Straight answers · Greater New Orleans

What it costs to build a duplex.

Everybody dances around this question. Here is how the number is actually built, what is in it, what is not, and where people get surprised.

The short version

Our turn-key builder package for the signature 3/2 + 3/2 duplex — about 2,400 square feet, six bedrooms and four bathrooms under one roof — is $322,000 — price effective September 2026 —, and that price includes plans, permits, survey and the build.

What the turn-key price includes

What is not included, and what it depends on

• The lot. Price, and whether it needs clearing, fill, demolition or a shared driveway.
• Elevation. Flood zone is determined lot by lot. A lot that requires the building raised costs more to build on than one that does not.
• Utility connections. What the water, sewer and power runs cost depends on where the lot sits relative to the mains.
• Upgraded selections. Finishes above the standard package.
• Closing costs, insurance and taxes. Those are yours and your lender's, not a construction cost — and in Louisiana the insurance line deserves a real conversation before you commit.

Why a fixed package beats a custom quote

When a builder prices a one-off design, the number is a guess dressed up in a spreadsheet. Nobody has built that plan, so nobody knows what it costs until they are halfway into it. That is where change orders come from.

We price a building we have already built. The trades know it. The permit offices have seen it. The plan has survived contact with reality. That is what makes a written price meaningful instead of decorative. See the five models.

Cost is not the same as what you pay up front

The build price is the project. What comes out of your pocket at closing is a different number, and it depends entirely on the loan:

• FHA — 3.5% down. The lowest entry into a two-unit building, if you live in one side.
• VA — $0 down for eligible veterans, with no monthly mortgage insurance.
• Conventional — typically 20–25% down for a non-owner-occupied investment property.
• Cash — some of our clients write one check.

And on a duplex the monthly number is not the monthly number either, because one side pays rent. That math is here.

Where the value comes from

New construction in this market tends to appraise above total project cost when the lot is bought right — that is the built-in equity people talk about. We will run that estimate with you honestly, on your lot and your ZIP code, and we will tell you when the numbers do not work. Appraised value is determined by a licensed appraiser, not by us, and it is never a guarantee.

Get the real number for your lot

The page you are reading is a range and a framework. Your number needs your lot, your ZIP code, your flood determination and your loan. Bring what you have and we will build it with you. The consultation is free and commits you to nothing.

(504) 407-3199 · [email protected]

Where we build