Buying property at a tax sale can be a smart way to acquire real estate, but your work isn’t finished when the gavel falls. What you purchase is tax sale title—a limited, conditioned ownership interest that still allows the former owner and other interested parties to challenge the sale or redeem the property for a period of time. To unlock full, marketable ownership, you typically need to quiet title (also called confirming the tax sale). 

In most cases involving immovable property (real estate), the former owner has three years from the recording of the tax sale deed/certificate to redeem their ownership. Louisiana law requires strict pre-sale and post-sale notice to owners and other “interested persons” (mortgage holders, lienholders, heirs, etc.). Defects in notice can jeopardize the sale—even after the redemption period—on due-process grounds.

Why Quieting Title Is Necessary

Even after the redemption period expires, title insurers and lenders usually won’t treat your tax sale deed as “clean.” A quiet title judgment cuts off redemption rights and other claims by the previous owner. It also resolves due-process concerns by demonstrating you identified and served all interested parties, and it creates insurable, marketable title so you can finance, sell, or develop the property with confidence.

Quieting title is achieved through a civil suit against the previous owner and providing mandated notices to all “interested persons.” Serving interested parties is typically the biggest challenge in tax sales, as the previous owners could be deceased or unable to be located. Once the judgment to quiet title is granted, it gets recorded in the conveyance records to put the public on notice that you have full ownership of the property. 

Quieting title after a Louisiana tax sale is an intricate procedure that requires an experienced real estate attorney. Our firm regularly guides investors, developers, and individuals through quieting tax sale title to deliver marketable, insurable ownership. If you bought at a tax sale or are considering it, contact Johnston Burkhardt at 504-313-4199 or johnston@snw.law to evaluate your path to clean title.