Property is assessed by the Caddo Parish Tax Assessor’s Office on January 1st each year. If you purchased property after January 1st, the property may remain in the prior owners name on the current year tax roll. As the new owner, you will be responsible for checking with the Caddo Parish Sheriff’s Tax Department or the Caddo Parish Tax Assessor’s Office to see if any taxes are owed on your property.
All taxes, interest, penalties or fees owed on a property tax account remain in effect until paid regardless of ownership. Also, the Caddo Parish Tax Collector does not pro-rate tax amounts owed between a buyer and seller of property in Caddo Parish. Any agreement related to property taxes between the buyer and seller is a private matter and has no affect on any taxes owed to Caddo Parish. Therefore, if taxes are owed and were not paid by the prior owner you are responsible for paying the entire tax bill even if you did not own the property the full year.
Assessed values are determined by the Caddo Parish Tax Assessor’s Office. According to the Assessor, the amount of taxes owed is calculated by taking the assessed value of the property and subtracting the amount of homestead exemption if applicable. The result is then multiplied by the total millage applicable to the property as shown on your tax notice.
Millage is the percentage of value that is used in calculating taxes. A mill is defined as 1/10 of 1 percent and is multiplied by the assessed value after any exemptions have been subtracted to calculate the taxes. For example, if the tax rate is 150 mills and the assessed value is $10,000 with no exemptions, the taxes would be calculated as $10,000.00 x .150 = $1,500.00. If the same residence has homestead exemption the taxes would be $10,000.00 - $7,500.00 x .150 = $375.00 in taxes. Millages are voted on and approved by the public. If you have further questions as to how the assessed values of your property were determined or wish to dispute the assessed values appearing on your tax notice contact the Caddo Parish Tax Assessor’s Office at (318) 226-6701.
By law the tax assessor is to provide the tax roll to the tax collector by November 15th each calendar year. Taxes assessed shall be due in same calendar year as soon as the tax roll is delivered to the tax collector, and they shall be paid on or before December thirty-first in each respective year.
Tax notices are generally mailed out the last week of November each year.
Taxes not fully paid by January 31st accrue delinquency interest at the rate of one percent (1%) per month and a ten percent (10%) collection fee. Taxes not fully paid by February 15th shall accrue delinquency interest at the rate of one percent (1%) per month, a ten percent (10%) collection fee and any additional costs of delinquent tax notices and newspaper advertisement costs.
Notice: Personal and business checks will only be accepted for the payment of taxes from the date taxes become due until the close of business on the last day of February each tax year unless the payment was mailed on the last day of the month and has been properly postmarked by the United States Postal Service. Personal or Business checks are not accepted for tax payments after the close of business on the last day of February due to Louisiana State laws governing the timing of Tax Sales and Tax Sale Advertisements
Yes, you may make partial payments on property tax accounts from the date taxes become due up to the date of the annual Tax Sale each tax year. However, unpaid balances will accrue interest, penalties and costs until paid and the property will be sold at the annual Tax Sale to satisfy the remaining balance of taxes owed.
NOTICE: All properties with unpaid tax amounts owed will be offered and sold at a public auction to satisfy the tax debt. Any acceptance of payment from a tax debtor that is less than the tax amount owed does not bind the tax collector to withhold offering the property for sale for the unpaid tax balance owed and does not relieve the tax debtor from any legal obligation to pay the tax debt.
Properties sold at Tax Sale for unpaid tax balances owed can be redeemed by paying the original tax assessment amount, interest penalty in the amount of one percent (1%) per month from the date the tax became delinquent until the date of the tax sale, advertisement costs, costs of certified notices, an eighty dollar cost to process and record the sale, a five percent (5%) penalty, interest due to the tax buyer in the amount of one percent (1%) per month from the date of sale to the date of redemption, any city or municipal taxes that we paid by the tax buyer in addition to the Caddo Parish taxes and an eighty dollar cost to process and record the redemption.
