Louisiana process · seller view

The Louisiana Home-Selling Process: Your Step-by-Step Checklist

This checklist walks you through selling a home in Louisiana, from picking a broker to signing the Act of Sale at closing.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You hire a broker, price the home, and get it ready to show. You'll also fill out the state's required property disclosure form so it's ready before any offers come in.

Interview and pick a listing broker
You4-6 weeks before you want to list
In Louisiana the listing agreement is between you and a licensed broker, not the individual salesperson — the salesperson acts on behalf of their sponsoring broker. Talk to 2-3 brokers, compare their marketing plans, and check the commission rate each one proposes. There is no standard or recommended rate; every broker sets their own.
Cost: $0
Sign the Louisiana agency disclosure form
Your agentAt your first scheduled meeting with the agent
At your first scheduled meeting with a licensee, you must be given the LREC-approved agency disclosure form. It explains the agency relationships available in Louisiana — seller's agency, buyer's agency, designated agency, and dual agency — and you sign it to acknowledge you received it. This isn't the listing agreement itself; it's just a disclosure of who can represent whom.
You'll need
- LREC agency disclosure form
Cost: $0
Sign a written listing agreement with a definite end date
YouBefore the home is marketed or put on the MLS
Louisiana rules require listing agreements to be in writing and to include a definite termination date. The agreement names the broker (not the salesperson) as your representative, sets the listing price, lays out the broker's compensation, and authorizes marketing. Read the cancellation terms and the term length carefully before you sign.
You'll need
- Listing agreement
- Government-issued ID
Cost: $0
Confirm who has to sign as owner
YouBefore signing the listing agreement
Louisiana is a community property state. If the home was bought during your marriage with community funds, it is presumed to belong equally to both spouses, and both spouses must sign the listing agreement and later the Act of Sale. If you bought it before marriage or with separate funds, you may be able to sign alone — but check the title and your marital regime before listing to avoid a closing failure.
You'll need
- Recorded deed/Act of Sale showing how title is held
- Marriage certificate (if applicable)
- Prenuptial agreement (if any)
Cost: $0
Fill out the Louisiana Property Condition Disclosure Document
YouBefore the buyer makes a written offer
Louisiana's Residential Property Disclosure Act requires sellers of homes with one to four dwelling units to give buyers a written Property Condition Disclosure Document that covers what you actually know about the property — structure, roof, plumbing, electrical, water intrusion, flooding history, environmental issues, and known legal encumbrances. The form must be given to the buyer before they make a written offer; if it's delivered late, the buyer gets three days to back out.
You'll need
- Louisiana Property Condition Disclosure Document
Cost: $0
Gather flood and elevation history
YouWhile completing the property disclosure
Louisiana sellers must disclose known flooding and water-intrusion history on the Property Condition Disclosure Document, and lenders may require flood insurance for homes in Special Flood Hazard Areas. Pull together prior flood insurance policies, any elevation certificate, FEMA flood zone information, and records of past claims so you can answer disclosure questions accurately and answer buyer questions later.
You'll need
- Past flood insurance policies
- Elevation certificate (if available)
- Prior flood claim records
- FEMA flood zone map for the address
Cost: $0
Pull condo or HOA documents if your home is in one
YouBefore going on the market (if applicable)
Under the Louisiana Condominium Act, sellers of condo units must give buyers a 'resale package' that typically includes the declaration, bylaws, current budget, recent financial statements, rules, and disclosure of any pending special assessments or litigation. If your home is in a subdivision with building restrictions or an HOA, gather those documents too — Louisiana calls them 'building restrictions' rather than CC&Rs.
You'll need
- Condo declaration and bylaws
- Current HOA/condo budget and financials
- Building restrictions / HOA rules
- Any special assessment notices
Cost: varies
Price the home and prepare it for showings
You1-3 weeks before listing
Work with your broker on a comparative market analysis, agree on a list price, and get the home photo-ready — declutter, deep clean, and handle any small repairs that affect first impressions. Decide your showing rules (lockbox, by appointment, open houses) and make sure everyone living there knows the schedule.
Cost: varies

Phase 2 of 7 · typically 1-8 weeks

Offer

Your home goes on the market, buyers tour it, and offers come in. You review each one, negotiate, and pick the offer you want to accept.

