Delinquent tax lists · Louisiana
St. Charles Parish delinquent tax list
Short answer: St. Charles Parish has two delinquent tax lists. The official one is published by the Parish Sheriff and Tax Collector before each scheduled sale, free to download, and it lists parcel numbers and amounts owed with no owner contact. The year-round one is the delinquency record underneath it, where 138 (estimated) owners near St. Charles Parish currently carry a distress signal. Louisiana is a redeemable deed state, so a winning bid at the sale takes a deed the owner can still buy back.
Distressed owners near St. Charles Parish
138
Within 25 miles of the county centre, refreshed daily. St. Charles Parish is a rural county.
Top-deal discount target
~42% under market
Average start bid across the 20 strongest St. Charles leads right now.
Avg. spread per top deal
$239,000
On a typical $568,000 estimated value.
Coverage centers on St. Charles Parish and reaches 25 miles out, widening to 50 when the market runs thin.
St. Charles Parish tax sale rules at a glance
The mechanics that decide what you are actually buying, and how long the owner keeps a way out. The full Louisiana rules, timelines and deficiency detail sit on the state page, since they apply to every county here.
| County | St. Charles Parish, Louisiana. |
|---|---|
| Who publishes the list | The Parish Sheriff and Tax Collector for St. Charles Parish. |
| What the sale transfers | Louisiana is a redeemable deed state. A winning bidder gets a redeemable deed, which is ownership subject to the former owner buying it back inside the redemption window. |
| Rate and cadence | Parish tax sales convey tax sale title with a 5% penalty plus 1% per month and a 3 year redemption. |
| Foreclosure path | Judicial, typically 2 to 6 months from filing to sale. |
The Louisiana delinquency clock
Where a St. Charles owner sits on this line is what decides whether they will take a low cash offer today.
The St. Charles list, ranked hardest-first
Representative profiles from our ranking model for the St. Charles Parish area. The live list, with exact locations, photos and owner details, is one free scan away.
- #1Pre-foreclosure for 37 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$274K start bid · ~45% under market
- #2Foreclosure suit pending for 120 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$270K start bid · ~45% under market
- #3Foreclosure auction on record. The clock is likely ticking, and owners this close to an auction often take a fast cash offer over losing the home.$264K start bid · ~45% under market
7 more ranked St. Charles Parish deals behind the scan
Unlock the full St. Charles Parish list freeFree scan · no card needed
What the St. Charles list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How St. Charles compares across Louisiana
St. Charles Parish is the 21st largest of the 64 Louisiana counties covered here, and it runs lighter in distressed owners than the Louisiana average, at 27.4 flagged properties per 10,000 residents against a state figure of 39.7. It accounts for about 0.8% of every flagged property across the Louisiana counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Jefferson Parish | Gretna | 2,087 | 47.4 |
| Orleans Parish | New Orleans | 1,664 | 45.7 |
| East Baton Rouge Parish | Baton Rouge | 1,661 | 36.4 |
| St. Tammany Parish | Covington | 1,337 | 50.6 |
| Lafayette Parish | Lafayette | 1,136 | 46.6 |
| Calcasieu Parish | Lake Charles | 918 | 42.5 |
Density matters more than the raw count when you are choosing where to work. A smaller county with a high per-capita figure often has less competition per lead than the metro next door.
How far under market these close
The official St. Charles list vs. this one
Both are worth having. They answer different questions.
| St. Charles official sale list | The LowBaller list | |
|---|---|---|
| Who publishes it | The Parish Sheriff and Tax Collector | LowBaller, from county and public records |
| When it exists | Only in the run-up to each scheduled sale | Year round, refreshed daily |
| Format | A PDF or spreadsheet of parcel numbers and amounts owed | A ranked table with a map pin, photo and estimated value on every row |
| Owner contact | Not included | Phone and email on unlock, and no credit is spent when nothing verifies |
| Ranking | Alphabetical or by parcel number | Hardest situation first, by foreclosure stage, years behind and equity |
| Timing advantage | Everyone bidding sees the same list on the same day | Owners appear months before any auction, while a private sale still solves their problem |
Working the St. Charles list
What actually matters in a county this size, at this level of distress, under Louisiana timelines.
Off the main road
St. Charles Parish ranks 21 of 64 covered Louisiana counties and holds about 0.8% of the state's flagged properties. Most buyers never scroll this far down the state, which is the entire argument for working it.
