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City · 17,577 residents · Natchitoches Parish, Louisiana

Natchitoches , Louisiana

In Natchitoches, a typical home is worth $193,200 and typical rent is $802 a month. Compared with all of Natchitoches Parish, typical household income is 20% lower, the typical home value is 13% higher, and the share of households that own their home is 19 points lower.

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  • Typical home value

    $193,200

    13% above the parish

    11% below Louisiana

    • Natchitoches
    • Parish
    • Louisiana

  • Typical rent

    $802a month

    2% above the parish

    25% below Louisiana

    • Natchitoches
    • Parish
    • Louisiana

  • Typical household income

    $37,133a year

    20% below the parish

    39% below Louisiana

    • Natchitoches
    • Parish
    • Louisiana

  • Households that own their home

    42%

    19 points below the parish

    26 points below Louisiana

    • Natchitoches
    • Parish
    • Louisiana

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

Market now, with Zillow data

Zillow data
Typical home value
$193,371
1.7% more than 12 months ago

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

Natchitoches is in Natchitoches Parish. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Natchitoches Parish. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Natchitoches apart

What this place has that others do not, from public data, most unusual first.

  1. 42% of households in Natchitoches own their home, against 61% in Natchitoches Parish.

  2. Nearby, in Leesville, the typical home value is $118,600: 39% less than in Natchitoches ($193,200).

  3. The typical household income in Natchitoches is $37,133, 20% less than in Natchitoches Parish as a whole ($46,292).

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

The homes here

Housing in Natchitoches

What homes there are in Natchitoches, 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

The detached house is still the most common home in Natchitoches, but it weighs less than in Natchitoches Parish: 52% against 56%.

Year built

Homes in Natchitoches are older: the typical year built is 1979; in Natchitoches Parish, 1984.

In Natchitoches, 17% of homes have 1 bedroom or none (studios); 51% have 3 bedrooms or more, against 66% in Natchitoches Parish.

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

About 95% of owner-occupied homes in Natchitoches are worth less than the FHA loan limit for Natchitoches Parish ($541,287).

Monthly rent with utilities

About 55% of rented homes in Natchitoches cost less than HUD's 2-bedroom fair market rent for Natchitoches Parish ($892); the rest cost more.

With a mortgage

$1,390 a month

Natchitoches Parish: $1,380 a month

Without a mortgage

$382 a month

Natchitoches Parish: $377 a month

Owners with a mortgage

58%

Natchitoches Parish: 44%

In Natchitoches, 58% of owners have a mortgage; their typical cost is $1,390 a month, about the same as in Natchitoches Parish.

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 gained value more slowly than in Natchitoches Parish: 17% since 2015–2019, against 25%.

Since 2015–2019, the typical rent in Natchitoches rose 19%, more than in Natchitoches Parish (10%).

Here income gained ground: typical income rose 71%, against +17% for home values and +19% 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

MeasureNatchitochesNatchitoches ParishLouisianaUnited States
Rental vacancy 7.3%5.6%7.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.3%0.9%
More than one person per room 3.8%3.3%2.3%3.4%
People per household 2.272.372.492.53
Drive alone 79%83%79%69%
Carpool 12%10%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike 5%3%2%3%
Work from home 3%4%8%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

There is more rental housing open in Natchitoches: 7.3% is empty and offered for rent, against 5.6% in Natchitoches Parish.

In Natchitoches, 3.8% of households live with more than one person per room, about the same as in Natchitoches Parish.

By size, households in Natchitoches look like those in Natchitoches Parish: 2.27 people on average.

In Natchitoches, 79% of workers drive alone to work; in Natchitoches Parish, 83%.

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 for a home in Natchitoches?

A typical home costs more than the typical income allows

We start with a typical home in Natchitoches, worth $193,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 49% of the typical household income in Natchitoches, which is $37,133 a year. For that payment to be 28% of income, a household would need to earn about $64,948 a year.

The calculator's FHA and conventional loan limits are those of all of Natchitoches Parish.