List the home on the MLS
Your agentDay of listing
Your broker enters the home into the local MLS with photos, description, and price. Louisiana MLSs no longer allow listing brokers to advertise an offer of cooperative compensation to buyer's brokers in MLS fields — that field was removed after the NAR settlement took effect August 17, 2024. If you want to offer the buyer's agent compensation, it has to be handled outside the MLS.
Cost: $0
Decide how (or if) to offer compensation to the buyer's agent
YouBefore listing, and again with each offer
After the NAR settlement, buyer's agents typically rely on a written buyer representation agreement that says what their buyer will pay them. As the seller you can choose to offer a seller concession in your listing terms, agree to it later when you respond to an offer, or refuse it entirely. Talk through the tradeoffs with your agent before listing so you know how you'll respond when offers come in.
Cost: varies
Host showings and open houses
Your agentFrom listing until you accept an offer
Most Louisiana homes sell after a mix of private showings and open houses. Plan to leave the home during showings so buyers can speak freely with their agent. Remember that fair housing law — both the federal Fair Housing Act and Louisiana's Equal Housing Opportunity Act — prohibits you and your agent from steering, screening, or treating buyers differently based on protected classes.
Cost: $0
Review the Louisiana Residential Agreement to Buy or Sell
YouAs soon as each offer comes in
When a buyer makes an offer, it will usually come in on the Louisiana Residential Agreement to Buy or Sell published by Louisiana REALTORS. Read every line: price, financing terms, deposit amount, closing date, inspection period, items included, and any seller concessions. The form uses civil-law terms ('immovable property,' 'Act of Sale') that you won't see in contracts from other states.
You'll need
- Louisiana Residential Agreement to Buy or Sell
- Buyer's proof of funds or preapproval letter
Cost: $0
Counter-offer or accept the offer
YouWithin the offer's expiration window (usually 1-3 days)
You can accept the offer as-is, reject it, or send a counter-offer that changes price, closing date, contingencies, or concessions. Sign and date every page you and the buyer agree to. Once both sides sign the same version, you have an enforceable contract and the timelines built into the agreement start running.
You'll need
- Counter-offer addendum (if applicable)
Cost: $0

Phase 3 of 7 · typically Days 1-7 after acceptance

Under Contract

The contract is signed, the buyer's deposit goes into trust, and the title work starts. You'll open the file with the closing notary or title company.

Confirm the buyer's deposit lands in a trust account
Your agentWithin a few days of signing the contract
Louisiana rules require brokers to hold earnest money and other client funds in a separate trust account — never mixed with the broker's own money. After your contract is signed, confirm with your broker that the buyer's deposit was delivered and deposited into the proper trust account. You should get a written receipt or confirmation.
You'll need
- Earnest money receipt
Cost: $0
Pick the closing notary or title company
Escrow / titleWithin the first week under contract
Louisiana closings transfer 'immovable property' through an Act of Sale executed before a notary public — usually with two witnesses, as an authentic act. The buyer's lender often picks the closing notary or title company, but in cash deals you and the buyer agree on who closes. Confirm who is closing as soon as the contract is signed so the title search and document prep can start.
Cost: $0
Deliver disclosures and association documents to the buyer
YouWithin days of contract acceptance
If you didn't already provide them, send your signed Louisiana Property Condition Disclosure Document, lead-based-paint disclosure (for homes built before 1978), and any condo or HOA documents to the buyer right after contract acceptance. Late delivery of the property disclosure gives the buyer a three-day window to rescind the contract, so timing matters.
You'll need
- Property Condition Disclosure Document
- Lead-based paint disclosure (pre-1978 homes)
- Condo/HOA resale package (if applicable)
Cost: $0
Gather mortgage payoff and lien information
YouWithin the first 1-2 weeks under contract
Contact your mortgage servicer and request a written payoff statement showing the exact amount needed to release the lien on your home, good through your closing date. If you have a home equity line, a second mortgage, contractor liens, or unpaid property taxes, gather those payoff figures too — the closing notary will use them to clear title.
You'll need
- Mortgage payoff statement
- HELOC payoff (if applicable)
- Property tax statements
Cost: varies

Phase 4 of 7 · typically Days 7-20 after acceptance

Inspection

The buyer inspects the home — including a Louisiana wood-destroying insect inspection — and may ask you to make repairs or give a credit. You negotiate what, if anything, to fix.

