Louisiana Land for Sale near Toledo Bend Reservoir
Owner Financing Available! (see details below)
With a cleared homesite and only 4 minutes to the lake, make your new dream a reality here and live a life with no restrictions!
- Only 4 mins to Boat Ramp
- No Restrictions
- Paved Highway Frontage
- Cleared Homesite
- Very Buildable: Flat, No Floodplain or Wetlands
- Power & Water along Road Frontage
- Priced Well Below Market
Tucked just 4 minutes from the sparkling shores of Toledo Bend Reservoir, this 12-acre Louisiana property offers the perfect blend of peaceful seclusion and recreational opportunity. With 554 feet of paved public highway frontage on LA-191 and a partially cleared homesite ready for your vision, the land is flat, buildable, and free from floodplain or wetlands—ideal for everything from a cozy homestead to a weekend retreat. Power and water run along the road frontage, and with no zoning or restrictions, you’re free to build a cabin, park an RV, or even bring in a mobile home or tiny house. Enjoy abundant deer and wildlife roaming the wooded portions, and rest easy knowing the property has cheap annual taxes of just $12.68. Pre-surveyed with excellent access, it’s located in a safe, rural area with no HOA, and just minutes from fishing, boating, hiking, and other outdoor gems like South Toledo Bend State Park. Whether you’re looking for residential or recreational use, this property checks every box—no permits, no limits, just freedom. Owner financing available! Grab this property today at an unbeatable Acretown price!
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on Overlays.
- ADDRESS (street # estimated – use GPS for navigation): 55602 LA 191, Florien LA, 71429
- SIZE: 12 acres
- GPS COORDINATES: 31.262914, -93.560425
- PARCEL #: 0020131300
- ABRIDGED LEGAL DESCRIPTION: A Tract Of Land Des. As Beginning At The Se Corner Of The Se/4 Of Sec. 2 3 12, Thence Run North On The 40 Line, 528 Ft., Thence Run West 990 Ft., Thence Run South 528 Ft., To The South 40 Line, Thence East To The Pob. #211305
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: none (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any and all mineral rights we own will convey to buyer
- we have no knowledge of severance of mineral rights by a previous owner
- the current mineral lease expires June 21, 2026 with a 2-year extension option by Cypress Energy
- view lease here
- DIMENSIONS (approximate): starting at NW corner, 965′ E x 542′ S x 965′ W x 542′ N to POB
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 194 feet
- TERRAIN: generally flat
- CONDITION: undeveloped, partially cleared, mostly wooded
- ACCESS: approximately 554 feet of direct frontage on both sides of Hwy 191, a paved public road
- POWER: available along the road frontage (electricity and gas)
- WATER: available along the road frontage (South Toledo Bend Water District: (318) 586-9836)
- WASTEWATER: septic system would need to be installed
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $12.68 in 2024
- HOA: none
- DEED RESTRICTIONS: none
- RESTRICTIONS/ZONING: no zoning, NO RESTRICTIONS – do what you want with your land!
- homes and accompanying outbuildings such as garages, workshops, barns are all OK
- no size/height restriction on homes/structures on the lot
- no setback requirements
- no time limit to build – leave the lot as-is for as long as you want or need
- RVs, campers, mobile homes, cabins, tiny homes are all OK
- animals, livestock, etc OK
- no HOA or CC+R’s
- or, simply leave it as-is and enjoy being surrounded by nature!
- homes and accompanying outbuildings such as garages, workshops, barns are all OK
- SCHOOL DISTRICTS: Many (Elementary) – Many (Middle School) – Nagreet (High School)
- NEAREST CITY: South Toledo Bend < Houston, TX
- NEAREST AIRPORTS: Leesville City Airport (34 mins), Houston George Bush International (2 hrs 47 mins)
- PARISH GOVERNMENT:
- Assessor (318) 256-3482
- Treasurer (318) 256-5637
- Clerk/Recorder (318) 256-6223
- Building Code Office (318) 256-8929
- Parish GIS
coming soon . . .
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 31.262914, -93.560425
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Outdoor enthusiasts will find themselves right at home near South Toledo Bend State Park, a lakeside gem known for its over 3,000 acres of hiking, birding, and boating opportunities along the scenic Toledo Bend Reservoir — a regional hotspot for bass fishing tournaments and peaceful kayak outings. Just a short drive away, Vernon Lake offers a quieter, local-favorite spot for angling and water recreation, while Cypress Bend Park boasts waterfront picnic areas and a championship golf course overlooking the reservoir. When it’s time to restock, the closest town for everyday groceries is Many, Louisiana, which also serves as the nearest Walmart hub and offers a variety of retail shops, chain restaurants, and essential medical services. For big-city amenities and cultural excursions, Shreveport anchors the region as the nearest major city, offering everything from casinos and theaters to major healthcare and shopping centers.
NEARBY – South Toledo Bend State Park (4 mins), Vernon Lake (29 mins), Anacoco Lake (30 mins), Cypress Bend Park (31 mins), Peason Ridge Wildlife Management Area (37 mins), Sabine National Forrest (50 mins), North Toledo Bend State Park (54 mins), Indian Mounds Campground (55 mins), and more!
MANY (31 mins, nearest town and Walmart)
- RETAIL – Walmart, Dollar General, Dollar Tree, Shop A Lott, Brookshire Brothers, and more.
- RESTAURANTS – McDonalds, Burger King, Sonic Drive-in, Subway, Taco Bell, and more!
- MEDICAL SERVICES? Yes, Sabine Medical Center, SouthStar Urgent Care, ICCHC – Sabine Comprehensive Health Clinic, Sabine Rural Health Clinic, and more.
- RECREATIONAL – Toledo Bend Reservoir, North Toledo Bend State Park, Fort Jesup State Historic Site, Caney Lakes Recreation Area – Sugar Cane Trail, Cow Bayou ATV Park, South Toledo Bend State Park, Tack-A-Paw Expeditions on Toledo Bend, Kisatchie National Forest trails, Historic Kansas City Southern Railway Depot, and more!
SHREVEPORT (1 hr 52 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $66,300
- Down Payment = $13,000
- Monthly Payment = $1046.79
- Term = 6 years (72 months)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing will come from Louisiana Land Bank or Rural 1st and their details are below:
Your best deal will come from a local bank or credit union, such as Louisiana Land Bank, who is one of the best local land lenders in the area, and they require as little as 15% down up to a 20-year term, with interest rates as low as 8%, with no pre-payoff penalties. You can contact them by phone at (318) 442-8896 or visit them directly at 3640 Bayou Rapides Road, Alexandria, LA 71303. They serve all of Louisiana.
Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. They do serve Louisiana.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.