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Investment property loans · Orleans Parish, LA

Hard money, fix and flip and DSCR loans in New Orleans, LA

New Orleans investors mostly buy older raised houses: single and double shotguns, camelbacks and Creole cottages, many built between the 1800s and the 1920s. Plans run from renovate-and-rent doubles to full rehabs for resale. Neighborhoods near the river, such as Bywater and the Marigny, sit on higher ground and fared better than most of the city in Katrina in 2005, while Gentilly and Mid-City flooded badly. That history, plus the city's historic review and rental rules, shapes many deal plans.

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Where investors buy

Neighborhoods investors look at in New Orleans

Much of the older city is made up of shotgun houses: narrow homes with three to five rooms in a row and no hallway, usually raised two to three feet off the ground. Double shotguns, two units sharing a center wall, appeared in New Orleans by 1854, and camelbacks add a partial second floor at the rear. Creole cottages and Italianate and Craftsman houses fill out the historic districts.
BywaterA Ninth Ward neighborhood between the railroad tracks at Homer Plessy Way and the Industrial Canal, listed as a National Register district in 1986, where many 19th-century houses have been refurbished since the late 1990s.
Faubourg MarignyLaid out by Bernard de Marigny starting with an 1806 subdivision, the Marigny mixes raised 19th-century houses, Creole cottages and shotguns, and its higher ground largely avoided major Katrina flood damage.
Mid-CityA mostly residential area of shotgun houses and larger homes, with a National Register district of about 850 acres listed in 1993; it flooded extensively after Katrina, so check elevation and insurance on every house.
GentillyBuilt out from Gentilly Terrace in the early 1900s and later toward the lake once drainage improved, Gentilly flooded across most of its area when the London Avenue Canal floodwalls breached in Katrina.
Central CityJust above the Garden District on the lake side of St. Charles Avenue, this National Register district had many vacant buildings and lots that drew redevelopment after 2005, with Oretha Castle Haley Boulevard as its main street.
AlgiersThe only Orleans Parish community on the West Bank, annexed as the 15th Ward in 1870, with shotgun houses in Old Algiers and about 59% of its housing units rented.

Loan programs

Loans for New Orleans real estate investors

Pick the loan that fits the deal: short-term money to buy, renovate or build, or a long-term loan to hold the property. Published limits are subject to appraisal and underwriting.
Long-term

DSCR rental loans in New Orleans

30-year loans for New Orleans rentals of 1–4 units, fixed or adjustable, qualified on the rent with no personal income verification: up to 85% of the price on a purchase, with loans from $75,000.

Purchase LTV up to85%
Term30 years
Income docsNot required
Loans from$75K

Subject to appraisal and underwriting.

DSCR loans: terms and requirements
Short-term

Fix and flip loans in New Orleans

Buy and renovate in New Orleans with up to 95% of the price and 100% of the rehab budget, on a 12–18 months interest-only loan with no prepayment penalty when the house sells.

Purchase price up to95%
Rehab funded up to100%
Term12–18 months
Prepayment penaltyNone

Subject to appraisal and underwriting.

Fix and flip loans: terms and requirements
Short-term

Bridge loans in New Orleans

Close quickly on a New Orleans property with up to 95% of the cost financed and a 12–18 months interest-only term, then sell it or refinance onto a long-term loan. No prepayment penalty.

Leverage up to95% LTC
Term12–18 months
PaymentsInterest only
Prepayment penaltyNone

Subject to appraisal and underwriting.

Bridge loans: terms and requirements
Short-term

Ground-up construction loans in New Orleans

Financing for new builds in New Orleans, from spec homes built to sell to rentals built to hold. Every project is quoted on its plans, budget and builder.

Quoted on your deal.

Construction loans: get a quote
Long-term

Multifamily and commercial loans in New Orleans

Financing for New Orleans apartment buildings of five units or more, mixed-use and commercial property, quoted on the building's income.

Quoted on your deal.

