Selling inherited land in Louisiana

Louisiana's small estate rules

In Louisiana, the simplified small estate process can be used for real estate in some cases.

The threshold: Small succession: gross value of $200,000 or less for a Louisiana domiciliary (ancillary succession of non-domiciliary: $125,000). No value limit if the death was 20+ years before the affidavit (La. C.C.P. art. 3421, as amended by Acts 2026, No. 293).

For an intestate decedent, at least two persons, including heirs and any surviving spouse, may sign a small succession affidavit with no judicial opening. A Louisiana resident who left a will qualifies only if they left no immovable property in Louisiana and the spouse, legatees and heirs waive probate. An out-of-state owner qualifies if they died without a will or their will was probated in another state. The affidavit describes the immovable property and its value (C.C.P. arts. 3431-3433).

Law: La. C.C.P. arts. 3421, 3431, 3432, 3433. Confirm current figures with the probate court.

Steps to sell inherited land in Louisiana

• Find the will, if there is one, and the deed or tax bill showing the parcel.
• Ask the probate court or an attorney which path applies: full probate, a small estate process, or another filing.
• Get written proof of who can sign, such as letters from the court. The title company will ask for it.
• If several heirs inherited the land, agree on the sale and the split in writing. See selling land owned by several heirs.
• Ask for a cash offer and compare it with a listing. Taxes and loans are paid from the sale at closing.

Taxes when you sell

Inherited land usually gets a stepped-up basis: its value on the date of death. If you sell close to that value, the taxable gain may be small. Our capital gains guide explains it. Ask a CPA about your numbers.

Louisiana land at a glance

• Average farm real estate value: $3,950 per acre (2026, USDA).
• Average property tax on farmland: about $7.30 per acre per year (2022 Census of Agriculture).
• Transfer tax: Louisiana has no state deed or transfer tax. The state constitution, Article VII, Section 2.3, bars any new tax on the sale or transfer of immovable property after November 30, 2011. In Orleans Parish, the city still charges an older documentary transaction tax, a flat $325 on most transfer documents. Recording fees apply everywhere, set under La. R.S. 13:844 and tiered by page count.
• Seller disclosure: Louisiana requires no seller disclosure document for vacant land sold before Jan. 1, 2027. Starting that date, Act 708 of 2026 adds vacant residential property, meaning land authorized only for residential use or otherwise intended for homes. 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.

These are statewide averages, not an appraisal. See selling land in Louisiana for county values, or try the land value estimator.

How a cash sale handles this

Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.

Common questions