Louisiana situation guide · Updated November 2026

Wholesaling Fixer-Upper Houses in Louisiana

Wholesaling fixer-upper houses in Louisiana means putting a worn house in a place like Lafayette under contract at a discount for repairs and assigning it to a buyer who will fix it. Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) now governs wholesaling of one-to-four unit homes, so your repair math and your paperwork both have to hold up.

Repair-based pricingAct 807 applies100% online mentorship

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Can you wholesale fixer-upper houses in Louisiana?

Yes. A fixer-upper contract can be assigned to a rehabber if you give the Act 807 disclosures in writing, attach the cancellation form and escrow a deposit of at least 1% for one-to-four unit homes. Look up the current wording of R.S. 37:1448.5 or ask a Louisiana attorney.

A fixer-upper is a sound house with dated systems, a tired kitchen or a patched roof. It is not condemned or burned. The owner may be tired, behind on repairs or inheriting it. Your discount comes from the work ahead. Our repair cost guide and ARV guide give you a clean method.

Be honest about what you do not know. A wholesaler is not an inspector, so tell the buyer to inspect and tell the seller you may assign. Louisiana law also gives sellers a statutory disclosure form under R.S. 9:3196-3198 when they sell, but exemptions and as-is terms are worth confirming with an attorney.

Fixer-Upper Houses in Louisiana at a glance

Governing law	Residential wholesaling section of the License Law, R.S. 37:1448.5 (Act 807)
Reported effective date	Confirm on legis.la.gov
Escrow requirement	Minimum 1% of the purchase price
Seller cancel window	Five calendar days minimum
Seller disclosure	LREC property disclosure form under R.S. 9:3196-3198
Repair risk	Older homes may have termite, wiring or moisture problems

The opportunity

Why Lafayette fixer-uppers attract rehab buyers

Lafayette Parish mixes older cottages near the Saint Streets, Sterling Grove and the Oil Center with newer suburbs in Broussard, Youngsville and Scott. Energy-sector cycles change how many owners can afford repairs. Humid weather also means roofs, siding and slab-on-grade foundations need a careful look. Buyers who rehab in Acadiana often work with the same trusted contractors, so give them a clear scope. Back it with comps.

Repair gap

The discount is real only if your repair bid is honest.

Tired owners

Some owners prefer a plain sale to a punch list of repairs.

Contractor trust

A buyer who has a crew ready will close with confidence.

Get the free starter kit See the mentorship

Lead sources

Where to find fixer-uppers in Lafayette

Drive-by leads. Peeling paint, tarps and overgrown yards flag tired homes. See our driving guide.
Code enforcement lists. City and parish notices can point to homes in need. Read our code violation guide.
Expired listings. Homes that failed to sell often need work.
Estate and heir sales. Family members often want to sell a dated house as-is.
Contractors and inspectors. People who see worn houses every week know owners who want out.

Your exit

Who buys fixer-uppers in Acadiana

Local rehabbers, small landlords and contractors who flip on the side buy most fixer-uppers. They want a clear scope, a fair price and a quick closing.

Send photos, your repair estimate and the contract terms together. The flipping guide and buy box guide help you match each home to a buyer.

Book a free call

Step by step

How to start wholesaling fixer-upper houses in Louisiana

Walk the house. Note the roof, slab, wiring, plumbing and any moisture.
Price the repairs. Use the ARV calculator and the MAO calculator.
Write the notices. Put your plan to resell, and the suggestion that the owner see a lawyer, in a separate page before the contract.
Add the state sheet. Include the commission cancellation notice with every copy.
Fund escrow. Deposit one percent or more of the price with an escrow agent.
Market the contract. Share photos and scope with buyers, and do not claim a license you lack.
Close with title. Choose an investor-friendly title company and send the assignment early.

Your checklist for wholesaling Fixer-Upper Houses in Louisiana

Confirm the property is one to four units.
Get a repair estimate you can defend.
Do not claim a license or title you do not hold.
Keep the contract free of liens or recorded clouds on title.
Tell the buyer to inspect before closing.

A Louisiana example: a dated cottage near the Saint Streets

ARV	$235,000
Estimated repairs	$42,000
Contract price	$148,000
Escrow deposit	$1,480
Buyer pays you	$160,000
Assignment fee	$12,000

A Lafayette owner wanted to sell a dated three-bedroom cottage after her tenant moved out. In this worked example the after-repair value was $235,000 and the repairs came to $42,000.

You offered $148,000, gave the Act 807 disclosures in writing and attached the LREC form. The $1,480 deposit went into escrow.

A rehabber paid $160,000 for the contract after reviewing your scope. You kept a $12,000 fee, the buyer closed in their own name, and the owner received the full $148,000.

Louisiana rules to know

Act 807, licensing and seller disclosure

Act 807 of 2026 defines wholesaling as securing or negotiating a purchase to transfer the contract rights for gain, and marketing those rights creates a presumption of wholesaling. Do not claim a license you lack, and keep every recorded paper off the title. You also cannot play the seller’s counselor. The civil penalty ceiling is $5,000 for each violation. Read the current text first.

Broker license rules also matter. R.S. 37:1431 defines real estate activity for others, R.S. 37:1438 exempts owners performing acts of ownership, and R.S. 37:1459 sets penalties for unlicensed work. How the Act and the owner exemption fit together is an open question, so see our license guide and ask counsel.

Learn it with a mentor

Check your repair bid

Repair math makes or breaks a fixer-upper deal. Mentorship students send us walkthrough notes and we help them test the scope before they sign.

See the course See the mentorship

FAQ

Fixer-Upper Houses in Louisiana: common questions

Is wholesaling fixer-upper houses in Louisiana legal?

Yes, with rules. A fixer-upper with up to four units falls under Act 807 of 2026, which adds notices, a cancellation right and an escrowed deposit. License questions run through R.S. 37:1431, 37:1438 and 37:1459. Read the current statute and consult a Louisiana attorney before you market any contract.

Do I need a real estate license to wholesale fixer-uppers?

It depends. Owners performing acts of ownership are exempt under R.S. 37:1438, but real estate activity for others can require a license. How Act 807 fits the owner exemption is unresolved, so ask a Louisiana attorney or the Louisiana Real Estate Commission.

Can I record a memorandum of my contract?

Be careful. As read, the Act forbids a wholesaler to record any lien, encumbrance or cloud on title. Whether a memorandum counts is a question for a Louisiana attorney, so do not record anything until you have a written answer.

How do I estimate repairs on an older Lafayette house?

Walk the roof, slab, plumbing, wiring and any soft wood or moisture. Get one contractor bid when you can, add a cushion for hidden problems and subtract that from ARV. Tell your buyer the number is an estimate and to inspect.

What does a fixer-upper seller need to disclose?

Louisiana sellers generally deliver an LREC property disclosure form under R.S. 9:3196-3198 before a purchase agreement. Exemptions and as-is wording are worth confirming with an attorney, so check current text before you rely on one. Ask the seller for their completed form early.