Hamilton v. Royal Int'l Petroleum Corp.
2006Clarified that notice of the redemption period is not required by the Due Process Clause, limiting the grounds for annulling sales.
LA
Louisiana
Tax Deed
Louisiana tax lien auctions involve competitive bidding on the interest rate (starting at 1% per month) that a purchaser will earn on a tax lien certificate. If the property owner fails to redeem the lien within three years, the purchaser may initiate a judicial foreclosure to obtain title to the property.
| Upcoming auctions | 0 |
| Counties covered | 64 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Tax lien
- Redemption period
- 3 years (18 months for blighted)
- Interest rate
- 1% per month (bid down)
- Penalty
- 5%
- Sale frequency
- Annual
- Minimum bid
- Taxes, interest, and costs
- Bidder deposit
- Up to $1,000
Statutory framework
| Sale Type | Tax Lien |
| Redemption Period | The redemption period is generally three years from the date the tax lien certificate is recorded. For properties designated as blighted or abandoned, the period may be reduced to 18 months. |
| Penalty / Interest | Redemption requires payment of the lien face value plus a 5% penalty. Interest is bid at auction starting at 1% per month (non-compounding) and can be bid down to a minimum of 0.7% per month. |
| Jurisdiction Type | Parish |
| Jurisdiction Count | 64 |
| Typical Sale Month | May |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Auctions can be held in-person or online. Tax collectors may require a deposit of up to $1,000. The opening bid is the amount of statutory impositions, including taxes, interest, and costs. Payment is generally required in certified funds at the time of sale or shortly thereafter.
Post-sale obligations
The purchaser holds a tax lien certificate and does not have immediate ownership or possession. The purchaser must follow strict notice requirements to interested parties. If the lien is not redeemed within the statutory period, the purchaser may initiate a judicial foreclosure to obtain title.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Louisiana tax deed purchase.
Estimated cost$5,000
Timeline12 mo.
Notable counties
Key Louisiana counties for tax deed investors.
Orleans Parish
Features a high volume of urban properties and specific rules for blighted or abandoned property.
East Baton Rouge Parish
A major metro area with significant tax sale activity.
Recent statutory changes
- Acts 2024, No. 774 and Acts 2025, No. 411 (effective Jan. 1, 2026) overhauled the system from a tax sale title to a tax lien certificate system and implemented interest-rate bidding.
How to bid at a Louisiana tax deed auction
Step-by-step process for participating in Louisiana tax deed sales.
- 1
Research the catalog
Review the list of delinquent properties published by the parish tax collector.
- 2
Perform due diligence
Conduct title searches and property inspections to assess value and risk.
- 3
Register for auction
Complete pre-registration and submit any required deposit to the tax collector.
- 4
Submit interest bids
During the auction, bid down the monthly interest rate you are willing to accept.
- 5
Pay the balance
If you win, pay the full amount of the tax lien to the tax collector.
- 6
Record the certificate
Ensure the tax lien certificate is recorded in the parish mortgage records.
Applicable statutes
Primary statute sections governing tax deed sales in Louisiana.
La. R.S. 47:2154
Governs the time, price, and competitive bidding process for tax lien auctions.
La. R.S. 47:2155
Defines the tax lien certificate and the redemption process.
La. R.S. 47:2266
Outlines the procedure for quieting tax titles after the redemption period.
Notable case law
Landmark court decisions affecting Louisiana tax deed investors.
Esplanade Mall Realty Holdings, LLC v. Lopinto
2026Addressed the scope of delinquent taxes that may be included in a tax sale price.
Frequently asked questions
Common questions from Louisiana tax deed investors.
- The owner has three years from the date the tax lien certificate is recorded to pay the lien, penalty, and interest to the tax collector.
- Yes, to obtain insurable, marketable title after the redemption period, you must initiate a judicial proceeding to confirm the title.
- The most significant risk is a nullity action by an interested party who was not properly notified of the tax sale.
- If a court finds a defect in the notice or sale process, the sale may be annulled, requiring the purchaser to be reimbursed.
- Auctions are held by the parish tax collector, often online, where bidders compete to accept the lowest interest rate on the tax debt.
- There is no statutory right to inspect; properties are sold as-is without warranty.
How does the redemption period work?
Do I need a quiet title action?
What title risks should I know?
What happens if the owner challenges the sale?
How are auctions conducted?
Can I inspect properties?
Title Risk Flags
Notice defects regarding interested parties can lead to sales being set aside, and properties previously adjudicated to the parish may have complex title histories.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.