Sell your Louisiana land for cash

Louisiana has no state transfer tax, but New Orleans charges an older local one. The state constitution bars any new tax on the sale or transfer of immovable property after November 30, 2011. The Orleans Parish documentary transaction tax is a flat $325 on most transfer documents, according to the civil clerk. Clerks of court also charge recording fees by page count, starting at $100 for a document of 1 to 5 pages. Your title company can confirm the fees for your parish. Source: La. Const. art. VII, sec. 2.3, La. R.S. 13:844 and Orleans Parish Civil Clerk, New Orleans Documentary Tax.

Unpaid taxes lead to an auction of a tax lien on your land, usually advertised by May 1 of the next year. Taxes unpaid after December 31 bear interest of 1% a month, and a 5% penalty is added when the lien is offered at auction. The winning bidder pays the debt and gets a recorded certificate earning the winning bid, 0.7% to 1% a month, but you keep title. To clear it, you pay that amount, the 5% penalty, the interest, up to $500 of notice costs and any later taxes the holder paid. Surplus from a court sale goes to the owners after recorded liens, and a parish or city sale holds surplus only one year for claims. Source: La. R.S. 47:2127, 47:2153, 47:2154, 47:2155, 47:2211, 47:2243 and 47:2267.

For tax lien auctions held since January 1, 2026, you can pay off the lien until the land is sold to enforce it. A private holder cannot sue until three years after recording the certificate, or six months after required notices if later. After suit, court costs and attorney fees are added, and 30 days after service only the court can set the payoff. If the parish or city holds the lien because no one bid, it can sell the land without a lawsuit after at least three years. Pre-2026 tax sales keep the old three-year redemption, or 18 months if blighted or abandoned, but land no one bid on stays redeemable until sold. Source: La. R.S. 47:2201, 47:2206, 47:2241.1 and 47:2266.1 (as amended by Act 96 of 2026), and former La. Const. art. VII, sec. 25(B).

Not for a sale before January 1, 2027, because until then Louisiana's seller disclosure law covers only homes of 1 to 4 units. From that date, Act 708 of 2026 adds vacant residential property, meaning land authorized only for residential use or otherwise intended for homes. That seller must give the buyer the Real Estate Commission disclosure form no later than when the buyer makes an offer. Land legally authorized for agricultural, commercial or other nonresidential use stays outside the law, as do court-ordered transfers and sales by a succession representative. A Louisiana real estate attorney can tell you if your parcel counts. Source: La. R.S. 9:3196, 9:3197 and 9:3198 (as amended by Act 708 of 2026, effective Jan. 1, 2027).

First the heirs must be recognized, either by a court judgment of possession or, for many small estates, a recorded small succession affidavit. The affidavit works without a court when the owner lived in Louisiana, died without a will and left $200,000 or less in gross value. For an out-of-state owner who left no will, or whose will was probated in another state, the limit is $125,000 of Louisiana property. Any value qualifies if the death was at least 20 years ago. Heirs who do not sign must get 30 days' mailed notice, unless they cannot be found. Source: La. C.C.P. arts. 3061, 3421 (as amended by Act 293 of 2026), 3431, 3432, 3433 and 3434.

Yes. Liberty Acres buys land anywhere in the US, so you do not need to live in Louisiana to sell to us. We close through a title company and pay back taxes and all closing costs. There are no agents and no commissions.

Yes, but the heirs alone can sell only the naked ownership, which leaves the usufruct in place. If a married person dies leaving descendants, the surviving spouse has a usufruct over the decedent's share of community property not left by will. That usufruct lasts until the spouse dies or remarries. If the spouse and heirs agree to sell, the usufruct ends on the land but attaches to the sale money, unless they agree otherwise. Your judgment of possession or small succession affidavit says whether a usufruct applies. Source: La. Civil Code arts. 603, 616 and 890, and La. C.C.P. arts. 3061 and 3432.