Oregon situation guide · Updated November 2026

Wholesaling Fire-Damaged Houses in Oregon

Wholesaling fire-damaged houses in Oregon means putting a burned or smoke-scarred home under contract at a discount and assigning that contract to a rehabber who can rebuild it. Owners in Bend and across Deschutes County often feel stuck between an insurance claim, a lender and a stack of contractor bids. A clear, honest cash offer can feel like relief. Oregon now regulates wholesalers, so the paperwork matters as much as the price. Start with our fire-damaged house guide.

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The short answer

Can you wholesale a fire-damaged house in Oregon?

Yes, in most cases, if you register with the Oregon Real Estate Agency or hold a broker license and give the required written disclosure. Fire adds extra layers, so check who is owed insurance money before you sign.

Oregon’s wholesaling law, HB 4058, took effect on July 1, 2025. It covers marketing a home when you hold only an equitable interest or an option. Generally that means a contract you have not closed on, held under 90 days, with less than $10,000 put into the property. A burned house you sell by assignment fits that picture. Read our legal overview and the equitable interest guide.

Fire jobs have a twist. A claim may be open, a lender may be named on the policy, and the house may be unsafe to enter. Ask for the claim status in writing and keep your contract subject to inspection. Our inspection contingency guide shows how to protect yourself while you learn what the damage really is.

Fire-Damaged Houses in Oregon at a glance

Wholesaling law	HB 4058, in force since July 1, 2025
Who must register	Wholesalers without a broker license
Agency fee	About $300, renewed each June 30
Written disclosure	Buyers, sellers, brokers and all ads
Cancellation window	Three business days after disclosure
Local note	Bend sits in Deschutes County

The opportunity

Why burned homes create deals in central Oregon

Central Oregon has dry summers, ponderosa pine and homes tucked into forest edges. Wildfire and house fires both happen, and a damaged property can sit while owners argue with adjusters. Bend prices are high, so even a gutted home can carry a lot of value in the lot alone. A rehabber who knows the local trades may see a profit where a retail buyer sees only trouble. You bring the owner and the buyer together and keep the numbers honest with the ARV calculator.

Owners who want out

People tired of claims and contractor delays may prefer a firm closing date.

Land value

In Bend the lot can hold much of the value, which helps a buyer see a margin.

Less competition

Many investors skip smoke and char, so patient buyers often have room to negotiate.

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Lead sources

Where to find fire-damaged leads in Deschutes County

Drive the neighborhoods. Boarded windows and tarps stand out. See our driving for dollars guide.
Public notices. City and county building offices may post permits or unsafe-structure notices.
Fire-season neighbors. People living nearby often know who left and who is fed up.
Absentee owners. Second-home owners may never return. Try our absentee owner leads method.
Local contractors. Restoration crews know which owners are still waiting on bids.

Your exit

Who buys burned houses around Bend

Local rebuilders, small builders and investors with a contractor on staff make the best buyers. They want the scope of work, photos and any engineer or adjuster report you can share. Show them the numbers early. Our guide to finding cash buyers explains how to build that list before you need it.

Tell every buyer you are a wholesaler with an equitable interest, not the owner. Put your fee in writing and close through an investor-friendly title company so liens and claim payments are sorted out properly.

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Step by step

How to start wholesaling fire-damaged houses in Oregon

Check your status. Decide whether to register with the Agency or work with a licensed broker.
Meet the owner. Ask what happened, what insurance said and whether a lender is involved.
Price the repairs. Walk the home with a contractor and use our repair cost guide.
Run the math. Plug the numbers into the MAO calculator with a cushion for surprises.
Disclose first. Give the written wholesaler disclosure before the contract is signed.
Sign with protection. Use inspection and title contingencies, as in our wholesale offer guide.
Assign and close. Hand the deal to your buyer through the assignment and watch the closing.

Your checklist for wholesaling Fire-Damaged Houses in Oregon

Register with the Oregon Real Estate Agency or use a licensed broker.
Give the written disclosure to the seller before any contract.
Ask for the claim status and lender name in writing.
Keep the house closed to anyone without safety gear.
Add the disclosure to your ads or link to a page that has it.

An Oregon example: a smoke-damaged home in Bend

Likely repaired value	$625,000
Repairs and smoke cleanup	$140,000
Buyer margin and costs	$95,000
Contract price	$370,000
Your assignment fee	$15,000
Buyer pays	$385,000

A Bend owner had a kitchen fire that spread to the attic. The claim dragged on and the family had already moved to a rental. You gave the written disclosure, waited out the three business days and signed at $370,000.

A local rebuilder toured the house, priced the work at about $140,000 and agreed to $385,000. Title confirmed no extra liens, and the insurer’s payment went through the lender as the policy required.

Your $15,000 fee came at closing. The numbers are an illustration, not a promise, and real deals depend on the scope of damage.

Oregon rules to know

Oregon wholesaling rules that touch fire deals

Under HB 4058 a wholesaler generally has to register with the Agency or hold a broker license, and must give written disclosure before a contract and in advertising. The seller or buyer can usually cancel before midnight on the third business day after getting the disclosure, and that right cannot be waived. Unregistered activity can lead to civil penalties and a cease and desist order. Details sit in OAR chapter 863, division 17, so check current text.

Owners who sell their own property may fall under an exemption in ORS 696.030, but wholesaling by equitable interest is different. Ask the Agency or an attorney about your case. See our attorney guide and the license rules overview.

Learn it with a mentor

Get a second set of eyes

Fire deals have more moving parts than a plain vacant house. Mentorship students send us scopes, claim notes and draft disclosures, and we help them decide whether the deal is worth chasing.

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FAQ

Fire-Damaged Houses in Oregon: common questions

Is wholesaling fire-damaged houses in Oregon legal?

Generally yes, when you register with the Oregon Real Estate Agency or hold a broker license and follow the disclosure rules. Check current rules first. Fire adds layers, so confirm who is owed insurance money before you sign anything with the owner.

Do I need a license to wholesale in Oregon?

You need either a wholesaler registration or a broker license for residential wholesaling as the law defines it. The Agency explains who qualifies. Registration costs about $300 and renews each June 30, while licensed brokers must still give the disclosure.

What must I tell a fire-damaged seller?

Give the written wholesaler disclosure before the contract. It says you hold only an equitable interest and may assign for a profit. Also ask for the claim status in writing and keep your contract subject to inspection, since the house may be unsafe to enter.

Can the seller cancel?

In most cases a seller or buyer can cancel without penalty until the end of the third business day after getting the disclosure. The right cannot be waived, so schedule inspections, adjuster visits and your buyer showings with that window in mind.

Who gets the insurance money?

It depends on the policy, any lender and the claim terms. Ask for details in writing and have title and an attorney confirm. A lender may be named on the policy and a claim may still be open, so do not promise your buyer a payout.