Ready to buy a home in the Bayou State?
With a warm, humid climate, rich culture, and relatively affordable cost of living, Louisiana offers a desirable lifestyle with financial benefits. Your dream home could be a historic house in New Orleans or a chic waterfront property in Houma.
Whether you’re a first-time homebuyer or new to the Louisiana housing market, this guide will teach you everything you need to know. We’ve broken down the entire home-buying process into 13 actionable steps.
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Key Takeaways:
- Get Pre-Approved ASAP: In a buyer’s market like Louisiana, a pre-approval letter helps you stand out.
- Save Thousands with Assistance Programs: Programs like “LHC Down Payment Assistance” provide assistance for your down payment, often as a 0% interest loan. Ensure you research downpayment assistance programs thoroughly.
- Don’t Skip Louisiana-Specific Inspections: In coastal and high-humidity regions, consider inspections focused on termite activity, elevated moisture, and foundation settlement. Wind mitigation reports can also reduce insurance costs in hurricane-prone areas.
- Ask for Credits, Not Repairs: If the inspection has issues, ask the seller for credit at closing. This allows you to hire your own contractors and prevent closing delays.
- Protect Your Investment and Your Wallet: Louisiana is highly flood-prone, so you’ll likely need flood insurance, even outside FEMA high-risk zones. Don’t forget to file for the Homestead Exemption to save up to $75,000 on your home’s taxable value.
How to Buy a Home for the First Time in Louisiana: 13 Steps!
This step-by-step guide walks first-time home buyers in Louisiana through everything, from assessing finances and budgeting for a down payment to choosing the right mortgage. These 13 steps make the Louisiana real estate process clear, simple, and manageable.
Step 1: Assess Your Finances
As a first-time home buyer in Louisiana, the two factors that should matter the most to you are your credit score and Debt-to-Income (DTI) ratio. Additionally, you must also consider how much you can afford for a down payment, a monthly mortgage, taxes, and insurance.
What Is Your Credit Score?
A credit score is a three-digit number that indicates your creditworthiness to lenders. The minimum credit score to buy a house in Louisiana depends on the type of mortgage you get.
Minimum and Ideal Credit Scores by Loan Type
| Loan Type | Minimum Score | Ideal Score |
|---|---|---|
| FHA | 500 (10% down) | 640+ (3.5% down) |
| Conventional | 620 | 740+ for best rates |
| VA | No minimum | 620 |
| USDA | No minimum | 640 |
Portfolio mortgage loans are easy to qualify for. Here, the credit score needed to buy a house starts at around 580. VA loans are available only to veterans and active-duty service members, and require a score of 620. FHA loans also accept scores as low as 580. They are good for buyers with lower credit scores looking for houses in Louisiana.
When purchasing property in Louisiana, you can check your credit score using several reliable methods. Most of them are free and will not harm your score:
- Annual Credit Reports: Federal law entitles you to one free credit report every 12 months from each of the three major credit bureaus: Equifax, Experian, and TransUnion. These can be accessed through the official, government-authorized website, AnnualCreditReport.com.
- Credit Monitoring Services: Many banks, credit card issuers, and financial service apps provide complimentary and regular access to the FICO score. This is a convenient way to track your credit health over time.
Knowing how to repair your credit score is important to get better mortgage rates. If you’re a first time home buyer in Louisiana, here’s what you need to do:
- Pay down credit card balances and make all payments on time.
- Avoid opening multiple new accounts quickly.
- Consider becoming an authorized user on a family member’s account with a good history.
- Monitor your score regularly to track progress.
How to Calculate Your Monthly Mortgage Payment in Louisiana?
As a first time home buyer in Louisiana, knowing your average mortgage payment helps you plan your budget. Your total payment includes 4 key components, often called PITI:
- Principal and Interest: This is a major chunk of your payment, covering the amount you borrowed (principal) and the cost of borrowing (interest). It’s determined by your loan amount, interest rate, and loan term.
- Taxes: Louisiana property taxes are based on your home’s assessed value. The lender holds these funds in an escrow account and pays the tax on your behalf.
- Insurance: Lenders require you to have homeowners’ insurance to protect the property. The annual premium is usually divided by 12 and added to your monthly payment, also managed through the escrow account.
Apart from PITI, your monthly payment may also include Private Mortgage Insurance if your down payment is less than 20%, and HOA fees.
What Is a Debt-to-Income (DTI) Ratio?
