Living in New Albany, Indiana: 58% More Homes for Sale and What They Cost
New Albany had 264 homes for sale in September 2026, up 58%. What homes cost, the city tax rate, tolls to Louisville, flood maps and historic district rules.
- New Albany
- Floyd County
- Southern Indiana
- buying
New Albany has more homes to choose from than it has had in years. There were 264 homes for sale in September 2026, up 58% year over year (YoY), while January to September sales fell 11% to the lowest total since at least 2016 (local MLS data, New Albany September 2026 report). The average sale price for those nine months was $275,395.
This guide covers what a home costs, the city's property tax rate, the drive into Louisville, flood maps, historic district rules and the riverfront. It is general information, not tax, legal, insurance or lending advice.
New Albany at a glance
- 264 homes for sale in September 2026, up 58% YoY (local MLS data)
- $275,395 average sale price, January to September 2026, up 7.7% YoY (local MLS data)
- $1,679 a month in principal and interest on that price with 10% down at 7.18% (Freddie Mac PMMS, Nov. 5, 2026)
- No toll on the Sherman Minton Bridge (I-64) to West Louisville (RiverLink)
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Key takeaways
- More choice for buyers. September listings were up 58% YoY, and New Albany had about 4.5 months of supply, up from about 2.5 a year earlier (local MLS data, September 2026 report).
- Prices haven't fallen. The January to September average sale price rose 7.7% to $275,395 (local MLS data). At Freddie Mac's 7.18%, that is $266 a month more in principal and interest than the 2025 average at last year's 6.22% (see the payment table below).
- City homes paid $2.7474 per $100 of assessed value on 2026 bills (DLGF). On a homestead, Indiana's 1% cap can set the bill before credits.
- About 1 in 4 New Albany homes was built in 1939 or earlier (Census ACS estimate, 24.4%), and homes in local historic districts need city approval before many outside changes.
Table of contents
- What does a home cost in New Albany?
- Why are there so many homes for sale?
- What kinds of homes does New Albany have?
- What will property taxes look like?
- How do you get to downtown Louisville?
- Is New Albany in a flood zone?
- Parks, the riverfront and the Greenway
- Schools
- Your next step in New Albany
- FAQs
What does a home cost in New Albany in 2026?
Short answer: the average New Albany sale price was $275,395 from January to September 2026, up 7.7% YoY (local MLS data). Average is a mean, so a few high or low sales can pull it.
| New Albany | 2025 | 2026 | Change YoY |
|---|---|---|---|
| Homes for sale, September | 167 | 264 | +58% |
| Homes sold, September | 68 | 59 | -13% |
| Homes for sale, average month, Jan to Sep | 164 | 208 | +27% |
| Homes sold, Jan to Sep | 595 | 532 | -11% |
| Average sale price, Jan to Sep | $255,773 | $275,395 | +7.7% |
Source: local MLS data, from our New Albany September 2026 report.
For the whole county, Floyd County's median sold price was $295,000 in Q3 2026 (local MLS data, Floyd County Q3 2026 report).
| Floyd County | Q3 2025 | Q3 2026 | Change YoY |
|---|---|---|---|
| Median sold price | $274,900 | $295,000 | +7.3% |
| Median days on market | 52 | 57 | +9.6% |
| Share of sales with seller concessions | 45.3% | 47.8% | +5.7% |
| Months of supply (October snapshot) | 2.7 | 3.4 | +24.6% |
What is the monthly payment on a New Albany home?
Freddie Mac's 30-year fixed average was 7.18% for the week of November 5, 2026, down from 7.24% the week before. A year earlier it was 6.22% (Freddie Mac PMMS). These are Agent Intro illustrations with 10% down, principal and interest only, before taxes and insurance. They are not loan quotes.
| Example | Price | Loan (10% down) | Rate | Principal and interest |
|---|---|---|---|---|
| New Albany average, Jan to Sep 2025, at last year's rate | $255,773 | $230,196 | 6.22% | $1,413 |
| New Albany average, Jan to Sep 2026, at today's rate | $275,395 | $247,856 | 7.18% | $1,679 |
| Floyd County median, Q3 2026, at today's rate | $295,000 | $265,500 | 7.18% | $1,799 |
Census estimates for 2020 to 2024 put the median value of owner-occupied homes in New Albany at $180,500 and median gross rent at $1,026 (Census QuickFacts). Those are five-year survey estimates of what owners think their homes are worth, so they run below recent sale prices. Run your own numbers on the Floyd County affordability calculator.
