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Shreveport-Bossier City, LA housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	Change	2022	2023	2024	YTD
Median Listing Price per Square Feet	$116	$126	$129	$129		18.4%	8.6%	2.4%	0%
Active Listing Count	854	1,126	1,300	1,460		18.9%	31.9%	15.5%	12.3%
Median Days on Market	65	66	74	64		10.2%	1.5%	12.1%	-13.5%
Share of listings with price increase	1%	0.8%	0.7%	0.8%
Share of listings with price decrease	13.1%	15.5%	16.5%	18.1%

* last available value


Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

Housing market overview

Geography and key areas of Shreveport‑Bossier City, LA MSA

• The Shreveport‑Bossier City MSA consists of 3 parishes: Caddo, Bossier, and DeSoto.
• Core cities: Shreveport (Caddo Parish seat, largest city) and Bossier City (Bossier Parish seat), functionally one urban area across the Red River.
• Key additional places: Blanchard, Greenwood, Vivian, Oil City, Keithville (uninc.), Stonewall, Mansfield, Frierson, Haughton, Benton, Plain Dealing, rural unincorporated areas.
• MSA population about 383k‑389k in early‑mid 2020s; density roughly 145‑150 people/sq mi, with dense urban core and largely rural fringe.
• Major geographic sub‑areas (for housing analysis):
  • Inner Shreveport – older urban core, mixed‑income neighborhoods, higher crime, older housing stock.
  • South Shreveport – newer subdivisions, medical corridor, relatively higher incomes and school quality.
  • North Bossier / East Bossier suburbs – fast‑growing, family‑oriented, many newer homes and higher‑rated schools.
  • Haughton / Benton corridor – exurban growth areas with large‑lot subdivisions and bedroom‑community character.
  • DeSoto Parish (Stonewall / Mansfield area) – rural‑suburban mix, energy and industrial corridor, lower density, pockets of rapid subdivision development.
  • Rural north Caddo and northwest Bossier – small towns, agricultural and timber land, low prices, limited services.

Area	City/town	Population (approx.)	Density (people/sq mi)	Income (relative)	Quality of schools (GreatSchools range)	Crime level (relative)	Property tax (% of value)	Personal income tax	Comments
Urban core	Shreveport	~185,000	~1,700	Low‑moderate	Public K‑12 mostly 2‑6; some magnets 7‑9	High (above US average for violent and property crime)	~1.0‑1.3%	None above state	Oldest housing stock, many pre‑1970 homes, strong price dispersion by neighborhood.
Suburban core	Bossier City	~63,000	~2,100	Moderate	Many schools 5‑8; newer schools in north/east 7‑9	Moderate (lower than Shreveport, still above US average in some tracts)	~1.0‑1.2%	None above state	Casino/retail economy, stable middle‑class neighborhoods, strong rental demand.
South Shreveport	Shreveport (south)	~40,000	~1,200	Moderate‑high	Mix 5‑9, with better‑rated elementary and magnet options	Moderate (lower than inner city)	~1.0‑1.3%	None above state	Newer subdivisions, medical‑corridor jobs, strong owner‑occupancy.
North/East Bossier suburbs	Uninc. Bossier area / Bossier City fringe	~45,000	~500‑800	Moderate‑high	Frequently 6‑9 (especially elementary/middle)	Low‑moderate	~0.9‑1.1%	None above state	Fastest new‑construction area, strong family demand, limited older stock.
Haughton area	Haughton	~5,000 (town) plus rural fringe	~700 (town), much lower rural	Moderate	Schools often 5‑8	Low‑moderate	~0.9‑1.1%	None above state	Bedroom community for Bossier/Shreveport, new subdivisions and manufactured‑home communities.
Benton corridor	Benton	~3,000 (town) plus parish lake areas	~400‑600	Moderate‑high	Several schools 7‑9	Low	~0.9‑1.1%	None above state	Lakeside / large‑lot developments, higher price points, limited multifamily.
DeSoto suburban	Stonewall	~2,000 (town) plus fast‑growing fringe	~300‑500	Moderate	District mix 5‑8	Low	~0.8‑1.0%	None above state	Exurban growth tied to cheaper land and lower perceived crime than Shreveport.
DeSoto small‑town	Mansfield	~5,000	~800	Low	Often 2‑6	Moderate	~0.8‑1.0%	None above state	Older housing, energy‑linked employment, slower appreciation.
North Caddo rural	Vivian / Oil City / others	~8,000 combined	<200	Low	Typically 2‑6	Low‑moderate	~0.9‑1.1%	None above state	Very low prices, limited demand depth, older stock, economic dependence on small industry and resource sectors.

