11 Best States To Wholesale Real Estate (2026)
Jun 04, 2026
Written by
Alex Martinez — Founder & CEO, Real Estate Skills. Has wholesaled and flipped houses for over a decade, personally acquiring 33+ residential investment properties.
Reviewed by
Ryan Zomorodi — Co-Founder & COO, Real Estate Skills. Reviewed and verified the market data, legality guidance, and student results in this guide before publication.
Publication history: Originally published March 15, 2022. Updated June 2026 with refreshed 2026 market data for all 11 states, wholesaler-focused market picks, new sections on legality, licensing, and average assignment fees, and first-hand results from Real Estate Skills students. Market data, legality guidance, and student results verified by Ryan Zomorodi, Co-Founder & COO of Real Estate Skills.
The best states to wholesale real estate in 2026 — including California, Texas, Florida, North Carolina, and Ohio — combine affordable entry points, strong population growth, high property turnover, and steady foreclosure activity that produces motivated sellers. The right state for you is the one where you can realistically execute, since wholesaling is legal in all 50 states.
Every year, new wholesalers spend weeks agonizing over which state to wholesale in — and a lot of them never get past that decision. Here's the truth that takes the pressure off: there is no perfect state. There are states with better fundamentals for wholesaling, and we'll rank eleven of them, but the wholesalers who actually close deals are the ones who pick a workable market and learn it cold.
What actually matters is the data underneath a market: how affordable homes are, how fast the population is growing, how much property turns over, and how much foreclosure activity is producing motivated sellers. Those are the conditions that create assignable deals, and they're what we used to evaluate every state on this list. We also looked at it through a specifically wholesaler lens — distressed inventory and motivated sellers, not just hot appreciation.
Below, you'll get all eleven states ranked on the numbers, the wholesaler-relevant markets inside each one, real results from our students, and straight answers on where wholesaling is legal and what you can expect to earn. Want the full state-by-state legal breakdown to go with it? You can download our free guide here.
How To Wholesale Real Estate Legally In ANY State (+FREE CONTRACTS)!
Ryan Zomorodi breaks down how to wholesale legally in any state — including three attorney-reviewed strategies for closing deals even when a contract can't be assigned.
Why California Is One Of The Best States To Wholesale Real Estate
California is one of the best states to wholesale because its sheer size and low homeownership rate create an enormous pool of motivated sellers. High prices scare off beginners, but the affordable inland markets — Bakersfield, Fresno, Sacramento — are where the assignable spreads actually live.
California's reputation precedes it: with an average home value around $776,233 (Zillow ZHVI, March 2026), it's one of the priciest markets in the country, and that scares off plenty of new wholesalers. But high prices cut both ways. California's homeownership rate sits at just 55.3% — the lowest of any state on this list — which means a huge, churning pool of renters, landlords, and motivated sellers. Pair that with the state's sheer size (a population near 39.4 million, up about 5.6% since 2010) and you have deal volume that few markets can match.
The state's home vacancy rate is a tight 1.1% and rental vacancy is 4.8%, signaling persistent demand and limited supply — the kind of competitive market that pushes prices up and nudges renters toward buying. With year-over-year job growth of about 0.37%, the economy is steadier than it is booming, but the foreclosure activity tells the more important story for wholesalers: California posts roughly 1 filing in every 3,314 households (15th nationally, ATTOM Q1 2026), and in raw volume it's the third-largest source of foreclosure starts in the country — nearly 8,000 in Q1 2026 alone. In a state this large, even a "middle of the pack" foreclosure rate translates to an enormous absolute number of distressed properties.
Here's the honest nuance: California is not a beginner's easy-money market. Coastal metros are fiercely competitive, and the high price points mean bigger earnest-money commitments and a smaller buyer pool per deal. The wholesalers who win here tend to work the affordable inland markets — Bakersfield, Fresno, Sacramento, Riverside, and Stockton — where priced-out coastal buyers are migrating, entry points are reasonable, and distressed inventory is more accessible. Bakersfield, Riverside, and Stockton in particular show up repeatedly as high-distress-activity California metros.
