Falling behind on property taxes can happen faster than people realize.
Property taxes in New Orleans are expensive. Maybe you inherited a house and didn’t realize how much was owed. Maybe the property has been sitting vacant, money got tight, or you simply got behind and haven’t been able to catch up.
Whatever the reason, once those unpaid tax bills start piling up, one of the biggest questions is:
“Can I still sell my house if I owe property taxes?”
In most situations, yes, you can still sell the house. But the taxes don’t simply disappear when the property changes hands. In Louisiana, unpaid property taxes can create a lien against the property, so they generally need to be dealt with as part of the sale. Louisiana law also provides that selling or transferring a property does not wipe out outstanding property taxes or tax liens.
After more than 20 years of buying houses throughout the Greater New Orleans area, I’ve seen plenty of situations where a homeowner owes money against a property.
The important thing is to figure out exactly what is owed and how far along the situation has gotten.
First, Find Out Exactly What You Owe
Before deciding what to do, get an accurate picture of the taxes owed on the property.
You may owe more than just the original tax bill. Depending on the situation, there can also be interest, penalties, costs, or other amounts associated with the delinquency.
If the property is in New Orleans, you can contact the City’s Bureau of Treasury to determine the status of the property and what is owed.
This is especially important if the taxes have been behind for more than one year.
Louisiana’s tax-sale laws changed significantly on January 1, 2026, moving to a tax-lien system for new cases. That means homeowners should not rely on something they heard about Louisiana tax sales several years ago.
Every situation is different, so find out where yours actually stands before making assumptions.
Can the Back Taxes Be Paid at Closing?
In many normal real estate transactions, debts or liens attached to a property can be identified during the title process and addressed so the buyer receives the title required by the transaction.
For example, let’s say you sell a house and there are delinquent property taxes that have to be satisfied. Instead of assuming you need to come up with all that money before you can even talk about selling, find out whether the amount can be handled through the closing.
The title company or closing attorney can research the title, determine what needs to be resolved, and explain what has to happen before the transaction can close.
This is one reason I always tell homeowners:
Don’t assume you can’t sell just because you owe money on the house.
Find out the numbers first.
What If the Property Has Already Gone Through a Tax Sale?
This is where things can become more complicated.
If you’re dealing with an older New Orleans tax sale from 2025 or earlier, the City says the property claim must be redeemed. The redemption amount can include what the tax-sale purchaser paid, interest, a penalty, current taxes, and other indebtedness. The City also notes that older tax sales generally had a three-year redemption period, with some blighted-property situations having an 18-month period.
For tax delinquencies under Louisiana’s new system that took effect in 2026, the process is different. A tax lien can be offered at auction when the required conditions are met, and the new system generally gives the delinquent taxpayer three years from recordation of the tax lien certificate to pay the required amount and extinguish the lien.
If your property is already involved in a tax sale, tax-lien auction, redemption, or similar proceeding, don’t wait until the last minute. Talk with the appropriate tax authority, title professional, or Louisiana real estate attorney so you understand your specific situation.
What If I Don’t Have the Money to Pay the Taxes?
This is probably what worries homeowners the most.
You might owe several thousand dollars in property taxes but simply don’t have that money sitting in a bank account. It could be tens of thousands of dollars.
That doesn’t necessarily mean you’re stuck with the property forever.
The bigger question is whether there is enough value in the house to cover what is owed and the other costs that need to be addressed.
For example, if a property can be sold for enough to satisfy the required taxes and other obligations against the property, there may still be money left for the seller.
The actual numbers matter much more than guessing.
That’s why the first step should be finding out:
· How much is actually owed?
· Are there other liens or mortgages?
· What is the house realistically worth?
· What would it cost to sell?
· What would you walk away with?
Once you have those numbers, the situation usually becomes much clearer.
What If the House Also Needs Major Repairs?
This is another situation we see.
Sometimes the homeowner isn’t just behind on taxes. The property may also have a bad roof, foundation problems, mold, water damage, old electrical systems, termite damage, or years of deferred maintenance.
Now the owner is facing back taxes and a large repair bill.
That’s when I would be very careful about spending money fixing the house before understanding all of your options.
You might spend $30,000 renovating a property only to discover that selling it as-is would have made more sense.
At NOLA Buys Houses, we buy houses throughout New Orleans and the surrounding area in all kinds of conditions and situations.
If the property needs major repairs, you don’t need to renovate it before calling us.
Let us look at it first.
Can I Sell the House As-Is If Taxes Are Owed?
Potentially, yes.
Selling as-is refers to the physical condition of the property. You may be able to sell without repairing the roof, replacing flooring, painting, cleaning everything out, or completing a major renovation.
The tax issue is separate.
Any outstanding taxes or liens that affect the title still need to be properly addressed as part of the transaction.
That’s why working with an experienced title company or closing attorney is so important when there are outstanding issues against a property.
Don’t Ignore the Problem
If your property taxes are behind, the worst thing you can do is keep putting the letters in a drawer and hope the problem goes away.
It usually doesn’t.
Louisiana law provides a process for collecting delinquent property taxes, including notices and tax-lien auctions.
The earlier you understand your situation, the more time you generally have to consider your options.
Final Thoughts
If you’re asking, “Can I sell my house if my taxes are behind?”, don’t automatically assume the answer is no.
Start by finding out exactly how much you owe and whether there are any other liens or debts attached to the property.
Then determine what the house is realistically worth and what would need to be paid as part of a sale.
At NOLA Buys Houses, we’ve been buying houses throughout the Greater New Orleans area for more than 20 years. If you’re behind on property taxes and thinking about selling, we’re happy to take a look at the property and talk through the situation with you.
You don’t need to make repairs, clean everything out, or make the house perfect before calling us.
There’s never any pressure or obligation—just a straightforward conversation about the property and your options.
www.nolabuyshouses.com
504-264-1407