Sell Your House Fast in New Orleans, Louisiana. Skip the 93-Day Market.
A direct cash offer puts you in control of your closing date. Whether your home is in Lakeview, Bywater, or Tremé, we buy as-is, with no repairs, no agent commissions, and no open houses standing between you and a clean close.
- ✓ Cash offer in 24 hours
- ✓ No repairs or cleanup needed
- ✓ Zero agent commissions
- ✓ Inherited properties welcome
- ✓ Your closing date, your choice
Prefer to talk first? Call us at (833) 330-1625
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What the New Orleans Market Is Actually Telling Sellers Right Now
New Orleans carries some of the most distinctive housing stock in the country - shotgun houses, camelbacks, Creole doubles - set against a market that has quietly shifted in buyers' favor. The median sale price sits at $350,000 as of April 2026, but homes are sitting on the market for a median of 93 days before closing. That's over three months. List prices have softened, buyers are negotiating hard, and flood zone exposure in neighborhoods like Lakeview, Gentilly, and the Lower Ninth Ward creates real friction with conventional financing - particularly when lenders require updated FEMA elevation certificates or flood insurance quotes that delay underwriting.
If you need to sell and you're counting on listing your home, that 93-day average doesn't account for the weeks of prep, repairs, and open houses before you even accept an offer. Then add another 30-45 days for the act of sale to close. In a market where hospitality and tourism jobs shift seasonally, and where many property owners live out of state, waiting four to six months to close is a real cost - not just an inconvenience. If you want to sell your house fast in Louisiana, a cash closing sidesteps all of it.
A cash sale doesn't mean you take less just because the market is soft. It means you exit on your timeline, not the market's. No flood insurance delays. No repair demands after inspection. No waiting to see if the buyer's financing survives underwriting.
Selling As-Is in New Orleans: What You Skip, What You Keep
Most of the homes we buy in New Orleans have a story. A shotgun double that belonged to a grandmother and hasn't been touched in years. A post-Katrina rebuild with Road Home grant paperwork nobody knows how to untangle. A camelback in Mid-City with code violations from work done without permits. These aren't unusual situations here - they're common. And they're the exact situations where a traditional listing falls apart before it starts.
When you sell for cash, you skip the part where a buyer's inspector finds every problem and sends you a repair list. You skip the agent negotiating on their behalf. You skip wondering whether the buyer's lender will accept the flood zone rating or require a new elevation certificate. The offer you get is the number that goes to closing.
No Repairs, No Contractor Quotes
Older New Orleans homes often need roof work, foundation leveling, or HVAC replacement. We buy the property as it sits - you don't touch a thing before closing.
No Agent Commissions
Standard agent commissions run 5-6% in Orleans Parish. On a $350,000 home, that's $17,500-$21,000 off the top before you account for the Documentary Transaction Tax and other closing costs.
No Flood Insurance Delays
Cash buyers don't need a lender, which means no flood insurance underwriting, no waiting on FEMA elevation certificate review, and no last-minute financing hiccups in a Special Flood Hazard Area.
Close on Your Schedule
Whether you need to close in two weeks or need two months to sort out succession paperwork, we work around your timeline - not a bank's or an agent's calendar.
New Orleans Properties That Don't Fit the Standard Listing Mold
Not every property is a straightforward sale. In New Orleans, a lot of the situations that push sellers toward a cash close involve layers that a traditional agent simply isn't equipped to navigate quickly. Here's what we handle regularly.
Succession and Inherited Homes
Louisiana doesn't use probate the way other states do. If the property is still in the decedent's name, a succession must be opened before any sale can close. A succession representative may need court authority to sign the act of sale. We've worked through Louisiana succession on inherited properties - including small succession procedures for simpler estates - and can move faster than a traditional listing would allow while the legal process runs its course.
Flood-Damaged and Flood-Zone Properties
Properties in FEMA Special Flood Hazard Areas - common in parts of Lakeview, Gentilly, and the Lower Ninth Ward - face a narrower conventional buyer pool because lenders require flood insurance and sometimes updated elevation certificates that stall underwriting. We buy flood-zone properties as-is, no lender approval needed. If the home sustained flood damage, we account for condition in the offer - but you don't have to remediate first.
Post-Katrina Rebuilds and Road Home Properties
Homes rebuilt after Katrina sometimes carry complications tied to Road Home grant covenants, elevation requirements, or construction done under time pressure. Buyers and their lenders sometimes get cold feet. We evaluate these properties on their merits and make offers based on current condition - not on assumptions about what was built when or how.
Code Violations and Unpermitted Work
A lot of work gets done in New Orleans without permits - additions, renovations, electrical updates on older shotgun houses. That creates problems at listing: inspectors flag it, buyers ask you to resolve it with the city, and deals fall apart. We buy properties with open code violations and unpermitted work. The resolution is our problem after closing, not yours.
Facing Foreclosure in Louisiana
Louisiana uses judicial foreclosure, meaning the lender has to go through the courts - filing a petition, obtaining a judgment, and scheduling a sheriff's sale. That process typically takes 6-12 months or longer if contested. If you've received a default notice, you likely have more time than you think. A cash sale can resolve the debt and stop the foreclosure before it reaches a sheriff's sale. Acting sooner gives you more control over the outcome.
