70775 Real Estate (St. Francisville, LA): What the Data Actually Contains

What Makes 70775 a One-ZIP Market

Most zip-versus-city guides warn readers not to apply city-wide data to a single zip. Here the usual caution runs the other way: 70775 is the only standard residential zip code in West Feliciana Parish. The other four parish zip codes, 70712, 70782, 70784, and 70787, are PO Box-only codes carrying no housing data. In practice, Redfin’s and NeighborhoodScout’s “St. Francisville” figures and the Census Bureau’s “70775” figures describe close to the same footprint, unlike most cities where a zip covers a fraction of a much larger metro dataset. The one place the usual caution still applies is the school-district boundary, covered further down.

Market Snapshot for 70775 Right Now

Redfin’s 23-day figure tracks pending time for homes that actually go under contract; Movoto’s 108-day figure tracks total time on market across all active listings, sold or not. The two numbers describe different stages of the same funnel, and reading them as contradictory instead of complementary is the fastest way to misjudge how fast this market moves.

As of this search, Redfin’s affordable-home filter for St. Francisville listed 69 properties at a median $380,000, most sitting 55 days before selling. One of them, a roughly 1,600-square-foot cottage on about a third of an acre in the historic downtown, sits near the lower end of that range.

Is this a buyer’s market or a seller’s market right now? By Redfin’s competitiveness measure it leans toward sellers: multiple offers, homes closing 3% under list, some in as little as 18 days. By Movoto’s inventory-side read, days on market rose and price per square foot fell over the same window. Both can be accurate for different segments of the same small market at once.

Home Values Compared: 70775 vs. the Next Parish Over

Because West Feliciana has no second residential zip to compare against, the honest comparison set is the nearest zip codes across the parish line.

70775 sits roughly $93,000 above New Roads and just under both Zachary and the statewide median: a middle position between a lower-cost river-parish market and a faster-growing Baton Rouge-suburb zip.

Is 70775 the same as the town of St. Francisville? Functionally, yes. The zip is the only standard residential code in the parish, so it covers essentially the same footprint as the town and its surrounding rural area.

Schools and the Actual Performance Score

West Feliciana Parish School District posted a performance score of 97.7 and a grade of A for the 2024-25 school year, the highest of any school system in Louisiana, according to the Louisiana Department of Education’s own released rankings. All four public schools in the district, West Feliciana High, West Feliciana Middle, Bains Elementary, and Bains Lower Elementary, carry 70775 mailing addresses, so the district boundary and the zip line align closely.

Is the district’s top ranking a real, sourced figure? Yes, by the state’s own scoring system for 2024-25. A separate private ranking site scores the same district lower using its own weighting, which is why naming the specific source matters.

Flood Risk and What Isn’t Known at the Zip Level

No flood dataset scoped specifically to zip 70775 was found; the available figures cover the town of St. Francisville, a close approximation given the boundary overlap above, but not a guarantee for any individual parcel. First Street’s city-level model rates St. Francisville a minor flood risk overall, with 57 properties, 7.9% of the town’s total, carrying risk over a 30-year window. The same source separately states that 7.4% of properties carry risk this year, declining to 7.3% in 30 years: a different figure from the 7.9% cited elsewhere on the same page, with the gap unexplained on their site. A 1-in-100-year storm event today would affect an estimated 43 properties, with roughly a 26% chance of at least one such event occurring over a 30-year mortgage term.

What’s the flood risk for property in this zip? Minor at the town level per First Street, with two slightly different percentages, 7.4% and 7.9%, published on the same page. No dataset isolates individual parcels within 70775 from the town-wide average.

Investing in 70775: Yield, Timing, Migration

That yield figure comes from two Census numbers of the same vintage, not a published market-yield statistic, and should be read as directional rather than exact. On migration, Redfin’s data shows 26% of St. Francisville homebuyers searched to leave the area between October and December 2025, while 74% stayed within the metro; Lafayette led inbound buyer searches, followed by Dallas and San Francisco, while Nashville led outbound destination searches, followed by Pensacola and Gulfport.

Common Mistakes When Evaluating 70775 Listings

• Reading one platform’s headline number as the market. Redfin’s sale-price figure and Movoto’s list-price figure moved in opposite directions over the same period; check which stage of the sale funnel a number describes first.
• Assuming the parish has multiple comparable residential zips. It doesn’t. Any real “nearby zip” comparison has to cross into Pointe Coupee or East Baton Rouge parish, as shown above.
• Treating the town-wide flood and appreciation figures as parcel guarantees. They’re reasonable approximations given the boundary overlap, not individual property assessments.
• Citing a “top schools” claim without naming which ranking. The state’s own performance score and Niche’s composite land in different places, #1 versus #5, for defensible but different reasons.
• Ignoring the 23.45% vacancy rate when projecting rental demand. A rate more than double the national average points to softer absorption, not just seasonal or vacation stock.

Neighborhoods and Property Types Within the Zip

Housing stock splits broadly between historic in-town lots near downtown, smaller and older, and acreage parcels in the surrounding rural parish, generally built from the 1970s to the 1990s. Single-family detached homes make up the majority of the stock townwide.