How to Sell Your Home Without a Realtor in Louisiana (2026 FSBO Guide)

Louisiana operates under a unique civil law system inherited from French and Spanish colonial law, making it the only state in the country where real estate transactions follow the Napoleonic Code tradition rather than common law. That makes Louisiana different from every other state in this guide series, but it does not make FSBO impossible. On a $280,000 home in the Baton Rouge suburbs, a traditional 5-6% agent commission runs $14,000 to $16,800. In New Orleans, where median prices in desirable neighborhoods like Uptown, Lakeview, and the Garden District range from $400,000 to $800,000 and above, that commission reaches $20,000 to $48,000. Louisiana does not require a real estate attorney to close; instead, a notary public (a different and far more powerful office than in other states) handles the closing document called the Act of Sale. Understanding this process is the key to a successful Louisiana FSBO.

Louisiana Disclosure Requirements

Louisiana's disclosure framework is governed by the Louisiana Residential Property Disclosure Act, codified at Louisiana Revised Statutes 9:3196 through 9:3200.

Key requirements under RS 9:3198:

Sellers of residential property must provide buyers with a completed Property Disclosure Document before or at the time the purchase agreement is signed.
The form covers: structural components, roof, foundation, drainage, water and sewage systems, electrical, HVAC, appliances, environmental hazards, flooding history, and neighborhood issues.
The seller's obligation is to disclose what is known. You are not required to hire an inspector or investigate the property, but you cannot actively conceal known defects.
If the seller fails to provide the disclosure before the purchase agreement is signed, the buyer may rescind the contract within 72 hours of receiving it.
Update the disclosure if conditions change materially before closing.

Critical Louisiana-specific disclosures:

Flood and subsidence history: Louisiana is one of the most flood-prone states in the country. Disclosure of any flood damage or insurance claims (including those related to hurricanes) is required under the Property Disclosure Document. Buyers in flood-prone areas will scrutinize this intensely. Be thorough and accurate.
Flood zone status: While not a separate statutory disclosure item, buyers and lenders will identify FEMA flood zone status during underwriting. If the home is in a Special Flood Hazard Area, that fact is material and should be disclosed clearly.
Prior subsidence or settling: Louisiana's soft soils and subsidence issues are well-known. Disclose any known foundation movement, pier work, or settling repairs.
Lead-based paint: Federal disclosure required for homes built before 1978 under 42 U.S.C. 4852d.
Underground storage tanks (USTs): Disclose any known USTs on the property.

Statutory exclusions from the disclosure requirement (RS 9:3196):

Transfers between family members, foreclosure sales, and certain court-ordered transfers may be exempt. As with any exemption, consult a Louisiana notary or attorney before relying on one.

Louisiana Purchase Process and Contracts

Louisiana's purchase process is rooted in civil law concepts and differs meaningfully from common law states. Understanding the terminology and sequence is essential.

The Purchase Agreement (Agreement to Buy and Sell):

The first document in a Louisiana residential transaction is the Agreement to Buy and Sell (or Purchase Agreement), which is a binding contract to convey the property on agreed terms. Unlike the Act of Sale (the actual transfer document), the Purchase Agreement is the contract phase of the transaction.

Key terms to include:

Purchase price
Financing contingency (loan type, amount, interest rate, and commitment deadline)
Inspection contingency period (typically 10-14 days)
Deposit amount and escrow holder
Closing date
Conditions of the property and reference to the Property Disclosure Document
Personal property included or excluded

Earnest money norms:

In Louisiana, deposits are typically 1% to 2% of the purchase price. On a $300,000 home, expect $3,000 to $6,000. The deposit is held by a neutral escrow holder, commonly a real estate company, title company, or notary.

The Act of Sale:

The Act of Sale is the actual document that transfers ownership of the property in Louisiana. It is not a deed in the common law sense; it is a notarial act prepared and executed before a Louisiana Notary Public. This is a fundamental feature of Louisiana civil law.

