Plain answers
Guides for landowners deciding what to do.
Written from real deals in Louisiana and Mississippi — answer first, no gatekeeping, and no pressure to do anything with what you learn.
Title & legalHow to clear title problems on Louisiana landNearly every "we can't sell it" story traces to one of four fixable problems. Here's what each one is, how it gets cured in Louisiana's system, and who can carry the cost — because it doesn't always have to be you.
Land valueLand prices per acre, parish by parishRanges from public sold-land records for St. Tammany, Tangipahoa, Washington and two neighboring markets, by parcel size, with what moves a parcel from the low end of its range to the high end.
TaxesSelling land with back taxes in Louisiana: tax liens, adjudication, and redemptionBack taxes don't stop a sale. They get paid at the closing table. What matters is how far the delinquency has gone, and Louisiana rewrote those rules on January 1, 2026. Here's where your land stands, and what clears it.
Land valueSelling timberland: the timber, the land, and what each is worthStanding timber and the ground under it are two different assets with two different markets. How to find out what each is worth, and how to sell them in the order that leaves you with the most.
Inherited landSuccession title transfer in Louisiana: how inherited land changes handsThe paperwork that moves land out of a loved one's name and into the heirs', the document a buyer's title company needs to see, and what the law says when the family doesn't all agree.
Land valueWhat is my land worth? Fair cash offers explainedWhat actually moves the price of rural acreage, how buyers really arrive at a number, and how to tell a fair offer from a lowball.
Land basicsHow to read a land survey — a landowner's guideThe title block, the bearings, the pins in the ground — what each part of a survey actually tells you about your land, and the honest answer to whether you need a new one before you sell.
Land basicsLand easements, explained — and how they affect a saleSomeone else may hold real rights across your land — and your land may hold rights across someone else's. What each kind means, where to find them on paper, and how they change a sale.
Inherited landFive options for inherited land — keep, lease, or sellSelling isn't the only option, and it isn't always the right one. Here are all five paths for land the family inherited, the honest case for each, and the questions that actually settle the decision.
Land basicsZoning and land use, explained for landownersWhat zoning is and isn't, why the answer for rural land here is often "there isn't any," and the part that matters when you own or sell: how the rules shape what the land is worth, and to whom.
SellingHow to sell land by owner, without a realtorSelling land yourself is entirely doable — this is the honest workload, step by step, including the parts that trip people up at the closing table.
Inherited landSelling inherited land in Louisiana: succession, step by stepWhat has to happen before you can sell, how long each step realistically takes, and the options most families never hear about — in Louisiana's terms, not generic "probate" advice written for another state.
Inherited landSelling inherited land in Mississippi: heirs' property and chanceryWhat has to happen before the land can change hands, why so much Mississippi family land is "heirs' property," and the options families actually have.
TaxesTaxes on selling inherited land: the stepped-up basisThe tax bill on inherited land is usually far smaller than families fear — here's the rule that makes it so, in plain language.
SellingWho buys land? How cash land buyers workEvery kind of buyer your land might attract, what each one really pays, and how to vet a direct buyer before you sign anything — including us.