- Average Home Value: $776,233 (Zillow ZHVI, March 2026)
- Population: ~39.4 million (up 5.6% since 2010)
- Homeownership Rate: 55.3%
- Home Vacancy Rate: 1.1%
- Rental Vacancy Rate: 4.8%
- Foreclosure Rate: 1 in 3,314 households (15th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.37%
- Top Wholesaler Markets: Bakersfield, Fresno, Sacramento, Riverside, Stockton
π From The Field
Diana & Chase, Real Estate Skills students, Southern California: Working in one of the country's most competitive, high-priced markets, this husband-and-wife team closed two wholesale deals as near-total beginners. The standout was a roughly $2 million hillside property in disrepair — the kind of deal where the comps didn't obviously support the spread. They knew the neighborhood, hand-drew the right comp boundary to prove the ARV to a buyer, and netted a $30,000 assignment fee after splitting with a partner who brought the high-end cash buyer. A second deal that initially fell out came back at a lower price and earned them another $10,000 — about $40,000 total across two deals. Their takeaway: even in expensive California, the deals are there if you know your market block by block. (Individual results; assignment fees vary widely by deal and market.) Watch their full interview.
How To Wholesale Real Estate In California (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in California, start to finish.
Why Texas Is One Of The Best States To Wholesale Real Estate
Texas is one of the best states to wholesale thanks to explosive population growth, affordable homes, and the highest foreclosure-start volume in the country. It's also among the most competitive wholesaling markets, so deal flow is strong but you'll need a real edge to win in metros like Dallas–Fort Worth.
If California is about finding spreads despite high prices, Texas is the opposite story: affordability and sheer momentum. With an average home value around $302,187 (Zillow ZHVI, March 2026) and explosive population growth — up roughly 26.1% since 2010 to about 31.7 million people — Texas is one of the fastest-expanding housing markets in the country. More people, more transactions, more motivated sellers.
The fundamentals favor wholesalers. A 63.6% homeownership rate leaves a deep renter pool, and the rental vacancy rate of 11.0% points to constant turnover — units changing hands, landlords cashing out, leases turning over. Home vacancy is a tight 1.2%. Job growth of about 0.45% keeps people moving into the state. But the headline number for wholesalers is distress volume: Texas had roughly 1 foreclosure filing in every 3,197 households (14th nationally, ATTOM Q1 2026) — and in raw numbers, it led every state in the country with about 10,617 foreclosure starts in Q1 2026. Houston ranked as the second-busiest metro in the nation for foreclosure starts.
The honest caveat: that opportunity is no secret. Texas — and Dallas–Fort Worth in particular — is one of the most competitive wholesaling markets in the country, thick with experienced investors. You can absolutely win here, but you'll need to outwork and out-professional the crowd rather than count on scarce competition. The strongest wholesaler markets are the high-distress metros: Houston, Dallas–Fort Worth, San Antonio, and Arlington. Texas's non-judicial foreclosure process also moves faster than judicial states, which means pre-foreclosure leads surface and turn over more quickly.
- Average Home Value: $302,187 (Zillow ZHVI, March 2026)
- Population: ~31.7 million (up 26.1% since 2010)
- Homeownership Rate: 63.6%
- Home Vacancy Rate: 1.2%
- Rental Vacancy Rate: 11.0%
- Foreclosure Rate: 1 in 3,197 households (14th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.45%
- Top Wholesaler Markets: Houston, Dallas–Fort Worth, San Antonio, Arlington
π From The Field
Sabbir, Real Estate Skills student, Dallas–Fort Worth: Working full-time in IT while wholesaling on the side, Sabbir closed two deals back-to-back in DFW — one of the most competitive wholesale markets in the country. On a Fort Worth property, he sent his cash buyer in to physically inspect; the walkthrough turned up condition problems the photos had hidden, which justified negotiating the price from $175k down to $160k and earned him a $10,000 assignment fee. His second, in Arlington, was a probate property he'd nurtured since the prior November — once the estate paperwork cleared, it closed almost on autopilot for a $7,000 fee, because he'd already built trust with the listing agent. Two deals, $17,000, around a day job. His takeaway: in a crowded market, patience and agent relationships are what actually get deals done. (Individual results; assignment fees vary widely by deal and market.) Watch his full interview.
How To Wholesale Real Estate In Texas (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in Texas, start to finish.
Why Florida Is One Of The Best States To Wholesale Real Estate
Florida is a top wholesaling state because of relentless in-migration and some of the highest foreclosure activity in the country — it ranks third nationally, and two of its metros are the worst foreclosure-rate markets in the U.S. The engine here is migration and distress, not job growth.