Your debt-to-income ratio shows how much of your monthly income goes toward debt payments, including mortgage, car loans, credit cards, and student loans. To calculate it, add all monthly debts and divide the total by your gross pre-tax monthly income.
A high DTI can prevent you from qualifying for a mortgage, as it shows that you struggle to manage your debt. For the best mortgage rates and a higher likelihood of mortgage approval in Louisiana, aim for a DTI ratio of 36% or lower.
💡 You can still qualify for a loan in Louisiana despite a high DTI if you have compensating factors like a strong credit history, significant cash reserves or savings, stable long-term employment, etc.
Recommended DTI Ratios by Loan Type
| Loan Type | Recommended DTI Ratio | With Compensating Factors |
|---|---|---|
| Conventional | 36% back-end | 45-50% |
| FHA | 43% back-end | Up to 50% |
| VA | 41% | Can exceed 50% with the residual income test |
| USDA | 41% back-end | 44% with strong credit |
To improve your DTI ratio for a mortgage, you can either reduce your monthly debts or increase your verifiable income.
- Pay Down Debt: Use a tax refund or bonus to clear smaller loans, or consolidate multiple debts into a single loan with a lower monthly payment.
- Increase Verifiable Income: Ask for a raise, take on part-time work, or start a side business. Include all consistent income sources on your application, such as bonuses or commissions, but remember that lenders require a two-year history for secondary income.
- Adjust Your Housing Budget: A larger down payment reduces your loan amount and your monthly mortgage payment. You can also consider a lower home purchase price to keep your future housing costs down.
Step 2: Budget for Your Down Payment and Closing Costs
You should set aside money for the down payment and closing costs. Louisiana’s first time home buyer programs help make homeownership accessible and affordable.
How Much Down Payment Does a Louisiana First Time Home Buyer Need?
Typically, the down payment on a house for a first time home buyer in Louisiana usually ranges from 3% to 20% of the property’s price. However, it can vary based on the loan type. FHA loans require just 3.5% down, while some conventional loans allow a 3% down payment.
To help with these upfront costs, there are many state and local down payment assistance programs in Louisiana. They provide grants or loans to cover these expenses.
👉 First-Time Home Buyer Programs in Louisiana: Find out which is the #1 downpayment assistance program in the Bayou State.
How to Estimate Closing Costs in Louisiana?
Closing costs are fees and expenses paid at closing beyond your down payment. Typically, buyer closing costs in Louisiana usually range from 2% to 5% of the home’s price. So, for a $256,900 home, buyers might pay $5,138 to $12,845.
These fees cover lender charges, appraisals, inspections, title insurance, taxes, agent commissions, and recording fees when buying a property in Louisiana.
Step 3: Get Pre-Approved for a Mortgage
Secure your financing early by getting pre-approved for a mortgage as a first time homebuyer in Louisiana. This step helps you understand your budget and strengthens your offer when buying a house.
How to Get Pre-approved as a First Time Home Buyer in Louisiana?
You need to follow these steps to get pre-approved when buying a house in Louisiana:
- Gather Financial Documents: Provide proof of income (recent pay stubs and W-2s), tax returns (last two years), asset statements, debt information, and a government-issued ID.
- Choose a Lender and Apply: Compare lenders in Louisiana and submit a mortgage application to get the best rates and terms.
- Receive Pre-Approval Letter: The lender verifies your info and issues a letter stating your approved loan amount, usually valid for 30–90 days.
A mortgage preapproval turns you from a casual house hunter to a serious buyer in Louisiana, as it:
- Strengthens Your Offer: 86% of the sellers prefer buyers with a pre-approved mortgage. For the strongest position, ask for a fully underwritten pre-approval, where the lender has already verified all your documents.
- Defines Your Budget: It clarifies exactly how much you can afford, allowing you to focus your home search on a realistic price range.
- Speeds Up Closing: With much of the financial vetting already completed, the mortgage process is streamlined once your offer on a home is accepted.
Yes, you can get pre-approved and even buy a home with bad credit in Louisiana. However, your loan options may be limited. You can also expect higher interest rates with poor credit.
