How to Wholesale Real Estate in Scranton, PA
Scranton grew on anthracite coal, and its neighborhoods are still lined with double-block homes built for mining families. Low prices draw landlords from New York and New Jersey, and the city’s mandatory rental license adds a step every buyer of a rental needs to plan for.
The short answer
Is wholesaling legal in Scranton?
Scranton follows Pennsylvania law. Wholesaling is licensed activity since January 2025. You need a license, or a licensed partner.
Read the Pennsylvania wholesaling guide for the full rules.
Scranton at a glance
| Primary county | Lackawanna County |
|---|---|
| Typical home value | About $221,000 median sale price (Redfin, Aug 2026) |
| Housing stock | Early-1900s double-block (side-by-side two-family) homes and frame singles on hilly streets; larger Victorians in the Hill Section and Green Ridge |
| Where to search deeds | Lackawanna County Recorder of Deeds (Eagle Recorder online search, 1957 to present) |
| Probate court | Lackawanna County Register of Wills and Clerk of the Orphans’ Court |
| Who handles closings | Title companies and settlement agents |
The market
Why investors wholesale in Scranton
Scranton’s housing is old, and much of it is two-family, which suits small landlords who want two rents under one roof. Prices remain low compared with the New York metro, so out-of-state investors buy here alongside local owners. Many double-blocks and frame singles need roofs, heating systems and foundation work, which creates room for an as-is sale. Lackawanna County’s tax sale lists and the city’s rental license records give wholesalers two public lead sources to work.
West Side (Hyde Park)
Frame singles and double-blocks at lower-to-middle prices; a steady market for landlords buying two-family homes.
South Side and Minooka
Older workers’ housing and double-blocks on hilly blocks; investors buy for rentals and cosmetic rehabs.
North Scranton (Providence)
Dense frame homes and two-family houses at some of the city’s lower prices; buy-and-hold investors are the main exit.
Hill Section
Larger Victorian singles and converted multi-unit houses near the universities; buyers include student and professional-rental landlords.
Green Ridge
Early-1900s singles at higher prices; flippers buy dated estate houses and resell to owner-occupants.
Dunmore and nearby boroughs
Similar double-blocks and singles just outside the city line, useful when a buyer wants lower taxes or a different school district.
Deal flow
Finding motivated sellers in Scranton
- Estate filings. The Lackawanna County Register of Wills, who is also Clerk of the Orphans’ Court, probates estates at the Lackawanna County Government Center on Wyoming Avenue. Many double-blocks pass to heirs who no longer live in the area.
- Upset tax sale. The Lackawanna County Tax Claim Bureau posts an advertising list before its annual upset sale, held September 21, 2026. Owners on that list have a fixed deadline and may prefer a sale.
- Rental license and abandoned property registration. Scranton requires a rental license for every rental property and requires registration of properties in foreclosure or mortgage default. Owners behind on licensing or inspections are good leads.
- Sheriff sales. Mortgage foreclosures in Lackawanna County go to sheriff sale, and owners can sell or pay off before the sale date.
Your exit
Finding cash buyers in Scranton
Search the Lackawanna County Recorder of Deeds through its Eagle Recorder online system for deeds recorded in the last six to twelve months, and filter for LLC buyers and repeat names, especially on double-block addresses. Scranton’s buyers are local landlords, out-of-state investors from New York and New Jersey, and small rehab crews in Green Ridge and the West Side. Ask each buyer whether they will license and inspect the units themselves. Keep your marketing within Pennsylvania’s licensing rules.
Scranton tip
Price the rental license and inspection in
Scranton requires every rental property to hold a rental license, renewed by March 15 each year, with health and safety inspections on a three-year cycle; the city lists a fee of $45 per unit for buildings with one to three units. A buyer inherits whatever the prior owner left undone, so check the license status and last inspection before you set your price.
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FAQ
Wholesaling in Scranton: common questions
Is wholesaling legal in Scranton?
Yes, with a license. Scranton deals fall under Act 52 of 2024, which since January 2025 has treated Pennsylvania wholesaling as licensed real estate activity. Expect required contract disclosures and a 30-day seller cancellation right that the seller cannot give up. Get licensed or partner with someone who is. Our Pennsylvania wholesaling guide has the full rules.
Do I need to live in Scranton to wholesale there?
No. Lackawanna County records, tax claim lists and court dockets can be worked remotely. Wherever you are based, a Scranton wholesale deal requires a Pennsylvania real estate license or a licensed partner working through a brokerage.
How much do houses cost in Scranton?
Redfin reported a median sale price of about $221,000 in August 2026. Double-blocks and frame singles in North Scranton, the South Side and the West Side often sell below that, while Green Ridge and Hill Section homes sell above it.
What is a double-block home?
A double-block is a two-family house split side by side, with each unit on its own stairs, common in Scranton and other coal-region cities. Landlords like them because one purchase brings two rents, but many need roof, heating and foundation work.
More markets
Other city guides near Scranton
Compare other markets nearby, or read the full Pennsylvania wholesaling guide.
Wholesaling guides for Scranton investors
Your next step
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