Selling landlocked land in Louisiana

How Louisiana law handles land with no road access

A Louisiana owner of an estate with no access to a public road can claim a servitude of passage over neighboring property to the nearest public road. The owner must compensate the neighbor, and compensation claims can prescribe.

Statutory route: Servitude of passage for an enclosed estate.

Law: La. Civil Code art. 689 et seq. (arts. 689 to 696). Court routes take time and cost money. Ask a local attorney.

Your options as a landlocked owner

• Ask a neighbor to sell or grant an access easement, in writing and recorded.
• Offer the land to the neighbor who borders it. They are often the most natural buyer.
• Use the Louisiana legal route above to create access, then sell.
• Sell as-is to a cash buyer who accepts land without access.

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