Louisiana situation guide · Updated November 2026

Wholesaling Expired Listings in Louisiana

Wholesaling expired listings in Louisiana means contacting owners whose home sat on the market without selling, signing a purchase contract, and assigning it to a cash buyer. In New Orleans, many of these owners are tired and still have bills to pay. Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) adds written disclosures that apply to assignment deals on one-to-four-unit homes.

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The short answer

Can you wholesale an expired listing in Louisiana?

Yes, in most cases you can contract with an owner whose listing expired and assign that contract to a buyer, if you follow the disclosure rules in Act 807 of 2026. Check the old listing agreement first, because the agent may still be owed a fee.

An expired listing is a home that was offered for sale through a broker and did not sell before the agreement ended. The owner already wants out. That makes the owner easier to reach than a stranger who never thought about selling. Our expired listings guide shows how to find them and what to say.

Before you sign anything, read the owner’s old listing agreement. Many include a protection clause that can keep the agent’s fee alive for a set time after expiration. A contract that ignores it can bring a dispute to your closing table. A short call with a Louisiana attorney is cheap insurance. See our attorney guide.

Expired Listings in Louisiana at a glance

Who you call	Owners whose listing ended without a sale
Wholesaling law	Act 807 of 2026 (HB 468), 1-4 unit homes
Seller cancel right	At least five calendar days, per the Act
Deposit	At least 1% of price, held in escrow
Biggest risk	A listing protection clause still in force
Regulator	Louisiana Real Estate Commission (LREC)

The opportunity

Why expired listings work in New Orleans

New Orleans listings stall for reasons a cash buyer can solve. Insurance quotes scare off financed buyers, older shotgun doubles in the 7th Ward and Gentilly fail lender appraisals, and flood-zone questions slow everything down. An owner who watched a listing die has already heard the market’s verdict. A clean cash offer with a short closing can look like relief. Use our motivated seller guide to qualify them quickly.

Proven motivation

Someone who paid a photographer and a sign knows they want to sell. You skip the ‘maybe someday’ conversation.

Public timing

The expiration date tells you when to reach out, and a pitch that mentions the listing history sounds informed.

Price reset

Most stale listings were priced too high. Reset the number with comps and your offer becomes the fair one.

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Lead sources

Where to find expired listings in Orleans Parish

Multiple listing service data. Agents and some data vendors can show listings that moved to expired or withdrawn.
Online portals. Track homes that vanish from public listing sites after long days on market.
Yard signs that disappear. Note streets where a sign was up for months and then was gone. Add them to a driving route.
Skip tracing. Pull the owner’s phone and mailing address with skip tracing.
Direct mail. Send a short yellow letter a few days after expiration, before other investors pile in.

Your exit

Who buys expired listings in Louisiana

Cash buyers who flip or rent in Orleans, Jefferson and St. Tammany parishes are the main exit. They value speed and a clean file. Show them photos from the old listing and an honest repair list so the price you quote holds up.

Sellers differ on timing, so agree on a closing date the seller can live with, then pass your buyer the file through an investor-friendly title company. Louisiana closings are handled by notaries and attorneys, so line that up early.

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Step by step

How to start wholesaling expired listings in Louisiana

Pull the list. Collect homes whose listing ended in the last two weeks.
Read the old terms. Ask the owner for the listing agreement and note any protection period.
Run numbers. Use the ARV calculator and the MAO calculator before you offer.
Make the written disclosures. Give the seller the Act 807 notices before the contract is signed.
Hold the deposit. Put at least 1% in escrow in Louisiana.
Market the contract. Share it with your buyers by buy box.
Close with a notary. Wait until the cancel window has ended before any deed is signed.

Your checklist for wholesaling Expired Listings in Louisiana

Read the old listing agreement and protection clause.
Attach the LREC cancellation form to every contract.
Show the cancel-by date and time beside the seller signature.
Hold a deposit of at least 1% in a Louisiana escrow account.
Do not tell the seller you are acting as their agent or advisor.

A Louisiana example: an expired listing in Gentilly

Old list price	$289,000
Your contract price	$188,000
Deposit held in escrow	$1,880 (1%)
Estimated ARV	$265,000
Repairs	$42,000
Assignment fee	$13,500

This worked example uses made-up numbers. A Gentilly owner listed a three-bedroom home for 214 days and the listing lapsed in October. You called, met on the porch and learned that the foundation work in the inspection report had scared off two buyers.

You offered $188,000, gave the written Act 807 disclosures and the LREC cancel form, and set the cancel-by line next to the signature. Five days passed with no cancel. A flipper reviewed the repair list and agreed to pay a $13,500 fee.

The owner got a clear closing in 25 days and no more showings. The flipper kept enough margin after the $42,000 rehab to resell near the $265,000 ARV.

Louisiana rules to know

Act 807 and listing agreements in Louisiana

Act 807 of 2026 (HB 468) added R.S. 37:1431(35)-(37) and R.S. 37:1448.5 to the Real Estate License Law. It covers one-to-four-unit homes and treats marketing contract rights as a sign of wholesaling. Read the Act and check current text.

As the Act reads, the seller must get written notice of your intent to assign for more, a suggestion to seek legal advice, and a cancel right of at least five calendar days. A missing disclosure can make the contract voidable, with civil penalties reported up to $5,000 per violation. Whether you also need a license is a fair question for the license rules guide and an attorney.

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Get your scripts checked

Expired listing calls go badly when the opener is wrong. Mentorship students send us their scripts and Act 807 paperwork for review before they dial.

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FAQ

Expired Listings in Louisiana: common questions

Is wholesaling expired listings in Louisiana legal?

In most cases yes, if you follow Act 807 of 2026 for one-to-four-unit homes: written disclosures, a cancel right of at least five calendar days, and a deposit of at least 1%. Check current text and ask a Louisiana attorney or the Louisiana Real Estate Commission about your facts, especially licensing.

Can the old listing agent claim a fee?

Possibly. Many listing agreements contain a protection clause that can run for a period after expiration. Ask the owner for a copy and read it before you sign a contract. If the clause applies, talk to an attorney about whether and how the owner can sell without owing a commission.

How soon should I contact an expired listing owner?

Within a few days of expiration is common, because the owner is deciding what to do next. Wait too long and a new agent or another investor may have the conversation. Be respectful, honor do-not-call rules and ask permission before texting, since telemarketing rules apply.

What must I give the seller in Louisiana?

As the Act reads, written notice of your intent to assign, a statement that the seller should seek legal advice, the five-day cancel notice with the cancel-by date and time, and the LREC cancellation form attached free of charge. Confirm every requirement on the current text.

Do I need a deposit?

As the Act reads, each wholesaling contract needs a deposit of at least 1% of the purchase price, held in an escrow account in Louisiana or in the seller’s account. If the seller cancels in the window, you get it back. Check current text with an attorney.