1031 Exchange in Houma Bayou Cane Thibodaux MSA
The Houma-Thibodaux MSA offers unique 1031 exchange opportunities with moderate cap rates, stable rental demand driven by maritime energy and emerging AI sectors, and ultra-low property taxes in Louisiana's coastal energy hub.
Population
207,137
Key Industries
Maritime Energy, AI/Technology (MindMaze), Petroleum Services
Table of Contents
Information is for educational purposes only. Consult qualified professionals for specific advice.
Local Tax Considerations
Property taxes, transfer taxes, and local incentives
Property Tax Rates
Average Rate
0.47% - 0.48%
Assessment Method
Assessed Value (Louisiana Property Tax Code)
MSA rate (0.48%) vs State average (0.56%)
-14% below state average
Transfer Taxes & Fees
Transfer Tax Rate
No state transfer tax
Local recording fees and title insurance costs apply
Local Tax Incentives
Louisiana Economic Development Incentives
Various state incentives for business development and job creation
Eligibility: Qualifying commercial and industrial developments
Opportunity Zone Investment
Tax deferral and potential exclusion for investments in designated opportunity zones
Eligibility: Properties located in qualifying opportunity zones
Opportunity Zones
Number of Zones
2
Key Locations
- Houma Central
- Thibodaux Area
Opportunity Zones offer significant tax benefits for long-term investments, including deferral and potential elimination of capital gains taxes.
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Market Profile Dashboard
Economic indicators and market trends
Population
207,137
Growth: -0.8% annually
Median Income
$58,315
Unemployment
4.1%
Job Growth
+2.1% annually
Economic Drivers
Market Trends
Median Home Price
$194,752
Average Rent
$1,125/mo
Cap Rates
7.5% - 9.0%
Demographics
Median Age
39.2 years
Bachelor's Degree+
18.5%
Owner Occupied
72.8%
Property Type Analysis
Investment opportunities by asset class
Multifamily
Moderate demand driven by maritime workers and emerging tech sector with stable institutional tenant base.
Market Metrics
- Cap Rates: 8.5%
- Vacancy Trends: Moderate vacancy at 8.2% due to economic transition but stable core employment
- Demand Forecast: Improving demand from MindMaze expansion and tech sector growth
Risk Factors
- Population decline affecting overall demand
- Economic transition from traditional energy
Opportunities
- Ultra-low property taxes enhancing returns
- MindMaze creating new high-paying job demand
Single-Family Rental
Popular with maritime workers and university staff seeking affordable coastal living.
Market Metrics
- Cap Rates: 9.2%
- Vacancy Trends: Moderate vacancy at 7.8% with good retention in quality properties
- Demand Forecast: Stable demand from maritime sector and growing tech employment
Risk Factors
- Coastal weather and insurance considerations
- Economic dependence on energy sector
Opportunities
- Exceptional property tax advantages
- Unique coastal lifestyle appeal
Neighborhood Spotlights
Up-and-coming areas and investment hotspots
Downtown Houma
Historic downtown core with government buildings and emerging tech sector development
Investment Thesis
Opportunity zone benefits, ultra-low property taxes, and potential for appreciation as MindMaze BrainHUB attracts tech talent and investment.
Median Price
$165,000
Price Growth
-3.2% YoY
Rental Yield
8.8%
Days on Market
52 days
Key Highlights
Development Pipeline
MindMaze innovation campus and related tech infrastructure development
Thibodaux
University town with Nicholls State University and stable rental demand
Investment Thesis
Student housing demand, stable university employment, and affordable entry points for buy-and-hold investors.
Median Price
$185,000
Price Growth
-2.8% YoY
Rental Yield
8.2%
Days on Market
48 days
Key Highlights
Development Pipeline
University expansion and student housing developments
Bayou Region
Coastal areas with maritime industry concentration and unique lifestyle appeal
Investment Thesis
Maritime worker housing demand, unique coastal lifestyle properties, and potential for vacation rental income.
Median Price
$210,000
Price Growth
-4.5% YoY
Rental Yield
7.8%
Days on Market
58 days
Key Highlights
Development Pipeline
Coastal restoration and maritime infrastructure projects
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Compare Markets
See how this MSA stacks up against others
Compare Markets
| Metric | Houma Bayou Cane Thibodaux (Current) | Lafayette | Lake Charles | Baton Rouge |
|---|---|---|---|---|
| Population | 4.0M | 4.0M | 4.0M | 4.0M |
| Median Property Price | $750K | $750K | $750K | $750K |
| Average Cap Rate | 5.2% | 5.2% | 5.2% | 5.2% |
| Job Growth Rate | 2.1% | 2.1% | 2.1% | 2.1% |
| Rental Yield | 4.8% | 4.8% | 4.8% | 4.8% |
| Days on Market | 25 | 25 | 25 | 25 |
Frequently Asked Questions
Common questions about Houma Bayou Cane Thibodaux 1031 exchanges
Houma-Thibodaux offers ultra-low property taxes (0.47-0.48%), solid cap rates (7.5-9%), stable maritime employment, and the transformative MindMaze $100M AI innovation campus creating new high-tech job opportunities.
MindMaze's $100M BrainHUB will create 1,100+ direct jobs and 2,786 total jobs, bringing high-paying tech workers to the area and increasing demand for quality rental housing, particularly near the innovation campus.
Yes, the area has designated Opportunity Zones in Houma Central and Thibodaux areas, offering potential tax benefits for qualifying investments including deferral and possible exclusion of capital gains.
The economy is anchored by maritime energy operations, the emerging MindMaze AI campus, petroleum services, Nicholls State University, fishing/seafood industry, and tourism, providing diversification beyond traditional energy.
Louisiana offers ultra-low property taxes (0.47-0.48% vs. 1.02% national), no state transfer tax, and various economic development incentives. The maritime industry concentration provides 147.5x national employment rates in marine occupations.