A thin list, so filter hard
At 27.4 flagged properties per 10,000 residents, St. Charles sits in the bottom quarter of Louisiana counties, against a state figure of 39.7. Do not try to work every row. Sort on equity and go deep on a handful.
All of St. Charles Parish
The scan centres on St. Charles Parish and reaches 25 miles out, widening to 50 when the list runs thin. In a county this size that usually spans several towns, each with its own price level, so read the estimated value on each row rather than the discount alone.
The Louisiana clock
Foreclosure here typically runs 2 to 6 months from filing to sale. The tax clock and the mortgage clock run independently, so check both before you decide how hard a deadline an owner is actually facing.
Why St. Charles investors work it before auction day
No bidding war
At the sale you are one of a room full of bidders on the same parcel. Months earlier you are the only person who called.
You can see the house
A private sale means an inspection and a clean title search. Lien auctions in Louisiana rarely give you either.
The owner keeps something
An owner with equity who sells early clears the tax debt and walks away with money. At the sale, they usually walk away with nothing.
St. Charles Parish delinquent tax list FAQ
How do I get the St. Charles Parish delinquent tax list?
Two lists exist and they are not the same. The official one comes from the Parish Sheriff and Tax Collector, is published as a PDF or spreadsheet before each scheduled sale, and disappears between sales. The year-round one is the delinquency record itself, which is what LowBaller compiles: roughly 138 properties around St. Charles Parish currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free St. Charles delinquent property tax list PDF?
Yes. The Parish Sheriff and Tax Collector publishes the pre-sale list free of charge, usually as a PDF or a downloadable spreadsheet tied to a specific sale date. It gives you parcel numbers and amounts owed. It does not give you owner contact details, an estimated value, or any indication of which owners would actually take a low cash offer.
When is the St. Charles Parish tax sale?
St. Charles Parish publishes its own schedule, and it moves. The Louisiana pattern is the thing that holds steady: Parish tax sales convey tax sale title with a 5% penalty plus 1% per month and a 3 year redemption. Check the county's pre-sale notice close to the date, because the list shrinks daily as owners redeem.
Can I buy St. Charles tax-delinquent property before the auction?
Yes, and it is usually the better trade. There is no bidding war, the owner clears the debt with a clean sale instead of a forced one, and you are not buying blind. The window is the months between the delinquency appearing in the record and the sale being scheduled, which is exactly the period this list covers.
What does a winning bid actually get you in Louisiana?
Louisiana is a redeemable deed state, so a winning bidder takes a redeemable deed, which is ownership subject to the former owner buying it back inside the redemption window. Parish tax sales convey tax sale title with a 5% penalty plus 1% per month and a 3 year redemption. That difference matters more than the discount: in a lien state you are buying a debt with a yield, and in a deed state you are buying a house.
How far below market do St. Charles deals close?
The strongest current leads near St. Charles Parish support start bids around 42% under estimated value. Across the whole list, hard distress such as a scheduled auction or a stacked tax lien closes 20 to 40% under market, while softer signals like long-distance ownership land closer to 15 to 30% under. St. Charles runs lighter in distress than the Louisiana average, so the deepest discounts are rarer here and equity screening matters more than volume. Equity sets the ceiling, because an offer cannot go below what clears the owner's mortgage.
How many tax-delinquent properties are there in St. Charles?
About 138 properties within 25 miles of St. Charles Parish currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 27.4 flagged properties per 10,000 residents, against 39.7 across Louisiana as a whole, and makes St. Charles the number 21 of the 64 Louisiana counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a St. Charles address to search, or can I search the whole county?
Either. Run the scan on any St. Charles ZIP and you get the full ranked list for the surrounding area, or check one specific address to see whether that owner carries a distress signal. The scan is free; the full list opens with a 7-day trial, and credits are only spent when an owner's phone number comes back.
More on St. Charles Parish
St. Charles Parish delinquent tax list
You are here.
St. Charles Parish tax sale
How the sale runs, what a winning bid buys, and what to check before you bid.
St. Charles Parish foreclosures
Pre-foreclosure filings, the sheriff sale and the Louisiana timeline.
Delinquent tax lists nearby
Keep going
The St. Charles owners who will sell cheap are on this list today.
Not in 2026 sale season. Now, months before the auction, while a quiet private sale still solves their problem. Scan free and browse every one.
Scan St. Charles freeInformational summary, not legal or investment advice. Rates, redemption periods and sale formats are summarized at the Louisiana state level and can be changed by statute or applied differently by St. Charles Parish. The Parish Sheriff and Tax Collector and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.