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Parish in Louisiana

Natchitoches Parish, Louisiana

Natchitoches Parish is a parish in Louisiana with 36,693 residents, No. 29 of 64 by population. In Natchitoches Parish, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $171,300. To rent a 2-bedroom apartment at Fair Market Rent ($892 a month) without going over 30% of your income, you need to earn about $17.15 an hour.

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  • Typical home price

    $171,300

    −21% vs. Louisiana −49% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Natchitoches
    • Louisiana
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $892 a month

    −23% vs. Louisiana −49% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Natchitoches
    • Louisiana
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Natchitoches
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.44% of value per year

    −20% vs. Louisiana −53% vs. U.S.

    $755 a year for the typical owner

    • Natchitoches
    • Louisiana
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$178,522
2.3% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Natchitoches Parish today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,349 a month: 35% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $57,830 a year; the typical income here is $46,292. The typical home value is 21% less than in Louisiana overall. 61% of households own their home, fewer than in Louisiana (67%). The typical property tax is $755 a year (about 0.44% of home value), lower than in Louisiana.

57% of renter households spend 30% or more of their income on housing.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Natchitoches Parish apart

  1. Natchitoches Parish has the highest typical home value in its area: $171,300, more than any of its 6 neighboring parishes; next is Vernon Parish ($156,000).

  2. 14% of homes in Natchitoches Parish (2,223) are in FEMA's high-risk flood zone, and only 19% of those carry NFIP flood insurance.

  3. Among the neighboring parishes, Bienville Parish has the lowest typical rent ($606), 23% below the $786 in Natchitoches Parish.

  4. From 2020 to 2025, home prices in Natchitoches Parish rose 23% on FHFA's index, about the same as in Louisiana (22%).

Sources: U.S. Census Bureau (Average 2020–2024); FEMA (As of August 3, 2026); FHFA (2025 data).

The homes here

Housing in Natchitoches Parish

What homes there are in Natchitoches Parish, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Natchitoches Parish, 6 in 10 homes are single-family detached houses; in Louisiana, 7.

Mobile homes are 24% of homes in Natchitoches Parish, more than in Louisiana (13%).

Year built

By age, homes in Natchitoches Parish look like those in Louisiana: the typical year built is 1984.

In Natchitoches Parish, 66% of homes have 3 bedrooms or more, about the same as in Louisiana.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

By price, most homes in Natchitoches Parish sit under the FHA limit for this parish ($541,287): about 95%.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for this parish is $892: about 56% of rents in Natchitoches Parish are below it.

With a mortgage

$1,380 a month

Louisiana: $1,604 a month

Without a mortgage

$377 a month

Louisiana: $442 a month

Owners with a mortgage

44%

Louisiana: 52%

Owning costs less in Natchitoches Parish: with a mortgage, the typical cost is $1,380 a month; in Louisiana, $1,604. Without one, $377.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Homes in Natchitoches Parish gained value more slowly than in Louisiana: 25% since 2015–2019, against 33%.

The typical rent in Natchitoches Parish rose 10% over the same time; in Louisiana, it rose 23%.

Here income gained ground: typical income rose 62%, against +25% for home values and +10% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureNatchitoches ParishLouisianaUnited States
Rental vacancy 5.6%7.8%5.5%
Homeowner vacancy Unreliable estimate1.3%0.9%
More than one person per room 3.3%2.3%3.4%
People per household 2.372.492.53
Drive alone 83%79%69%
Carpool 10%9%9%
Public transit Unreliable estimate1%3%
Walk or bike 3%2%3%
Work from home 4%8%15%
Other means 1%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

In Natchitoches Parish, the rental vacancy rate is 5.6%; in Louisiana, 7.8%.

More households are short on space in Natchitoches Parish: 3.3% have more than one person per room; in Louisiana, 2.3%.

By size, households in Natchitoches Parish look like those in Louisiana: 2.37 people on average.

To get to work, 83% of workers in Natchitoches Parish drive alone; in Louisiana, 79%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Natchitoches Parish?

A typical home is tight for the typical income

We start with a typical home of $171,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 35% of the typical household income here, which is $46,292 a year. For that payment to be 28% of income, a household would need to earn about $57,830 a year.

Your numbers

Local data
$

Starts at the typical home value in Natchitoches Parish. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,996 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,349

at 7.18% · 30 years

Loan amount
$168,197
Total interest
$241,996
Paid off in
November 2056

Includes $2,893 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,080 a month

  • Tight

    $1,080 to $1,389 a month

    Your payment · 35%

  • Hard

    more than $1,389 a month

Compared with the typical household income in Natchitoches Parish ($46,292 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,349
Principal & interest$1,139
Property tax$63
Home insurance$71
FHA mortgage insurance (MIP)$76

You need at least $5,996 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Natchitoches Parish

