Massachusetts situation guide · Updated November 2026

Wholesaling Condemned Houses in Massachusetts

Wholesaling condemned houses in Massachusetts means contracting to buy an unfit or unsafe home, such as a Worcester triple-decker, and assigning that contract to a buyer who can restore it. Success depends on what the condemnation order actually says and on stopping short of acting as an unlicensed broker.

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The short answer

Can you wholesale a condemned house in Massachusetts?

Usually, yes. A Worcester investor who signs a purchase contract on a condemned house can generally transfer it, and we found no wholesaler-specific statute. Read the actual order, state your role in writing, and confirm with a Massachusetts attorney that today’s rules still allow your plan before you commit money. A condemned label changes who can buy, not whether a sale is allowed.

Condemnation usually means local officials found the building unsafe or unfit to live in. Orders vary, so ask for the paper. Our condemned house guide covers the basics, and our certificate of occupancy guide explains what a buyer may need to reoccupy it.

Condemned homes often carry unpaid taxes, tired owners and no financing. Many lenders will not touch them, so cash buyers rule. Walk through the repair cost guide and test the numbers with the MAO calculator.

Condemned Houses in Massachusetts at a glance

Wholesaler-specific law	None surfaced in our review
Licensing statutes	c. 112, sections 87PP and 87RR
Deed excise	Charged at recording under c. 64D
Registry	Worcester District Registry of Deeds area
Tax title	Redemption before petition, c. 60 s. 62
Financing	Most buyers pay cash

The opportunity

Why condemned houses attract cash buyers in Worcester

Worcester has deep triple-decker stock in Main South, Union Hill and Quinsigamond Village, and investors already chase value here. A condemned house is the hardest version: nobody can live in it, banks shy away and the owner may be stuck with taxes. That is exactly why a cash offer can land. Buyers with crews and permit know-how can turn a boarded building into rentable units. You find the stuck owner, secure the contract and hand over a clear file.

Stuck owners

Owners may not afford the repairs the order demands. See negotiating with sellers.

Cash-only market

With few lenders willing, buyers with cash and contractors set the price.

Rental upside

A restored multi-family can cash flow. Check the math with net operating income.

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Lead sources

Where to find condemned-house leads in Worcester

Boarded and posted homes. Look for placards, plywood and overgrown yards. Use driving for dollars.
Tax-delinquent owners. Condemned homes often sit unpaid. See tax delinquent lists.
Heirs. Families who inherit a condemned house usually want out. Read heirs’ property.
Zombie homes. Abandoned owners and banks leave houses in limbo. See zombie properties.
Fire-hit houses. Some condemnations follow fires. Compare fire-damaged houses.

Your exit

Who buys condemned houses in Massachusetts

Cash rehabbers and landlords with their own crews are the main buyers. They will want the order, photos, a tax history and the owner’s authority to sell. Let them confirm the status with the city themselves.

Most deals are assignments. Use an investor-friendly title company or attorney, and consider transactional funding only if you buy first.

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Step by step

How to start wholesaling condemned houses in Massachusetts

Get the order. Ask the owner for the condemnation notice and any follow-up letters.
Confirm with officials. Ask local officials what must happen before anyone can reoccupy.
Check taxes and liens. Use the title search guide to look for taxes and recorded orders.
Run the numbers. Work the deal with the ARV calculator and a large repair cushion.
Sign the contract. Include inspection time per our inspection contingency guide.
Disclose your role. Say in writing that you are a buyer who may assign.
Close. Have an attorney close, record the deed and pay your fee at settlement.

Your checklist for wholesaling Condemned Houses in Massachusetts

Read the actual condemnation notice, not a summary.
Check taxes, tax title and other liens before you sign.
Tell every buyer exactly what the order says.
Verify that the seller has authority to sell.
Get a lawyer to review your role before you advertise the deal.

A Massachusetts example: a posted triple-decker in Main South

Contract price	$225,000
Back taxes and charges	$19,000
Estimated restoration	$140,000
Expected resale value	$520,000
Assignment fee	$17,000
Time to close	41 days

What follows is a worked example, with invented figures. A Worcester owner was sitting on a posted triple-decker in Main South with a broken roof and no heat. The owner owed back taxes and could not fund the repairs the order demanded.

You agreed on $225,000, with the unpaid taxes paid from proceeds at closing, and gave yourself 41 days. A landlord with a crew walked the building, confirmed the order with the city and agreed to a $17,000 assignment fee.

The attorney paid off the taxes, recorded the deed and closed. The seller walked away debt-free, and the buyer started the restoration.

Massachusetts rules to know

Tax title, foreclosure notices and broker rules in Massachusetts

Condemned homes often drag tax or mortgage trouble behind them. Chapter 60, section 62 lets an interested person redeem land taken for taxes until a foreclosure petition is filed, at 8% yearly interest on the tax title account. For a mortgage sale, c. 244, s. 14 calls for notice in three successive weeks plus registered mail at least 14 days ahead. Always read the current text.

Keep your role clear. Chapter 112 defines a broker in s. 87PP as someone working for another person for pay, and s. 87RR bars unlicensed brokerage, so you should be the buyer on your own contract. Recording the deed triggers an excise tax under c. 64D, s. 1 of $2.00 per $500, near $900 here. See our redemption period guide and attorney guide. No wholesaler-specific statute was found.

Learn it with a mentor

Decide if the building is worth saving

Condemned deals demand sharp math and caution. Mentorship students bring us the notice and a repair budget, and we help them decide whether to bid.

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FAQ

Condemned Houses in Massachusetts: common questions

Is wholesaling condemned houses in Massachusetts legal?

In most cases, if you are the real buyer on the contract. No wholesaler-specific law appeared in our review, though the licensing sections 87PP and 87RR of chapter 112 can reach paid brokerage for others. Statutes change, so a Massachusetts attorney should confirm the current text for your plan.

Can a condemned house be sold at all?

Generally the owner can still sell, but the order usually stays with the building, and the buyer may need to meet city requirements before anyone lives there. Get the notice, confirm status with local officials and tell every buyer in writing what you learned.

What if the owner owes back taxes?

Chapter 60, section 62 allows an interested person to redeem land taken for taxes before a foreclosure petition is filed. The cost is the tax title account plus 8% annual interest, and installment plans may be possible. Have your attorney verify the payoff and the timeline for your parcel.

What if the owner is behind on a mortgage?

A mortgage sale under chapter 244, section 14 needs newspaper notice once a week for three successive weeks, the first at least 21 days ahead, plus registered mail at least 14 days before the sale. Other cure rights may apply, so consult an attorney before contracting with such an owner.

What taxes apply at closing?

Expect the deed excise tax from c. 64D, s. 1, which is $2.00 per $500 of price or roughly $4.56 per $1,000, normally paid by the seller by custom. Unpaid taxes and city charges may also be deducted from the proceeds, so request a payoff estimate from your closing attorney.