Step 4: Choose the Right Mortgage
As a first time homebuyer in Louisiana, assess your finances and select a loan that fits your budget and qualifies you for available programs.
| Feature | Conventional | FHA | VA | USDA |
|---|---|---|---|---|
| Min Credit Score | 620 | 580 (500 w/10% down) | No minimum | 640 |
| Min Down Payment | 5% to 20% | 3.5% | 0% | 0% |
| Max DTI | 45% to 50% | 43% to 50% | 41%+ | 41% to 44% |
| Mortgage Insurance | PMI if <20% | Always | None | Always |
| Loan Limits | $647,200 in most LA parishes* | $331,760 to $647,200 (HPS area) | $647,200 | Varies |
| Property Eligibility Criteria | Few | Must meet FHA standards | Must meet VA standards | Rural/suburban areas only |
Step 5: Decide Where to Buy a Home in Louisiana
Deciding where to buy is one of the most important steps for a first time homebuyer in Louisiana. Consider factors like local housing markets, popular neighborhoods, cost of living, and amenities to help you find the best places to live in Louisiana.
Why Now Is the Time to Buy in Louisiana
The Louisiana housing market is a seller’s market. You now have more negotiating power and a wider selection of properties to choose from:
- Housing Supply is High: Louisiana has a 4-month housing supply, which is the benchmark for a buyer’s market.
- Prices Have Stabilized: The median home price has remained relatively constant at $257,300. This allows you to set your budget with more certainty.
- Sellers are Negotiating: 27.5% of homes in Louisiana have seen price drops, signaling increased seller flexibility.
- Homes are on the Market Longer: Properties are taking an average of 63 days to sell, which allows you to make more informed decisions.
These trends show that now is the best time to buy a house in Louisiana. According to Mauricio Umansky, founder of The Agency, the current market provides “great opportunities for buyers to be aggressive and write strong offers.”
Popular Areas for Different Buyer Types
With the market now in your favor, you can be more selective about where you buy. Use this advantage to find a neighborhood that matches your priorities, whether it’s schools, commute, or lifestyle.
- Best Areas for Families: Neighborhoods like Mandeville, Prairieville, and Youngsville are top choices for their excellent schools and family-friendly parks. If you envision life in a community designed for family connection, explore homes for sale in St. Tammany Parish, LA. Properties with access to top-tier schools and parks typically range between $145,000 and $2M.
- Best Areas for Retirees: For those seeking an active retirement, Houma, Slidell, and Natchitoches offer low-maintenance living and vibrant social activities. If you are interested in a community renowned for its active lifestyle, consider homes for sale in Lafayette, where prices generally range from $125,000 to $400,000.
- Best Areas for Young Adults: Cities like Baton Rouge and Lafayette offer thriving job markets and vibrant social scenes. If a cosmopolitan lifestyle is what you seek, browse the latest New Orleans houses for sale, where you can find modern condos and apartments starting at just $139,000.
Consider the Cost of Living When Choosing a Location
When looking for the best place to buy a house in Louisiana, consider the overall cost of living, as lower home prices can be offset by higher taxes or insurance.
- High-Cost Areas: New Orleans and Baton Rouge are 10-18% above the national average.
- Moderate-Cost Areas: Lafayette, Lake Charles, and Shreveport are near or just below the national average.
- Low-Cost Areas: Monroe, Alexandria, and Houma are 8-15% below the national average.
Step 6: Start House Hunting in Louisiana
Once you’re pre-approved and know where you want to live, the next step is finding the right house. As a first-time home buyer in Louisiana, you have two options:
- Work with a Realtor.
- Search for homes online.
An experienced agent can give you valuable local insights and expert guidance on neighborhood trends. However, you’ll have to negotiate the buyer agent commission with the seller, which may raise the home sale price.
If you prefer to take the lead, a high-tech platform like Houzeo is what you need. Whether you’re looking for beachfront mansions, high‑rise penthouses, spacious big homes, or luxury homes in Louisiana, Houzeo has you covered. You can browse through thousands of listings, set alerts, and save your search. You can even schedule showings and submit offers, all by yourself.
Don’t Just Browse. Buy.
Your entire home purchase, managed in one place.
Download the Houzeo Mobile AppStep 7: Schedule and Attend Home Showings
After you narrow down your list of potential homes, schedule and attend showings to see each property in person. For a first-time home buyer in Louisiana, visiting homes firsthand helps you evaluate condition, layout, and neighborhood, ensuring you make an informed choice.
During the showing, ask specific questions like:
- How long has the home been on the market?
- Why is the owner selling?
- What is the age of the roof, HVAC system, and water heater?
