
· Old mortgages that were never cleared
· Judgments or liens from decades ago
A traditional sale will not close until all of this is sorted out. We work with local title attorneys who handle these issues every day — and we pay for all the title work.
9. Buyers Will Expect Upgrades — Even If Your Home Is Historic
Most buyers today want:
· Central AC
· Updated kitchens
· Modern bathrooms
· New windows
· Energy efficiency
Older New Orleans homes don’t always offer those things — and many buyers overestimate the cost to modernize.
You don’t have to upgrade anything if you’re selling as-is, but it helps to understand buyers’ expectations so you’re not shocked by feedback or repair requests.
10. The Charm of an Older Home Is a Selling Point
New Orleans homes have something special:
· Tall ceilings
· Original wood floors
· Exposed brick fireplaces
· Transoms
· Historic trim work
Buyers fall in love with these features — they just don’t always want the work that comes with them.
If your home has great charm but needs updates, you may attract renovators, local investors, or buyers who want a project. Or, if you’d rather avoid the hassle, a cash buyer can take over the renovation entirely.
Selling an Older NOLA Home Doesn’t Have to Be Complicated
Older New Orleans homes tell stories — but they also come with challenges. Whether your house needs a few repairs or a complete renovation, you don’t have to spend money fixing anything if you don’t want to.
You have options:
Sell the traditional way
Make repairs and update the home
Sell as-is to a local cash buyer like us
If you’re unsure which option is right for you, I’m always here to talk it through — no pressure, no obligations.
Visit NOLABuysHouses.com for a free cash offer
Call or text me at 504-264-1407