Real Estate · Compliance · 24 August 2026
A Strategy Lab that still models pre-2026 Louisiana tax sales will mispredict every post-2026 New Orleans deal. A Houston card that guesses at redemption instead of coding Texas Tax Code §34.21 will mispredict every Harris deal. Both calculators ship on day one. This page is the constraint set, not a disclaimer footer.
Instruments, not vibes
Louisiana · in force 1 January 2026
December 2024 Amendment 4 (the property-tax one, not the May 2026 business-inventory amendment of the same number) plus Act 774. The parish sells a tax-lien certificate, not the property. Interest is bid down. Excess proceeds must be claimable. Pre-2026 sales keep the old three-year deed redemption. No new adjudicated property is created after 1 January 2026. Legacy adjudicated stock remains, and may convert.
Ballotpedia, Louisiana Amendment 4 (December 2024), approved. LSBA / LBA January 2025 summaries of Act 774. City of New Orleans treasury page, last updated 26 May 2026: auction date still unannounced.
Texas · Tax Code §34.21
Homestead, agricultural, and mineral: redeem on or before the second anniversary of the purchaser’s recorded deed, 25% premium in year one, 50% in year two. Other property: 180 days. Investor folklore that says “180 days for everything” is wrong. Code the calculator from the statute. Texas counsel confirms it before day one, because Houston users see a number on day one.
statutes.capitol.texas.gov, Tax Code Chapter 34, retrieved 24 August 2026.
Louisiana · in force 1 August 2026
Written disclosure of intent to assign. Advice to seek counsel. Five-day cancellation. Mandatory cancellation form. Earnest money of at least 1% in a Louisiana escrow. Wholesaler may not pose as the seller’s advisor. Missing disclosures make the contract voidable. Strategy Lab wholesale templates must emit this or they must not emit at all.
legis.la.gov HB 468, signed 9 June 2026, Act 807, effective 1 August 2026. Louisiana REALTORS association session summary.
Orleans · 11 June 2026
Mayor Moreno stood up an Adjudicated Property Task Force to put stagnant parcels back into commerce. That is both inventory and a municipal customer. It is also a reminder that title clouds, not missing lists, are the drag.
nola.gov, 11 June 2026, Mayor Launches Effort to Return Stagnant Properties to Commerce.
People, scores, and messages
Owners in distress did not open a transaction with us. There is no §604 permissible purpose to score them as individuals. Architecture rule: no SSN, no credit-header, no output marketed as an evaluation of a person. Lineage logging. Buyer use-restrictions. Spokeo and Instant Checkmate are the cautionary fines, not trivia.
The FCC one-to-one consent rule was vacated (11th Cir., 24 January 2025) and later repealed. Prior-express-written-consent per seller remains. AI voices are artificial voices under FCC 24-17. Louisiana has its own DNC. Texas Chapter 302 needs a registration/exemption check. Nothing on this product may read as mortgage-relief assistance.
HUD’s May 2024 algorithmic guidances run through vendors. Distress targeting without proxy audits will map onto protected-class geography, especially heirs-property. Do-not-contact lists, succession-litigation exclusions, and a published model card per score axis are launch items, not a later ethics essay.
Give owners the same clocks, the same fair-offer bands, the same “this is what your house looks like to the market.” That converts a targeting attack into a two-sided network. It also happens to be the thing nobody in this category will copy first, because it does not sell skip-trace credits.
Claims we refuse
We will say: matches your stated criteria; here is what is unverified; Data Confidence would not let this card raise urgency.
Distress of a property is not a license to hunt an owner. Outreach is optional, lawful, and suppressible. Recent probate gets a quiet window, not a speed-to-lead trophy.
Name, firm, email. Christopher Wolff replies from [email protected].