Selling a house or land as-is in Louisiana.
Star Thing Valley, a real estate investment brand of Star Thing LLC, buys houses and land as-is in Louisiana, or assigns its contract to an investor who buys. We pay the closing costs.
Star Thing LLC is not a licensed real estate broker. This solicitation is not from a licensed real estate professional.
What we take off your plate.
Why sellers work with us.
- Our investor network.
We work with investors, builders and land buyers, and with companies that show signed contracts to those buyers. When we assign, we offer the contract to buyers who buy properties like yours. We share your property's details only after you sign.
- No repairs.
We buy as-is. You don't fix, renovate or stage anything. We prefer the property vacant and clear of trash, but it doesn't have to be; we take its condition into account in our price.
- No commission, and we pay the closing costs.
There's no agent commission. We pay deed preparation, transfer taxes, title insurance, recording and the closing agent's fees. If we assign the contract, we're paid a fee from the difference between your price and what the buyer pays.
- No bank loan needed.
Our contract doesn't depend on a loan. During the 14-business-day inspection period we may still cancel, including if we can't buy it, partner on it or pass the contract to another buyer.
- Liens and back taxes, paid from your proceeds at closing.
Any mortgage, liens or unpaid taxes are paid from your sale proceeds at closing, through the title company or closing attorney. If they add up to more than the price, the difference has to be covered before closing; we'll tell you if we see that.
- Inherited or complicated ownership.
We review death certificates, succession papers and heirs' paperwork only to confirm who can sell to us. We handle only our own side of the deal and don't advise you on these papers; please use your own attorney.
- You always know where you stand.
Our full contract is public, your state's extra terms have their own page, and there's a fixed end date: if we don't confirm by business day 14, the contract ends on its own and you're free to sell to anyone. The closing date is written in your contract; ask us about it before you sign. Read the full contract →
Your options, side by side.
| Topic | Sell to Star Thing LLC | List with an agent | Sell it yourself |
|---|---|---|---|
| Commission | None. If we assign, our fee comes from the price difference | Usually, often for both agents | No listing commission; you may pay a buyer's agent |
| Closing costs | We pay all of them | Your share | Your share |
| Repairs | None, as-is. We may ask a lower price if the inspection finds surprises | Buyers often ask for repairs or credits | Buyers often ask for repairs or credits |
| Buyer's loan | No financing condition | Often a loan, which can be delayed or denied | Often a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period | Usually during the contingency periods | Usually during the contingency periods |
| Price | A written as-is price in the purchase agreement, from us, based on what investors pay for similar properties, paid in full in cash at closing, with no loan contingency. It changes only if our inspection finds something we didn't expect. Usually lower than a listed sale | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does |
Every detail, row by row: compared with listing with an agent · compared with selling it yourself
See it with your own numbers: Compare what you'd keep
Before you sign.
Four things every seller should know.
- We may assign the contract.
We may assign your contract to an investor or an affiliated company (a company with the same owner as Star Thing LLC), which then buys your property at your price.
- After an assignment, you deal with the new buyer.
Once the new buyer signs an agreement to take over our obligations and we send you a copy with their name and contact details, they take our place, and Star Thing LLC is released. You agree to this release when you sign.
- The inspection period is 14 business days.
Weekends and federal and state holidays don't count. If we don't confirm in writing that we're moving forward, the contract ends on its own.
- Vacant and clear of trash is preferred, not required.
If tenants, belongings or trash will still be there at closing, tell us before we make an offer. We take it into account in our price, and the contract lists anything that stays.
Selling in Louisiana.
Our Louisiana contract, word for word, on top of our standard terms.
Terms in your contract
For land and 5+ units:
Principal
Buyer is buying for its own account as a principal and is not acting as a broker or agent for Seller or anyone else. Buyer may assign this agreement, and any assignee takes on Buyer's obligations.
Property type
The Property is vacant land or a building with five or more units.
Act of sale
The act of sale will be signed before a Louisiana notary chosen by Buyer.
Property disclosure (from Jan. 1, 2027)
If this agreement is signed on or after January 1, 2027 and the Property is "vacant residential property" under La. R.S. 9:3196(7) (land legally authorized to be used solely for residential purposes, or otherwise classified or intended for residential use, whether it has no improvements or only uninhabitable improvements such as slabs, utility connections, driveways, walkways, fencing, wells, septic systems, sheds, or agricultural or storage structures, but not land legally authorized for agricultural, commercial, industrial or other non-residential use), Seller completed, signed and delivered to Buyer the Louisiana Real Estate Commission property disclosure document required by La. R.S. 9:3198 before Buyer made its offer, unless the transfer is exempt under La. R.S. 9:3197(B) (for example, (B)(4) a fiduciary administering a succession, (B)(7) a transfer from a succession executor or administrator, or (B)(8) a transfer of property the purchaser will convert to a non-residential use).
For residential 1-4 units:
Wholesaler disclosure
Before signing this agreement, Seller received and signed Buyer's separate Wholesaler Disclosure under La. R.S. 37:1448.5(A).
