Louisiana situation guide · Updated November 2026

Wholesaling Pre-Foreclosure Properties in Louisiana

Wholesaling pre-foreclosure properties in Louisiana means contracting with owners who have fallen behind on their mortgage, then assigning that contract to a buyer before a sheriff’s sale. In Shreveport, prices are low and margins are thin, so Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) and your numbers both need care.

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The short answer

How does Louisiana foreclosure affect a wholesale deal?

Louisiana lenders may foreclose by executory process or ordinary process, and either one ends with a seizure and sheriff’s sale. Your window to help an owner is before that sale, so ask early for the case status and a payoff figure. A Louisiana attorney can read the court record with you.

Executory process is a faster court route that relies on a mortgage with a confession of judgment, found in Code of Civil Procedure art. 2631 and following. Ordinary process means a regular suit, a judgment, and then a writ of seizure and sale. Owners may have a chance to challenge a seizure in some cases, so check current text. Our lis pendens guide and notice of default guide explain the early signals.

Louisiana is often believed to give no redemption right after a mortgage foreclosure sale, so a sale may be final. Treat that as something to confirm with counsel. That makes speed important, and our pre-foreclosure leads guide shows where owners can be found early.

Pre-Foreclosure Properties in Louisiana at a glance

Process	Executory or ordinary process
Court rule	Code of Civil Procedure art. 2631 and following
Sale type	Seizure and sheriff’s sale
After the sale	Believed to have no redemption; verify
Wholesale law	Act 807 of 2026
Seller cancel window	Five calendar days minimum

The opportunity

Why pre-foreclosure deals work in Shreveport

Caddo Parish and Bossier Parish offer low entry prices, with many houses well under $150,000. Neighborhoods such as Highland, Cedar Grove, Allendale and Queensborough have older homes where owners fell behind after job loss or medical bills. A buyer who pays off the loan can stop the sale and leave the owner some cash. Small numbers mean you must price carefully, and every dollar of repairs counts.

Low prices

A house worth $95,000 still produces a workable fee if the payoff is reasonable.

Time pressure

Owners in default often decide fast once they see their options.

Equity left

Many long-time owners still have equity. See our seller net sheet guide.

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Lead sources

Where to find pre-foreclosure leads in Shreveport

Court filings. Caddo Parish clerk and sheriff records show foreclosure suits and scheduled sales.
Legal ads. Sheriff sale notices run in local newspapers and show the property and date.
Tax lists. Owners behind on taxes are often behind on loans. See tax delinquent lists.
Mail and calls. Use direct mail and follow the TCPA rules.
Referrals. Housing counselors and bankruptcy attorneys may point owners your way.

Your exit

Who buys Shreveport pre-foreclosure deals

Local landlords and rehabbers buy Highland and Cedar Grove houses when the numbers work, and out-of-town investors buy rentals along the Ellerbe Road corridor. They need a firm payoff figure and a clear date.

Show buyers the payoff, back taxes and the sale date. A buyer who will close before the sheriff acts can win a bargain. See our short sale guide if the debt exceeds the value.

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Step by step

How to start wholesaling pre-foreclosure properties in Louisiana

Get the facts. Ask the owner for the notice, the lender name and the court case number.
Request a payoff. Have the owner request a payoff statement.
Disclose in writing. Give the Act 807 notices before the owner signs.
Price the deal. Use the ARV calculator and the MAO calculator.
Sign with notice. Add the statutory cancel-by notice and attach the LREC form.
Escrow the deposit. Hold at least 1% of the price in escrow.
Close before the sale. Close with an investor-friendly title company well before the sale date.

Your checklist for wholesaling Pre-Foreclosure Properties in Louisiana

Confirm the case number, lender and sale date before you sign.
Do not promise to stop a sheriff sale you do not control.
Give the five-day cancellation notice in writing.
Schedule closing days ahead of the sale date.
Send the owner their net proceeds estimate.

A Louisiana example: a Highland house in default

Contract price	$92,000
Loan payoff and back costs	$71,500
Deposit (1%)	$920 in escrow
Buyer pays you	$104,000
Assignment fee	$12,000
Cash to owner	About $20,500 before closing costs

This worked example uses made-up figures. A Shreveport nurse fell behind after her hours were cut, and the lender began a foreclosure suit on her Highland home. A sheriff’s sale was set for about five weeks away.

You gave her the written disclosures, signed at $92,000 with the cancellation notice, and held $920 in escrow. Her payoff was about $71,500.

A local landlord agreed to pay $104,000 and closed before the sale. She walked away with roughly $20,500, and your fee was $12,000.

Louisiana rules to know

Act 807 and foreclosure rules in Louisiana

Wholesaling pre-foreclosure homes with one to four units falls under Act 807 of 2026. Before each contract you must tell the owner in writing that you plan to assign or resell for more, that they should seek legal advice, and that they can cancel within five calendar days. Distressed owners are exactly the sellers the Act is meant to protect.

A missing disclosure can make the contract voidable until title moves, and the Attorney General and LREC may act on violations. You may not pose as the owner’s advisor or promise to handle the lender for them. Mortgage deals also touch foreclosure rescue concerns, so ask an attorney. See our attorney guide and negotiation tips.

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Help owners the right way

Owners in default are under stress. Mentorship students practice honest scripts with us so the owner gets a fair outcome.

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FAQ

Pre-Foreclosure Properties in Louisiana: common questions

Is wholesaling pre-foreclosure properties in Louisiana legal?

Yes, if you follow Act 807 of 2026 and any licensing rules that apply. Give written disclosures, include the cancellation notice, and hold a deposit in escrow. Check current text and ask a Louisiana attorney or LREC if unsure. Owners in default deserve plain, honest terms.

What is executory process?

It is a quicker foreclosure route in Louisiana courts, based on a mortgage that includes a confession of judgment. It is found in Code of Civil Procedure art. 2631 and following. Ask an attorney how it applies to a particular case, since owners may have defenses in some situations.

Can the owner redeem after a sheriff sale?

Louisiana is believed to give no general redemption right after a mortgage foreclosure sale, but this should be confirmed. That is why buyers and owners should act before the sale. Ask a Louisiana attorney about the case before you promise an owner anything.

How soon should I close on a pre-foreclosure deal?

Aim to close days before the scheduled sale date, since a sale may end your chance. Order a payoff early, schedule title work right away, and keep the owner updated. Delays are the most common reason these deals fail, and a missed date usually cannot be undone.

Can I charge an owner a fee to stop foreclosure?

Be very careful. Act 807 bars acting as the seller advisor and unfair trade practices. Charging distressed owners for promises you cannot keep can lead to penalties of up to $5,000 per violation. Talk to an attorney first, and put every promise in writing.