- Are there any HOA fees or pending special assessments?
- Is the property located in a flood zone?
When buying a house in Louisiana for the first-time, check the property carefully during the open house. Look for roof sagging, foundation cracks, water stains, uneven floors, or sticking doors, which may indicate serious issues.
As a first time home buyer in Louisiana, there are three main aspects you need to focus on when shortlisting homes:
- Insurance Risks: Verify the home’s flood zone using FEMA’s maps. Get a 4-point inspection and a wind mitigation report to assess insurability and identify features, like an old roof or the lack of impact windows, that could drive up insurance costs.
- Commute and Lifestyle: Test your commute during rush hour. Visit the neighborhood at different times to check for noise from traffic, airports, or nightlife. Ensure convenient access to key amenities like schools, groceries, and parks.
- Louisiana Home Loans/Assistance Program Eligibility: If you’re applying for a loan or first time buyer program in Louisiana, ensure that the house complies with its property requirements, or you may risk losing the assistance.
Step 8: Make an Offer
When crafting an offer, make a competitive bid but stay within your budget. As a first-time home buyer in Louisiana, consider factors like the home’s market value, recent comparable sales, and any repairs needed. This increases your chances of getting a fair deal.
Step 1: Analyze Recent Sales
Your agent will pull up real estate comps that are similar to the one you want. Focus on the final sale price, not the list price. Home prices in many Louisiana metro areas have seen modest declines, so your offer should reflect this trend.
Step 2: Adjust for the Home’s Condition
Factor in the age and condition of the roof and HVAC. If a comparable home sold for $404,300 but had a new roof, and your target home needs a $20,000 replacement, adjust your offer to account for that expense.
Step 3: Factor in Today’s Market
With more homes for sale, you have leverage. Even home builders are lowering their prices by almost 6% to attract buyers. So, for a home that is priced fairly, offer 3% to 5% less. If it is overpriced, you can justify an even lower offer, citing both the comps and market trends.
What is an Earnest Money Deposit in Louisiana?
An earnest money deposit is a “good-faith” payment that shows you are a serious buyer. This money is held in escrow and applied towards your down payment at closing.
In Louisiana, the standard deposit is 1% to 3% of the purchase price. On a $257,300 home, this would be between $2,573 and $7,719. In highly competitive markets like New Orleans or Baton Rouge, sellers may expect a deposit closer to 10%.
Once your offer is accepted, you typically have 3 business days to submit the deposit to an escrow agent, such as a title company or real estate attorney.
Yes, you can get your earnest money deposit back in Louisiana, but only if you back out of the sale for the following reasons:
- The inspection reveals major issues, and you exercise the inspection contingency.
- The appraisal comes in low, and you exercise the appraisal contingency.
- You’re unable to secure the required financing, and exit during the financing contingency period
- Title issues are discovered.
Many Louisiana first time home buyers forfeit their earnest money because:
- They back out after the contingency periods expire without a valid reason.
- They violate contract terms.
- The seller meets all contract obligations, but the buyer still refuses to close.
Step 9: Conduct Home Inspections
First-time home buyers in Louisiana should schedule home inspections to uncover any issues before buying a house. You typically get the inspection report within 24 to 48 hours.
Which Louisiana Home Inspections Should You Schedule?
A standard home inspection in Louisiana isn’t enough. The state’s unique climate and weather risks require a few specialized inspections:
- General Home Inspection ($300–$500): A licensed inspector will examine everything from the roof to the foundation. They pay special attention to storm damage, proper drainage, and the age of the AC unit.
- 4-Point Inspection ($150–$250): For homes over 30 years old, insurance companies in Louisiana often require a 4-point inspection. It focuses on the four most critical systems: the roof, HVAC, electrical, and plumbing. An old roof or an outdated electrical panel can result in the insurance coverage being denied.
- Wind Mitigation Inspection ($75–$150): This inspection documents hurricane-resistant features like impact windows, hurricane straps, and a hip-shaped roof. These features can qualify you for insurance discounts of up to 45%.
- WDO / Termite Inspection ($75–$100): A termite inspection is mandatory for government-backed loans like FHA and VA, and is highly recommended for all others. Louisiana’s warm, damp climate is a breeding ground for termites and other pests that can cause severe structural damage.
- Mold Inspection / Testing ($200-$500): The high humidity in Louisiana makes homes extremely susceptible to mold and mildew growth, which can cause health issues and structural damage.
