Covington · Mandeville · St. Tammany Parish

Duplex and multifamily builder on the Northshore.

Covington and Mandeville rent to a tenant who signs longer, pays more and moves less. The land is there. The hard part is knowing which lots will actually let you build two doors.

Who rents on the Northshore

This is not a transient rental market. People cross the lake on purpose and then stay, which shows up in your numbers as longer leases and lower turnover:

• The medical corridor — St. Tammany Health System in Covington, Lakeview Regional in Mandeville, and the practices, labs and specialists built around them
• Causeway commuters — professionals working in New Orleans or Metairie who want the drive home to end on this side of the lake
• The I-12 corridor — employers strung from Covington east toward Slidell and west toward Hammond
• People trying the Northshore before buying here — they rent first, and they rent something newer

Vacancy still exists and rents still move. But a tenant who renews is worth more to you than a tenant who pays a high rent for eight months.

Zoning decides this, not the price of the lot

Most of the Northshore is zoned single-family. A wide, cheap, beautiful lot means nothing if the zoning on it does not permit a two-family dwelling. This is the single most common way a Northshore duplex plan dies, and it dies after someone has already bought the land.

We check zoning, minimum lot size, setbacks and permitted use before you commit to a lot — not after. If a lot will not carry two doors, we say so and we go find one that will.

Three different permit offices

Where the lot sits decides who reviews your project:

• Inside Covington city limits — City of Covington, with additional review in and around the historic downtown
• Inside Mandeville city limits — City of Mandeville, which holds real standards on trees, landscape and elevations
• Unincorporated St. Tammany — Lacombe, Abita Springs, Folsom and everything between go through St. Tammany Parish Permits and Inspections, with parish drainage review

We handle all three. You do not need to learn the difference — but the lot you choose does change the timeline, and we tell you that up front.

Higher ground, still lot by lot

Much of St. Tammany sits well above the elevations south of the lake, and that can help on both elevation requirements and insurance. It is not a blanket. Parts of Mandeville sit close to the lakefront, and drainage and soil vary street to street. We pull the flood determination on your specific lot before you commit. Anyone who tells you the Northshore does not flood is selling something.

What we build

Two-level duplexes, roughly 2,400 square feet, 3 bed / 2 bath per side — six bedrooms and four bathrooms under one roof, on one loan. Five signature models. Turn-key, including plans, permits, survey and the builder package.

Do not have a lot? We find and secure buildable lots — zoned correctly for two doors. And with your down payment and pre-approval, the lot may be financed into your loan, subject to lender approval.

How people pay for it

• FHA — 3.5% down. The 2026 FHA limit for a two-unit property in Louisiana is $693,050 — the same figure statewide.
• VA — $0 down. No monthly mortgage insurance, and eligible veterans can build rather than shop a picked-over resale market.
• House hacking. Live in one side, rent the other, and see what actually comes out of your pocket.

We also build here

(504) 407-3199 · [email protected]