Here you'll see how prices have changed, how Natchitoches Parish compares with Louisiana and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Natchitoches Parish rose 38% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Louisiana United States
In 2025 −2.5% +1.8% +2.9%
5 years (2020–2025) +23% +22% +47%
10 years (2015–2025) +38% +38% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Natchitoches Parish compared with Louisiana and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Natchitoches $171,300
  • Louisiana $216,500
  • United States $332,700
Typical rent a month
  • Natchitoches $786
  • Louisiana $1,064
  • United States $1,413
Typical household income a year
  • Natchitoches $46,292
  • Louisiana $60,756
  • United States $80,734
See the full table
Natchitoches compared with Louisiana and the United States
MeasureHereLouisianaU.S.
Residents36,6934,611,961334,922,499
Typical home value$171,300$216,500$332,700
Typical household income$46,292$60,756$80,734
Typical rent$786$1,064$1,413
Fair Market Rent (2 bedrooms)$892$1,161$1,750
Hourly wage to rent a 2-bedroom$17.15$22.33$33.65
Typical property tax$755$1,180$3,119
Effective tax rate0.44%0.55%0.94%
Households that own their home61%67%65%
Renters spending 30% or more on rent57%55%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Louisiana shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Natchitoches Parish

For a typical $171,300 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,349 $5,996 $168,197 7.18% FHA MIP · $76 $11,135 580
Conventional, 5% down $1,318 $8,565 $162,735 7.18% PMI · $81 $13,704 620*
Conventional, 20% down, no PMI $1,063 $34,260 $137,040 7.18% None $39,399 620*
ITIN, 15% down (example) $1,221 $25,695 $145,605 8.18% None $30,834 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

FHA loans in Natchitoches Parish use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Natchitoches Parish

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Natchitoches Parish, the typical owner pays $755 a year: about 0.44% of the home's value. That is less than the rest of Louisiana and less than the national average.

  • Natchitoches 0.44%
  • Louisiana 0.55%
  • United States 0.94%

What Louisiana publishes Homestead exemption: $7,500 of assessed value (Louisiana State Legislature (Louisiana Constitution))

Exemptions and deadlines in Louisiana

Is there a flood risk?

According to FEMA, in Natchitoches Parish 14% of homes (2,223) are in a high-risk flood zone. Of those homes, 19% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Natchitoches Parish

The natural hazards FEMA measures in Natchitoches Parish, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Natchitoches Parish as relatively low.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $13.5 million in losses a year in Natchitoches Parish, across buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $5.9 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $5.9 million a year
  2. TornadoRelatively low $1 million a year
  3. HurricaneRelatively low $474,674 a year
  4. EarthquakeVery low $213,659 a year
  5. Winter weatherRelatively low $35,432 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Natchitoches Parish in zone 3A: humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$28.10$17.27 and $42.27
Plumbers, pipefitters and steamfitters$27.47$16.65 and $35.03
Heating, air conditioning and refrigeration mechanics$24.41$17.87 and $39.26
Carpenters$22.50$13.91 and $30.05
Painters, construction and maintenance$21.03$14.50 and $30.99
Maintenance and repair workers, general$20.31$13.29 and $47.60

An electrician earns about $28.10 an hour in the Central Louisiana nonmetropolitan area, and a plumber, about $27.47.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers in this area.

Need help paying for a repair?

Renting

Renting in Natchitoches Parish

The typical rent in Natchitoches Parish is $786 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

57% of renter households in Natchitoches Parish spend 30% or more of their income on housing. 35% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $621 $11.94 $24,840
1 bedroom $716 $13.77 $28,640
2 bedrooms $892 $17.15 $35,680
3 bedrooms $1,168 $22.46 $46,720
4 bedrooms $1,491 $28.67 $59,640

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Natchitoches Parish

Programs and counseling in Natchitoches Parish

We didn't find HUD-approved agencies with an office in this parish. These are the 2 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

Louisiana down payment programs

  1. HomeStart Assist

    Louisiana state corporation 30-year mortgage for first-time buyers with 4% of the loan in assistance, as a 0% second mortgage forgiven after 60 months

    First-time buyers only. Run by Louisiana Housing Corporation (LHC).

    Forgivable Verified November 5, 2026

  2. HomeStart Advantage

    Louisiana state corporation 30-year mortgage with 4% of the loan in assistance, as a 0% second mortgage forgiven after 60 months; you do not need to be a first-time buyer, but you cannot own another home at closing

    No first-time requirement. Run by Louisiana Housing Corporation (LHC).

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all Louisiana programs

Help in Spanish in Natchitoches Parish

None of the 2 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this parish.

  • Housing Authority of the City of Natchitoches Public housing and Section 8 vouchers (318) 352-9774
  • Housing Authority of Natchitoches Parish Public housing and Section 8 vouchers (318) 357-0553

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Rapides Station Community Ministries

    1429 3rd St, Alexandria · 48 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (318) 487-9254

  • Cenla Community Action Committee, Incorporated

    2011 Macarthur Dr, Alexandria · 48 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (318) 314-3480
See every agency in Louisiana

Places

Cities in Natchitoches Parish

This site has no city pages of Natchitoches Parish. The neighboring counties are below.

See all 1 cities of Natchitoches Parish

Nearby parishes

Each row compares its typical value, typical rent and FHA limit with Natchitoches Parish.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Natchitoches Parish in 2026?

Natchitoches Parish has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Natchitoches Parish?

Natchitoches Parish has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Natchitoches Parish?

The typical home value in Natchitoches Parish is $171,300 (Average 2020–2024, U.S. Census). Across Louisiana it's $216,500.

How much does it cost to rent in Natchitoches Parish?

Natchitoches Parish has a typical rent of $786 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $892 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Natchitoches Parish?

About $17.15 an hour working full time (2,080 hours a year), or $35,680 a year, so the fair market rent of $892 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).