About the Adjudicated Property Sale Process

Getting Started

Will I need special equipment or software?
No. To participate in the tax sale from your own home or office, you need only have a computer with a supported Web browser installed and Internet access.
How do I participate in the auction?
Only registered users can participate in the auction.
Is there a registration fee?
No.
How do I register for the auction?
Registration is accomplished online through CivicSource.com.
When can I register for the auction?
You can register four weeks prior to the opening day of the sale.
Is help available?
For assistance, simply contact us.

General Questions Regarding the Adjudicated Property Auction

What is an adjudicated property auction?
An adjudicated property auction is the sale of property, which tax sale title has been acquired by a political subdivision pursuant to R.S. 47:2196.
What does the sale of an adjudicated property confer to the purchaser?
Pursuant to La. R.S. 47:2207, a purchaser of adjudicated property is acquiring full ownership of the property.
Who knows about the adjudicated property auction?
Pursuant to La. R.S. 47:2203; 2206; or 2236, all tax sale parties are notified, and the auction is advertised to the public through publication in the official journal of the political subdivision. See. La. R.S. 43:203.
How does an adjudicated property auction work?
Pursuant to La. R.S. 47:2196, when a property is offered at tax title sale fails to receive a bid, which satisfies the existing delinquent amount due, tax title to the property is adjudicated to the political subdivision.

The political subdivision may thereafter sell adjudicated property, pursuant to La. R.S. 47:2201.

The adjudicated properties listed on CivicSource.com were adjudicated to the political subdivision greater than three years ago, and therefore no right of redemption exists in favor of the property owner. See: Article VII, Section 25(B) of the Louisiana Constitution.

Pursuant to La. R.S. 47:2203B.(1), whenever any person desires to initiate the public sale of adjudicated property and the political subdivision desires to sell, the person shall deposit an amount determined by the political subdivision to be sufficient to cover the expenses of the sale, including advertising, appraisals, and other costs associated with the sale. All auctions of adjudicated properties listed on CivicSource.com commence upon the placement of a deposit upon properties by interested investor(s).

Once a deposit is placed on listed property, the property undergoes the statutory pre-sale process prescribed by La. R.S. 47:2202 – 06 and is thereafter auctioned.

Louisiana law stipulates that the adjudicated property is sold at auction to the highest bidder. See: La. R.S. 47:2202.

The adjudicated property purchase(s) results in the purchaser acquiring full ownership to the property pursuant to La. R.S. 47:2207.
Where will the properties available for sale be listed?
Properties available for sale are those listed on CivicSource.com.
When can I place a deposit on available adjudicated property to initiate a sale of desired property?
Anytime.
Is any of the deposit non-refundable?
Yes, $50.00. However, once the process has started, all costs incurred are due.
Can the political subdivision remove properties offered for auction?
Yes. The political subdivision reserves the right to withdraw from the auction any property listed at any time prior to the closing of the auction. If a property is withdrawn from the auction, it will be indicated as such on its full property description and details page. Additionally, if you have marked a property as a “Favorite” or placed a bid on property that is withdrawn from the auction, you will be notified by email.
What paperwork is needed to purchase an adjudicated property?
Documents will be provided after deposit is placed. Completed documents are required to continue the sale process. Upon request, documents can be provided for review prior to placing a deposit.
What paperwork is needed to take ownership of an adjudicated property purchased at auction?
Pursuant to La. R.S. 47:2207(B), the political subdivision shall provide the purchaser with a Non-Warranty Cash Sale Certificate to be filed with the Office of Mortgages and Conveyances, which serves to authenticate the sale of the adjudicated property to the purchaser.
Will I be able to purchase a property via phone or fax?
No. The auction is conducted solely online at CivicSource.com.
How do I purchase adjudicated property?
By being the highest bidder on the property at the conclusion of the auction. See: Bidding process details.

Adjoining landowners are to contact us directly.
Can I purchase more than one adjudicated property?
Yes.
Will properties that are in bankruptcy litigation be offered at the auction?
No. Properties stayed under federal bankruptcy law are not included in the auction.
What happens if a property is not sold during the auction?
Pursuant to La. R.S. 47:2203B, should the depositor at the sale fail to be the highest bidder, the money deposited shall be returned to him. However, if no one at the sale bids up to the minimum price provided in this Subpart, then the money shall be retained to pay the expenses of the sale, but any money remaining after the expenses are paid shall be returned to the depositor.

Bidding Process Details for Adjudicated Property Auction

When:
Upon the completion of the pre-sale statutory process, individual properties will become available for bid. Bidding will open at 8am and end at the time stated on CivicSource.com.
How:
Bidding on properties is accomplished via the full property description and details page. Users must have a valid bank account registered to bid on properties.
Type:
Adjudicated property auctions are a Premium Bid Style Auction; an open ascending price auction wherein the highest bidder at the close of the auction wins. Participants will submit bids with knowledge of the value of the competing bids on the property. Additionally, if you placed a bid on a property and are outbid, you will be notified by email.
Winning:
The highest bid wins! Winners will only be determined at the conclusion of the auction.

