By Lauren, founder of Right Time Home Offers · Updated October 2026
If you’ve fallen behind on your mortgage in Shreveport, Bossier City or anywhere in Louisiana, understanding how foreclosure works here is the first step to protecting yourself. Louisiana’s foreclosure process is different from most states, and once it starts it can move fast. This guide explains each stage in plain English, what happens after a sheriff’s sale, and the options you have at every point.
Key takeaways
- Louisiana is a judicial foreclosure state. Most foreclosures use executory process, a fast court procedure that ends in a sheriff’s sale.
- Federal rules generally bar servicers from starting foreclosure until you’re more than 120 days behind on payments.
- Once a lender files, executory process often reaches the sheriff’s sale in roughly 75–120 days.
- Louisiana has no right of redemption after a mortgage foreclosure sale, so it’s very hard to get the house back.
- Your best leverage is before the sale: catch up, modify the loan, get counseling, or sell.
We’re a local home buyer, not a law firm or lender. This is general information, not legal advice. If you’re facing foreclosure, talk with a Louisiana attorney or a HUD-approved housing counselor about your situation.
What Is Foreclosure?
Foreclosure is the legal process a lender uses to take and sell a property that secures a loan, usually after the borrower stops making payments. In Louisiana, foreclosure goes through the court system, and the property is sold at auction by the parish sheriff. That’s why it’s often called a sheriff’s sale.
How Foreclosure Works in Louisiana: Executory vs. Ordinary Process
Many states let lenders foreclose without going to court. Louisiana doesn’t. Lenders here use one of two court procedures:
- Executory process. The fast track, and by far the most common. Most Louisiana mortgages are signed as an “authentic act” (notarized, with witnesses) that includes a confession of judgment. That lets the lender ask a judge to order the property seized and sold without a full lawsuit, often within days of filing.
- Ordinary process. A regular lawsuit, used when the mortgage doesn’t allow executory process. The lender sues, the borrower can respond, and the court must issue a judgment before the property can be sold. It usually takes much longer.
Louisiana Foreclosure Timeline
| Stage | What happens | Typical timing |
|---|---|---|
| Missed payments | Late notices and calls from your servicer | Months 1–4 |
| 120-day protection | Federal rules generally bar starting foreclosure until you’re more than 120 days behind | Before any filing |
| Petition filed | Lender files for executory process in Caddo or Bossier district court | Day 0 |
| Order of seizure and sale | Judge signs the order; the sheriff serves a notice of seizure | Often within days |
| Advertising | The sheriff advertises the sale publicly; advertising can’t begin until at least 3 days after the seizure notice is served | Several weeks |
| Sheriff’s sale | The home is auctioned; if no one outbids the lender, the lender usually takes ownership | Roughly 75–120 days after filing |
Timelines vary by lender, court and case. Delays, bankruptcy filings and loss-mitigation applications can change them.
The Stages of a Foreclosure in Shreveport–Bossier
- Missed payments and late notices. Your servicer contacts you about the missed payments. Use this time to ask about help.
- Notice of default or demand letter. You’re told how much you owe to bring the loan current. Learn more about the notice of default in Louisiana.
- Filing in court. The lender files in the parish district court, usually asking for executory process.
- Seizure. The sheriff serves a notice of seizure on the property.
- Advertising the sale. The sheriff advertises the sale publicly before the auction date.
- Sheriff’s sale. The property is auctioned to the highest bidder.
The period before a sale is often called pre-foreclosure. Here’s more on what pre-foreclosure means in Shreveport and what to do if you’re behind on your mortgage payments.
What Happens After a Sheriff’s Sale?
The sale proceeds pay the lender and any other creditors in order of priority. If money is left over after everyone is paid, it belongs to the former owner.
If the sale brings in less than you owe, whether you still owe the difference (a deficiency) depends largely on how the sale was held. If the home was sold with appraisal, the minimum bid is generally two-thirds of the appraised value and the lender may pursue a deficiency. If it was sold without appraisal, Louisiana law (La. R.S. 13:4106) generally bars the lender from collecting a deficiency. Ask an attorney how this applies to you.
After the sale, the new owner can take steps to have you leave the property. Some lenders and buyers offer “cash for keys,” a payment to move out by an agreed date, because it’s cheaper and faster than an eviction. Others may agree to a short-term lease while they sell the home.
Can You Get Your House Back After Foreclosure in Louisiana?
In most cases, no. Louisiana doesn’t give homeowners a right to redeem (buy back) their home after a mortgage foreclosure sale. Courts set a sale aside only in rare cases, usually when the lender failed to follow a legal requirement, and fighting one is slow and expensive. Your real leverage is before the sale.
Your Options Before the Sheriff’s Sale
- Catch up or work out a plan with your lender. Ask about reinstatement, a repayment plan, forbearance or a loan modification. Get every agreement in writing.
- Talk with a HUD-approved housing counselor. Counseling is free. You can find a housing counselor through the CFPB.
- Sell the house. If you have equity, a sale pays off the loan and the rest goes to you. If you owe more than the house is worth, a short sale may be possible with your lender’s approval.
- Talk with an attorney about bankruptcy or other legal options.
Selling before the sale also keeps a completed foreclosure off your credit history. See all your options on our Stop Foreclosure in Shreveport & Bossier City page, or download our free guide, 5 Ways to Stop or Avoid Foreclosure.
How We Can Help
Right Time Home Offers is a local, family-owned home buyer. If time allows before your sale date, we can buy your house as-is for cash, pay off your lender through the title company at closing, and close in as little as 7 days. In some situations, we may even be able to buy the house and rent it back to you. We respond within 1 hour, 24/7, and if selling to us isn’t your best option, we’ll tell you.
Frequently Asked Questions
Is Louisiana a judicial foreclosure state?
Yes. Louisiana foreclosures go through the court system, usually by executory process, and the home is sold at a sheriff’s sale.
How long does foreclosure take in Louisiana?
Servicers generally can’t start until you’re more than 120 days behind. Once the lender files for executory process, the sheriff’s sale often happens in roughly 75–120 days, though every case is different.
What is executory process in Louisiana?
It’s a fast-track court procedure that lets a lender have a mortgaged property seized and sold without a full lawsuit, when the mortgage includes a confession of judgment. Most Louisiana home mortgages allow it.
Can I sell my house during foreclosure in Louisiana?
Usually, yes, as long as the sale closes before the sheriff’s sale. The title company pays off your lender at closing.
Is there a right of redemption in Louisiana?
No. Louisiana doesn’t give homeowners a right to buy back their home after a mortgage foreclosure sale.
Will I owe money after a sheriff’s sale?
Possibly. If the home sold with appraisal for less than you owe, the lender may seek a deficiency. If it sold without appraisal, Louisiana law generally bars a deficiency. Ask an attorney about your case.
Sources
- Consumer Financial Protection Bureau, mortgage servicing rules protecting homeowners facing foreclosure (12 CFR 1024.41)
- Louisiana Code of Civil Procedure, executory process (Arts. 2631 and following) and sheriff’s sales (Art. 2331)
- Louisiana Deficiency Judgment Act, La. R.S. 13:4106
About the Author
Lauren is the founder of Right Time Home Offers, a local, family-owned home buying company in Shreveport, Louisiana. She works one-on-one with homeowners across Shreveport and Bossier City who are dealing with foreclosure, inherited property, divorce, relocation or houses that need major repairs. Meet our team.
Facing a sale date? Call or text (318) 506-2268 any time, or request a cash offer online. The conversation is free and confidential.
