North Dakota situation guide · Updated November 2026

Wholesaling Condemned Houses in North Dakota

Wholesaling condemned houses in North Dakota means contracting for a home a city has declared unfit to live in, such as one in Bismarck, and assigning it to a buyer who will repair or demolish it. N.D.C.C. 43-23-24 requires written notice to all parties, and the condemned house guide explains the order itself.

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The short answer

Can you wholesale a condemned house in North Dakota?

Yes. A condemned Bismarck house can be assigned to a buyer when every party gets the written notice under N.D.C.C. 43-23-24 and the buyer has seen the order and its terms. Get a copy of the order and confirm the current statute wording before you sign.

Condemned does not mean worthless. It means the city found the structure unsafe to occupy, often after a fire, a collapse, a failed heating system or long neglect. The order may require repair, vacating or demolition by a certain date. The land under it still has value. Study the fire-damaged house guide and vacant property insurance before you commit, since insuring an empty wreck is hard.

Start with the paperwork. Request the order, the inspection report and any hearing notices from the Bismarck city office, and see whether Burleigh County has a record too. Then separate two questions: can the house be saved, and what is the lot worth if it cannot? The highest and best use guide helps with the second. Check the title with the title search guide, because unpaid assessments can follow the property.

Condemned Houses in North Dakota at a glance

Wholesaler disclosure	N.D.C.C. 43-23-24, now covering all real property
Contents	Equitable interest, title may not convey, intent to profit
Remedies	Cancellation before close of escrow; refund or forfeiture of earnest money
City order	Read it for repair, vacate or demolition deadlines
Liens	Cleanup or demolition costs may attach; confirm with title
Marketing	Public promotion of the contract interest may count as brokerage

The opportunity

Why condemned homes are a niche for Bismarck wholesalers

Few people want to touch a condemned house, so the field is thin. Owners often carry the burden of a city order they cannot afford to meet, and the clock keeps running. Some want out before demolition costs land on them. Buyers who build or flip can see the lot value that the owner cannot. Your edge is speed and clear communication. Our motivated seller guide covers how to reach owners without pressure.

Fire victims

Owners without enough insurance may sell fast. Read the fire-damaged guide.

Estates

Heirs often inherit a house the city has closed. See probate leads.

Landlords

Some owners prefer a clean sale over paying for demolition.

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Lead sources

Where to find condemned house leads in Bismarck

Posted notices. Look for orders taped to doors and boarded openings on older streets.
City and county offices. Ask what orders are public. See code violation leads.
Tax lists. Condemned houses often carry unpaid taxes. See tax delinquent lists.
Probate records. Estates of longtime owners sometimes include closed houses.
Neighbors. People nearby usually know the story. Add what you find to your off-market list.

Your exit

Who buys condemned houses in North Dakota

Builders who want the lot, and rehabbers with a full gut plan, are the most likely buyers. Each needs to see the order, the structural report and the deadline. A buyer who plans to demolish wants a clean title and a realistic cost.

Be straight about what you do not know. Hand over documents, not guesses, and let buyers inspect with permission. Use an investor-friendly title company and compare your buyer’s bid with our repair guide.

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Step by step

How to start wholesaling condemned houses in North Dakota

Get the order. Ask the owner and the city for the order, date and any hearing.
Confirm access rules. Do not enter an unsafe structure without permission and care.
Check title. Look for liens, assessments and open taxes.
Pick the exit. Decide whether the buyer will repair or demolish.
Run the numbers. Use the ARV calculator for repair cases and the MAO calculator with demolition costs for lot cases.
Disclose in writing. Send the 43-23-24 notice. See assignment of contract.
Close with title. Share the order with the buyer before closing so there are no surprises.

Your checklist for wholesaling Condemned Houses in North Dakota

Get the city order in writing before you offer.
Never send anyone into a house the city called unsafe.
Price the lot as if the building is gone.
Put the 43-23-24 notice in writing for every party.
Confirm whether liens or demolition costs will attach.

A North Dakota example: a condemned two-story near downtown Bismarck

Contract price	$42,000
Lot value after demolition	$78,000
Demolition estimate	$17,000
Buyer costs	$9,000
Assignment fee	$6,500
City order deadline	Ninety days

A worked example: an heir inherited a two-story house a few blocks from downtown Bismarck. The city had condemned it after a ceiling collapse, and ninety days remained on the order. The heir lived far away and wanted to be done.

You offered $42,000 for the lot and shell and noted the order in the contract, with the 43-23-24 notice attached. A demolition quote came in near $17,000.

A small builder took the assignment for a $6,500 fee and planned a new duplex. The heir avoided demolition costs and the order deadline. None of these figures is market data; verify your own with comps.

North Dakota rules to know

Order, title and disclosure points

A condemnation order is a government record, and it can bind the property no matter who owns it. A wholesaler still has to follow N.D.C.C. 43-23-24, which means written notice that it holds an equitable interest, may not convey title and intends to profit. Without that notice the seller can cancel before escrow closes and keep your earnest money, while the buyer can cancel and recover its deposit. Read the section again before you sign.

Disclosure forms matter too. The seller-form rule in N.D.C.C. 47-10-02.1 reaches homes of one to four units and exempts some estate, foreclosure and court-ordered sales, so ask an attorney which applies. The broker chapter also names public marketing of a purchase contract interest. See our legality guide and the attorney guide.

Learn it with a mentor

Read the order before you make an offer

Condemned deals reward careful students. We help you read orders, estimate lot value and structure contracts that protect everyone.

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FAQ

Condemned Houses in North Dakota: common questions

Is wholesaling condemned houses in North Dakota legal?

It can be, with care. North Dakota enacted a wholesaler disclosure law, N.D.C.C. 43-23-24, and separate broker rules may reach how contracts are advertised. Send written notice to all parties, share the city order with your buyer and have an attorney read the present statute wording.

Can I buy a condemned house that has liens?

You can contract for it, but know the liens first. Fines, assessments or cleanup costs can stay with the property, so run a title search and ask the city for a payoff. Decide in writing who pays before closing so the seller and buyer know the net.

Is a condemned house worth more as repair or lot?

It depends on structure and cost. A solid shell might repay a rehab, while a collapsed one may be worth only the lot minus demolition. Get a contractor opinion, estimate both exits and pick the higher number. Show your buyer the math behind each.

Can I enter a condemned house to take photos?

Be very cautious. A condemned structure can be unsafe, and an order may limit entry. Get the owner permission, ask the city about rules and consider photographing from outside or sending a licensed professional. Never risk injury for a lead.

What if the city demolishes before closing?

Cost can land on the owner and the property, which changes the deal. Watch the order deadline, build a closing date inside it and tell the buyer immediately if the city takes action. Your contract should state how a demolition affects price and cancellation.