Every Day on Market Has a Price
Southern Title helps Louisiana agents and sellers understand the real cost of waiting — and the alternatives that close faster.
Holding Cost Calculator
See exactly what every additional day on market costs your seller — and weigh that against the offer on the table.
Don't know? Use the property tax calculator.
Lawn care, utilities, repairs while the house is empty. Default $150.
Monthly Total
$2,400
Daily Burn Rate
$80.00
Cost To Date
$3,600
45 days on market
| Scenario | Additional Holding Cost | Total Cost | Savings vs. Worst |
|---|---|---|---|
| Close nowBest | $0 | $3,600 | $7,200 |
| +30 days | $2,400 | $6,000 | $4,800 |
| +60 days | $4,800 | $8,400 | $2,400 |
| +90 days | $7,200 | $10,800 | — |
Daily rate = monthly total ÷ 30. “Savings vs. Worst” compares each scenario to the longest wait, so closing now usually shows the largest saving. This is an estimate — actual costs vary with utilities, weather, and unscheduled repairs.
Every day matters.
Southern Title closes traditional sales, cash deals, and Bond for Deed transactions — typically in days, not weeks.
Open a Title OrderPrice Reduction Equivalency Calculator
A price cut and a faster sale are often financially equivalent — or the faster sale is better. Run the numbers before you tell your seller to drop the price.
Your estimate of how much the price cut would shorten time on market.
Auto-pulled from the holding cost calculator above. You can override.
Keep the Price
Better- Sale price
- $350,000
- Holding cost over 45 extra days
- − $3,750
- Net to seller
- $346,250
Reduce the Price
- Sale price after cut
- $340,000
- Sells today — no extra holding
- $0
- Net to seller
- $340,000
⏳Holding the price likely wins.
The price cut costs $10,000, but waiting only burns $3,750 in holding — a net loss of $6,250 if you reduce.
Break-Even
A $10,000 reduction pays for itself if it shortens days on market by 120 days.
Anything beyond that and the price cut is the cheaper path.
Estimates only. “Days saved” is the agent's judgment call — we don't forecast buyer behavior. Net proceeds shown exclude closing costs, commissions, and payoff amounts.
Owner financing changes the math entirely.
Bond for Deed and wrap deals can move a property in 14–30 days at or above asking. Run the spread.
See how Bond for Deed worksBond for Deed: A Demand Multiplier
Most sellers don't realize there's a substantial buyer pool that can close on their property — they just can't do it through a conventional mortgage. That's exactly who Bond for Deed serves.
Why BFD demand exceeds supply
Buyers locked out of traditional financing
Self-employed buyers, those with a recent credit event, non-US income earners, or anyone who falls outside conforming-loan boxes. Many of them are otherwise creditworthy — banks just say no.
Motivated, well-capitalized buyers
BFD buyers typically bring serious down payments (often 10–30%) and have a specific reason they want this house now. They are not browsers.
Limited supply of BFD-friendly sellers
Because few sellers offer owner financing, BFD-ready listings stand out. Less competition means your property gets seen first.
Buyers often pay at or above market
BFD buyers value the optionality of seller financing. That premium frequently shows up as a price at — or just above — comparable straight-cash deals.
What sellers need to know
You keep legal title until paid in full
Under La. R.S. 9:2941, a bond for deed is an installment sale where the seller retains title until the contract is satisfied. The buyer takes possession and pays you monthly.
Monthly payments come directly to you
Through our sister company Southern Loan Servicing — one of only 11 state-licensed escrow agents in Louisiana — payment collection, escrow, and accounting are handled for you.
Default remedies are faster than foreclosure
If the buyer defaults, the cancellation procedure under La. R.S. 9:2945 is materially faster than a traditional judicial foreclosure. Southern Title handles the notice procedure.
Southern Title handles closing and docs
We draft the bond for deed contract, run title, coordinate the escrow set-up with Southern Loan Servicing, and close the transaction at any of our five offices.
Speed to Closing — Compared
Three paths to the closing table. Each has trade-offs — but only one expands your buyer pool.
| Factor | Traditional Sale | Cash Offer | Bond for Deed |
|---|---|---|---|
| Financing contingency | |||
| Buyer pool | Conforming-loan only | Investors | Expanded — self-employed, recent credit events, non-US income |
| Typical time to close | 30–60 days | 7–21 days | 14–30 days |
| Seller holding cost exposure | Moderate to high | Low | Low |
| Sale price flexibility | Market | Usually below market | At or above market |
| Southern Title can close |
Time-to-close is typical for Louisiana transactions handled by Southern Title. Actual times vary with lender, parish recorder backlog, and completeness of seller documentation.
Add this analysis to your next listing appointment.
The holding cost number reframes the conversation about pricing. The break-even gives you a concrete answer to “should we reduce?” Bond for Deed gives you a third path when traditional and cash both stall. Bookmark this page, share it with your sellers, and open a title order with us when you're ready.
Frequently Asked Questions
How much does each day on market actually cost a seller?+
Is a Bond for Deed faster than a traditional sale in Louisiana?+
Who are the buyers that use Bond for Deed?+
Does the seller keep title in a Bond for Deed?+
If the buyer defaults on a Bond for Deed, can the seller take the property back?+
When does a price reduction make more sense than waiting?+
Ready to close — fast?
Open a title order with Southern Title and we'll move the file from contract to closing as quickly as the parties can sign.