What is your New Orleans home worth?

Which way the rooms face changes how a house feels for five months of the year. A double with morning light on the sleeping side and shade on the afternoon rooms lives completely differently from the same floor plan flipped, and buyers feel it in the first thirty seconds without knowing why.

Two streets apart can be two different markets here. One block has occupied porches, mature oaks and three renovations in progress. The block behind it has none of that. An algorithm averages them together. A buyer standing on the sidewalk does not.

A renovation done properly and a renovation done cheaply read identically on a listing sheet. Real plaster repair, a permitted electrical job, a roof with paperwork, and a kitchen that respects the house all hold their value. Flip-grade finishes get discounted by every buyer who has seen them before.

Square footage says nothing about whether a plan works. Two thousand feet with a sensible flow and a real primary suite is worth more than twenty-four hundred where you walk through a bedroom to reach the only bathroom. Shotguns in particular live or die on what somebody did about that.

What the house is, who built it, and who wants it. A documented architect, an original owner worth knowing about, a facade that photographs, or a place with a real history in the neighborhood all pull a particular kind of buyer. That is the part I am best at, and no model prices it.