Why are there so many homes for sale in New Albany?
Short answer: more homes came on the market than sold. Listings climbed most months of 2026, from 182 in January to 264 in September, while sales fell (local MLS data, New Albany September 2026 report). September had about 4.5 months of supply, up from about 2.5 a year earlier.
Months of supply is how long it would take to sell every home for sale at the current pace. Lower usually favors sellers, and higher gives buyers more room. In Floyd County, 47.8% of Q3 2026 sales included seller concessions, money or credit from the seller toward the buyer's costs (local MLS data, Floyd County Q3 2026 report).
That means more homes to tour and more room to ask questions about price and repairs. Sellers can still say no. These numbers describe the past and don't predict prices. Read more in months of supply in Southern Indiana.
What kinds of homes does New Albany have?
Short answer: mostly detached houses, and a lot of older ones. Census estimates for 2020 to 2024 count 18,263 housing units in the city (Census ACS DP04):
| New Albany housing units (Census ACS 2020 to 2024) | Share |
|---|---|
| Detached one-unit houses | 60.8% |
| Built 1939 or earlier | 24.4% |
| Built 2020 or later | 1.3% |
These are survey estimates of all housing in the city, not homes for sale, and they have margins of error.
Historic district rules
Some older New Albany homes sit in local historic districts. Under the city code, a certificate of appropriateness from the Historic Preservation Commission is needed before a permit is issued or work starts on demolition, moving a building, conspicuous outside changes to a historic building, or new construction visible from a public way (New Albany Code, Chapter 151). The commission has 30 days to act on an application unless the applicant agrees in writing to more time.
The application fee is $10, and it asks for photos and material descriptions for rehab work (City of New Albany application). The commission meets the third Wednesday of each month at 7:00 p.m. (City of New Albany boards and commissions). Ask whether a home is in a district before you plan windows, siding, a porch or an addition.
What will Floyd County property taxes look like on a New Albany home?
Short answer: the New Albany City taxing district's certified rate was $2.7474 per $100 of assessed value for 2026 bills (2025 pay 2026) (DLGF 2026 Certified Tax Rates by District). Rates for 2027 bills aren't certified yet.
Indiana caps homestead tax at 1% of the home's gross assessed value (DLGF circuit breaker fact sheet). At New Albany's rate, the cap can set the bill on a homestead. Here is an example for a 2026 bill, using the 2026 deduction amounts from the DLGF memo of May 27, 2026 and a sale price as a stand-in for assessed value (it is not the assessor's number):
| 2026 bill example, homestead | Amount |
|---|---|
| Example gross assessed value | $275,395 |
| After the $48,000 standard and 40% supplemental deductions | $136,437 |
| Rate math at $2.7474 per $100 | $3,748 |
| 1% homestead cap | $2,754 |
In this example the bill is capped at $2,754 before credits. For 2027 bills, the homestead standard deduction drops to $40,000 and the supplemental deduction rises to 46% (DLGF memo, May 27, 2026).
- Buying in 2026? File the homestead deduction with the Floyd County auditor by January 15, 2027, or confirm your closing paperwork covered it (DLGF Deductions and Credits).
- No homestead, no 1% cap. A home you don't live in falls under a higher cap (DLGF circuit breaker fact sheet).
Read the full walk-through in Indiana property tax changes for 2027.
How do you get from New Albany to downtown Louisville?
Short answer: the Sherman Minton Bridge (I-64) links New Albany and West Louisville with no toll (RiverLink). The Clark Memorial (Second Street) Bridge from Jeffersonville is also toll-free.
| Ohio River crossing | Toll for a passenger car (since July 1, 2026) |
|---|---|
| Sherman Minton Bridge (I-64) | None |
| Clark Memorial Bridge (Second Street) | None |
| I-65 Abraham Lincoln and Kennedy bridges | $2.79 with a prepaid account and transponder, $5.57 standard |
| Lewis and Clark Bridge (SR 265/KY 841) | $2.79 with a prepaid account and transponder, $5.57 standard |
Toll amounts are from RiverLink's July 1, 2026 rate notice. Census estimates put the mean travel time to work for New Albany workers at 19.6 minutes for 2020 to 2024 (Census QuickFacts). Test your own route at the hour you'd drive it before you make an offer.