Questions for Buyers Before Purchasing Adjudicated Property

How do I know which properties have been sold?
All adjudicated properties will be available for sale until the close of the auction.

However, the political subdivision reserves the right to withdraw from the auction any property listed prior to the closing of the auction. If a property is withdrawn from the auction, it will be indicated as such on its full property description and details page. Additionally, if you have marked a property as a “Favorite” or placed a bid on property that is withdrawn from the auction, you will be notified by email.
Are there any hidden costs?
No. There are no hidden costs.
How can I view a property?
Properties can be viewed from the home page or from the property’s full description and details page.
If I purchase an adjudicated property, do I receive full ownership rights?
Yes.
Does the original property owner have the ability to redeem the property?
No. The adjudicated properties offered at auction herein were adjudicated to the political subdivision greater than three years ago, and therefore, no right of redemption exists in favor of the property owner. See: Article VII, Section 25(B) of the Louisiana Constitution.
What payment methods are accepted?
Payment must be made via ACH using a registered bank account. Wire transfers can be arranged by calling 888-387-8033 and a process fee will apply per additional wire, if not paying in one installment.

Questions for Buyers After Purchasing Adjudicated Property

When do I need to pay for my purchases?
All payments, including wire transfer confirmation, must be made or received in full within 3 business days of the close of the auction.

Failure to pay for purchases within the prescribed time will result in being permanently banned from CivicSource.com.
Does payment have to be one installment?
Yes. Payment is made by one installment within 3 business days of the close of the auction. Wire transfers may be made in more than one installment, but a fee will apply for each additional installment.
When will the property become mine?
Full property ownership occurs with the filing of the Non-Warranty Cash Sale Certificate in the Office of Mortgages and Conveyances.
Do I have to notify the owner that I purchased the property?
No. All tax sale parties were notified pursuant to La. R.S. 47:2206 or 2236 that their rights to the property were to be terminated within a specified period of time.

The tax notice party’s failure to act within the specified time period made the property eligible for auction.

However, it is recommended that you provide property occupants, should any exist, with a copy of the Non-Warranty Cash Sale Certificate prior to such time as you intend to take physical possession of the property.
Am I responsible for paying the property taxes?
Yes. As the new owner of the property, future assessments will be made in your name.
What happens if the property has a mortgage or other encumbrance?
All mortgage and lien holders were given notice of the impending sale of the adjudicated property. Failure to act within the specified time period made the property eligible for auction.

Accordingly, all mortgages, liens and encumbrances were extinguished prior to your purchase of the property, pursuant to La. R.S. 47:2208 or 2236.
Can I take physical possession of the property? What if someone is currently living at the property?
Yes. If the property is occupied, notify the occupant of your purchase, present the occupant with a copy of the Non-Warranty Cash Sale Certificate, and advise them of your intent to take physical possession.

Should the occupant refuse to vacant, proceed via Writ of Possession made pursuant to La. R.S. 13:4346.

Questions for Owners

Why is my property being sold at adjudicated property auction?
Your property is being sold subsequent to being adjudicated to the political subdivision because there are overdue taxes and/or liens associated with the property. You should obtain legal advice as to your rights and obligations.
What can I do to keep my property from being sold at the adjudicated property auction?
Pay the full amount due to the political subdivision prior to the opening day of the auction.

Additionally, the person redeeming property adjudicated to a political subdivision shall pay also the actual costs incurred by the political subdivision relative to preparation for this auction. See: La. R.S. 47:2247.
Can a family member or a third party redeem my property?
Pursuant to La. R.S. 47:2246, for property adjudicated to a political subdivision, after the expiration of the applicable redemptive period, any person may redeem tax sale title to property in the name of the tax debtor until any of the following shall occur:

(1) The later of sixty days or six months, as applicable, after the notice required by R.S. 47:2206, or the filing of the sale or donation transferring the property from the political subdivision pursuant to R.S. 47:2201 et seq.

(2) The granting of the order of possession pursuant to R.S. 47:2232.

(3) Sixty days or six months, as applicable, after the notice required by R.S. 47:2236.
If my property is sold at adjudicated property auction, can I get it back or redeem it from the purchaser?
No. The ability to retain your property is extinguished once it has been sold.