- Structural Engineer Inspection ($350-$550): This is necessary to get a professional, non-biased opinion on major structural issues before negotiating repairs or deciding to walk away from the deal.
Consider Other Specialized Inspections
Based on the property, a Louisiana first-time home buyer may want to conduct additional tests. For older homes, a sewer scope can detect cracks or tree roots in the main sewer line, saving you from a $15,000 repair down the road. If you see large cracks or uneven floors, a $700 foundation inspection is worth the investment.
For rural properties, a septic inspection is essential. If the home has a pool, a separate pool inspection will check the pump, filter, and structure for costly defects.
It’s not recommended. Even if you plan to buy cheap homes in Louisiana, skipping a home inspection can lead to unexpected repair costs.
Step 10: Complete the Home Appraisal
After the inspection, your lender will typically order a home appraisal, which professionally values the property to ensure it matches your offer.
Why Do Lenders Need Appraisals?
A home appraisal in Louisiana confirms the property’s market value. Appraisers typically focus on the following parameters:
- Flood Zone and Elevation: A home in a high-risk flood zone (like Zone A, AE, or VE) will likely be valued lower than a similar inland property due to higher insurance premiums.
- Insurance and Mitigation Features: Louisiana faces frequent hurricanes and severe storms. Insurers place heavy emphasis on the age and condition of the roof, proper strapping or tie-downs, impact-rated windows, and other wind-mitigation features.
- Condo/HOA Health: Appraisers closely examine a condo association’s financial health. They look for anything that may reduce the unit’s value, like the association’s reserve funds or any pending special assessments.
A standard appraisal in Louisiana costs between $350-$775 and typically takes 7 to 14 days to complete. For luxury or waterfront properties, the cost and timeline can be higher.
If the appraisal comes in lower than your offer price, you have an appraisal gap. In such a situation, you can either:
- Renegotiate the Price: Ask the seller to lower the price to the appraised value. In the current market, many sellers are willing to negotiate.
- Cover the Gap: If the seller won’t budge, you can choose to pay the difference in cash.
- Dispute the Appraisal: If you believe the appraiser made a factual error or used poor comparable sales, you can file for a Reconsideration of Value.
- Walk Away: If you cannot reach an agreement, your appraisal contingency allows you to cancel the contract and get your earnest money back.
Step 11: Negotiate Repairs and Credits
As a first time home buyer in Louisiana, use your home inspection results to negotiate repairs and request credits from the seller. This step can help reduce unexpected costs and ensure your new house is move-in ready.
How to Use Your Inspection Report to Negotiate Repairs?
Your negotiation strategy should center on issues that impact the home’s safety, structural integrity, and insurability. Minor cosmetic flaws are not worth fighting over and can make you seem unreasonable. It’s easy to make this mistake as a first home buyer in Louisiana.
Focus your request on these critical areas:
- Safety Hazards: This includes outdated and dangerous electrical panels, faulty wiring, or missing safety features like GFCI outlets near water.
- Structural Problems: Any issues with the foundation, load-bearing walls, or the roof structure.
- System Failures: A failing HVAC system, major plumbing leaks, or an old roof.
Get 2 to 3 written estimates from licensed contractors for any major repairs. A repair request that includes professional quotes shows you are serious and have done your homework.
Should You Ask for Repair Credit?
While you can ask the seller to perform the repairs themselves, it’s better to ask for credit instead. Credit gives you the funds to hire your own contractors and ensures the work is done to your standards, not just the cheapest way possible. It also allows the sale to proceed on schedule, without any delays.
How to Negotiate Seller Concessions
Seller concessions are a powerful tool for reducing your out-of-pocket closing costs when buying real estate in Louisiana. Here, the seller pays for some of your expenses, such as the appraisal, title insurance, or property taxes.
Your ability to negotiate concessions depends on your loan type. Each loan program sets a maximum limit on how much a seller can contribute:
| Loan Type | Minimum Down Payment | Maximum Seller Concession |
|---|---|---|
| Conventional | Less than 10% | 3% of the purchase price |
| Conventional | 10% or more | 6% of the purchase price |
| FHA Loan | Any amount | 6% of the purchase price |
| VA Loan | Any amount | 4% of the purchase price |
| USDA Loan | Any amount | 6% of the purchase price |
Step 12: Review Your Closing Costs
After negotiating repairs and credit as a first time home buyer in Louisiana, review all closing costs carefully. Check title fees, escrow, insurance, and taxes so you can finalize your budget and confidently buy your house.