Allow the buyer's home inspection
InspectorWithin the inspection window stated in the contract
The buyer hires a home inspector to walk the property and report on its condition. Make the home easy to access, turn on all utilities, and unlock attics, crawlspaces, and outbuildings. Plan to be away during the inspection so the buyer and inspector can talk freely.
Cost: $0
Cooperate with the wood-destroying insect inspection
InspectorWithin the inspection window
A Wood-Destroying Insect Inspection Report (WDIIR) by a licensed pest control operator is standard in Louisiana transactions because of the state's heavy termite pressure, and most lenders require one. The report documents active infestation, prior treatment, and visible damage. Make the home accessible, including any garages, crawlspaces, and outbuildings the inspector needs to check.
You'll need
- Prior termite treatment records (if any)
Cost: $0
Review and respond to the buyer's repair requests
YouWithin the response window in the contract
After inspections, the buyer will usually send a written request asking you to repair certain items, give a price credit, or both. You can agree, refuse, or counter. Decide quickly — most Louisiana contracts give the buyer a short window to terminate if you can't reach an agreement on inspection items.
You'll need
- Inspection response addendum
Cost: varies
Complete any repairs you agreed to make
YouBefore the final walk-through
If you agreed to fix items before closing, hire licensed contractors where required (termite treatment, electrical, plumbing, HVAC) and keep paid invoices and warranties. The buyer will usually want to verify completed repairs during the final walk-through, so finish them well before closing day.
You'll need
- Paid invoices and receipts
- Contractor warranties
- Termite treatment certificate (if applicable)
Cost: varies

Phase 5 of 7 · typically Days 10-30 after acceptance

Loan & Appraisal

The buyer's lender orders an appraisal and finalizes the loan. You usually don't have to do much, but the appraised value can come back below the price and trigger a renegotiation.

Accommodate the appraisal visit
Your agentWithin 1-2 weeks after acceptance
The buyer's lender hires an independent appraiser to inspect the home and value it. Make the home accessible, presentable, and easy to walk. Your agent can give the appraiser a comparable sales packet supporting the price — that's legal and common.
Cost: $0
Decide what to do if the appraisal comes in low
YouWithin a few days of receiving the appraisal
If the appraised value is below the contract price, the buyer's lender will only finance based on the lower number. You generally have three options: drop the price to the appraised value, meet the buyer somewhere in the middle, or hold firm and let the buyer make up the gap in cash (if they can and will). Talk through the numbers with your agent before responding.
You'll need
- Appraisal report
- Price reduction addendum (if used)
Cost: varies
Wait for the buyer's loan approval (clear to close)
LenderUsually 2-4 weeks after acceptance
The buyer's lender finishes underwriting — verifying income, assets, the appraisal, title, and homeowner's insurance — and issues a 'clear to close.' Your agent should keep in touch with the buyer's lender and your closing notary to confirm the loan is on track and flag any delays early.
Cost: $0

Phase 6 of 7 · typically Days 20-40 after acceptance

Pre-Closing

Final paperwork, payoffs, and title clearance come together. The notary prepares the Act of Sale and your settlement statement, and you handle any special tax or coastal issues that apply to your property.