Definitions

ACH
means Automated Clearing House, which is the clearing and settlement system used by U.S. commercial banks and other institutions.
Ad valorem tax
(Latin for "according to value") means a tax based on the value of real estate or personal property.
Adjudication
means, subject to Article VII, Section 25(A)(2) of the Constitution of Louisiana, the bid to be accepted in tax sales shall be at least equal to the statutory impositions, costs, and interest; otherwise, the tax collector shall bid in tax sale title to the property for the political subdivision. The tax collector shall make out a tax sale certificate and file the tax sale certificate with the recorder of conveyances of the parish in which the property is located.
Adjudicated property
means property of which tax sale title is acquired by a political subdivision pursuant to La. R.S. 47:2196.
Bid
means, for the purposes of adjudicated property auction, an offer of money to acquire full ownership to property.
Bidder
means, for the purposes of adjudicated property auction, a person offering money to acquire full ownership to property.
Certified funds
means a form of payment that is guaranteed to clear or settle by the company certifying the funds.
Cookie
means, in computing, a small piece of text stored on a user's computer by a web browser.
Full ownership
means possessing clear title to property.
Legal advice
means the giving of a formal opinion regarding the substance or procedure of the law by an officer of the court, such as an attorney.
Office of Mortgages and Conveyances
means a public depository of documents that provides service to the public and legal profession. The office records all legal instruments that affect the transfer of real estate (immovable) and/or private or commercial (movable) property.
Open bidding
means, for the purpose of adjudicated property auction, the ability for competing bidders to see the prevailing winning bid amount.
Ordinance
means: (a) An act of a political subdivision that has the force and effect of law, including but not limited to an ordinance, a resolution, or a motion; or (b) A rule or regulation promulgated by the State Land Office, the division of administration, or by another state agency with authority over adjudicated properties.
Non-warranty cash sale certificate
means the instrument issued pursuant La. R.S. 47:2207 by the political subdivision to the purchaser conferring ownership to the adjudicated property.
Notice
means information that is inscribed on a tangible medium or which is stored in an electronic or other medium and is retrievable in perceivable form.
Political subdivision
means any of the following to the extent it has the power to levy ad valorem taxes and conduct tax sales for failure to pay ad valorem taxes:

(a) The state.

(b) Any political subdivision as defined in Article VI, Section 44 of the Louisiana Constitution.

(c) Any other agency, board, or instrumentality under Subparagraph (a) or (b) of this Paragraph.
Property
means, for the purpose of adjudicated property auction, adjudicated property.
Property owner
means, for the purpose of adjudicated property auction, the tax debtor or the political subdivision (if sale is being made pursuant to La. R.S. 47:2236).
Recorder of mortgages
means the office that records all legal instruments in that affect the transfer of real estate (immovable) and/or private or commercial (movable) property.
Redeem
means performing the act of Redemption.
Redemption
Means, for the purposes of adjudicated property auction, the legal mechanism in which a tax debtor may pay the political subdivision the total delinquent amount due, plus a five percent (5%) penalty thereon and interest at a rate of one percent (1%) per month to remove the tax sale title from the property as provided in the Article VII, Section 25 of the Louisiana Constitution.
Redemptive period
means the three (3) year period in which a person may redeem property as provided in the Article VII, Section 25 of the Louisiana Constitution. The redemptive period commences on the date the tax sale certificate is filed with the Office of Mortgages and Conveyances. For properties in the City of New Orleans, this redemption period is reduced to eighteen (18) months if the property is deemed blighted or abandoned.
Send
means either of the following:

(a) To deposit in the mail or deliver for transmission by any other commercially reasonable means of communication with postage or cost of transmission provided for, and properly addressed to any address reasonable under the circumstances.

(b) In any other way to cause to be received any written notice within the time it would have arrived if properly sent.
Statutory imposition
means ad valorem taxes and any imposition in addition to ad valorem taxes that are included on the tax bill sent to the tax debtor.
Successful bidder
means, for the purpose of adjudicated property auction, the individual who bid the highest cash amount.
Tax collector
means either the Office of the Sheriff as provided for Article V, Section 27 of the Louisiana Constitution, or Director of Department of Finance for the City of New Orleans as provided for by Article IV, Chapter 13, Section 4-1301 of the Home Rule of the City of New Orleans, or a political subdivision as defined by Article VI, Section 44 of the Louisiana Constitution.
Tax debtor
means, as of the date of determination, the person listed on the tax roll in accordance with La. R.S. 47:2126.
Tax notice party
means, as of the date of determination, the tax debtor and any person requesting notice pursuant to La. R.S. 47:2159.
Tax sale party
means the tax notice party, the owner of property, including the owner of record at the time of a tax sale, as shown in the conveyance records of the appropriate parish, and any other person holding an interest, such as a mortgage, privilege, or other encumbrance on the property, including a tax sale purchaser, as shown in the mortgage and conveyance records of the appropriate parish.
Winning bid
means, for the purpose of adjudicated property auction, the highest cash amount.
Writ of possession
means a writ addressed to the sheriff or constable commanding him to put the purchaser in physical possession of the property sold. See: La. R.S. 13:4346.

Legal Provisions

H.R.C., C.N.O., Ch. 13, Sec. 4-1301. Functions.
(1) The Department of Finance, headed by the Director of Finance, shall:

(a) Collect all taxes, license and permit fees, and other moneys which may be due to or receivable by the City or any of its officers, departments, or boards; provided that where economy of administration or public convenience requires, the Director may by rule authorize the receipt of moneys directly by officers, departments or boards, or may assign employees of the Department to make such collections.

(b) Collect, when directed or authorized by law, all taxes, license and permit fees, and other moneys which may be receivable by the State or any public office, department or board not subject to the provision of this Charter.