Is New Albany in a flood zone?
Short answer: some parts of New Albany near the Ohio River are in mapped flood zones, and others aren't. Check any address on FEMA's Flood Map Service Center and get a flood quote before you make an offer.
The Ohio River levee was built in the 1960s after the flood of 1937, and today it carries the Ohio River Greenway, the amphitheater and Riverfront Park (New Albany Parks and Recreation Master Plan, 2023).
Federal flood insurance claims in Floyd County have paid about $4.4 million on 233 claims since 1978, and 2025 was the county's largest year at about $939,000, per FEMA OpenFEMA data in our flood insurance claims post. This is general information, not insurance advice.
What parks and riverfront spaces does New Albany have?
Short answer: the city runs 16 recreation areas, and the Ohio River Greenway runs along the riverfront. New Albany Parks and Recreation lists 16 recreation areas, with its main office at Silver Street Park (City of New Albany Parks).
The Ohio River Greenway is a multi-use path along a 7.5-mile stretch of the Ohio River through Jeffersonville, Clarksville and New Albany. Its route includes the Falls of the Ohio State Park (Indiana Lewis and Clark Expedition Commission).
The city's own video covers plans for the riverfront Shoreline and the Greenway.
What schools serve New Albany?
New Albany is served by New Albany-Floyd County Schools. Look up any school's official data on Indiana GPS.
Your next step in New Albany
- If you're buying in the next 3 months: compare homes on days on market and ask what the seller will cover. Start a buyer Match Profile, and a member of our team will review your Match Profile.
- If you're looking at an older home: ask whether it is in a historic district before you plan outside changes, and check the flood map.
- If you're comparing New Albany with nearby towns: see the Floyds Knobs September 2026 report and the Floyd County Q3 2026 report.
- If you're selling a New Albany home: see our New Albany seller page.
Agent Intro is an introduction and referral service for home buyers and sellers in Southern Indiana and Greater Louisville. We introduce you to one of our vetted local real estate agents, and you decide whether to hire them. Already working with someone and want a second look? Second Opinion gets you an alternative introduction to compare. See How It Works, How We Choose Agents, Buying and our FAQ.
Disclosure: Agent Intro is an introduction and referral service of Aire Realty, LLC, an Indiana-licensed real estate brokerage. Agent Intro earns a referral fee when an introduction leads to a closed transaction. You're not required to hire anyone. See our Disclosure. This post is general information, not tax, legal or lending advice.
FAQs
How much does a house cost in New Albany, Indiana?
The average sale price was $275,395 from January to September 2026, up 7.7% YoY (local MLS data). Floyd County's median sold price was $295,000 in Q3 2026.
Is it a buyer's market in New Albany?
Buyers have more room than a year ago. New Albany had 264 homes for sale in September 2026, up 58% YoY, about 4.5 months of supply, and January to September sales fell 11% (local MLS data).
What is the property tax rate in New Albany, Indiana?
The New Albany City district rate was $2.7474 per $100 of assessed value for 2026 bills (DLGF). On a homestead, Indiana's 1% cap on gross assessed value can set the bill before credits.
Do you pay tolls from New Albany to Louisville?
Not on the Sherman Minton Bridge (I-64), which has no toll. The I-65 bridges are tolled at $2.79 per crossing for a passenger car with a prepaid account and transponder (RiverLink).
Is New Albany in a flood zone?
Some areas near the Ohio River are. Check the address on FEMA's flood map and get a flood quote before you make an offer.
Are there rules for renovating a historic home in New Albany?
Yes, inside a local historic district. Many outside changes need a certificate of appropriateness from the Historic Preservation Commission before work starts.
Data note: Source: SIRA Matrix (Cotality) Stats, New Albany (monthly, January 2016 to September 2026) and Floyd County (Q3 2017 to 2026, on-market snapshot October 12, 2026), as published in our linked reports. Information not verified or guaranteed by the MLS. Payment examples are Agent Intro illustrations, principal and interest only, using Freddie Mac PMMS weekly averages. The tax example uses a sale price as an example assessed value. Confirm any parcel with the Floyd County auditor.
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