Photo: Infrogmation of New Orleans · CC BY 3.0195 homes sold in Mandeville in the last year, at a typical $421K
About one sale in 5 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Mandeville homes are listed.
Every place Mandeville homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Mandeville.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
18% of Mandeville’s sales are condos, at $300K less than a house
154 houses and 36 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 154 sold in 12 months
- Per square foot
- $193LA $144
- Days to sell
- 61
- Sold over asking
- 10%
- Listings with a price cut
- 32%
typical sale · 36 sold in 12 months
- Per square foot
- $141LA $271
- Days to sell
- 73
- Sold over asking
- 3%
- Listings with a price cut
- 21%
Multi-family (2–4 units): 5 sold, typical $477K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 1.5 times the 2016 price
195 sales in the last year, against 266 in 2021 and a low of 190 in 2025. The typical sale went from $281K in 2016 to $421K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $400K buys in Mandeville
Check a listing against what Mandeville homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Mandeville are back to pre-pandemic levels, with about as many homes for sale
We read every month of Mandeville’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 195 sales.
If you’re buying in Mandeville
- Shop in March. It brings about 28 new listings a month, close to the busiest month, with fewer bidding wars (9% over asking).
- Some room to negotiate. 23% of listings cut their price, about as many as before the pandemic.
- Offer under asking. Buyers paid 96.4% of the list price on average; 9% paid over.
- You’ll usually have time. Only 29% of homes go under contract within two weeks; the typical one takes 59 days.
Summer brings the homes; spring brings the bidding wars
July has the most new listings (about 28 a month), but April is the most competitive: 16% of April sales close over asking. March offers nearly as much choice with fewer homes bid up (9%). November has the least competition (6%) but only about 16 new listings.
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and about like Louisiana as a whole
| Mandeville now | 2017–19 | 2021 peak | LA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 9% | 7% | 18% | 12% |
| Gone within two weeksShare of homes under contract within 14 days | 29% | 15% | 31% | 23% |
| Listings with a price cutShare of homes for sale that cut their price | 23% | 25% | 26% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 96.4% | 96.1% | 97.2% | 97% |
| Days to sellMedian days from listing to contract | 59 | 99 | 30 | 66 |
77 homes for sale on a typical day
That’s twice the 2021 low (40), 13% fewer than in 2017–19 and well under 2012’s 114.
1 in 4 listings has cut its price
23% in the last year, against 25% in 2017–19 and 25% across Louisiana.
Since 2019, houses are up 56%, condos 41%
A house typically sold for $487K in the last year (154 sales), a condo for $186K (36).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Mandeville ranks 61st of 74 busy Louisiana markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Mandeville is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Mandeville home costs about $2,486 a month
Price: Mandeville’s typical sale, last 12 months. Property tax at Mandeville’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Mandeville is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in July
The month with the most choice. December has the fewest, about 12.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $421K home, about $3,480 a year.
Taxes vs. neighborsSchools
The schools grade for Mandeville, from test results, graduation and how much students grow.
Schools in MandevilleTypical commute
The average one-way trip to work for people who live in Mandeville.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Lacombe and Slidell sell for less a square foot
The busier markets within 25 miles of Mandeville, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Slidell | 324 | $196K | $117 | 19% | 82 |
| Mandeville | 195 | $421K | $180 | 9% | 59 |
| Covington | 171 | $328K | $177 | 9% | 60 |
| Lacombe | 123 | $247K | $146 | 9% | 74 |
| Abita Springs | 55 | $286K | $184 | 15% | 70 |
| Madisonville | 25 | $524K | $211 | 8% | 350 |
| Folsom | 21 | $360K | $175 | 19% | 116 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Mandeville, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Mandeville. People who follow the town see it, and so do people comparing Mandeville with their own town. No commission, no listing fee.
Questions about buying a home in Mandeville
What do homes sell for in Mandeville, LA?
195 homes sold in the year to May 2026 at a typical $421K, $180 a square foot. Houses sold for about $487K, condos for about $186K.
Is Mandeville a buyer’s or seller’s market?
A buyer’s market: 80 homes were for sale in May 2026 and 11 sold, about 7.3 months of supply. Buyers paid 96.4% of asking on average, and 23% of listings cut their price.
When is the best time to buy in Mandeville?
July brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Mandeville?
About 0.8% of a home’s value a year. On a $421K home that’s near $3,480.
Where can I see homes for sale in Mandeville?
Zillow, Redfin, Realtor.com and Homes.com all carry Mandeville’s MLS listings; the search links above open each one filtered to Mandeville.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).