Understanding Closing Costs in Louisiana
- Louisiana-Specific Taxes ($1,500+): Buyers pay a Documentary Stamp Tax (or Mortgage Certificate Tax) of about $0.35 per $100 on the loan principal, plus an Intangible Tax around $0.20 per $100 in many parishes. For a $300,000 mortgage, expect $1,050–$1,650 combined, varying by location like Orleans or Jefferson Parish.
- Title Fees ($1,500-$2,500+): These fees cover the title search, settlement services, and title insurance policies for both you and your lender. In Louisiana, the party responsible for paying the owner’s title insurance varies by county.
- Third-Party Fees ($1,000 to $2,000): This category includes the appraisal fee, credit report fee, and flood certification fee. It also covers any inspections you ordered, like the general, 4-point, and WDO inspections.
- Prepaid and Escrow Costs ($3,000 to $7,000): You will pay for your first year of homeowners’ and flood insurance upfront. You will also fund your escrow account with several months of property tax and insurance payments to cover future bills.
Step 13: Close on Your New Home
Closing day is the moment you officially become the owner of your new Louisiana home. Its success depends on a careful final walk-through, a smooth funding process, and making sure all legal documents are properly signed and recorded.
Complete Your Final Walk-Through
Within 24 hours of closing, you will do one last walk-through of the property. This is not a formal inspection, but rather your final chance to see if you want this home. Use this checklist:
- Verify Repairs: Bring your inspection report and repair addendum. Confirm that all negotiated repairs have been completed to a professional standard.
- Test Everything: Run the air conditioning and test all appliances. Make sure every system is functioning as it should.
- Check for Included Items: Ensure all items that were supposed to be included in the sale, like appliances, window treatments, and light fixtures, are still in place.
- Look for Signs of Additional Damage: Make sure no new damage has occurred since your last visit. If you see any issues, notify your agent and the title company immediately before you sign any documents.
Sign the Documents
While there are numerous documents to sign, the most important ones are:
- The Closing Disclosure: You will sign the final version of this document, which outlines all your loan terms and costs.
- The Promissory Note: This is your legal promise to repay the loan. The promissory note outlines the loan amount, interest rate, repayment schedule, and maturity date.
- The Mortgage: This document secures the property as collateral for your loan.
Once you have signed everything, you will provide your “cash to close” amount via a cashier’s check or wire transfer. After your lender sends their funds to the title company, the deal is officially funded.
Get Your Keys and Celebrate
Once the deal is funded, the title company will record the new deed with the county, officially transferring ownership to you. After they pay the seller and other parties, you will finally get the keys to your new home.
Congratulations, you are officially a Louisiana homeowner! 🎉
🚩 What are the Red Flags to Look for When Buying a House in Louisiana?
A new home is a huge financial investment. To ensure that you don’t sink your money into a dud, look out for these red flags:
1. Bargain-Priced Homes
An asking price that’s significantly lower than comparable homes in the area seems like a dream come true. But that’s just until the roof collapses or faulty electrical systems burn the house down.
An extremely low price could mean the property is uninsurable, or is located in a high-risk flood zone with steep insurance costs. So before you put in an offer, check the home’s sale history and other permits from the local county’s office. Also, get insurance quotes to understand your total expense better.
2. Neighborhood Sell-Out
During the open house, if you notice too many “For Sale” signs on a single street or in a small community, it should ring alarm bells. It could be due to skyrocketing HOA fees, declining school quality, or a recent increase in crime rates. It could also point to a future nuisance, like a commercial development planned nearby.
Talk to potential neighbors to get their opinion on the area. You can also check community social media pages or online forums like Nextdoor for discussions about local issues.
3. Excessive Use of Air Fresheners
A few scented candles create a welcoming atmosphere, but if a home smells like a lavender bubble burst in it, then there’s something fishy. It may be covering up a musty smell that highlights the presence of mold and plumbing issues.
Pay close attention to the smell in the closets, bathrooms, and around the air conditioning unit. Open kitchen and bathroom cabinets and smell the area under the sink. If you detect a musty odor, ask for a separate mold inspection along with the standard home inspection.
4. Sloping or Uneven Floors
Floors that are noticeably slanted or feel bouncy can indicate foundation problems. Given Louisiana’s expansive clay soils, which swell and shrink with moisture, minor settling may be acceptable in older homes, but significant slopes signal a major structural issue.