Required deposit
As required by La. R.S. 37:1448.5(E), Buyer will deposit $__________ (at least 1% of the price) within 1 business day after signing, held in escrow at ______________________________, a federally insured institution in Louisiana. This deposit is on account of the price and is not earnest money under Civil Code article 2624. If Seller cancels within the 5-day cancellation period, the deposit is returned to Buyer. If Seller terminates this agreement on any other ground under La. R.S. 37:1448.5, including voiding it under subsection (D), Seller keeps the deposit. If Buyer fails to close when required, Seller keeps the deposit. If Buyer cancels during the Inspection Period, the deposit is (check one at signing): ____ returned to Buyer ____ kept by Seller. Any option fee paid under Section 3 is also returned to Buyer if Seller cancels within the 5-day cancellation period.
Not Seller's agent
Buyer is acting only for itself and is not Seller's advisor, consultant or agent. Buyer will not record this agreement or any lien, notice or other document affecting title to the Property.
Act of sale
The act of sale will be signed only after Seller's cancellation period ends, before a Louisiana notary chosen by Buyer. The LREC Wholesaling Residential Real Property Mandatory Cancellation Notice is attached.
Warranty deed
Section 6's "warranty deed" means an act of sale with full warranty of title.
Property disclosure (La. R.S. 9:3198)
Unless the transfer is exempt under La. R.S. 9:3197(B), Seller completed, signed and delivered the Louisiana Real Estate Commission property disclosure document before Buyer made this offer.
No other signatures during the cancellation period
Seller signed Buyer's Wholesaler Disclosure, the property disclosure document, and (for a home built before 1978) the federal lead-based paint disclosure (Exhibit C), before signing this agreement, at the times written on them. Until Seller's cancellation period has ended, Buyer will not ask Seller to sign, and Seller will not sign, any other document about the Property, including any amendment, extension, acknowledgment, exemption statement or notice of affiliated assignee. Notices Buyer gives Seller during that time need no signature. If, after the cancellation period, Buyer asks Seller to sign an amendment, extension or other agreement about the Property, Buyer will first give Seller a new Wholesaler Disclosure, and that document will carry its own cancellation notice and 5-day cancellation period as La. R.S. 37:1448.5 requires. This does not apply to the act of sale or to the closing documents the notary or closing agent requires at closing (such as the settlement statement, FIRPTA certification, affidavits and tax forms).
Cancellation notice
NOTICE REQUIRED BY LOUISIANA LAW: You may cancel this contract at any time before 11:59 PM of ______________ [at least 5 calendar days after the later signature]. Star Thing LLC CANNOT ask you to sign or have you sign any cash sale, conveyance or deed, or any other document until your right to cancel this contract has ended. See the attached notice of cancellation form for an explanation of this right. It is advisable that you find your own attorney before signing the contract. The law requires this contract to contain the entire agreement. You should not rely upon any other written or oral agreement or promise.
Notices you sign first
Wholesaler Disclosure (La. R.S. 37:1448.5(A))
Signed before the contract.
1. Star Thing LLC intends to assign, transfer, convey, or sell its contractual rights to, or equitable interest in, the property below for a higher price than what is offered to you, or will otherwise market its contractual rights or equitable interests for financial gain.
2. You should seek legal advice before signing each contract or written agreement relating to your residential real property.
3. You have the right to cancel any contract or written agreement relating to your residential real property for any reason and without penalty for at least five calendar days after the execution of each related contract or written agreement.
For a home with 1 to 4 units, before we make our offer you fill out and sign the Louisiana Real Estate Commission property disclosure document (La. R.S. 9:3198), unless your sale is exempt under La. R.S. 9:3197(B). We'll send you the blank form.
For a home built before 1978: the federal lead-based paint disclosure (Exhibit C) and the EPA pamphlet, before you sign the contract.
For houses with one to four units, the LREC Wholesaling Residential Real Property Mandatory Cancellation Notice is included with the contract.
Closing
Through a title company, escrow company or closing attorney. We pay all closing costs. Any mortgage or liens are paid from your sale proceeds. If a seller isn't a U.S. person for tax purposes, federal law (FIRPTA) may require part of the price to be withheld for the IRS at closing.
Your rights
If Louisiana law gives you more rights than this page lists, those rights apply. This page describes our contract; it isn't legal advice.
Louisiana market right now
What home buyers in Louisiana are facing.
Public numbers, updated each time we update this page.
30-year mortgage rate (U.S.)
7.32%
Up from 6.19% a year ago
Freddie Mac PMMS, via FRED, week of Oct 22, 2026 · source
Median days on market (Louisiana)
78 days
Up from 71 days a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Median listing price (Louisiana)
$270,000
Down from $278,500 a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Listing prices are asking prices, not sale prices, and they aren't a value for your property. Our offer is a separate as-is price and is usually lower than a listed sale.
Other states we buy in.
25 states.