Pennsylvania situation guide · Updated November 2026

Wholesaling Off-Market Properties in Pennsylvania

Wholesaling off-market properties in Pennsylvania means finding homes that are not listed, getting them under contract, and assigning the deal to a buyer. Allentown and the Lehigh Valley have strong investor demand, so good deals go fast. The edge goes to whoever reaches the owner first with a clear, fair offer.

Act 52 licensing rulesOutreach rules100% online mentorship

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Can you wholesale off-market properties in Pennsylvania?

Yes, and most wholesale deals are off-market, but residential deals now fall under a licensing law. Read the current statute and Real Estate Commission guidance before you market anything.

An off-market property is a home the owner has not listed. You find it by mail, calls, drives or data. Our off-market guide covers the basics, and our motivated seller guide goes deeper. Pennsylvania’s 2025 change to the real estate licensing act defines wholesale transactions and generally adds consumer statements and cancellation rights.

Because you market a home you do not own, honesty matters. Say you are buying to assign or resell. Sellers who feel pushed tend to cancel, and a seller who cancels costs you time and marketing money. Our legality guide and license guide walk through the main issues. Always read the current statute.

Off-Market Properties in Pennsylvania at a glance

Licensing	Residential wholesale deals fall under the licensing act
Consumer statement	Sellers generally receive an appraisal notice
Seller cancellation	Generally available; read current terms
Calls and texts	Federal and state telemarketing rules apply
Transfer tax	State 1% plus a local share, usually
Lehigh Valley buyers	Flippers and landlords are active

The opportunity

Why wholesaling off-market properties in Pennsylvania works

The Lehigh Valley gets investors from New Jersey and New York who want lower prices. That demand gives wholesalers steady buyers. Meanwhile, many Allentown owners hold older rowhouses and twins they cannot afford to fix. They may never list. A direct offer lets them skip showings and repairs, and you earn a fee for connecting them to a buyer who can close.

Strong buyer demand

Out-of-area investors keep the buyer list full.

Owners who skip listings

Many sellers prefer a quick, quiet sale.

Less competition

Without a listing, fewer buyers see the deal.

Get the free starter kit See the mentorship

Lead sources

Where to find off-market properties in Allentown

Direct mail. Letters to absentee owners are a staple. See our direct mail guide.
Driving routes. Vacant homes in the 7th Street area show up quickly. Try driving for dollars.
Skip tracing. Find phone numbers for owners who live elsewhere. See skip tracing.
Pre-foreclosure lists. Owners facing court action may want a way out. See pre-foreclosure leads.
Other wholesalers and agents. Network with local pros who see deals before the public does.

Your exit

Who buys off-market properties in Pennsylvania

Flippers and buy-and-hold landlords are your main buyers. Many keep a short list of what they want, such as brick twins under $200,000 in Allentown, Bethlehem or Easton. Some buy only near the hospital or the bus lines, and a few will pay more for a house with a garage or off-street parking. Our cash buyer guide shows how to build that list before your first contract.

Send a clear deal sheet with price, photos and repair notes. Buyers should see that you are open about what you know. Include the street, the lot size, the rough repair list and your assignment fee if the buyer asks, since a buyer who trusts the numbers answers faster and closes sooner. Our offer writing guide covers how to present terms to sellers.

Book a free call

Step by step

How to start wholesaling off-market properties in Pennsylvania

Pick a target zip. Choose Allentown streets where buyers already pay.
Build a list. Pull owner data and remove numbers on do-not-call lists.
Reach out. Use mail first, then calls or texts that follow the rules.
Make the offer. Use the ARV calculator and the MAO calculator.
Disclose your role. Give the consumer statement and say you may assign.
Market to buyers. Share the deal sheet with your list.
Close with title. Use an investor-friendly title company.

Your checklist for wholesaling Off-Market Properties in Pennsylvania

Check the national and state do-not-call lists before you call.
Give sellers the required consumer statement.
Describe your role honestly in every message.
Leave time for seller cancellation rights.
Keep copies of all letters and signed documents.
Track which owners opted out of contact and honor it.

A Pennsylvania example: an Allentown twin home

Contract price	$172,000
Estimated repairs	$35,000
Resale value after work	$270,000
Assignment fee	$11,000
Buyer total cost	$218,000
Time to close	35 days

A letter reached an owner in Allentown who lived in Florida and rented a twin home to a tenant who had left. The owner said the house had been vacant for months and he was tired of paying taxes on it.

You offered $172,000 after running your numbers and explained that you might assign the contract. The seller received the required statement and a few days to think before closing. He asked whether you worked for the buyer or for yourself, and you answered plainly that you were buying the contract rights and hoped to resell them.

A flipper from the Lehigh Valley paid an $11,000 fee and took over. The seller received the agreed price, and you had records of every message.

Pennsylvania rules to know

Licensing, outreach and tax rules

Pennsylvania’s licensing act now defines a wholesale transaction and, in general, treats it as brokerage activity for residential deals. A consumer statement and seller cancellation rights generally apply. Check the Real Estate Commission’s guidance for exact wording and read the statute before you send a contract. Calls and texts must follow federal telemarketing rules, and Pennsylvania has its own telemarketer rules, so check current requirements.

Realty transfer tax is generally 1% at the state level plus a local share. Buyers and sellers are jointly liable, and the contract should say who pays. Our TCPA guide covers outreach, and our attorney guide helps you find counsel.

Learn it with a mentor

Build your lead machine with a mentor

Off-market success depends on a repeatable system. Our students share their lists and letters, and we help them tighten the outreach and the paperwork.

See the course See the mentorship

FAQ

Off-Market Properties in Pennsylvania: common questions

Is wholesaling off-market properties in Pennsylvania legal?

Yes, with rules. Residential wholesale deals fall under the licensing act, so read the current statute first. Off-market sellers have not hired an agent, so be clear about who you are, what you plan to do and how you are paid before they sign.

Do I need a license to wholesale in Pennsylvania?

Residential deals can require one. Check the current rules and ask an attorney. The answer can depend on how you structure the deal, so get advice before you advertise, and keep records of how you found each owner and what you told them.

Can I text owners about their homes?

Federal telemarketing rules apply, and Pennsylvania has its own. Get consent where required. A text counts as outreach, so check the current rules before you send a batch, and consider mail first, since it avoids many of the consent questions.

What is a consumer statement?

It is a notice that a seller may get an appraisal and consult others before signing. Give it to the owner in writing before the contract is signed, keep a copy, and be ready to answer questions about what it means in plain language.

How do I find off-market deals fast?

Combine mail, skip tracing and driving routes in one area. Focusing on a few neighborhoods lets you spot patterns, such as vacant houses and neglected yards, and follow up with the same owners consistently instead of spreading your effort too thin.