Bring a marble or a golf ball with you to showings and place it on the floor in different rooms to see if it rolls. Also, look for other signs of foundation issues, like large zigzag cracks in the drywall, especially above door frames.
5. Condensation in Windows
Fog trapped between the panes of double-glazed windows is a sign that the seal has failed. When the seal breaks, the insulating argon gas leaks out and is replaced by moisture-filled air. This compromises the window’s energy efficiency and leads to higher cooling costs in Louisiana’s hot climate.
Inspect each window and pay special attention to those that receive direct sunlight, as heat can cause seals to fail faster. If you see failed seals, get a quote for window replacement to use as a negotiating point.
6. Poor Drainage or Standing Water
Low-lying yards with puddles after rain signal drainage failures exacerbated by Louisiana’s high water table and clay soils, risking foundation erosion or basement flooding outside FEMA zones. Check during wet seasons; request a flood elevation certificate and grading survey to avoid surprise mitigation costs like French drains ($5,000–$15,000).
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the house is your primary residence, apply for Louisiana’s Homestead Exemption to reduce your property taxes. This exempts $75,000 of your home’s assessed value from parish property taxes in high tax areas like Orleans or East Baton Rouge.
- Set Up Utilities: Connect water (via parish systems like Entergy New Orleans), electricity (Entergy or CLECO), internet (AT&T Fiber or Cox), and trash services promptly. Prioritize regular pest control for Formosan termites and humidity-driven bugs rampant in Baton Rouge and coastal areas year-round.
- Get Insurance: Homeowners insurance is required if you’re financing, and flood insurance may be needed in FEMA zones. Rates are higher in coastal areas like the Gulf, Lake Charles, or the Mississippi River due to hurricane risk.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae buildup. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Louisiana Without a Realtor?
Research neighborhoods and browse listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Which First Time Home Buyer Programs in Louisiana Can You Apply For?
Various programs make homeownership accessible for a first time home buyer in Louisiana. They assist with down payments through grants or low-interest, deferred-payment loans. Applicants must meet the income and credit score criteria and complete a homebuyer education course to avail of these programs.
| Program Name | Eligibility | Grants | Key Benefit |
|---|---|---|---|
| Louisiana Housing Corporation (LHC) Mortgage Program | First-time buyers; income ≤ 80–140% AMI by parish | 30-year fixed-rate first mortgage | Pairs with down payment assistance; low rates |
| LHC Market Rate Conventional Program | First-time or repeat buyers; income limits apply | Affordable 30-year fixed-rate conventional loans | Reduced mortgage insurance and competitive interest rates |
| LHC MRB Home Program | First-time buyers or buyers in targeted parishes; income limits apply | Below-market interest rates + up to 9% down payment assistance | Great for low-to-moderate-income borrowers needing extra assistance |
| LHC Delta 100 Program | Buyers in eligible rural parishes in Northeast Louisiana | 100% financing with no down payment required | Zero-down option for qualifying rural areas |
| Mortgage Credit Certificate (MCC) | First-time buyers; primary residence | Federal tax credit up to 30–50% of annual mortgage interest | Reduces tax bill by $1,000–$2,000/year |
1. Louisiana Housing Corporation (LHC) Mortgage Program
- Eligible Buyers: First-time homebuyers (or repeat buyers in Targeted Areas) with an income between 80% and 140% of the Area Median Income (AMI) by parish.
- Credit Score: Minimum 640.
- Assistance: Access to 30-year, fixed-rate first mortgage loans packaged with 4% of the loan amount for down payment and closing cost assistance.
This is the LHC’s main mortgage product. The 4% assistance is delivered as a soft second mortgage, which is forgivable if the borrower remains in the home for the required residency period (typically 5 years). It offers low, fixed rates.
2. LHC Market Rate Conventional Program
- Eligible Buyers: First-time or repeat buyers; general income limit of $99,000 for the borrowers.
- Credit Score: Minimum 640.
- Assistance: Affordable 30-year fixed-rate conventional loans. Can be paired with up to 4% assistance (as a second mortgage) for down payment, closing costs, or prepaid items.
The LHC Market Rate Conventional Program offers competitively priced conventional loans with lower mortgage insurance costs compared to standard conventional financing. It is ideal for borrowers with solid credit who want lower monthly payments and may also be paired with LHC down payment assistance for additional support.