Delinquent Property Taxes and Other Liens
Orleans Parish property tax arrears don't disappear at closing - they come out of proceeds. We can work with title and closing to account for outstanding taxes, HOA arrears, or other liens in the transaction. You don't need a clean title before you call us. Sellers dealing with distressed properties may also want to review New Orleans housing and redevelopment programs through NORA.
Three Steps to a Cash Closing in New Orleans - No Guesswork
The process is straightforward. What makes a cash sale in Louisiana different from other states is the closing itself - and we'll explain exactly how that works so there are no surprises. Read the benefits of selling your house for cash if you want more context before you reach out.
Tell Us About Your Property
Fill out the form or call us at (833) 330-1625. We ask basic questions - address, condition, your situation. No pressure, no commitment.
Get a Cash Offer Within 24 Hours
We review the property and send a written cash offer, typically within 24 hours. The offer accounts for condition, location, flood zone status, and any open liens we're aware of. No repairs required before we make a number.
We Handle the Act of Sale
Once you accept, we coordinate with a title company and a Louisiana notary public to prepare the notarial act (act of sale). You sign. We pay. The property transfers.
Pick Your Closing Date
Close in as few as 7-14 days, or take more time if you need it - especially if succession paperwork is in process. We work around your timeline.
Cash Close vs. Listing in Orleans Parish: What the Numbers Look Like
The gap between your list price and your net proceeds is wider in New Orleans than sellers often expect. Agent commissions, the Documentary Transaction Tax, flood insurance delays, repair concessions, and carrying costs over 93 days all come out of your check before you see a dollar. Here's an honest comparison.
| Cost or Factor | Cash Sale (Eagle Cash Buyers) | Traditional Listing |
|---|---|---|
| Agent Commission | ✓ None | 5-6% of sale price (~$17,500-$21,000 on median price) |
| Repairs Before Listing | ✓ None - sold as-is | Typically $5,000-$30,000+ for New Orleans older-stock homes |
| Orleans Parish Documentary Transaction Tax | ✓ Factored into offer - no surprise deduction at closing | Typically paid by seller at closing, reduces net proceeds |
| Flood Insurance / Elevation Certificate Delays | ✓ No lender involved - no flood insurance requirement | Can delay closing weeks in Special Flood Hazard Areas |
| Homestead Exemption Impact | Tax adjustment handled at closing | Homestead exemption ends at sale; buyer may reassess - neither side controls timing |
| Days to Close | ✓ 7-21 days typical | 93-day median to sell + 30-45 days to close = 4-5 months minimum |
| Financing Contingency Risk | ✓ No financing contingency - cash is certain | Buyer's mortgage can fall through after inspection - sale restarts |
| Seller Disclosure Obligations | Required under Louisiana law - we don't ask you to hide anything | Same - Louisiana as-is sales still require disclosure of known defects |
Note: Figures are illustrative based on Orleans Parish market data and typical transaction costs. Your specific situation may vary. The Documentary Transaction Tax and homestead exemption adjustment are specific to Orleans Parish - confirm current rates with your closing company.
Where We Buy in New Orleans - Every Neighborhood, Every Flood Zone
We buy houses across all of New Orleans, including neighborhoods where flood zone exposure or older housing stock makes a traditional sale harder than it should be. Flood zone designation varies meaningfully from block to block in this city - areas like Lakeview, Gentilly, and the Lower Ninth Ward carry different buyer pool dynamics than Uptown or the Garden District, where ground elevation gives conventional buyers more financing options. Wherever your property sits in Orleans Parish, we'll make an offer.
We also serve homes in zip codes 70115, 70116, and 70119 throughout Orleans Parish. If you're not sure whether your address qualifies, call us - we rarely say no based on location alone.
We Also Buy Houses in Nearby Communities
Questions About Succession, Flood Zones, or How a Cash Sale Works Here? Let's Talk.
If you're sitting on a property in New Orleans and not sure whether a cash sale makes sense - because the succession isn't closed, because the house needs work you can't afford, because you're behind on taxes, or because you just want to know what someone would actually pay - reach out. No commitment. No pressure. We'll give you a straight answer and an offer you can think about on your own time.
Got Questions?
Louisiana Closing, Succession, and Cash Sale - Your Questions Answered
New Orleans real estate works differently than most of the country. From the notarial act to flood zone sales to inherited properties in succession, here is what sellers actually ask us - with straight answers.
How does closing work on a cash sale in Louisiana - what is the notarial act?
Louisiana does not use attorney-driven closings like most other states. Instead, a notary public prepares and executes the notarial act of sale - the formal legal document that transfers title from you to the buyer. A title or closing company coordinates the transaction, orders the title search, and sets the closing date. The notary's signature is what makes the transfer legal under Louisiana civil law.
For you as the seller, the practical experience is similar to a closing anywhere: you review and sign documents, the buyer funds the purchase, and you receive your net proceeds. You can read more in this Louisiana real estate closing guide prepared by a Louisiana notary. We work with experienced local closing agents who handle the act of sale paperwork on every transaction.