Your numbers

Local data
$

Starts at the typical home value in Natchitoches. 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 $6,762 (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

$1,515

at 7.18% · 30 years

Loan amount
$189,701
Total interest
$272,935
Paid off in
November 2056

Includes $3,263 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $866 a month

  • Tight

    $866 to $1,114 a month

  • Hard

    more than $1,114 a month

    Your payment · 49%

Compared with the typical household income in Natchitoches ($37,133 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,515
Principal & interest$1,285
Property tax$64
Home insurance$81
FHA mortgage insurance (MIP)$85

You need at least $6,762 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.

The city and its county

Natchitoches and Natchitoches Parish

Natchitoches is in Natchitoches Parish, Louisiana. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Natchitoches's own numbers

Typical home value
$193,200
Typical monthly rent
$802
Typical yearly household income
$37,133
Households that own their home
42%
Effective property tax rate
0.4%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Natchitoches Parish

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$892
Price change over 5 years (FHFA)
+23%
Homes in a high flood-risk zone
14%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Natchitoches Parish.

Everything about Natchitoches Parish

Buying

Buying a home in Natchitoches

A typical home in Natchitoches is worth $193,200: 13% above the parish and 11% below Louisiana. With the typical household income in Natchitoches ($37,133 a year), a typical home costs 5.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Natchitoches 5.2 years
  • Parish 3.7 years
  • Louisiana 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Natchitoches Parish

According to FHFA’s house price index, home prices in Natchitoches Parish rose 38% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Natchitoches Parish.

Period Parish Louisiana U.S.
Last year (2025) −2.5% +1.8% +2.9%
5 years (2020–2025) +23% +22% +47%
10 years (2015–2025) +38% +38% +85%

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

Natchitoches next to Natchitoches Parish, Louisiana and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Natchitoches $193,200
  • Parish $171,300
  • Louisiana $216,500
  • United States $332,700
Typical monthly rent
  • Natchitoches $802
  • Parish $786
  • Louisiana $1,064
  • United States $1,413
Typical yearly household income
  • Natchitoches $37,133
  • Parish $46,292
  • Louisiana $60,756
  • United States $80,734
See the full table
Natchitoches next to Natchitoches Parish and Louisiana
Measure Natchitoches Natchitoches Parish Louisiana U.S.
Typical home value $193,200 $171,300 $216,500 $332,700
Typical monthly rent $802 $786 $1,064 $1,413
Typical yearly household income $37,133 $46,292 $60,756 $80,734
Households that own their home 42% 61% 67% 65%
Typical yearly property tax $772 $755 $1,180 $3,119
Effective property tax rate 0.4% 0.44% 0.55% 0.94%
Renters with high rent for their income 60% 57% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Natchitoches Parish. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Natchitoches

For a typical $193,200 home in Natchitoches, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Natchitoches's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,515a month

    Least cash to close
    Down payment
    $6,762
    Cash to close
    $12,558
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $85

  • Conventional, 5% down $1,480a month

    Down payment
    $9,660
    Cash to close
    $15,456
    Rate
    7.18%
    Mortgage insurance
    PMI · $92

  • Conventional, 20% down, no PMI $1,192a month

    Down payment
    $38,640
    Cash to close
    $44,436
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,371a month

    Down payment
    $28,980
    Cash to close
    $34,776
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • 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? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Natchitoches and for Natchitoches Parish.

Property tax

Effective rate in Natchitoches

0.4%of the home’s value each year

$772 a year for the typical owner in Natchitoches.

  • Natchitoches 0.4%
  • Parish 0.44%
  • Louisiana 0.55%

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

Exemptions and deadlines in Louisiana

Flood risk in Natchitoches Parish

FEMA does not publish these numbers by city: they are for all of Natchitoches Parish.

