Louisiana property deeds

Louisiana does not use common-law deeds of any kind

How an act has to be signed in Louisiana

Louisiana acts are normally signed or acknowledged before a notary and two witnesses; for a donation that form is mandatory. A Louisiana donation of immovable property must be an authentic act, signed before a Louisiana notary and two witnesses, who all sign it (La. Civ. Code arts. 1541, 1833). A sale or exchange must be in writing, either as an authentic act or as an act under private signature (arts. 1839, 2440, 2664). In practice a sale is signed before a notary and two witnesses, or acknowledged before a notary and two witnesses (art. 1836).

Louisiana document formatting rules

A safe layout for Louisiana is 8.5 × 11 inch paper with a 2-inch clear space at the top of the first page for the parish clerk of court's stamp, 1-inch margins elsewhere, and no type smaller than 8 point. Writing into the recorder's stamp area is the most common formatting rejection there is.

• Page one must carry a caption naming the type of act (for example "Act of Cash Sale"), with a 2-inch top margin and 1-inch bottom and side margins, and no type smaller than 8 point (La. R.S. 13:844(B)(2)).
• Use letter or legal paper. Any other size costs $20 a page extra (La. R.S. 13:844(A)(1)(i)), and Orleans Parish charges $20 for a document that misses the margin rule.

Louisiana transfer tax and recording fees

Louisiana has no state real estate transfer tax. The Louisiana Constitution bars any new tax on the sale or transfer of immovable property (La. Const. art. VII, § 2.3). In Orleans Parish the City of New Orleans levies a documentary transaction tax, a flat $325 on most sales, donations and other transfers, paid by the seller or donor when the act is recorded (New Orleans Code § 150-366). Quitclaims and some other acts are exempt (§ 150-369).

Recording fees run about $105 for up to 5 pages. Recording fees are set by state law (La. R.S. 13:844): $100 for a 1 to 5 page document, $200 for 6 to 25 pages, $300 for 26 to 50 pages, then $5 a page, with up to ten indexed names included. Every clerk adds a $5 portal fee (La. R.S. 13:754), which becomes $10 from January 1, 2027 until August 1, 2029 unless the legislature extends it (Acts 2026, No. 446). That makes $105 the state-law minimum for a short act today ($110 from January 1, 2027), not what every clerk charges: Orleans Parish and East Baton Rouge Parish each add a $30 fund fee and charge $135, and St. Tammany adds $15 and charges $120.

See how Louisiana's transfer tax and recording fee compare with other states.

How to hold title in Louisiana

• Sole ownership. One person owns everything.
• Co-ownership (ownership in indivision). Two or more people each own a share, presumed equal (La. Civ. Code art. 797). There is no right of survivorship: when a co-owner dies, that share passes under the co-owner's will or, without one, to the heirs.
• Community property. Each spouse owns a present undivided one-half interest in the community (art. 2336). Property a spouse owned before the marriage, or received by inheritance or as a gift to that spouse alone, is separate property (art. 2341). Spouses can choose a separate property regime by matrimonial agreement (art. 2328).

Where to record a deed in Louisiana

Deeds are recorded with the Parish Clerk of Court in the parish where the property is located. Louisiana has 64 parishes. Every parish clerk accepts e-recording, through the statewide eClerks LA portal or vendors such as Simplifile, CSC and ePN (La. R.S. 13:754). Most users are title companies and notaries.

East Baton Rouge · Jefferson · Orleans · St. Tammany · Lafayette · Caddo · Calcasieu. all Louisiana recording offices

What makes Louisiana different

• Louisiana is the only civil law state in the US. It does not use common-law deeds. Property moves by act of sale, act of exchange or act of donation. A donation must be an authentic act signed before a notary and two witnesses. A sale or exchange may also be an act under private signature, which is usually acknowledged before a notary and two witnesses.
• Louisiana still has forced heirship, but only for children who are 23 or younger when the parent dies, or who are permanently unable to care for themselves or manage their estates because of mental incapacity or physical infirmity (a grandchild can take a deceased parent's place in some cases). Their reserved share is one quarter of the estate for one such child and one half for two or more, and a donation or will that cuts into it can be reduced (La. Civ. Code arts. 1493, 1495, 1503). No other state has forced heirship for children.
• Louisiana notaries have far broader authority than notaries elsewhere and typically draft the act themselves.
• Deedly does not prepare Louisiana documents. If your property is in Louisiana, work with a Louisiana notary or attorney. This is not a DIY situation.