Citizens: income and education

• Median household income (MSA): roughly mid‑$50,000s, below US median and below most large Texas metros.
• Income distribution:
  • Large share of households under $35,000, especially in inner Shreveport and rural DeSoto/Caddo.
  • Middle‑income concentration in Bossier City, south Shreveport, Haughton, Stonewall.
  • Upper‑middle incomes clustered in limited pockets of south Shreveport, north Bossier, Benton‑lake areas.
• Poverty:
  • Metro poverty rate significantly above national average, driven by Shreveport neighborhoods and rural tracts.
• Educational attainment (25+):
  • High school or higher: roughly mid‑80% range.
  • Bachelor’s degree or higher: roughly high‑20% range, below US average.
  • Graduate/professional degrees: well below national major‑metro share, but concentrated near medical and defense employers.
• Workforce skills:
  • Strong representation in skilled trades, logistics, health‑care technicians, and military‑related occupations.
  • Smaller but meaningful cohort in engineering, energy, and professional services relative to metro size.

Key economic sectors

• Health care and social assistance
  • Major hospitals and medical centers concentrated in Shreveport and south Shreveport corridors.
  • Steady demand driver for middle‑income housing near major campuses.
• Defense, military, and federal
  • Barksdale Air Force Base near Bossier City is a top regional employer.
  • Supports stable demand for rentals and for‑sale homes in Bossier City, Haughton, and north Bossier suburbs.
• Energy (oil and gas, pipeline, services)
  • Historically important: Haynesville Shale natural gas, oilfield services, midstream infrastructure.
  • Employment is cyclical with commodity prices, affecting DeSoto Parish especially.
• Gambling, tourism, and hospitality
  • Riverboat casinos and hotels along the Red River in Shreveport and Bossier City.
  • Supports service employment but at relatively modest wage levels.
• Logistics, warehousing, and manufacturing
  • Interstate (I‑20, I‑49) and rail connections create a modest logistics hub.
  • Light manufacturing and distribution centers located around Shreveport industrial parks and in Bossier/DeSoto corridors.
• Government and education
  • Local governments, parish school systems, and higher‑ed institutions (e.g., LSU Shreveport, community colleges).
• Agriculture and forestry
  • Important in rural Caddo, Bossier, and DeSoto; low‑density housing market but influences land values.

Housing buying market: supply drivers

• Zoning and land availability
  • Core Shreveport: older zoning, many existing lots, moderate infill barriers but weaker price signals to build.
  • Bossier City and fringe: relatively open to subdivision development, multiple active builders, greenfield land still available.
  • Haughton, Benton, Stonewall: permissive toward large‑lot and subdivision development; limited infrastructure is the main constraint.
• Regulatory strictness
  • Building codes generally in line with Louisiana norms, not particularly restrictive compared to coastal or large urban markets.
  • Parish permitting times moderate; impact fees relatively low, supporting affordable new construction.
• Construction costs and workforce
  • Labor costs below national average but pressured by out‑migration of skilled trades to higher‑paying Texas markets.
  • Material costs similar to other Southern markets; transportation adds modest cost for some supplies.
  • Overall per‑square‑foot construction cost materially lower than in high‑cost metros, but close to local sale prices for entry‑level product, limiting margins.
• Land costs
  • Urban Shreveport: low land values, especially in disinvested neighborhoods, but limited demand reduces feasibility of large‑scale infill projects.
  • Bossier suburbs and DeSoto fringe: higher land values due to perceived safety and school quality but still affordable relative to larger Southern metros.
• Existing housing stock
  • High share of older single‑family homes in Shreveport; many need significant rehab, creating value‑add opportunities but also capital barriers.
  • Newer subdivisions in Bossier, Haughton, Benton, South Shreveport provide relatively modern stock built 1990s‑2020s.
• Investor and builder activity
  • Local and regional builders dominate; limited presence of national public builders keeps production scale moderate.
  • Investor rehab and small‑scale infill more common than large master‑planned communities.