Florida is a wholesaler's classic for a reason: enormous population growth, constant in-migration, and some of the highest distress activity in the country. The average home value sits around $376,504 (Zillow ZHVI, March 2026), and the population has surged roughly 24.8% since 2010 to about 23.5 million — a flood of new residents that keeps properties turning over.
What sets Florida apart for wholesalers is distress. The state posts about 1 foreclosure filing in every 2,092 households — the 3rd-highest rate in the nation (ATTOM Q1 2026), and it was among the top states for total foreclosure starts. Two Florida metros, Lakeland and Punta Gorda, ranked as the #1 and #2 worst foreclosure-rate metros in the entire country in Q1 2026. A homeownership rate of 66.2%, rental vacancy of 10.2%, and a slightly elevated home vacancy of 2.2% all point to high turnover and motivated sellers. Job growth has cooled to roughly −0.04% — essentially flat — so the engine here is migration and distress, not employment booms. For wholesalers, the strongest deal flow is in Jacksonville, Lakeland, Ocala, Tampa, and Orlando.
- Average Home Value: $376,504 (Zillow ZHVI, March 2026)
- Population: ~23.5 million (up 24.8% since 2010)
- Homeownership Rate: 66.2%
- Home Vacancy Rate: 2.2%
- Rental Vacancy Rate: 10.2%
- Foreclosure Rate: 1 in 2,092 households (3rd nationally, ATTOM Q1 2026)
- YoY Job Growth: −0.04%
- Top Wholesaler Markets: Jacksonville, Lakeland, Ocala, Tampa, Orlando
π From The Field
John, Real Estate Skills student, Greater Orlando: John closed his first wholesale deal on a 3-bed Orlando single-family while working overnight warehouse shifts. His cash buyer walked the property and flagged foundation issues the listing hadn't, and John — honest with the buyer about being new — restructured rather than let the deal die, closing in 17 days for a $4,000 assignment fee with none of his own money in it. Smaller than he'd hoped, but his takeaway is the one that compounds: being straight with your cash buyer is what makes them call you first next time. (Individual results; assignment fees vary widely by deal and market.) Watch his full interview.
How To Wholesale Real Estate In Florida (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in Florida, start to finish.
Why North Carolina Is One Of The Best States To Wholesale Real Estate
North Carolina has quietly become one of the strongest wholesaling markets in the Southeast, with rising foreclosure activity (now 8th nationally), steady in-migration, and the best job growth on this list. Affordable home values leave room for healthy assignment spreads.
North Carolina has quietly become one of the strongest wholesaling markets in the Southeast — and the latest data makes the case better than ever. The average home value is around $337,273 (Zillow ZHVI, March 2026), affordable enough for healthy spreads, and the population has grown about 17.4% since 2010 to roughly 11.2 million as people continue migrating in from pricier and storm-battered states.
Here's the shift worth noting: North Carolina's foreclosure activity has climbed sharply. The state now posts about 1 filing in every 2,419 households — 8th-highest in the nation (ATTOM Q1 2026), a significant rise that puts it among the more active distress markets in the country, not a sleepy one. Combine that with a 64.5% homeownership rate, a 6.4% rental vacancy rate, a tight 1.1% home vacancy rate, and the state's standout 0.88% job growth — the strongest on this entire list — and you get a market with both motivated sellers and the economic momentum to keep buyers active. Top wholesaler markets: Fayetteville, Charlotte, Raleigh/Durham, Greensboro, and Winston-Salem — with Fayetteville ranking among the top-5 worst foreclosure-rate metros nationally (about 1 in 480 households).
- Average Home Value: $337,273 (Zillow ZHVI, March 2026)
- Population: ~11.2 million (up 17.4% since 2010)
- Homeownership Rate: 64.5%
- Home Vacancy Rate: 1.1%
- Rental Vacancy Rate: 6.4%
- Foreclosure Rate: 1 in 2,419 households (8th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.88%
- Top Wholesaler Markets: Fayetteville, Charlotte, Raleigh/Durham, Greensboro, Winston-Salem
π From The Field
Landon, Real Estate Skills student: Landon lives in South Carolina but did his first deal as a virtual wholesale in Wilson, North Carolina — partly because South Carolina's tougher wholesaling rules pushed him to operate next door. He found it through an agent relationship he'd built cold-calling on-market listings, locked it at $100k on a gutted property (the seller was mid-renovation and had to sell), and pulled real contractor quotes — $40k in repairs, not the $100k he'd first feared. When his buyer's inspection came back higher, he renegotiated the seller down to $96k and sold at $116k for a roughly $20,000 spread, netting about $19,000 after an agent referral fee — on his first deal, with $0 spent on marketing. (Individual results; assignment fees vary widely by deal and market.) Watch his full interview.
