Louisiana situation guide · Updated November 2026

Wholesaling Vacant Houses in Louisiana

Wholesaling vacant houses in Louisiana means tracking down owners of empty homes and assigning your purchase contract to a cash buyer. In Lafayette and across Acadiana, Act 807 (reported as effective August 1, 2026; confirm on legis.la.gov) sets the rules for one-to-four unit homes, and civil penalties can reach $5,000 per violation.

Act 807 penaltiesLicense law100% 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 a vacant house in Louisiana?

Yes, an empty home in Louisiana can be wholesaled if you follow Act 807 of 2026, which covers one-to-four unit residential property. You give written disclosures and a five-day cancellation right before contracting. Check current text and licensing questions with an attorney.

Empty does not mean ownerless. Someone holds title, and that person must understand your offer. Find the owner through public records, confirm the name against the deed, and never sign a contract with a neighbor or a caretaker. Our off-market guide shows how these leads fit your funnel.

Vacant houses in south Louisiana carry extra risk. Humid weather, roof leaks and storm damage can make a house worse every month. Insurance can also be tricky, so read about vacant property insurance before you promise a buyer a closing date. A fast, honest timeline helps everyone.

Vacant Houses in Louisiana at a glance

Wholesaling law	Act 807 of 2026, R.S. 37:1448.5
Civil penalty	Up to $5,000 per violation
Owner exemption	R.S. 37:1438; how it fits Act 807 is unsettled
Unlicensed activity	R.S. 37:1459: no right to compensation
Do not call	Public Service Commission program plus federal rules
Region	Acadiana, Lafayette Parish

The opportunity

Why vacant houses create deals in Lafayette

Lafayette has older streets near the Saint Streets, Sterling Grove and the Oil Center, plus suburbs such as Scott and Youngsville where newer homes sit empty after a move or a job change. Energy industry cycles can leave owners holding a house they cannot sell or afford. Empty homes cost the owner taxes, insurance and worry. A prompt cash offer can feel like relief, and buyers in Acadiana like quick access to a clean property.

Carrying costs

Taxes, insurance and lawn care keep draining the owner, so a quick exit has real value.

Easy to inspect

You can walk the outside and spot roof, yard and window problems before you call.

Cash buyers wait

Acadiana rehabbers and landlords want well-priced houses they can enter right away.

Get the free starter kit See the mentorship

Lead sources

Where to find vacant house leads in Louisiana

Driving routes. Pick a neighborhood and log empty homes with photos. Our driving guide shows the system.
Utility and mail clues. Stacked mail, shut-off notices and dead lawns suggest nobody lives there. Do not enter or take anything.
Code enforcement. City and parish citations point to neglected homes. See code violation leads.
Zombie and abandoned files. Some owners left after a foreclosure. Read about zombie properties.
Heirs and absentee owners. Owners in another city often prefer to sell. Try absentee owner leads and yellow letters.

Your exit

Who buys vacant houses in Louisiana

Rehabbers, local landlords and wholetail buyers are the usual buyers. They want an honest repair picture, so share photos and your notes. A buyer who plans a full renovation will price in the roof and the HVAC.

Many vacant homes need fast access for walkthroughs and an agreement about who pays for utilities. A smooth close with an investor-friendly title company keeps the owner and the buyer confident. Compare wholetailing if the home needs only light work.

Book a free call

Step by step

How to start wholesaling vacant houses in Louisiana

Spot the house. Log the address, photos and any visible damage.
Find the owner. Use the assessor and clerk records, then skip trace if needed.
Reach out lawfully. Mail first. Check federal and state do-not-call rules before you phone or text.
Estimate repairs. Follow the repair cost guide and add a cushion for storm or water damage.
Make the offer. Use the ARV calculator and the MAO calculator.
Disclose and contract. Deliver the written disclosures, state notice and cancellation form before signing.
Assign and close. Send the file to buyers and close through title.

Your checklist for wholesaling Vacant Houses in Louisiana

Verify the owner on the recorded deed.
Photograph the property without entering.
Deliver every Act 807 disclosure before signing.
Check do-not-call rules before phone or text outreach.
Ask about insurance before the closing date is promised.

A Louisiana example: an empty house near the Oil Center

Home	3-bedroom house, near the Oil Center
Estimated value after repairs	$228,000
Estimated repairs	$48,000
Contract price	$115,000
Escrow deposit	$1,500
Assignment fee	$10,500

In this worked example, a Lafayette house near the Oil Center sat empty for a year after its owner took a job offshore. The roof leaked, and the lawn was knee high. A letter reached the owner in another state.

You offered $115,000 and sent the written disclosures with the contract. The owner kept the five-day cancellation right and decided to proceed. The deposit of $1,500 went into escrow.

A local rehabber paid a $10,500 assignment fee and budgeted $48,000 for repairs. The sale closed in about a month. All of the figures are illustrations.

Louisiana rules to know

Penalties, licensing and do-not-call limits

Act 807 carries real consequences. As written, any violation is an unfair trade practice that the Attorney General can pursue and a License Law violation that the Louisiana Real Estate Commission can enforce, with a civil penalty up to $5,000 per violation. Check current text and ask counsel before you start.

Licensing is a separate question. R.S. 37:1438 exempts owners performing acts of ownership, while R.S. 37:1459 says an unlicensed person has no right to compensation for real estate activity and can face a penalty. How these rules fit together with Act 807 is an open question. Read our license guide and TCPA guide.

Learn it with a mentor

Get your first vacant deal reviewed

Empty houses reward good routines. Mentorship students send us their route logs and contracts, and we help them tighten both.

See the course See the mentorship

FAQ

Vacant Houses in Louisiana: common questions

Is wholesaling vacant houses in Louisiana legal?

Yes, but Act 807 of 2026 regulates wholesaling of one-to-four unit homes. You owe the owner written disclosures, a five-day cancellation right and an escrowed deposit of at least 1%. Violations can bring penalties up to $5,000. Confirm current text with a Louisiana attorney.

Do I need a real estate license to wholesale in Louisiana?

It is unsettled. Louisiana exempts owners acting on their own property, but selling contract rights for a fee is a gray area, and unlicensed real estate activity can draw penalties and bar compensation. Ask the Louisiana Real Estate Commission or an attorney before you market any contract.

How do I find the owner of an empty house?

Start with the parish assessor and clerk of court records to read the deed and mailing address. If mail comes back, try skip tracing or an heir search. Confirm the person you reach is on title before you discuss any price or terms.

Can I text or call vacant house owners in Louisiana?

Only if you follow the rules. Federal do-not-call and texting rules apply, and Louisiana runs a do-not-call program through the Public Service Commission. Check current text, scrub your lists against both registries and keep records of every contact. Mail is often a safer first step.

Should I worry about storm damage on empty houses?

Yes. Roof leaks, flooding and mold can worsen quickly in south Louisiana. Inspect the outside, price in extra repairs and ask about insurance before you promise a closing date. Share what you find with your buyer so there are no surprises.