(c) Sell property upon which taxes are not paid within the period prescribed by law.
La. Const. Art. V, Sec. 27. Sheriffs.
In each parish a sheriff shall be elected for a term of four years. He shall be the chief law enforcement officer in the parish, except as otherwise provided by this constitution, and shall execute court orders and process. He shall be the collector of state and parish ad valorem taxes and such other taxes and license fees as provided by law.

This Section shall not apply to Orleans Parish.

La. Const. Art. VI, Sec. 44. Terms Defined.
As used in this Article:

(2) “Political subdivision” means a parish, municipality, and any other unit of local government, including a school board and a special district, authorized by law to perform governmental functions.
La. Const. Art. VII, Sec. 25. Tax Sales.
(A) Tax Sales.

(1) There shall be no forfeiture of property for nonpayment of taxes. However, at the expiration of the year in which the taxes are due, the collector, without suit, and after giving notice to the delinquent in the manner provided by law, shall advertise for sale the property on which the taxes are due. The advertisement shall be published in the official journal of the parish or municipality, or, if there is no official journal, as provided by law for sheriffs' sales, in the manner provided for judicial sales. On the day of sale, the collector shall sell the portion of the property which the debtor points out. If the debtor does not point out sufficient property, the collector shall sell immediately the least quantity of property which any bidder will buy for the amount of the taxes, interest, and costs. The sale shall be without appraisement. A tax certificate by a tax collector shall be prima facie evidence that a valid sale was made.

(2) If property located in a municipality with a population of more than four hundred fifty thousand persons as of the most recent federal decennial census fails to sell for the minimum required bid in the tax sale, the collector may offer the property for sale at a subsequent sale with no minimum required bid. The proceeds of the sale shall be applied to the taxes, interest, and costs due on the property, and any remaining deficiency shall be eliminated from the tax rolls.

(B) Redemption.

(1) The property sold shall be redeemable for three years after the date of recordation of the tax sale, by paying the price given, including costs, five percent penalty thereon, and interest at the rate of one percent per month until redemption.

(2) In the city of New Orleans, when such property sold is residential or commercial property which is abandoned property as defined by R.S. 33:4720.12.

(1) or blighted property as defined by Act 155 of the 1984 Regular Session, it shall be redeemable for eighteen months after the date of recordation of the tax sale by payment in accordance with Subparagraph (1) of this Paragraph.

(C) Annulment. No sale of property for taxes shall be set aside for any cause, except on proof of payment of the taxes prior to the date of the sale, unless the proceeding to annul is instituted within six months after service of notice of sale. A notice of sale shall not be served until the final day for redemption has ended. It must be served within five years after the date of the recordation of the tax certificate if no notice is given. The fact that taxes were paid on a part of the property sold prior to the sale thereof, or that a part of the property was not subject to taxation, shall not be cause for annulling the sale of any part thereof on which the taxes for which it was sold were due and unpaid. No judgment annulling a tax sale shall have effect until the price and all taxes and costs are paid, and until ten percent per annum interest on the amount of the price and taxes paid from date of respective payments are paid to the purchaser; however, this shall not apply to sales annulled because the taxes were paid prior to the date of sale.

(D) Quieting Tax Title. The manner of notice and form of proceeding to quiet tax titles shall be provided by law.

(E) Movables; Tax Sales. When taxes on movables are delinquent, the tax collector shall seize and sell sufficient movable property of the delinquent taxpayer to pay the tax, whether or not the property seized is the property which was assessed. Sale of the property shall be at public auction, without appraisement, after ten days advertisement, published within ten days after date of seizure. It shall be absolute and without redemption.

If the tax collector can find no corporeal movables of the delinquent to seize, he may levy on incorporeal rights, by notifying the debtor thereof, or he may proceed by summary rule in the courts to compel the delinquent to deliver for sale property in his possession or under his control.

(F) Postponement of Taxes. The legislature may postpone the payment of taxes, but only in cases of overflow, general conflagration, general crop destruction, or other public calamity, and may provide for the levying, assessing, and collecting of such postponed taxes. In such case, the legislature may authorize the borrowing of money by the state on its faith and credit, by bond issue or otherwise, and may levy taxes, or apply taxes already levied and not appropriated, to secure payment thereof, in order to create a fund from which loans may be made through the Interim Emergency Board to the governing authority of the parish where the calamity occurs. The money loaned shall be applied to and shall not exceed the deficiency in revenue of the parish or a political subdivision therein or of which the parish is a part, caused by postponement of taxes. No loan shall be made to a parish governing authority without the approval of the Interim Emergency Board.
La. R.S. 13:4346. Failure of occupant to deliver possession to purchaser; writ of possession
Whenever a sheriff or constable acting under a writ of fieri facias, seizure and sale, or other order of sale, sells and adjudicates immovable property, and the occupant thereof does not deliver possession thereof on demand to the purchaser after the latter has paid the price of adjudication and has received an act of sale from the sheriff or constable, and due return has been made on the writ or order of sale, the clerk of the court which issued the writ or rendered the order, on the written demand of the purchaser, his agent, or attorney at law, shall issue a writ of possession. This writ shall be addressed to the sheriff or constable, commanding him to put the purchaser in physical possession of the property sold, in the same manner as now provided by law for other writs of possession.
La. R.S. 43:203. Judicial advertisements, publication, exceptions.
When publication is required by law of any notice of a judicial sale, or of the filing of a tableau of distribution, account, application for appointment or for authority, or of any other notice in a judicial proceeding:

(1) When only one publication is required by the applicable code or statutory provision, the newspaper advertisement of such notice shall be published at least ten days before the date of the judicial sale, or the expiration of the delay allowed in the notice for the filing of an opposition or answer, or for any other appearance or act;

(2) When two publications are required of notice of a judicial sale by public auction, the first newspaper advertisement of such notice shall be published at least thirty days before the date of the judicial sale, and the second advertisement shall be published not earlier than seven days before, and not later than the day before, the judicial sale;

(3) The first newspaper advertisement of the notice required by Article 3282 of the Louisiana Code of Civil Procedure, to authorize the private sale of immovable property of a succession, shall be published at least twenty days before, and the second newspaper advertisement shall be published the day before, the commencement of the delay allowed for the filing of an opposition to the proposed sale.

(4) When the court orders additional advertisements of notice of a judicial sale, Paragraphs (1), (2), or (3) of this Section, whichever is applicable, must be complied with. The additional advertisements shall be published prior to the judicial sale, or prior to the commencement of the delay allowed for the filing of an opposition or answer, as the case may be, on the dates designated in the court order; or, if not so designated, on the dates designated by the party requesting the publication.

In computing the required interval of time after the advertisement provided in Paragraph (1) of this Section, or after the first advertisement provided in Paragraph (2) of this Section, neither the date of such advertisement nor the date of the expiration of the delay, or the date of the judicial sale, as the case may be, is included. In computing the required interval of time after the first advertisement provided in Paragraph (3) of this Section, neither the date of such advertisement nor the date of the commencement of the delay for the filing of an opposition thereto is included.

When Paragraphs (1), (2), or (3) of this Section, whichever is applicable, is complied with, the publication of a larger number of newspaper advertisements than required by law or by court order does not affect the validity of the publication, but the expense of the unnecessary advertisements may not be taxed as costs.

The provisions of this Section do not apply to, or otherwise affect, the judicial advertisements required by Articles 803, 4432, and 4624 of the Louisiana Code of Civil Procedure, or by R.S. 9:1583.
La. R.S. 47:2196. Adjudication to political subdivisions.
A. Subject to Article VII, Section 25(A)(2) of the Constitution of Louisiana, the bid to be accepted in tax sales shall be at least equal to the statutory impositions, costs, and interest; otherwise, the tax collector shall bid in tax sale title to the property for the political subdivision. The tax collector shall make out a tax sale certificate and file the tax sale certificate with the recorder of conveyances of the parish in which the property is located. The tax sale certificate shall be sufficient if it is in the following form:

(Omitted)

B. A certified copy of the tax sale certificate is prima facie evidence of the regularity of all matters regarding the tax sale and the validity of the tax sale.

C. The tax sale certificate contemplated by this Section is a tax certificate for purposes of Louisiana Constitution Article VII, Section 25.

D. The political subdivision with the agreement of the tax collector may readvertise the selling of tax sale title to a property or properties so adjudicated at any regularly scheduled tax sale, and that tax sale shall utilize the same procedure required by R.S. 47:2153 and 2154. However, the purchase price or bid shall be the redemption price. If the tax collector does not agree to readvertise the selling of tax sale title to the property or properties so adjudicated to the political subdivision for sale, if the political subdivision decides not to readvertise, or if the property is readvertised but not sold, the property shall remain adjudicated property, unless it has been redeemed. The purchaser of a tax sale title to an adjudicated property shall be deemed to have purchased the property at the tax sale at which the property was adjudicated to the political subdivision.
La. R.S. 47:2197. Effect of Adjudication.
Adjudicated property shall remain assessed in the name of the tax debtor, and if transferred, the new or current owner. The political subdivision shall have no liability with respect to the property resulting solely from the adjudication. No encumbrance against a political subdivision shall affect adjudicated property.
La. R.S. 47:2201. Ordinance; Sale or Donation of Adjudicated Property.
A political subdivision may adopt ordinances regarding the public sale or donation of adjudicated property that complies with R.S. 47:2202, 2203, and 2206. A public sale or donation of adjudicated property by a political subdivision may be made by sale or donation of an individual tax parcel, or by sale or donation of multiple tax parcels as a whole.
La. R.S. 47:2202. Minimum Bid Prices; Sale of Adjudicated Property.
A. The governing authority of each political subdivision may elect to set a dollar amount as a minimum bid for the public sale of adjudicated property, which shall be at least the total amount of statutory impositions, governmental liens, and costs of sale. The governing authority of each political subdivision may elect also to require an appraisal of adjudicated property to be sold at public sale. If the political subdivision elects to use the appraised value to establish a bidding floor instead of setting a dollar amount minimum bid as allowed by this Section, the political subdivision shall appoint a licensed appraiser to appraise and value the property. The minimum bid at the first public sale shall be at least two-thirds of the appraised value of the property. If the property fails to sell at the first public sale, the minimum bid at the second sale shall be one-third the appraised value of the property.

