Realtor Data Reveals: Northshore Housing Inventory & Buyer Demand Projections for 2026
Is 2026 the Year to Sell Your Northshore Home? What the Data Says.
For every homeowner in Covington, Mandeville, and Madisonville, the question isn’t if their property has gained value—it’s when is the absolute best time to sell to maximize that hard-earned profit. The national real estate headlines are a dizzying mix of conflicting reports, but what happens in California or New York is irrelevant to your bottom line. What truly matters is the hyper-local data right here on the Northshore of Lake Pontchartrain.
This isn’t another generic market update. We’re breaking down exclusive Realtor data and concrete projections for the St. Tammany Parish housing market through 2026. Our goal is to give you a clear, data-driven picture of what to expect for housing inventory and buyer demand, so you can stop guessing and start planning.
Understanding these future trends is the first step to making a smart, profitable decision about selling your home. And as the original low-cost real estate brokerage born right here on the Northshore, we believe that making a profitable decision means not just selling high, but also keeping more of your equity.
Key Takeaways
- Robust Buyer Demand: The Northshore’s appeal is not a fleeting trend. Projections show that buyer demand will remain strong and likely increase through 2026, fueled by excellent schools, quality of life, and regional economic growth.
- Inventory Will Remain Tight: While a slight increase in homes for sale is possible due to stabilizing interest rates and new construction, it won’t be enough to shift the market away from sellers. Expect competition for well-priced homes to continue.
- A Prime Seller’s Window: The combination of high, sustained demand and relatively low inventory creates a powerful window of opportunity for Northshore homeowners to achieve a maximum sale price.
- Profit Is More Than Price: The smartest sellers in 2026 will understand that true profit isn’t just the final sale number; it’s how much of that number you keep after commissions. The traditional 6% model is an unnecessary drain on your equity.
The Northshore Real Estate Snapshot: Where We Stand Today
To accurately predict the future, we must first have a firm grasp of the present. The current Northshore real estate market is a story of consistent demand and strategic positioning.
Current Housing Inventory in Covington, Mandeville, & Madisonville
Walk through any of the top Northshore subdivisions, and you’ll notice fewer “For Sale” signs than you might expect. Inventory, while slightly higher than the record lows of the past few years, remains tight. Homes that are priced correctly and well-maintained are moving quickly. The most sought-after properties continue to be 4-bedroom family homes with yards, properties with modern updates, and those located in desirable communities like Beau Chêne in Mandeville or offering unique lifestyles, such as waterfront living in the River Club of Covington.
Today’s Buyer Demand: Who’s Moving to the Northshore?
The flow of buyers from the Southshore continues unabated. Families and professionals are consistently making the move from Metairie, Kenner, and New Orleans, drawn by the promise of safety, space, and some of the best public schools in Louisiana. The Mandeville school district’s high ratings are a massive driver of this migration. We are still seeing strong offers, and while the days of frantic bidding wars on every property have cooled, the average days on market for a desirable home remains low.
Key Takeaway for Homeowners:
The current market is firmly in the seller’s court. However, this advantage doesn’t mean you can simply name your price. Buyers are more discerning than they were two years ago. A successful sale today requires strategic pricing, professional marketing, and flawless presentation—all hallmarks of a full-service Realtor.
A Look Ahead: Northshore Housing Projections for 2026
This is where we move from the present to the profitable future. Our analysis of economic indicators, demographic shifts, and development plans points to a clear trajectory for the Northshore market.
Projecting Housing Inventory: Will More Homes Hit the Market?
Several factors will influence the number of homes available by 2026, but none point to a flood of inventory that would create a buyer’s market.
- Stabilizing Interest Rates: Many homeowners have been hesitant to sell due to the “lock-in effect”—not wanting to trade their sub-4% mortgage for a higher rate. As rates are projected to stabilize in a more moderate range, according to forecasts from organizations like the Mortgage Bankers Association, more homeowners may feel comfortable making a move. This could moderately increase inventory.
- New Construction: St. Tammany Parish continues to see new construction projects, adding to the housing stock. However, these developments are often paced to meet, not exceed, demand, preventing a market glut.
- Baby Boomers Downsizing: A significant portion of Northshore homeowners are Baby Boomers who may be looking to downsize in the coming years. This demographic shift will bring more established homes to the market, but it’s a gradual process, not a sudden surge.
Projection: We project a slight to moderate increase in housing inventory by 2026. It will provide more options for buyers but will not be significant enough to erase the seller’s advantage. The fundamental supply-and-demand dynamic will remain in your favor.
Forecasting Buyer Demand: Will the Northshore Remain a Hotspot?
All signs point to yes. The demand for the Northshore lifestyle is not a temporary fad; it’s a long-term trend driven by powerful, sustainable factors.