Housing buying market: demand drivers

• Population trends
  • Overall MSA population has been flat to slowly declining in recent years.
  • Within the metro, there is suburbanization: out‑migration from inner Shreveport toward Bossier suburbs, Haughton, Benton, Stonewall.
• Migration patterns
  • Net out‑migration to faster‑growing Texas and Sun Belt metros, particularly among younger and higher‑educated residents.
  • Some in‑migration tied to military postings, health‑care hiring, and cost‑of‑living moves from rural Louisiana and neighboring states.
• Housing affordability
  • Home prices significantly below US median; price‑to‑income ratios remain relatively low.
  • Affordability supports steady local demand despite modest income levels.
• Economic sector dynamics impacting housing
  • Growing/relatively stable sectors:
    • Health care and social assistance – supports demand near hospital and clinic clusters.
    • Defense/military (Barksdale) – stabilizing demand for mid‑priced homes and rentals in Bossier and adjacent communities.
    • Logistics/warehousing – incremental demand near key highway interchanges and industrial zones.
  • Volatile or declining sectors:
    • Oil and gas – cyclical, produces boom‑bust housing demand in DeSoto Parish and some Shreveport submarkets.
    • Casino gaming – competition from other states and online options has reduced long‑run growth expectations, limiting high‑end urban demand.
• Demographic drivers
  • Median age around upper‑30s; mix of young families, military‑connected households, and aging long‑time residents.
  • Household formation constrained by income and credit issues but helped by low entry‑level price points.
• Interest rates and credit
  • Local buyers highly sensitive to mortgage rates due to tight budgets.
  • Higher rates slow move‑up transactions and push some demand into the rental market, especially for Bossier and South Shreveport single‑family rentals.

Key challenges on the housing market

• Stagnant / declining regional population
  • Limited aggregate demand growth at the MSA level, putting a ceiling on long‑term appreciation compared with faster‑growing Southern metros.
• Concentrated crime and blight in parts of Shreveport
  • Higher violent and property crime in specific inner‑city neighborhoods depresses values and deters new construction.
  • Vacant and deteriorated properties increase investor risk and rehab costs.
• Economic concentration and volatility
  • Dependence on cyclical sectors (energy, gaming) and on federal defense spending increases macro risk.
  • Plant closures or defense restructuring could quickly weaken specific submarkets.
• Infrastructure and school quality disparities
  • Perceived gaps in school quality between Shreveport and Bossier/selected suburbs drive intra‑metro migration.
  • Older infrastructure in core neighborhoods raises maintenance costs and can deter infill developers.
• Capital access for rehab and infill
  • Low property values sometimes do not support the appraisals needed to finance extensive rehabs.
  • Small‑scale investors often rely on cash or higher‑cost financing, limiting pace of revitalization.
• Climate and insurance risk
  • Exposure to severe storms, flooding in low‑lying areas, and regional hurricane impacts.
  • Property insurance premiums have risen in much of Louisiana, eroding affordability for some buyers.

Investment potential by area

Area	Appreciation potential	Risk	Key drivers
North/East Bossier suburbs	High‑moderate	Low‑moderate	Population shift from Shreveport to Bossier. Perceived stronger schools and safety. Ongoing new construction and limited infill constraints. Proximity to Barksdale and I‑20.
South Shreveport	Moderate	Moderate	Newer housing and higher‑income residents relative to rest of Shreveport. Health‑care corridor and professional employment nearby. Some exposure to citywide fiscal and crime perceptions.
Haughton	Moderate	Moderate	Bedroom community growth tied to Bossier and Barksdale. Affordability attractive to first‑time buyers. Risk from flat overall metro population and limited job base in town itself.
Benton / lake areas	Moderate‑high (long‑term)	Moderate	Higher‑end housing near lakes and open land. Good schools and lifestyle appeal. Thin buyer pool, more cyclical during economic downturns.
Inner Shreveport (select stable neighborhoods)	Moderate (value‑add)	High (sub‑neighborhood specific)	Very low entry prices allow strong cash‑on‑cash rental yields if managed well. Potential upside from targeted revitalization and public investment. High crime, collection risk, and aging structures; careful block‑level selection essential.
Distressed Shreveport neighborhoods	Low‑uncertain	Very high	Chronic disinvestment and elevated vacancy. Weak resale market, limited owner‑occupant demand. Regulatory and social challenges; best suited only for specialized local operators.
Stonewall (DeSoto suburban)	Moderate	Moderate	Exurban growth from buyers seeking lower taxes and rural feel. Energy and logistics corridor proximity. Risk from energy‑sector cycles and limited amenities.
Mansfield / rural DeSoto	Low	Moderate‑high	Small, slow‑growing population with limited job diversification. Energy‑dependent, subject to booms and busts. Very low acquisition prices but weak liquidity and resale prospects.
North Caddo rural towns	Low	Moderate‑high	Depopulation or very slow growth. Limited employer base and amenities. Investment suited mainly for long‑term hold of specialized assets (timberland, agricultural, or niche rentals).
Central Bossier City	Moderate	Moderate	Stable, diversified demand from military, service, and retail sectors. Good rental performance in mid‑priced single‑family and small multifamily. Appreciation limited by overall metro fundamentals but supported by relative strength versus Shreveport.

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