Review your closing settlement statement
Escrow / title1-3 days before closing
Before closing day, the closing notary or title company will send you a settlement statement showing your sale price, mortgage payoff, prorated property taxes, broker compensation, and net proceeds. Read it carefully and ask about any line you don't recognize. Mistakes are easier to fix before closing than after the funds move.
You'll need
- Settlement statement / closing disclosure
Cost: $0
Plan for the Orleans Parish documentary transaction tax (if applicable)
Escrow / titleBefore closing (if property is in Orleans Parish)
Louisiana has no statewide real estate transfer tax, but Orleans Parish imposes a local documentary transaction tax on transfers of property within New Orleans under the New Orleans Code of Ordinances. If your home is in Orleans Parish, the closing notary will calculate the tax and show it on your settlement statement; ask in advance who pays it under your contract so there are no surprises.
Cost: varies
Handle FIRPTA and Louisiana nonresident withholding if you don't live in the U.S. or Louisiana
Escrow / titleBefore closing (if you are a non-U.S. or non-Louisiana resident)
If you are a foreign person under FIRPTA (the Foreign Investment in Real Property Tax Act), the buyer is generally required to withhold a percentage of the gross sales price — 15% in most cases — and send it to the IRS. Louisiana also has a separate state withholding requirement for nonresident individuals selling Louisiana immovable property. Tell your closing notary and accountant up front so the right forms get filed and the right amount gets withheld at closing.
You'll need
- Tax ID information
- FIRPTA withholding certificate (if applying for one)
Cost: varies
Address any coastal zone permit issues
Escrow / titleAs soon as a coastal-zone concern is identified
Louisiana's Coastal Zone Management program, administered by the Louisiana Department of Natural Resources, regulates activities in the state's coastal zone (much of south Louisiana). If your home sits in or near the coastal zone and you've done work such as filling, dredging, or building near wetlands, confirm that permits were properly issued — unpermitted coastal zone activities can create title and usability problems for the buyer.
You'll need
- CZM permits for any prior work
- Letter from LDNR (if requested)
Cost: varies
Prepare for the buyer's final walk-through
You1-2 days before closing
Most buyers walk through the home one last time shortly before closing to confirm it's in the agreed condition and that any negotiated repairs were completed. Have the home clean, leave keys, remotes, and manuals where you said you would, and make sure utilities are still on. Take photos of the final condition for your own records.
You'll need
- Repair receipts and warranties
Cost: $0

Phase 7 of 7 · typically Closing day

Closing

You sign the Act of Sale before the notary, the buyer's funds are released, and ownership transfers. After closing, the notary records the act with the parish.

Sign the Act of Sale before a notary
Escrow / titleOn closing day
In Louisiana, transferring 'immovable property' must be in writing, and the standard practice is to execute the transfer as an authentic act — meaning before a Louisiana notary public with two witnesses. This document is called the Act of Sale rather than a deed, and signing it is what actually transfers ownership to the buyer. Bring a government-issued ID for every owner who needs to sign.
You'll need
- Act of Sale
- Government-issued photo ID for each seller
- Spouse's ID if community property
Cost: $0
Deliver keys and possession to the buyer
YouImmediately after the Act of Sale is signed
Once the Act of Sale is signed and the buyer's funds have cleared, hand over all keys, garage remotes, mailbox keys, alarm codes, gate codes, and any appliance manuals or warranties. Possession typically transfers at the moment of closing unless your contract says otherwise.
You'll need
- All house keys, remotes, and codes
Cost: $0
Receive your net proceeds
Escrow / titleClosing day or shortly after
After the buyer's funds are released and your mortgage and any other liens are paid off, the closing notary or title company wires the remaining sale proceeds to your bank or issues you a check. Confirm wiring instructions only by phone with a number you already know — wire fraud aimed at home sellers is common.
You'll need
- Wire instructions provided directly to the closer
Cost: $0
Confirm the Act of Sale is recorded and cancel your home insurance
Escrow / titleWithin days of closing
The closing notary records the Act of Sale with the parish conveyance records, which makes the transfer public and protects the buyer's ownership. Once recording is confirmed, cancel your homeowner's insurance policy (effective on the closing date), notify your utility providers, and update your address with the IRS, lenders, and the Louisiana Department of Motor Vehicles.
You'll need
- Recorded Act of Sale
- Final settlement statement
Cost: $0

Sources

Last updated May 15, 2026