A Tax Sale is a public auction conducted annually by the Sheriff wherein properties with unpaid taxes are sold to satisfy the tax debt. By State law the Sheriff must conduct the tax sale to collect the balance of the current year taxes owed to Caddo Parish governmental entities. Click here for a graph depicting the average distribution of tax funds. The Tax Sale is conducted annually at the Caddo Parish Courthouse normally during the third week of May.
During a Tax Sale, immovable property is sold to individuals who participate in the tax sale for the amount of the unpaid balance of taxes owed, accrued interest, penalties and cost to advertise and record the sale. Individuals who participate in the Tax Sale are referred to as Tax Buyers. The property is sold to the Tax Buyer who bids the least ownership interest in the property and will pay the full amount of the unpaid taxes.
The sale is actually conducted by the reading of the legal description of the property, the amount of taxes owed and the name of the property owner from the list of delinquent tax accounts advertised in the newspaper that was adopted by the Caddo Parish Commission as the “Official Journal for the Parish”. After a property is read, the bidding begins at one hundred percent interest in the property and continues until the lowest percentage of interest is reached.
After purchasing a property at the Tax Sale, the Tax Sale Buyer receives a Tax Sale Certificate (Tax Deed) from the Sheriff which transfers certain ownership rights and interest in the property, subject to the redemption rights of the original owner. The Tax Buyer also acquires the tax assessment rights of the original owner. The Tax Assessor’s Office is required to change the name and address on the property tax account and will continue to assess the property in the Tax Buyers name until the property is redeemed by the original owner, the Tax Buyer files suit to quiet the title to property in favor of the buyer, or the Tax Buyer fails to pay taxes in the future and the property is sold at a future tax sale.
The original owner of property sold at tax sale has three (3) years to “redeem” the property from the date the Tax Sale Certificate is recorded in the Clerk of Court’s Office. During the three year time period the property can be redeemed by contacting the Caddo Parish Sheriff’s Office Tax Department and requesting a redemption amount. A redemption amount will be calculated and provided to the original owner. The redemption amount will include a redemption fee, a tax sale fee, interest due to the Tax Buyer, the base taxes and monthly interest. Upon payment of the redemption amount the Tax Buyer is reimbursed by the Sheriff and Certificate of Redemption is recorded in the Clerk of Court’s Office. A copy of the Certificate of Redemption is mailed to the original owner with a notice that the owner must re-file for Homestead Exemption. The Tax Assessor’s Office will then normally change the assessment of the property back into the original owner’s name and address.
NOTICE: This answer to “What is a Tax Sale” is an oversimplification of the process that actually takes place in a tax sale and the effect on ownership of property after it is sold. The explanation is general in nature and is not intended to be interpreted or construed in any manner to be a legal opinion, legal advice, legally correct or reflect the actual legal rights of property owners or tax buyers or their authorized representatives. For specific information related to immovable property and tax sales you should refer to the appropriate laws of the United States of America and State of Louisiana related to property ownership and tax sales as well as seek the legal advice of an attorney.
Any unsold property is adjudicated (transferred) to Caddo Parish. The Parish acquires the tax assessment rights of the original owner as well as the assessment rights of the property. Under certain circumstances, the Parish may actually sell the property to a third party and the sale transfers all ownership rights in the property to the buyer.
NOTICE: This answer to “What happens to a property if it is not sold at the Tax Sale” is an oversimplification of the process that actually takes place in a tax sale and the effect on ownership of the property after it is adjudicated to Caddo Parish. The explanation is general in nature and is not intended to be interpreted or construed in any manner to be a legal opinion, legal advice, legally correct or reflect the actual legal rights of property owners, Caddo Parish or their authorized representatives.
For specific information related to immovable property and “adjudication” refer to the appropriate laws of the United States of America and State of Louisiana related to property ownership and “adjudication” as well as seek the legal advice of an attorney.