3. LHC MRB Home Program
- Eligible Buyers: First-time buyers or buyers purchasing in targeted parishes; income and purchase price limits apply.
- Credit Score: 640+.
- Assistance: Below-market interest rates plus up to 9% down payment assistance.
The MRB Home Program is one of Louisiana’s most generous options for lower- to moderate-income homebuyers. It offers substantial down payment and closing cost help up to 9%, along with deeply discounted interest rates. This is ideal for buyers who need maximum upfront assistance and long-term affordability.
4. LHC Delta 100 Program
- Eligible Buyers: Buyers purchasing in eligible rural parishes in Northeast Louisiana.
- Credit Score: Usually 640+.
- Assistance: 100% financing with no down payment required.
The Delta 100 Program provides true zero-down financing for eligible rural-parish buyers. It is designed to encourage homeownership in underserved Northeast Louisiana areas. Buyers must purchase an eligible property and meet local income guidelines.
5. Mortgage Credit Certificate (MCC)
- Eligible Buyers: First-time buyers meeting MCC and lender requirements (FHA, VA, USDA, and some conventional loans).
- Credit Score: Based on loan type; FHA typically accepts lower credit scores.
- Assistance: Federal tax credit worth up to $2,000 per year for the life of the loan (contrary to grants; MCCs reduce tax liability, not upfront cash).
The Mortgage Credit Certificate Program helps Louisiana homebuyers lower their federal tax bill by claiming a portion of their annual mortgage interest as a tax credit. This effectively reduces their long-term cost of homeownership and improves affordability—especially for FHA buyers using the minimum 3.5% down payment.
» First Time Buyer Programs: Find the perfect program that helps you get the key to your first home.
What Should You Know Before Buying a House in Louisiana?
Before you buy a home in the Bayou State, you must understand the factors that can impact your budget and lifestyle.
What are Some Additional Costs When Buying Houses in Louisiana?
Apart from the purchase price, you must account for several other expenses, like property taxes and potential HOA fees. However, the most critical consideration for any Louisiana homebuyer is insurance.
- Why Homeowners Insurance is Crucial: Louisiana’s susceptibility to hurricanes, floods, and other natural disasters makes homeowners’ insurance important. This coverage protects your investment from catastrophic damage.
- High Insurance Costs: Due to these risks, the projected annual cost of homeowners’ insurance may go as high as $4,031.
- Choosing the Right Policy: When selecting a policy, ensure it provides adequate hurricane and flood coverage. You could lower your premium by choosing a home with wind mitigation features like impact windows or a newer roof.
Do You Need Separate Flood Insurance in Louisiana?
Yes, you do. Standard homeowners’ insurance does not cover flood damage, so a separate policy is necessary for protection. FEMA maps determine your property’s flood risk:
| Flood Zone | Risk Level | Insurance Recommendation |
|---|---|---|
| A, AE, AO, V, VE | High-Risk | Mandatory for most mortgages. These areas have at least a 1% chance of flooding annually. |
| B, C, X | Low-to-Moderate | Highly Recommended. Roughly 25% of all flood claims happen in these “lower-risk” areas. |
When is Flood Insurance Required?
Whether you need flood insurance typically depends on your property’s location, your mortgage lender, and your homeowners’ insurance provider. However, there are two main situations where flood insurance is mandatory in Louisiana:
- Federally-Backed Mortgages in High-Risk Zones: If your home is in a high-risk flood zone and you have a federally-backed mortgage, federal law requires you to have flood insurance.
- Louisiana Citizens Property Insurance Corporation: If you are insured through Louisiana Citizens Property Insurance Corporation, state rules similarly require many policyholders to carry flood insurance, especially in high-risk areas and for higher-value homes. In practice, this means that even if your mortgage or flood zone would not otherwise require flood insurance, Louisiana Citizens can still make it a condition of coverage for your home.
Why First-Time Homebuyers Should Explore Louisiana Now?
Louisiana is a smart choice for first-time buyers, thanks to its affordable home prices, diverse communities, and expanding economic opportunities. From Baton Rouge’s job market to Lafayette’s neighborhoods, there’s a community for every budget.
With thousands of homes for sale and numerous down payment assistance programs, homeownership is more attainable than ever.
» Houzeo Reviews: Read what customers have to say about Houzeo, Louisiana’s best home buying website.