B. Notwithstanding the provisions of Subsection A of this Section, the governing authority of each political subdivision may allow an adjoining landowner to purchase adjudicated property for any price set by the governing authority without public bidding at a public meeting of the governing authority; provided, that the governing authority of an applicable political subdivision determines that the adjoining landowner has maintained the adjudicated property for a period of one year prior to the sale. Such a sale shall be deemed a public sale under the provisions of this Subpart.
La. R.S. 47:2203. Pre-bidding Procedures; Sale of Adjudicated Property.
A. Initiation by political subdivisions. A political subdivision may provide by ordinance for the sale of adjudicated property at a public sale and may include the date for the sale in the ordinance. However, the date of the sale may be provided by a subsequent ordinance, or the date may be set administratively by the political subdivision.

B. Initiation by persons. (1) Whenever any person desires to initiate the public sale of adjudicated property and the political subdivision desires to sell, the person shall deposit an amount determined by the political subdivision to be sufficient to cover the expenses of the sale, including advertising, appraisals, and other costs associated with the sale. (2) Should the depositor at the sale fail to be the highest bidder, the money deposited shall be returned to him. However, if no one at the sale bids up to the minimum price provided in this Subpart, then the money shall be retained to pay the expenses of the sale, but any money remaining after the expenses are paid shall be returned to the depositor.

C. Advertisement. A public sale shall be advertised twice in the official journal for the political subdivision, once at least thirty days prior to the date of the public sale, and once no more than seven days prior to the date of the public sale. The advertisement shall provide for the minimum bid, the latest date written bids will be accepted, the time and date of in-person bidding, and any other terms of sale.
La. R.S. 47:2204. Additional Terms of Ordinance; Sale of Adjudicated Property.
The ordinance allowing for the public sale of adjudicated property may provide that the public sale may be subject to terms and conditions imposed by the political subdivision in the ordinance. An ordinance may provide that a subsequent ordinance is required to approve the sale.
La. R.S. 47:2205. Donations of Adjudicated Property.
The governing body of a political subdivision may by ordinance allow the donation of any identified adjudicated property to any person to the extent allowed by the Louisiana Constitution. The donated property can be used only for purposes allowed by the Louisiana Constitution.
La. R.S. 47:2206. Notice; Sale or Donation of Adjudicated Property.
A. (1) Either the political subdivision or the acquiring person shall send a written notice notifying any tax sale party whose interest the successful bidder or donee intends to be terminated that the party has until the later of the following to redeem the property or otherwise challenge in a court of competent jurisdiction the potential sale or donation: (a) Sixty days from the date of the notice provided in this Subsection, if five years have elapsed from the filing of the tax sale certificate, or six months after the date of the notice provided for in this Subsection, if five years have not elapsed since the filing of the tax sale certificate. (b) The filing of the sale or donation transferring the property. (2) If this notice is given after the expiration of the applicable redemptive period, this notice shall constitute a notice of sale. The sending of this notice shall constitute service of the notice of sale under Article VII, Section 25 of the Louisiana Constitution. The notice required by this Section shall be sufficient, and it shall not be necessary to determine whether notice of the tax sale or any other notice was given. The written notice shall be sufficient if it is in the following form: FORM

B. (1) Either the political subdivision or the acquiring person shall cause to be published in the official journal of the political subdivision a notice that any tax sale party whose interest the successful bidder or donee intends to be terminated has, to redeem the property, until the later of: (a) Sixty days, for property on which a tax sale certificate was filed over five years previous of the first publication, or six months if the tax sale certificate was filed less than five years before the first publication of the notice provided for in this Subsection. (b) The filing of the sale or donation transferring the property. (2) The publication shall be sufficient if it is in the following form: FORM OMMITTED

C. The political subdivision or acquiring person may file with the recorder of mortgages of the parish in which the property is located a copy of one of the notices that was sent to the tax debtor or the current owner. A transfer, mortgage, lien, privilege, or other encumbrance filed after the filing of the notice shall not affect the property. The recorder of mortgages or recorder of conveyances shall cancel, erase, terminate, or release the acts upon the request of the acquiring person.
La. R.S. 47:2207. Sale or Donation of Adjudicated Property; Authentication; Form.
A. At any time after the expiration of the sixty-day or six-month periods, as applicable, set forth in R.S. 47:2206(A) and (B), and, if applicable, upon the satisfaction of any terms or conditions required in the ordinance authorizing the sale or donation, the acquiring person, or his successors and assigns, may send to the political subdivision a written notice requesting that the political subdivision authenticate a sale or donation. The political subdivision shall authenticate the sale or donation within ten days from the date of the request or as soon thereafter as practical. The acquiring person shall be responsible for filing the sale or donation and payment of all filing fees. The only warranty owed by the political subdivision shall be a warranty against eviction resulting from a prior alienation by the political subdivision. Otherwise, all sales and donations shall be without warranty, either expressed or implied, even as to return or reduction of the purchase price, including without limitation the warranty against redhibitory defects or vices and the warranty that the thing sold is reasonably fit for its ordinary purpose or the acquiring person's intended or particular purpose. These waivers or exclusions of warranties shall be self-operative regardless of whether the waivers or exclusions are contained in the act of sale or donation, and regardless of whether they are clear and unambiguous, and regardless of whether they are brought to the attention of the acquiring person. This provision supersedes the requirements of any other law.