- Corporate and Industrial Growth: St. Tammany Parish is a hub of economic activity. Continued investment in industries from healthcare to technology brings high-quality jobs to the region, and those employees need places to live.
- Enduring Quality of Life: The core appeal of the Northshore—top-tier schools, low crime rates, and abundant green space—is stronger than ever. This is a primary reason families choose to live in Mandeville or enjoy life in Covington.
- The Persistence of Remote Work: While some companies have mandated a return to the office, the flexibility of remote and hybrid work is here to stay. Research from Stanford’s WFH Research project shows that a significant portion of the workforce retains this flexibility, allowing them to prioritize lifestyle over proximity to a downtown office. This trend will continue to benefit desirable suburban areas like the Northshore.
Projection: Buyer demand is forecasted to remain robust and will likely increase through 2026. The Northshore will continue to be a top destination for families, professionals, and anyone seeking a higher quality of life in the Greater New Orleans area, keeping steady upward pressure on home values.
What This 2026 Forecast Means for YOUR Bottom Line
Translating data into dollars is what matters. The forecast of tight inventory and high demand points directly to a prime opportunity for you as a homeowner.
The Seller’s Advantage: Why Low Inventory + High Demand = Maximum Profit
It’s the most basic law of economics: when more people want something than is available, the value of that item goes up. In the 2026 Northshore housing market, your home is that high-value item. This leverage means you are in a position to negotiate from a place of strength, command a top-dollar price, and dictate favorable terms. This projected market is the ideal environment for maximizing your home’s sale price.
The Hidden Hurdle: How Traditional Commissions Erode Your Hard-Earned Equity
But securing a high sale price is only half the battle. The single biggest expense in a real estate transaction is the commission. As your home’s value has appreciated over the years, the amount you’re expected to pay a traditional 6% agent has ballooned right along with it.
Ask yourself this simple question: If your home’s value is projected to be at an all-time high, why should the fee you pay to sell it also be at an all-time high? Does it take $27,000 more work to sell a $450,000 home today than it did to sell a $200,000 home a decade ago? The answer is no.
The Northshore’s Smartest Way to Sell: Keep Your Equity with 1 Percent Lists
This is where we changed the game. We saw this inequity in the market and created a better model. As a full-service, low cost real estate broker, we provide a superior selling experience without the inflated, outdated fees.
Full Realtor Service for Just 1 Percent Commission
Let’s be perfectly clear: listing your home for 1 percent commission does not mean you get discount service. It means you get a smarter, more efficient service. We provide everything a traditional agent does and more, including:
- Full MLS Listing for Maximum Exposure on Zillow, Realtor.com, etc.
- Professional Photography to Showcase Your Home
- Eye-Catching Yard Sign and Secure Lockbox
- Expert Showing Coordination
- Masterful Contract Negotiation and Closing Management
We engineered a technology-driven process that reduces our overhead, and we pass those savings directly to you, the homeowner.
A Real-World Northshore Example: The Math Doesn’t Lie
Don’t just take our word for it. Look at the numbers on a typical Mandeville home sale. The difference is staggering.
| Service Feature | Traditional 6% Brokerage | 1 Percent Lists |
|---|---|---|
| Sale Price | $450,000 | $450,000 |
| Listing Commission | 3% ($13,500) | 1% ($4,500) |
| Buyer’s Agent Commission | 3% ($13,500) | 2.5-3% (You Choose) |
| Total Commission Paid | $27,000 | $18,000 (at 3% to buyer agent) |
| Your Extra Equity Saved | $0 | $9,000 |
With 1 Percent Lists, you put an extra $9,000 (or more!) back in your pocket. That’s a family vacation, a significant contribution to your next home, or a boost to your retirement savings. You can see your potential savings with our online calculator.
The Original Innovator, Born Right Here in Louisiana
1 Percent Lists isn’t a franchise that moved into town. We are the franchise. The entire low-cost, full-service model that has swept the nation was born right here on the Northshore. We started this movement because we knew our friends and neighbors deserved a better, more equitable way to sell their homes. We know this market intimately because it is our home. Our success is built on delivering superior results and unmatched savings to the people in our community.
Your Northshore Home, Your Hard-Earned Equity
The data for 2026 is clear: it’s shaping up to be an incredible time to be a home seller on the Northshore. High demand and tight inventory will put you in the driver’s seat. But the savviest sellers won’t just focus on the sale price; they’ll focus on their net profit. Don’t let an outdated commission structure siphon away tens of thousands of dollars of your equity.
Don’t wait until 2026 to start planning. The first step is understanding what your home could be worth in this evolving market. Our local Northshore experts can provide a free, no-obligation analysis based on today’s data and future projections.
Click Here for Your Free Northshore Home Value Report
