Wisconsin situation guide · Updated November 2026

Wholesaling Condemned Houses in Wisconsin

Wholesaling condemned houses in Wisconsin is a high-risk, high-reward corner of the business. A condemned house may be unsafe to occupy, and the city may want it repaired or torn down. In Racine, older lakefront and near-downtown homes can fall into this category. Your role is to bring a clear plan and a capable buyer before the city’s patience runs out.

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The short answer

Can you wholesale a condemned house in Wisconsin?

Yes, you can generally contract for a condemned house and assign it, but only with the written wholesaler notices and a buyer who understands the city order. A condemned label changes who can buy, not whether a sale is allowed.

No Wisconsin rule we know of bans selling a condemned house, but the order matters. Wis. Stat. 710.13 still applies to one- to four-unit homes, so the seller gets written notice no later than the purchase agreement and your buyer gets written notice no later than the assignment. Read our condemned house guide and assignment guide.

Ask the city what the order requires and by when. Some orders call for repairs, others for demolition, and cities can pursue razing in some situations. Check current rules with the local building department. Our certificate of occupancy guide explains what it takes to make a home legal to live in again.

Condemned Houses in Wisconsin at a glance

Wholesaler law	Wis. Stat. 710.13 for one- to four-unit homes
Seller notice	Written, no later than the purchase agreement
Buyer notice	Written, no later than the assignment
City order	May require repair or removal, so get the file
Financing	Lenders rarely finance these, so expect cash buyers
Transfer fee	30 cents per $100, paid by the grantor

The opportunity

Why condemned houses create deals in Racine

Racine County has older frame houses, lakefront blocks and neighborhoods near downtown where investors have been active for years. When a house is posted, the owner often runs out of options. Banks will not lend, agents will not list and demolition costs money. A buyer with a crew, or one willing to take on a teardown, can pay a fair price. The risk is real, so honest pricing and clear communication with both sides protect you.

Few competitors

Most buyers avoid posted houses, so the field is small.

Deep discounts

Prices can reflect the order and the repair scope. Use our ARV guide to check the spread.

Land value

Even a teardown has lot value. See our highest and best use guide.

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Lead sources

Where to find condemned house leads in Racine

Posted notices. Placards on doors and windows, spotted on drives and walks.
City records. Building department lists, where public. See our code violation leads.
Vacant properties. Boarded homes with tall grass. See our zombie property guide.
Tax delinquent owners. County lists of unpaid taxes. See our tax delinquent guide.
Fire damage. Homes that burned and never got repaired. See our fire-damaged house guide.

Your exit

Who buys condemned houses in Wisconsin

Cash rehabbers, builders who want the lot and landlords with a crew are your buyers. Expect them to ask for the order, the city contact, structural photos and any engineer notes. A buyer who plans to demolish will care about utility shutoffs and lot size.

Be honest about what you know. If a buyer hears about the order from a neighbor and not from you, the deal will die. Use the inspection contingency and read our title search guide so liens do not surprise anyone.

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Step by step

How to start wholesaling condemned houses in Wisconsin

Read the order. Get the notice, the deadline and the name of the inspector.
Check the structure. Bring a contractor or engineer before you price the deal.
Search the title. Look for liens and orders using our title search guide.
Run your numbers. Use the ARV calculator and MAO calculator.
Write the offer. Follow our wholesale offer guide and include the 710.13 notice.
Assign with disclosure. Give the assignee the written notice and every document you hold.
Close carefully. Use an investor-friendly title company and confirm the order status in writing.

Your checklist for wholesaling Condemned Houses in Wisconsin

Get the condemnation order and read every deadline.
Give the seller written wholesaler notice before signing.
Disclose the order to every buyer in writing.
Order a title search to find liens and recorded orders.
Never promise that the city will extend or cancel an order.

A Wisconsin example: a posted house near downtown Racine

Contract price	$32,000
Demolition estimate	$14,000
Lot value after teardown	$65,000
City deadline	90 days
Assignment fee	$6,000
Title liens	$2,100 paid from proceeds

A Racine owner inherited a frame house that the city had posted after a roof collapse. The family lived in another state and could not afford the repair or the removal. Two investors had walked away after seeing the placard.

You collected the order and asked a contractor about demolition. A title search found $2,100 in liens. You offered $32,000 and gave the written wholesaler notice before signing. The family agreed to a quick close.

A small builder took the assignment for $6,000, paid the liens from proceeds and planned to demolish. The lot was worth much more than the house. Your caution about the order saved the deal. Verify the current city process each time.

Wisconsin rules to know

Wisconsin rules for condemned house deals

Wisconsin requires the written wholesaler notices in 710.13 for one- to four-unit homes, and the seller can generally rescind before closing if you are late. Many sellers also owe a chapter 709 condition report, with exceptions for some fiduciaries who never lived there. The transfer fee under 77.22 is 30 cents per $100. Always read the current text.

Condemnation and razing are mostly local and statutory processes that you should confirm with the city and an attorney. Repeated deals can raise the pattern question under 452.01. See our attorney guide before you take a posted house.

Learn it with a mentor

Judge risky houses with a mentor

Condemned deals reward caution. Mentorship students send us the order and the photos, and we help them decide whether to pass or proceed.

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FAQ

Condemned Houses in Wisconsin: common questions

Is wholesaling condemned houses in Wisconsin legal?

Generally yes, with the written notices under Wis. Stat. 710.13. Check current rules and the city order. Give the seller notice no later than the purchase agreement and your buyer notice no later than the assignment, and make sure the buyer reads the city order before signing.

Can a condemned house be sold?

Generally yes. The order usually stays with the property, so the buyer must know about it. We know of no Wisconsin rule that bans selling a condemned house, but ask the city what the order requires and by when before you offer.

Who pays for demolition?

Whoever the order and contract assign it to, often the buyer. Spell it out in writing. Some orders call for repairs, others for demolition, so get the city file first and price the likely teardown cost into your offer to the owner.

What fee applies at closing?

The state transfer fee is 30 cents per $100 of value, generally paid by the grantor. For a $90,000 condemned house that comes to $270 on the seller side, and your title company can confirm any exemption before closing day.

Where do I find these houses in Racine?

Posted notices, city records, vacant-home drives and tax lists are common starting points. In Racine, check the building department for placarded addresses, drive older blocks near downtown and the lakefront, and cross-check each name against county records before you reach out.