B. The writing constituting the sale shall be sufficient if it is a writing in the following form: FORM OMMITTED

C. The writing constituting the donation shall be sufficient if it is a writing in the following form: FORM OMMITTED

D. The provisions of R.S. 41:1338 shall not apply to the property being sold or donated in accordance with this Section.

E. A certified copy of the sale or donation shall be prima facie evidence of the regularity of all matters dealing with the sale or donation and the validity of the sale or donation.
La. R.S. 47:2208. Sale or Donation of Adjudicated Property; Affidavit.
A. Contemporaneously with or subsequent to the filing of the sale or donation of adjudicated property, the acquiring person, his successors, or assigns, may file with the recorder of mortgages of the parish in which the property is located an affidavit indicating how the tax sale parties whose interest the acquiring person, his successors, or assigns, intends to be terminated were identified, how the address of each tax sale party was obtained, how the written notice was sent, the results of sending the written notice, and the dates of publication. The affidavit may also contain a statement of the interest to which the purchaser or donee takes subject. The recorder of mortgages shall index the affidavit only under the names of the owner filing the affidavit and the tax debtor, as mortgagors. The affidavit shall be sufficient if it is in the following form: FORM OMMITTED

B. With respect to a sale, the filing of the affidavit provided in Subsection A of this Section shall operate as a cancellation, termination, release, or erasure of record of all statutory impositions of all political subdivisions then due and owing, of all governmental liens, and of all interests, liens, mortgages, privileges, and other encumbrances recorded against the property sold and listed in the affidavit.

C. With respect to a donation, the filing of the affidavit provided for in Subsection A of this Section shall operate as a cancellation, termination, release, or erasure of record of all statutory impositions of the donor political subdivision, and all other interests, liens, mortgages, privileges, and other encumbrances recorded against the property donated and listed in the affidavit, except governmental liens and statutory impositions of political subdivisions other than the donee political subdivision.

D. Upon filing of the affidavit, the recorder of mortgages or the recorder of conveyances shall treat as canceled, terminated, released, or erased, all those liens, privileges, mortgages or other encumbrances canceled, terminated, released or erased under Subsection B or C of this Section, only insofar as they affect the property.

E. The owner filing the affidavit shall be liable to and indemnify the recorder of mortgages, the recorder of conveyances, and any other person relying on the cancellation, termination, release, or erasure by affidavit for any damages that they may suffer as a consequence of such reliance if the recorded affidavit contains materially false or incorrect statements that cause the recorder to incorrectly cancel, terminate, release, or erase any interest listed in the affidavit. The recorder of mortgages and the recorder of conveyances shall not be liable for any damages resulting to any person or entity as a consequence of the cancellation, termination, release, or erasure of any interest in compliance with this Section.
La. R.S. 47:2209. Sale or Donation to Tax Debtor.
Notwithstanding any provision of law to the contrary, when a tax debtor or an owner participates, directly or indirectly, in a post-adjudication sale or donation during or subsequent to expiration of the redemptive period, it shall be treated as a redemption, and the tax debtor or owner shall be required to pay all taxes and costs in accordance with all laws applicable to redemptions. However, if the property is redeemed, all mortgages, liens, privileges, and other encumbrances affecting the property prior to the sale shall remain in full force and effect with the same validity and priority as if the sale had not occurred.
La. R.S. 47:2234. Redemption of property; payment of assessments.
Whenever any property has been adjudicated to a political subdivision for the full amount of the past and future installments of paving or other local improvement assessments, the owner of the property may be permitted, upon written request, to redeem the property by paying the past due and current installments only, together with interest, costs, and penalties. In this event, the remaining and future installments of the charges shall be collected as they fall due, and the lien shall remain unaffected and shall be valid and effective against the property until fully paid.
La. R.S. 47:2236. Claim of Ownership of Adjudicated Property by Political Subdivision.
A. Whenever property or tax sale title to property is adjudicated to a political subdivision, the political subdivision may declare, by ordinance duly enacted, that the political subdivision intends to acquire a full ownership interest in the property.

B. A copy of the ordinance shall be filed with the recorder of mortgages. The recorder shall index the names of the tax debtor and the political subdivision as mortgagees. A transfer, mortgage, lien, privilege, or other encumbrance filed after the filing of the ordinance shall not affect the property. The recorder of mortgages or recorder of conveyances shall cancel, erase, terminate, or release the acts upon the request of the political subdivision.