Multifamily and commercial: get a quote

Good to know

Before you buy in New Orleans

Local rules and costs that change a deal's numbers or closing date in New Orleans and Orleans Parish. Sources are listed at the bottom of the page.
  • Register every rental with the city's Healthy Homes program and hold a Certificate of Compliance before you rent. Certificates don't transfer with a sale: a new owner has 90 days from the sale date to apply, and certificates renew every two years.
  • Check whether the property is in a local historic district or is a landmark. Exterior work there needs a Certificate of Appropriateness from the Historic District Landmarks Commission, and a 50 percent surcharge is added to the permit and plan-check fees. In the French Quarter, all exterior work, painting included, needs a Vieux Carre Commission permit.
  • Check the FEMA flood zone and budget for elevation. Work costing 50 percent or more of the building's market value counts as a substantial improvement, and in Orleans Parish new construction and substantial renovations must sit 1 foot above the Base Flood Elevation or 3 feet above the highest adjacent curb, whichever is higher.
  • Check the short-term rental rules before you count on STR income. In residential zones a non-commercial STR license is issued by lottery, and only on a square with no existing short-term rental or bed and breakfast. No one may hold more than one STR owner permit, an operator must be present at the time of bookings, and the 2026 renewal training lists a $500 owner permit fee.

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Have a New Orleans property in mind?

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United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Loans in New Orleans: common questions

Do you offer hard money loans in New Orleans?

Yes. United Lending LLC offers private real estate financing for investors in New Orleans and the rest of Orleans Parish: fix and flip and bridge loans sized on the deal, and DSCR rental loans sized on the rent. We're headquartered in Brooklyn, New York, and lend nationwide.

Do you offer DSCR loans in New Orleans?

Yes. Our DSCR loans are 30-year loans on 1–4 unit rentals, fixed or adjustable, qualified on the property's rent against its monthly payment with no personal income verification, up to 85% loan-to-value on a purchase and loans from $75,000. Investors use them for rentals in Bywater, Faubourg Marigny and Mid-City, among other parts of New Orleans.

How much can I borrow for a New Orleans flip?

Up to 95% of the purchase price and up to 100% of the rehab budget, on a 12–18 months interest-only loan. Those are maximums, subject to appraisal and underwriting: the property, your experience and the comps set what your loan gets.

Is there a prepayment penalty on a loan in New Orleans?

There's no prepayment penalty on fix and flip or bridge loans. DSCR rental loans come with a choice of prepayment terms, from none up to five years, set out in your written terms before you commit.

Do I need to live in New Orleans or have a Louisiana LLC?

No. You can borrow in your own name or through an LLC, wherever you live; many of our borrowers invest outside their home state. If your LLC was formed outside Louisiana, your loan officer will tell you what's needed before closing.

Louisiana

More places we lend in Louisiana

Sources (15)Checked November 10, 2026

United Lending's loan terms are its published program limits. The local rules and costs on this page come from the public sources below, checked on the date shown; confirm them with the city, county or your closing attorney before you rely on them.

  1. City of New Orleans: Healthy Homes
  2. City of New Orleans, Historic District Landmarks Commission: Certificate of Appropriateness
  3. City of New Orleans, Vieux Carre Commission: Application Process
  4. FEMA: Floodplain Management Resources for Individuals
  5. NOLA Ready (City of New Orleans): Ready for Rain
  6. NOLA Ready (City of New Orleans): Hazard Mitigation Capability Assessment
  7. City of New Orleans: STR Administration, Enforcement, and Adjudication
  8. City of New Orleans, Safety and Permits: 2026 NSTR Renewal Required Training (PDF)
  9. Wikipedia: Shotgun house
  10. Wikipedia: Bywater, New Orleans
  11. Wikipedia: Faubourg Marigny
  12. Wikipedia: Mid-City New Orleans
  13. Wikipedia: Gentilly, New Orleans
  14. Wikipedia: Central City, New Orleans
  15. Wikipedia: Algiers, New Orleans