A Louisiana Notary Public has far greater authority than a notary in other states. A Louisiana notary handling real estate can prepare, read, and authenticate the Act of Sale, conduct the title examination, and handle all closing functions. You do not need a licensed attorney for a Louisiana residential real estate closing, though many sellers do choose to use a real estate attorney who also holds a notary commission.

Closing costs and timeline: Closings in Louisiana typically occur 30 to 60 days after the Purchase Agreement is signed. Buyers using FHA or VA financing sometimes run longer.

Louisiana Transfer Taxes and Closing Costs

Louisiana does not have a statewide real estate transfer tax. This is a meaningful seller advantage compared to states like Connecticut.

Documentary Transaction Tax (some parishes):

Several Louisiana parishes (counties) impose a local documentary transaction tax on real estate transfers. The most significant is Orleans Parish (New Orleans), which charges a documentary transaction tax on certain conveyances. The Orleans Parish rate is applied per $500 of consideration and varies depending on the type of transaction. Sellers in Orleans Parish should confirm the current rate with their notary, as local ordinances can be amended. Other parishes may have similar fees; check with your parish clerk of court.

Mortgage Certificate Tax:

If the buyer is obtaining a mortgage, Louisiana imposes a mortgage certificate tax on the recordation of the mortgage. This is paid by the buyer, not the seller.

Typical seller closing costs in Louisiana:

Notary fee for the Act of Sale: $400 to $1,000 (varies by notary and transaction complexity)
Title search fee: $200 to $500 (often included in the notary fee)
Mortgage cancellation fee: fee to cancel and record the release of your existing mortgage, typically $100 to $300
Recording fees at the parish clerk of court: $100 to $300 depending on document length
Documentary transaction tax (if applicable in your parish, e.g., Orleans): calculated per $500 of consideration
Prorated property taxes: Louisiana property taxes are paid in arrears, so sellers credit buyers for the portion accrued through closing
HOA fees and transfer fees (if applicable)

Louisiana does not charge sellers a state-level conveyance or transfer tax, which keeps seller closing costs relatively low compared to states like Connecticut or Maryland.

Louisiana Markets

New Orleans Metro (Orleans, Jefferson, St. Tammany, St. Bernard, Plaquemines parishes)

New Orleans is Louisiana's largest and most storied real estate market. Prices in 2025-2026 vary widely by neighborhood. Uptown, the Garden District, and Lakeview command $450,000 to $1 million or more. Mid-City and Gentilly run $280,000 to $500,000. The Westbank (Algiers, Gretna, Marrero) is more affordable at $160,000 to $320,000. The North Shore (Mandeville, Covington, Slidell in St. Tammany Parish) is a fast-growing suburban market with medians of $280,000 to $500,000. Flood zone status is among the most important factors in any New Orleans area purchase. NOMAR (New Orleans Metropolitan Association of Realtors MLS) is the primary MLS for this market. FSBO in New Orleans is viable, but flat-fee MLS access is essential given the agent-dominated nature of the urban market.

Baton Rouge Metro (East Baton Rouge, Ascension, Livingston, West Baton Rouge parishes)

Baton Rouge is Louisiana's capital and second-largest city. Median prices in 2025-2026 range from $220,000 to $350,000 in most of the metro, with premium suburbs in Ascension Parish (Prairieville, Gonzales) and Livingston Parish (Denham Springs, Walker) offering $260,000 to $420,000. The market is driven by state government, LSU, and the petrochemical corridor. This is an active FSBO market with strong direct buyer demand at these price points.

Lafayette and the Acadiana Region (Lafayette, Broussard, Youngsville, Carencro)

Lafayette is the hub of Acadiana and an oil-industry-driven market with strong suburban growth in Youngsville and Broussard. Median prices run $220,000 to $380,000. The market has seen steady demand from the energy sector and healthcare employment. FSBO is common here.

Shreveport-Bossier City (Caddo and Bossier parishes)

Northwest Louisiana's largest metro is significantly more affordable. Median prices in 2025-2026 run $150,000 to $280,000. Strong military presence (Barksdale AFB in Bossier City) drives steady buyer demand. FSBO works well in this price range with aggressive digital marketing.

