A guide to Mandeville's most sought after areas
Since the start of the COVID-19, Louisiana’s North Shore area has seen a population explosion the likes of which compare only to Hurricane Katrina in 2005. Following the trend of the rest of the nation, city-dwelling New Orleanians have moved en-masse to what has now become Louisiana’s most in-demand cities, perhaps none more so than Mandeville.
Set on the blue waters of Lake Pontchartrain from Bayou Castine to the Tchefucnte River, Mandeville, LA has blossomed from a remote lake town to a thriving suburban area, ripe with gourmet restaurants, shopping, and plenty of real estate potential. With a diverse collection of neighborhoods and subdivisions, there certainly is something for everyone, but with so many options to choose from, prospective home buyers may feel overwhelmed. That being said, I’ve curated a list of the most in-demand and highly sought-after neighborhoods to keep on your list for your upcoming move.
1. BEAU CHENE | $250,000-$1,000,000
Pros: Due North of New Orleans along the Tchefuncte River, Beau Chene is a gated community centered around recreational activity. Its name, translating in English to “Beautiful Oak,” offers a fitting description, for its 36 golf holes offer sprawling landscapes across lakes, rivers, and lush fields of green. However, if golf isn’t your thing, the neighborhood offers 10 outdoor tennis courts (currently being renovated) and 2 indoor, beautiful walking paths, a fitness center, and a beautiful country club fit with two world-class restaurants. Pickle ball courts are being added soon as well.
Recreationally, there’s something here for everyone–but as an investment, perhaps even more so, as year over year the value of its homes out perform the market. Its three gated and guarded entryways provide an ideal safe environment, and its award-winning school district is great for new families.
Cons: The neighborhood’s restrictive covenants ensure that each home is of a certain standard in quality, but to some owners, they can seem burdensome. Though not necessarily a con, Beau Chene residents pay a $220 monthly HOA fee that goes towards water, trash, and security. Also, with the recent increase in flood insurance costs due to increased hurricane activity, some Beau Chene homes built in lower elevations of the neighborhood have been hit with higher premiums, though flooding is rare for the vast majority of properties.
Who it’s For: Buyers searching for an all-inclusive neighborhood; to whom recreational and social activity are important.
2. OLD MANDEVILLE | $300,000-$3,000,000
Pros: From moss-covered creole cottages on tucked away streets to great waterfront mansions overlooking Lake Pontchartrain, Old Mandeville has something for everybody. Established in 1840 by its benefactor, Old Mandeville is a historic product of its namesake benefactor, Bernard de Marigny de Mandeville, one of the wealthiest property owners ever to live in New Orleans (and also the man who brought craps to America). Today, Old Mandeville offers a thriving community to its residents, filled with both a thriving restaurant and social scene, a 2-mile stretch lakefront walking path, and a trailhead set along the Mandeville bike trace.
Cons: One of Old Mandeville’s greatest assets is also one of its greatest disadvantages–its history. While the area boasts incredible modern aesthetic in many of its historic homes, many also are aging poorly, which means buyers have (or get) to choose between either buying a $500,000-$750,000 renovated property, or choose the cheaper option and do the work themselves. Also, with the recent influx in named hurricanes striking the area, a portion of the area has seen an increase in flooding, causing many homeowners to undergo the costly project of raising their homes.
Who it’s For: Buyers looking for easy access to restaurants, nightlife, and views of Lake Pontchartrain.
3. Fontainebleau | $320,000-$675,000
Pros: Another super high-demand neighborhood, Fontainbleau’s housing inventory comes and goes fast, with the majority of homes coming and going in less than 30 days. Located on between West Causeway Approach and North Causeway Boulevard, Fontainebleau is the single handedly most conveniently located subdivision in Mandeville. From its two entrances, it offers a direct route to restaurants, shopping, and top-rated schools. The neighborhood offers a public pool and clubhouse (the latter via reservation) as well as tennis courts to its residents. According to their website, the “appearance and aesthetic quality of each home” is a top priority to its homeowners association, and taking a stroll through the neighborhood’s beautiful streets, one can easily see the results. Also, three words: Flood Zone X.
Cons: A common thread in Mandeville subdivisions, Fontainbleau has an active HOA that holds its residents to certain standard. Some might argue this is a positive thing, although some with more eccentric tastes might find the restrictive covenants a bit too restrictive. Also, though the neighborhood offers some recreational amenities, it certainly is not known for them–i.e., if a vibrant social climate is a top priority, there may be some better options than this neighborhood.
Who it’s For: Buyers to whom convenience (shopping, schools, causeway bridge) is most important.
4. Lewisburg | $500,000-$4,000,000
Pros: Is it a neighborhood? Is it a village? Well, it depends on who you ask. What is commonly referred to as Lewisburg is an unincorporated community established in 1834, though settlers have occupied the area since 1770s. Though Lewisburg always has a few homes for sale in the $500,000 range, the community is known for its stunning lakefront mansions offering views comparable only to Fontainbleau State Park and direct water access to Lake Pontchartrain–something no Old Mandeville home can provide.
Who it’s For: Buyers who want a bit of prestige and a unique property in a historic neighborhood.
5. Greenleaves | $250,000-$850,000
Pros: Composed of many individual subdivisions, Greenleaves is a vast neighborhood offering something for everybody. Set on vast acreage along Lonesome Road, Greenleaves is centrally located with easy access to some of Mandeville’s best shopping, restaurants, and other amenities. It is a neighborhood worthy of its name, providing its residents with shady streets and walking paths spanning its vast length.
Cons: Hard to think of many cons for Greenleaves. With such a diverse set of neighborhoods, there really is something for everyone. Perhaps the only downside is part of the neighborhood is susceptible to flooding.
Who it’s For: Buyers looking for convenience and a reasonable price.
BONUS: The Sanctuary | $725,000-$4,250,000
Revered as Mandeville and perhaps the entire Northshore’s premiere luxury subdivision, many would easily give The Sanctuary the #1 spot. Yet it is difficult to compare The Sanctuary to other neighborhoods, as its wide array of multi-million dollar listings is prohibitively expensive for the majority of Northshore residents. With palatial masterpieces adorning its tree-lined drives, The Sanctuary is less your typical neighborhood and more an architectural theme park where design meets luxury on every multi-acre lot.
Located on West Causeway Approach, it provides the same easy access to shopping and restaurants. Driving through the neighborhood, the display of wealth and prestige is stunning to behold. From towering Greco-Roman pillars to slick, contemporary finishes, The Sanctuary is a feast of wealth and design. Its name holds not only weight amongst Mandeville residents, but prestige, standing alone in a class by itself. For more on the neighborhood, check out the link to my article on it below.