C.(1) Political subdivisions that intend to acquire full ownership in property as provided in this Section shall, within thirty days after the filing of the instrument and ordinance described in Subsection B of this Section, or as soon thereafter as practical, send a written notice regarding the acquisition to the tax sale parties whose interest the political subdivision intends to be terminated that the party has until the applicable time period set forth below to redeem the property or otherwise challenge in a court of competent jurisdiction the acquisition: (a) Sixty days after the date of the notice, if five years have elapsed from the filing of the tax sale certificate. (b) Six months after the date of the notice, if five years have not elapsed from the filing of the tax sale certificate. (2) If this notice is given after the expiration of the applicable redemptive period, this notice shall constitute a notice of sale. The sending of this notice shall constitute service of the notice of sale under Article VII, Section 25 of the Constitution of Louisiana. The notice required by this Section shall be sufficient, and it shall not be necessary to determine whether notice of the tax sale or any other notice was given.

D.(1) The political subdivision shall cause to be published in the official journal of the political subdivision a notice that any tax sale party whose interest the political subdivision intends to be terminated has until the applicable time period set forth below to redeem the property or otherwise challenge in a court of competent jurisdiction the acquisition: (a) Sixty days, for property on which a tax sale certificate was filed over five years before the first publication. (b) Six months if the tax sale certificate was filed less than five years before the first publication of the notice provided in this Subsection. E. If the property is not redeemed within the time limit set forth in Subsection C of this Section, the ordinance shall become operative, and the political subdivision shall acquire full ownership of the property as provided in the ordinance, subject only to such rights as determined by a final judgment rendered in an action filed within the time limits set forth in Subsection C of this Section. The political subdivision shall file a notice in the conveyance records indicating that the political subdivision has acquired full ownership of the property in compliance with this Section.

F. Contemporaneously with or subsequent to the filing of the notice, the political subdivision may file with the recorder of mortgages an affidavit indicating how the tax sale parties whose interest the political subdivision intends to be terminated were identified, how the address of each tax sale party was obtained, how the written notice was sent, the results of sending the written notice, and the dates of publication. The affidavit may also contain a statement of the interest to which the political subdivision takes subject. The recorder of mortgages shall index the affidavit only under the names of the political subdivision and the tax debtor, as mortgagors.

G. The filing of the affidavit provided in this Section with the recorder of mortgages of the parish in which the property is located shall operate as a cancellation, termination, release, or erasure of record of all statutory impositions of all political subdivisions then due and owing, of all governmental liens, and of all interests, liens, mortgages, privileges, and other encumbrances recorded against the property sold and listed in the affidavit.

H. Upon filing of the affidavit, the recorder of mortgages or the recorder of conveyances shall treat as canceled, terminated, released, or erased, all those liens, privileges, mortgages, or other encumbrances canceled, terminated, released, or erased under Subsection G of this Section, only insofar as they affect the property.

I. The political subdivision shall be liable to and indemnify the recorder of mortgages, the recorder of conveyances, and any other person relying on the cancellation, termination, release, or erasure by affidavit for any damages that they may suffer as a consequence of such reliance if the recorded affidavit contains materially false or incorrect statements that cause the recorder to incorrectly cancel, terminate, release, or erase any interest as provided in the affidavit. The recorder of mortgages and the recorder of conveyances shall not be liable for any damages resulting to any person or entity as a consequence of the cancellation, termination, release, or erasure of any interest in compliance with this Section.
La. R.S. 47:2237. Sale or Donation of Adjudicated Property; Authority.
A political subdivision may sell adjudicated property acquired in accordance with R.S. 47:2236 as provided by law. It may donate the property acquired in accordance with R.S. 47:2236 to the extent allowed by the constitution. The provisions of R.S. 41:1338 shall not apply to the property being sold or donated in accordance with R.S. 47:2236.
La. R.S. 47:2246. Statutory right to redeem adjudicated property.
For property adjudicated to a political subdivision, after the expiration of the applicable redemptive period, any person may redeem tax sale title to property in the name of the tax debtor until any of the following shall occur: (1) The later of sixty days or six months, as applicable, after the notice required by R.S. 47:2206, or the filing of the sale or donation transferring the property from the political subdivision pursuant to R.S. 47:2201 et seq.

(2) The granting of the order of possession pursuant to R.S. 47:2232.

(3) Sixty days or six months, as applicable, after the notice required by R.S. 47:2236.
La. R.S. 47:2247. Redemption of adjudicated property; additional payments.
The person redeeming property adjudicated to a political subdivision shall pay also the actual costs incurred by the political subdivision and any acquiring person for the costs of all certified mail, notice, publication of notice, or personal services of notices in complying with the applicable provisions of law, including, without limitation, determination of tax sale parties and the notification of such persons of the sale or donation as allowed by law.

Disclaimer

Statement
The foregoing questions and answers are not intended as legal advice. While the information provided is believed to be accurate, auction participants are advised to educate themselves and/or to obtain the advice of an attorney as to the law and their legal rights. Property owners of auctioned property are advised to obtain the advice of an attorney as to their legal rights and obligations.

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