Lake Charles (Calcasieu Parish)

Lake Charles is a petrochemical and gaming-driven market that has seen significant rebuilding activity since hurricane damage in 2020. Prices range from $170,000 to $320,000. The market has active FSBO activity.

Getting on the Louisiana MLS

Louisiana's MLS coverage is divided by region:

NOMAR (New Orleans Metropolitan Association of Realtors MLS) covers Orleans, Jefferson, St. Tammany, Plaquemines, St. Bernard, and adjacent parishes in southeast Louisiana. This is the essential MLS for any New Orleans area listing.

GBRMLS (Greater Baton Rouge Association of Realtors MLS) covers the Baton Rouge metro and surrounding parishes.

LCAR MLS (Lafayette Association of Realtors MLS) covers the Acadiana region including Lafayette, St. Landry, and Vermilion parishes.

NWLAR MLS (Northwest Louisiana Association of Realtors) covers the Shreveport-Bossier City metro and Caddo, Bossier, and adjacent parishes.

SWLAR (Southwest Louisiana Association of Realtors MLS) covers the Lake Charles area and Calcasieu Parish.

FSBO sellers access these MLS systems through flat-fee listing services, typically at $99 to $349 per listing. Syndicates to Zillow, Realtor.com, Redfin, and all buyer agent portals.

Additional free listing platforms:

Zillow FSBO (free, solid traffic in all LA markets)
Realtor.com FSBO listing (free basic listing)
Facebook Marketplace and Louisiana FSBO Facebook groups (very active in Baton Rouge and New Orleans markets)
Craigslist New Orleans, Baton Rouge, Lafayette, Shreveport
Nextdoor (effective in suburban neighborhoods across all markets)
Yard sign with contact information

Buyer agent commission: Decide whether to offer a buyer agent commission (typically 2-2.5% in Louisiana) and list it in your MLS filing. In the New Orleans urban market, buyer agents are active and offering a commission is advisable.

Checklist: Louisiana FSBO Process

Complete the Louisiana Property Disclosure Document (RS 9:3198) before listing
Complete lead-based paint disclosure if the home was built before 1978
Document flood history accurately, including any insurance claims or hurricane damage
Verify FEMA flood zone status for your property (fema.gov/flood-maps)
Identify and engage a Louisiana Notary Public (or real estate attorney with notarial commission) to handle your Act of Sale
Confirm your existing mortgage payoff amount and the process for obtaining a mortgage cancellation
Gather documents: current deed, survey, title insurance policy if available, permits for improvements
Confirm property taxes are current with your parish tax collector
Check whether your parish (e.g., Orleans) imposes a documentary transaction tax and confirm the current rate with your notary
Order professional photography
Research recent sold comps for your neighborhood (60-90 days in most markets)
List on the appropriate Louisiana MLS (NOMAR, GBRMLS, LCAR, NWLAR, or SWLAR) through a flat-fee service
List on Zillow FSBO, Realtor.com, Facebook Marketplace, Craigslist, Nextdoor
Post a yard sign with your contact information
Deliver the Property Disclosure Document to prospective buyers before the Purchase Agreement is signed
Respond to inquiries and schedule showings
Review all written offers before responding
Execute the Purchase Agreement; direct buyer to an escrow holder for the deposit
Allow buyer's inspection period (typically 10-14 days)
Monitor buyer's financing contingency and mortgage commitment deadline
Work with your notary on the Act of Sale preparation and title examination
Clear any title issues identified during the notary's title search
Confirm proration of property taxes and any HOA fees
Final walkthrough by buyer
Attend closing before your Louisiana Notary Public, sign the Act of Sale, receive proceeds

This guide is for informational purposes only and does not constitute legal advice. Louisiana real estate law is uniquely based on civil law principles and differs significantly from other states. Consult a licensed Louisiana notary public or real estate attorney before entering any purchase agreement. Flood zone status and disclosure are particularly important in Louisiana markets.