Gonzales sits at the intersection of I-10 and Highway 30, giving commuters quick access to both Baton Rouge and New Orleans while preserving small-town character. After Hurricane Ida, new construction surged west of Highway 44, with builders like Level Homes and DSLD dropping 1,700- to 2,100-square-foot slab-on-grade homes in the mid-$230s. Existing inventory moves just as fast: homes priced between $200K-$250K typically sell within 18 days, and sellers are averaging 98.3% of list price according to the Greater Baton Rouge MLS. Because Ascension Parish allows moderate-density development, you’ll find more quarter-acre lots here than in East Baton Rouge, keeping average price per square foot around $118—about $20 less than Prairieville. Appraisals rarely come in low because comparable sales refresh every 30-45 days, a rhythm NMHL’s in-house appraisal desk tracks so we can warn buyers if an offer looks stretched.

• Median list price: $225,000 (up 5.1% year-over-year)
• Average days on market: 21 (down from 29 last spring)
• Price per square foot: $118
• Share of new construction: 38% of active listings

Dutchtown / Pelican Crossing
These master-planned communities feed into Dutchtown High, the top-performing public school in Ascension Parish. Homes built after 2010 feature energy-efficient spray-foam insulation, granite counters, and community pools. Expect prices from $240K-$350K, HOA dues around $400/year.

Old Gonzales (Historic District)
Tree-lined streets with 1950s-1970s brick ranches, many renovated with shiplap and farmhouse chic. Walking distance to City Hall, the Jambalaya Festival grounds, and locally owned cafés. Values here rose 13% last year as Baton Rouge buyers sought walkability.

Silverstone / Bluff Oaks
Perfect for commuters—five minutes to I-10 on-ramps. Lots average 0.4 acres, and many homes back up to retention ponds or green space. Median sale price: $232,000, with 3- and 4-bedroom layouts from 1,800-2,400 sq ft.

North of Highway 42 (USDA eligible)
If you crave elbow room, look north where $250K buys 1.5 acres and a 2,000-sq-ft home. Fiber internet is now available through EATEL, making this area popular with remote workers. NMHL’s USDA program closes these deals with zero down and the seller can pay up to 6% in closing costs.

Ascension Parish’s millage rate totals around 104 mills, translating to an effective property tax of 0.52%—one of the lowest in south Louisiana. On a $225,000 home, expect annual taxes near $1,170, or about $98/mo included in escrow. Owner-occupied parcels receive a homestead exemption on the first $75,000 of assessed value, saving roughly $400/year. Because Gonzales is incorporated, city police and fire mills add 8.3 mills, still well below Baton Rouge’s 40+ mills. Insurance is a bigger line item: proximity to the Amite River floodplain means flood policies run $650-$1,200 annually if you’re outside the FEMA 100-year zone and $2,000-$3,500 if inside. NMHL’s loan officers pull NFIP maps before you view houses so you can budget the true monthly payment up front.

Louisiana Market Rate GNMA
Combine a 30-year fixed at 0.375% below market with a $7,500 second mortgage that is forgiven after 10 years. Income limit for Ascension Parish is $75,960 for 1-2 persons, $88,620 for 3+. Credit score 640+ required.

Ascension Parish Redevelopment Grant
$5,000 forgivable after five years of owner-occupancy. No monthly payment, no interest. Can be layered with GNMA or USDA. Household income must be under 115% of AMI.

NMHL Community Hero Program
Teachers, nurses, firefighters, and active military receive a $1,000 credit toward appraisal, inspection, or closing. Stackable with any loan type. If you’re buying in the fast-growing Prairieville-Gonzales corridor, this credit can also be used for a 1-0 temporary buy-down, knocking your first-year rate down by 1%.

FHA $100 Down
HUD-owned homes occasionally surface in Gonzales. NMHL can structure FHA with only $100 down plus closing costs, ideal for investors flipping in the Old Gonzales district. Inventory rotates monthly—ask to be placed on our HUD notification list.

FHA 203(k) Renovation
Perfect for the historic bungalows around South and East streets. Borrow purchase price plus up to $35,000 in repairs with 3.5% down. One appraisal, one close, and contractors paid in draws. Most projects complete in 90 days.

Veterans Affairs (VA) $0 Down
Forty percent of Gonzales buyers are active-duty Guard or veterans. VA loans here have the lowest default rate in the state thanks to stable petrochemical jobs. NMHL’s VA IRRRL streamlines refinances with no appraisal, handy when rates drop.

Bank Statement for Self-Employed
Use 12 or 24 months of personal or business statements. Qualify up to 90% LTV on jumbos to $1.5M. Popular with restaurant owners, offshore contractors, and trucking companies headquartered along Highway 30.

NMHL Fresh-Start Credit Repair
If your score is under 580, our in-house credit team enrolls you in a 30- to 90-day plan: rapid rescoring, authorized-user tradelines, and debt-consolidation simulators. Average client gains 62 points, moving from 580 to 642—enough for a 3.5% down FHA in Dutchtown.

Portfolio Jumbo 5% Down
For luxury builds in Pelican Crossing or golf-course homes in Cabela’s Parkway, borrow up to $1.25M with only 5% down. No PMI and you can use restricted stock or crypto for reserves. Loan stays in-house with NMHL Servicing, so future underwriting tweaks are local and fast.