Louisiana is the only US state operating under civil law (Napoleonic Code) rather than common law. The state has 64 parishes (not counties), and probate is called 'succession.' The civil law system means forced heirship, usufruct, and community property rules look fundamentally different from every other state.
Louisiana uses forced heirship (Louisiana Civil Code Articles 1493-1496) — children under 24 or with permanent disabilities are forced heirs entitled to a forced portion of the estate that the will cannot override. This forces specific division patterns on inherited homes that don't exist in any other state.
Louisiana succession comes in two forms: Administered succession (with an executor or administrator, court-supervised) and Independent administration (succession-without-administration, faster, allowed when all heirs are competent and agree). Independent administration clears in 4 to 8 months; administered succession runs 9 to 18 months. Louisiana's small-succession process (CCP Article 3431) applies to estates under $125,000.
Louisiana is a community property state with a unique usufruct (life estate) framework. When one spouse dies and there are children, the surviving spouse typically gets usufruct (use) of the decedent's half of the community property until death or remarriage, with naked ownership (the underlying title) going to the children.
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Not every estate goes through it — it depends on how the home was titled, whether there's a will or trust, and Louisiana rules. We'll help you find out.
Start with probate →Selling isn't the only option. Talk through whether it makes sense for you and what you'd actually walk away with after costs and the stepped-up basis.
Explore selling →Renting, holding, or renovating could be worth it. See what the numbers look like in your specific market before deciding.
Look at keeping it →Before you sell, rent, or move in, understand the home's real condition — and what fixing it up would actually take locally.
Check repairs →Independent administration succession clears in 4 to 8 months. Administered succession runs 9 to 18 months. Small succession (under $125K) closes in 2 to 4 months.
Forced heirship (Civil Code 1493) entitles children under 24 or with permanent disabilities to a forced portion of the estate. This can require specific division of the inherited home that the will cannot override.
Usufruct is a Louisiana civil law concept where one party (usually the surviving spouse) gets the use of property while another (usually the children) holds naked ownership. The home cannot be sold without both parties' consent.
Orleans, East Baton Rouge, Jefferson, and Caddo parishes dominate volume. Smaller parishes (St. Tammany, Lafayette, Calcasieu) see meaningful inherited-home volume with less competition.
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