Homes in the high-risk zone
14%
2,223
Of those, with NFIP insurance
19%
Parish Louisiana U.S.
Homes in the high-risk zone 14% 15% 3.5%
Of those, with NFIP insurance 19% 73% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Natchitoches

Typical rent in Natchitoches is $802 a month: 2% above the parish. In Natchitoches, 60% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Natchitoches Parish, by unit size. To pay the 2-bedroom one ($892 a month) without spending more than 30% of your income, you would need to earn $17.15 an hour working full time.

HUD fair market rent for all of Natchitoches Parish

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
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

By ZIP code

Fair market rent by ZIP code in Natchitoches

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Natchitoches has 2 ZIP codes with their own.

For 2 bedrooms it is $1,000 in all of them.

2 of the 2 are above the fair market rent for Natchitoches Parish ($892).

  • 71457 $1,000$1,310
  • 71497 $1,000$1,310

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Natchitoches when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Natchitoches

HUD lists 22 buildings with rents for lower incomes in Natchitoches. These are the largest.

  • East Natchitoches 401 E 5th St, Natchitoches 71457 228 homes, 216 low-income · Run by Housing Authority of the City of Natchitoches · Average payment: $373 a month · Average wait: 5 months (318) 352-9774
  • Brahma Drive/Blanchard 513 Myrtle Dr, Natchitoches 71457 183 homes, 182 low-income · Run by Housing Authority of the City of Natchitoches · Average payment: $345 a month · Average wait: 6 months · Homes at several sites (318) 352-9774
  • Natchitoches-Thomas 500 North St, Natchitoches 71457 120 low-income homes · For families (318) 352-3343
  • Cane Gardens 724 Keyser Ave, Natchitoches 71457 67 low-income homes · For older adults (318) 357-8112
  • Fairgrounds Road 424 McDobson Way, Natchitoches 71457 50 low-income homes · For families (318) 521-8010

See all 29 buildings in Natchitoches Parish Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Natchitoches

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Natchitoches Parish. The nearest ones are below; many serve by phone or online.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Natchitoches

No down payment, repair or rent-help program on our list is for Natchitoches or Natchitoches Parish. The ones below are statewide in Louisiana: they work in Natchitoches the same as in the rest of the state.

Which programs do I qualify for? All programs in Louisiana

  • HomeStart Assist

    Statewide in Louisiana

    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. Offered by Louisiana Housing Corporation (LHC).

    Forgivable

    See the program Official page

  • HomeStart Advantage

    Statewide in Louisiana

    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. Offered by Louisiana Housing Corporation (LHC).

    Forgivable

    See the program Official page

Housing counselors near Natchitoches

The HUD-approved agencies closest to the center of Natchitoches, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Rapides Station Community Ministries

    1429 3rd St, Alexandria · 49 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 · 49 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (318) 314-3480

  • The Highland Center Corporation

    520 Olive St, Shreveport · 64 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 4 more
    (318) 673-8440

All counseling agencies in Louisiana

Help in Spanish near Natchitoches

None of the 3 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.

Housing authorities of Natchitoches

HUD’s record names them for Natchitoches or Natchitoches Parish. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • 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

All housing agencies in Louisiana Source: HUD

Cities

Nearby cities

The cities closest to Natchitoches, with the typical home value.

Everything about Natchitoches Parish Housing in Louisiana

Neighboring counties

If Natchitoches Parish is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Natchitoches.

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Natchitoches

Short answers with the numbers for Natchitoches and all of Natchitoches Parish. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Natchitoches?

The typical home value in Natchitoches is $193,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Natchitoches Parish it is $171,300.

How much does it cost to rent in Natchitoches?

Typical rent in Natchitoches is $802 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Natchitoches Parish is $892.

What is the FHA loan limit in Natchitoches?

Natchitoches uses the FHA limit for all of Natchitoches Parish (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Natchitoches?

The typical homeowner in Natchitoches pays $772 a year, according to the U.S. Census Bureau. That is 0.4% of the home’s value; in Natchitoches Parish, the rate is 0.44%.

Where can I find free help to buy or rent in Natchitoches?

We found no HUD-approved counseling agencies with an office in Natchitoches Parish; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).