Pennsylvania situation guide · Updated November 2026

Wholesaling Absentee Owner Properties in Pennsylvania

Wholesaling absentee owner properties in Pennsylvania means contracting with owners who do not live in the house, then assigning that contract to a cash buyer. Think of a Lehigh Valley home owned by someone in New Jersey, Florida or another part of the state. Many of these owners are tired of long-distance repairs and tax bills. Since 2025, Pennsylvania has also put residential wholesaling under its real estate licensing law, so the paperwork matters as much as the lead. See our absentee owner leads guide for the basics.

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The short answer

Can you wholesale an absentee owner property in Pennsylvania?

Generally yes, if you follow the state rules for residential wholesale transactions. Read the current statute and check Real Estate Commission guidance before you sign anything.

An absentee owner is anyone whose tax bill goes to a different address than the property. Some are landlords, some inherited the house, and some moved for work and never sold. You find them through county assessment records, then confirm with a property owner search and skip tracing.

Pennsylvania’s Real Estate Licensing and Registration Act now defines a wholesale transaction for residential property, and it generally requires a consumer statement that the seller may get an appraisal and talk to others. Cancellation rights can also apply to the seller. Details changed in 2025, so confirm them in the statute. Our license guide and legality guide give the wider picture.

Absentee Owner Properties in Pennsylvania at a glance

Who they are	Owners whose mailing address differs from the property
Best county records	Lehigh and Northampton assessment and tax data
Wholesale law	Act 52 of 2024 amended the licensing law; check current text
Seller statement	Appraisal and outside advice notice, per the statute
Transfer tax	State 1% plus a local share, usually split
Seller disclosure	Required form under 68 Pa.C.S. 7301-7314

The opportunity

Why absentee owner leads work in the Lehigh Valley

Allentown, Bethlehem and Easton have drawn buyers from New Jersey and New York for years, and many small rental homes are owned from far away. Prices rose, rents rose, and plenty of distant owners now face aging roofs they cannot inspect. A cash offer that skips showings and repairs sounds simple to them. Reach out by letter first, then follow with a call or text that respects TCPA rules. Keep your tone calm and specific, and mention the street so they know you are a real local buyer.

Distance fatigue

Owners tired of managing a house from two hours or two states away often accept a fair price. See our motivated seller guide.

Equity cushion

Years of appreciation give many owners room to sell below retail and still profit.

Quiet problems

Deferred repairs, vacant months and code letters pile up unseen. Learn to read code violation leads.

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Lead sources

Where to find absentee owners in Pennsylvania

County records. Compare the owner mailing address with the site address in Lehigh County data.
Tax delinquency. Owners behind on taxes often live elsewhere. Start with a tax delinquent list.
Vacant homes. Drive neighborhoods like the West End and note overgrown yards. Our driving for dollars guide shows how.
Mail returns. Returned or forwarded mail tells you the owner moved. Try a yellow letter sequence.
Inherited homes. Heirs who live out of state often want a quick, clean exit.

Your exit

Who buys absentee owner houses in Pennsylvania

Local rehabbers and small landlords buy most of these homes. They like the Lehigh Valley rent base and are comfortable with older twins and row homes. Build a list of buyers with a clear buy box before you chase leads.

Some buyers close fast with cash, others use a DSCR loan. Tell them the title status and occupancy before they commit, and use an investor-friendly title company to handle the paperwork.

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Step by step

How to start wholesaling absentee owner properties in Pennsylvania

Pull the list. Filter county records for owners with out-of-area mailing addresses.
Confirm the owner. Verify who holds title with a title search.
Make contact. Send letters and call within the rules on solicitation.
Run the numbers. Use the ARV calculator and the MAO calculator.
Sign with disclosures. Use the consumer statement and wording Pennsylvania requires, and review it with an attorney.
Find the buyer. Market the deal to your list and share inspection access with proper permission.
Close through title. Use title to record the deed and collect transfer tax at settlement.

Your checklist for wholesaling Absentee Owner Properties in Pennsylvania

Confirm the true owner, not just the tax mailing name.
Read the current wholesale rules and consumer statement requirements.
Ask whether a tenant lives in the home before you price it.
Plan for state and local realty transfer tax at closing.
Keep every disclosure and communication in writing.

A Pennsylvania example: a New Jersey owner of an Allentown twin

Contract price	$178,000
Estimated ARV	$245,000
Repairs	$38,000
Buyer offer	$186,000
Assignment fee	$8,000
Seller’s net cost	Typical closing items only

A retired teacher in Cherry Hill, New Jersey, inherited an Allentown twin from an aunt and rented it badly for two years. Taxes were current but the roof leaked. A letter reached her, and she called within a week.

You visited with her agent’s permission, priced repairs at $38,000 and offered $178,000. She signed after you gave her the required consumer statement and suggested she get an appraisal and talk to an attorney first.

A rehabber from Bethlehem paid an $8,000 fee on top of the contract price and closed in 21 days. The seller left with cash and no repair headaches, and the buyer renovated for resale.

Pennsylvania rules to know

Pennsylvania wholesale rules, disclosure and transfer tax

Pennsylvania amended its licensing law so residential wholesaling is treated as a regulated activity. The statute defines a wholesale transaction and, as written, calls for a consumer statement about getting an appraisal. In most cases sellers also have a cancellation window. Read the current statute and State Real Estate Commission guidance before you contract.

The Seller Disclosure Law generally requires owners to complete a state form, and the form’s limits are narrow. State realty transfer tax is 1%, with local taxes added in most places, and both sides can be liable. Our transfer tax guide and attorney guide explain how to plan.

Learn it with a mentor

Learn the rules before you send letters

Absentee deals look easy and then stall on paperwork. Mentorship students bring us their contracts and disclosures, and we help them tighten the process.

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FAQ

Absentee Owner Properties in Pennsylvania: common questions

Is wholesaling absentee owner properties in Pennsylvania legal?

It can be, if you follow the licensing law, the consumer statement rules and your contract duties. Check the current statute. Act 52 of 2024 amended the licensing law, and details changed in 2025, so read the text and Real Estate Commission guidance before you sign anything.

How do I find absentee owners in Allentown?

Compare mailing and property addresses in county records, then skip trace to confirm contact details. In the Lehigh Valley, start with Lehigh and Northampton assessment and tax data, and look for owners whose tax bill goes to a different address than the house.

Do absentee sellers get cancellation rights?

In most cases the law gives sellers a window to cancel. Confirm exact terms in the current statute. Details changed in 2025, so build the cancellation timeline into your closing plan only after reading the statute or asking an attorney.

Who pays realty transfer tax in Pennsylvania?

The state charges 1% plus a local share, and the contract usually says who pays. Both parties can be liable. Confirm the local rate for the municipality before you quote net numbers to an absentee seller, and put the payer in writing.

Must the absentee owner use the seller disclosure form?

Generally owners must complete the state disclosure form before sale. Ask an attorney how it applies to your deal. The form is required under 68 Pa.C.S. 7301-7314, and an absentee owner who has not seen the house in years should still disclose what they know.