My family member passed away and the house is still in their name. Can I sell it before opening succession?
Not directly. Louisiana uses succession (the equivalent of probate in other states) to legally transfer a deceased owner's real estate. If the property is titled in the decedent's name alone, succession must typically be opened and a succession representative may need court authority before anyone can sign the act of sale.
That said, Louisiana does have simplified procedures for smaller or uncomplicated estates, and a cash buyer who works regularly in Louisiana succession sales can often move faster than a traditional listing agent. We have closed inherited-property sales after succession was resolved - and we can work alongside your succession attorney to get to closing as quickly as the court process allows. You do not have to figure this out on your own.
Will you buy a house in a FEMA Special Flood Hazard Area - including Lakeview, Gentilly, or the Lower Ninth Ward?
Yes. Flood zone designation does not disqualify a property from a cash sale - it affects how we evaluate the offer, not whether we make one. Areas like Lakeview, Gentilly, and the Lower Ninth Ward have significant concentrations of SFHA-designated properties, and buyers who depend on conventional financing often struggle with flood insurance requirements and lender overlays. A cash sale removes the financing obstacle entirely.
If your property has an elevation certificate, share it with us - it gives us a clearer picture of the risk profile and can positively affect the offer number. If you do not have one, that is fine too. We factor flood zone status into our as-is offer so there are no surprises at closing.
Do you buy shotgun houses, camelbacks, and doubles in neighborhoods like Tremé, Bywater, or the Marigny?
Yes - these are exactly the types of properties we buy throughout New Orleans. Shotgun houses, camelback doubles, and the older Creole cottage stock found in Tremé, Bywater, Faubourg Marigny, and the French Quarter fringe are a significant part of the local market. Many have deferred maintenance, outdated wiring, or permitting gaps that make a traditional listing complicated.
We buy as-is, so you do not need to repair the gallery porch, update the electrical, or address anything a home inspector would flag before we close.
What happens to my homestead exemption when I sell?
Your Orleans Parish homestead exemption applies only to the property you claim as your primary residence. When you sell, the exemption does not transfer to the buyer - they have to apply separately. For you, the more immediate issue is that once the property changes hands, you lose the exemption on that address, which affects your property tax calculation for the year of sale. If you are buying a replacement home in Louisiana, you will need to apply for a new homestead exemption on the new property. This is a routine part of any Louisiana home sale and your closing agent will walk you through the timing.
I am behind on Orleans Parish property taxes. Can I still sell for cash?
Yes, and this is one of the most common situations we work through. Delinquent property taxes in Orleans Parish create a lien on the title, which must be cleared before the act of sale can be recorded. In a cash sale, the title search will catch the arrears, and they are typically paid out of your sale proceeds at closing rather than requiring you to come up with cash beforehand. You do not need to pay them off separately before we can start the process.
The house has unpermitted work or code violations. Does that kill the deal?
No. Unpermitted additions, converted camelback attic spaces, and older work done without City of New Orleans permits are common across the housing stock here - especially in homes built before the 1970s and in properties that were renovated post-Katrina with Road Home grant money but never fully inspected. We buy houses with open code violations and unpermitted work. We factor those conditions into the offer price and handle the resolution after closing. You disclose what you know, and we take it from there.
What about Louisiana seller disclosure - do I still have to disclose defects in an as-is sale?
Yes. Louisiana law requires sellers to disclose known material defects - flooding or water intrusion history, foundation issues, roof leaks, HVAC problems, and other latent defects - even when selling as-is. Selling as-is to a cash buyer means you are not obligated to repair those defects, but it does not protect you if you conceal problems you already know about.
We will ask you to complete standard Louisiana disclosure paperwork. Be straightforward with us - we are buying the property knowing it needs work, and honesty on the front end prevents complications at closing.
If I list with an agent instead of selling for cash, what extra costs should I factor in for New Orleans specifically?
Beyond the standard 5-6% agent commission, Orleans Parish sellers face the Documentary Transaction Tax on the sale - a local cost that most out-of-state buyers and some local agents do not mention upfront. Add in flood insurance continuation costs during the 93-day average time your home sits on the market, any repairs a buyer's inspection demands after an accepted offer, and the risk of a deal falling through if a lender's appraiser or underwriter balks at flood zone issues.
A cash close eliminates the commission, the repair negotiation, and the financing contingency. Our answers to common seller questions covers how net proceeds compare in more detail.
I am facing foreclosure. How much time do I realistically have in Louisiana?
More than you may think. Louisiana requires judicial foreclosure - the lender must file a lawsuit, serve you, obtain a court judgment, and then schedule a sheriff's sale. That process typically takes 6 to 12 months, and sometimes longer depending on court schedules and whether you respond. A cash sale that closes before the sheriff's sale date can stop the foreclosure, let you pay off what is owed, and potentially preserve some equity rather than losing it entirely at auction. If you are already receiving foreclosure notices, the time to act is now - but you likely have a real window to work with.