What Happens Between Contract and Closing When You Sell a Home in Louisiana

What happens between contract and closing when you sell a home in Louisiana?

After accepting an offer, most Monroe and West Monroe sellers go through a 30–45 day process before closing. That period includes a buyer inspection (days 1–14), appraisal (days 10–21), lender underwriting (days 14–35), and preparation of the Act of Cash Sale by the closing notary attorney (days 30–45). Louisiana's closing process differs from most other states — there is no title company; a notary public, who is generally a licensed attorney, handles the closing and executes the Act of Cash Sale that formally transfers ownership.

By Harrison Lilly Realty | June 2026

Accepting an offer is a milestone. But for most sellers, it's also the moment the process gets murky — a lot is happening, much of it invisible, and it's not always clear what you're supposed to be doing or what could go wrong.

Here's a clear, phase-by-phase breakdown of what happens between contract execution and closing day in Northeast Louisiana, with specific timelines for each stage and what's unique about the way Louisiana handles real estate closings.

Phase 1: Inspection Period (Days 1–14)

The clock starts the day the contract is executed by both parties. Louisiana purchase agreements typically give the buyer 10–14 days to complete inspections.

During this window, the buyer schedules and pays for a home inspection. In Louisiana, buyers also commonly order a termite and wood-destroying organism (WDO) inspection — this is standard practice in NELA given the region's climate, and many lenders require it. Some buyers also order additional specialty inspections: HVAC, roof, pool, or structural, depending on the property.

After inspections are complete, the buyer has three options: proceed as-is, request repairs or credits, or terminate the contract and recover their earnest money.

What you should be doing: Stay responsive. If a repair request comes in, your agent will advise on what to concede, what to push back on, and whether a credit at closing is cleaner than scheduling contractors. Don't panic at a long inspection report — almost every home has findings, and most deals survive them. For a full breakdown of how to handle the inspection as a seller, read how to prepare for a home inspection as a seller.

Phase 2: Appraisal (Days 10–21)

If the buyer is financing the purchase, their lender orders an appraisal shortly after the inspection contingency is cleared. The appraiser visits the home and issues a report confirming whether the property's value supports the agreed purchase price.

If the appraisal comes in at or above the purchase price: the transaction moves forward without issue.

If the appraisal comes in below the purchase price: you have a gap to close. Options include reducing the price to the appraised value, asking the buyer to cover the difference in cash, or meeting somewhere in between. If the parties can't agree, the buyer can typically exit the contract under the appraisal contingency.

In the Monroe market, appraisals have generally supported contract prices on well-priced homes — but this is one reason overpricing carries real risk. A contract at an inflated price is vulnerable at the appraisal stage.

What you should be doing: Make sure the home is clean and accessible for the appraiser's visit. Have documentation of any significant improvements or upgrades available — the appraiser can note these in the report.

Phase 3: Lender Underwriting (Days 14–35)

While the inspection and appraisal are happening, the buyer's lender is processing the loan file through underwriting. This is where the lender verifies income, employment, assets, and creditworthiness — and issues conditions that must be cleared before final loan approval.

This phase often produces document requests from the buyer. As the seller, you're mostly waiting — but delays in underwriting are one of the most common reasons closings get pushed back. Your agent should be tracking the buyer's loan status and flagging any timeline risk early.

What you should be doing: Start planning your move. Get quotes from moving companies, schedule utility transfers, and make arrangements for your next home. Don't wait until final loan approval — that doesn't leave enough time.

Thinking about what you'll net after closing costs and mortgage payoff? Get your free home value estimate at onlyhomes.com/home_value — our team can walk you through a realistic seller net sheet before you're even under contract.

Phase 4: Notary Preparation and Title Examination (Days 20–40)

This is the step that makes Louisiana uniquely different from almost every other state.

In Louisiana, there is no title company handling your closing. Instead, a notary public — who in Louisiana is almost always a licensed real estate attorney — is responsible for preparing the closing documents, conducting the title examination, and executing the transfer.

The closing notary examines the title to confirm there are no unresolved liens, judgments, or encumbrances on the property. The primary closing document the notary prepares is the Act of Cash Sale — Louisiana's equivalent of a warranty deed. This is the legal instrument that transfers ownership from you to the buyer. If the buyer is financing, the notary also prepares the Act of Mortgage, which creates the lien in favor of the lender.

What you should be doing: Gather your documents — government-issued photo ID, mortgage payoff statement from your lender, and any HOA documents if applicable. Your agent will give you a specific list based on your transaction.

Phase 5: Final Walkthrough (1–2 Days Before Closing)

Buyers almost always do a final walkthrough of the property within 24–48 hours of the scheduled closing. The purpose is to confirm the home is in the same condition as when the offer was made, negotiated repairs are complete, no new damage has occurred, and all agreed personal property remains in the home.

What you should be doing: Have the home clean, all repairs documented with receipts, and be substantially moved out so the buyer can verify the property clearly. Last-minute damage discovered at the walkthrough can delay or derail a closing.

Phase 6: Closing Day — The Notary Table (Day 30–45)

Closing in Louisiana happens at the notary attorney's office — not at a bank or title company. You'll sit across the table from the closing notary, and possibly the buyer, though buyer and seller don't always close simultaneously.

What happens at the notary table:

• You sign the Act of Cash Sale, transferring ownership to the buyer
• The notary confirms all liens are cleared from title
• The buyer (or their lender) funds the transaction
• The notary disburses proceeds — your mortgage is paid off, agent commissions are deducted, and your net proceeds are wired or disbursed to you
• The Act of Cash Sale is recorded in the public records of Ouachita Parish (or the applicable parish)

There is no transfer tax in Louisiana outside of Orleans Parish — sellers in Monroe, West Monroe, Sterlington, and throughout NELA do not pay a documentary transfer tax on the sale.

After closing, the buyer should file for the homestead exemption with the Ouachita Parish assessor if they'll occupy the property as their primary residence — that's the buyer's responsibility post-closing, but a detail worth mentioning to them.

The stretch between contract and closing is where deals either stay on track or go sideways. Understanding each phase — and what you can control — makes the difference between a smooth closing and a stressful one.

If you're preparing to sell in Monroe, West Monroe, or anywhere in Northeast Louisiana, our team has walked hundreds of sellers through this exact process. Start with a free home value estimate at onlyhomes.com/home_value and we'll make sure you know what to expect at every step.