How To Wholesale Real Estate In North Carolina (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in North Carolina, start to finish.
Why Tennessee Is One Of The Best States To Wholesale Real Estate
Tennessee offers a wholesaler-friendly mix of affordable entry, steady turnover, no state income tax, and booming destination cities like Nashville and Memphis. Its low foreclosure rate means less competition from other investors chasing the same distressed deals.
Tennessee offers a balanced, wholesaler-friendly mix: affordable entry, steady turnover, no state income tax, and booming destination cities. The average home value is around $334,075 (Zillow ZHVI, March 2026) — right in the sweet spot for solid assignment spreads — and the population has grown about 15.3% since 2010 to roughly 7.3 million.
A 69.5% homeownership rate paired with an 8.7% rental vacancy rate creates frequent turnover and a steady supply of motivated sellers, while a tight 1.2% home vacancy rate signals real demand and limited inventory. Job growth is essentially flat at 0.00%, so this isn't an employment-boom story — it's a steady-deal-flow story. And while Tennessee's foreclosure rate is low — about 1 in every 7,939 households, 44th nationally (ATTOM Q1 2026) — that's exactly why it flies under the radar: less competition from other investors chasing distress, with consistent pre-foreclosure and motivated-seller activity in Memphis, Chattanooga, Knoxville, Clarksville, and Nashville. (Nashville runs pricier than the rest, so treat it as the higher-value end of the spectrum.)
- Average Home Value: $334,075 (Zillow ZHVI, March 2026)
- Population: ~7.3 million (up 15.3% since 2010)
- Homeownership Rate: 69.5%
- Home Vacancy Rate: 1.2%
- Rental Vacancy Rate: 8.7%
- Foreclosure Rate: 1 in 7,939 households (44th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.00%
- Top Wholesaler Markets: Memphis, Chattanooga, Knoxville, Clarksville, Nashville
π From The Field
Cecilia, Real Estate Skills student, Franklin/Nashville, TN: A licensed realtor who shifted into wholesaling, Cecilia works the MLS in the Nashville market for distressed and estate-sale deals — her first and favorite type, because they tend to close cleanly. Her edge is counterintuitive: rather than act as her own agent, she has the listing agent represent her as the buyer, which gets her offers taken seriously and has even gotten closing costs covered. Across her first few deals — including a $10,000 assignment and an $8,500 one — she's earned roughly $25,000 in a matter of months, on top of a short sale still working through closing. Her takeaway: send offers consistently and let the market tell you the price. (Individual results; assignment fees vary widely by deal and market.)
How Cecilia Closed Her Wholesale Deal Using The MLS Offer System
Hear Cecilia's full story in her own words — how she closed multiple Tennessee wholesale deals from the MLS without spending a dollar on marketing.
Why Arizona Is One Of The Best States To Wholesale Real Estate
Arizona pairs strong population growth with a large, active investor ecosystem, especially across the Phoenix metro. The distress here is more about big-metro volume than an outsized rate — and it's a competitive market, so you'll need a genuine edge to win.
Arizona pairs strong population growth with a large, active investor ecosystem. The average home value is around $423,746 (Zillow ZHVI, March 2026), and the population has grown about 19.3% since 2010 to roughly 7.6 million, driven by steady in-migration to the Phoenix metro and beyond.
A 69.7% homeownership rate, an 8.4% rental vacancy rate, and a tight 1.1% home vacancy rate point to a market with healthy turnover, and job growth of about 0.23% keeps people arriving. Foreclosure activity is moderate — roughly 1 filing in every 4,542 households, 28th nationally (ATTOM Q1 2026) — so the distress here is more about Arizona's large metro volume than an outsized rate. The honest caveat, and it's a real one: Arizona is one of the most competitive wholesaling markets in the country — a hub for big-name investors and educators — so you'll need a genuine edge to compete. The strongest deal flow is in Phoenix, Tucson, Mesa, Glendale, and Prescott.
- Average Home Value: $423,746 (Zillow ZHVI, March 2026)
- Population: ~7.6 million (up 19.3% since 2010)
- Homeownership Rate: 69.7%
- Home Vacancy Rate: 1.1%
- Rental Vacancy Rate: 8.4%
- Foreclosure Rate: 1 in 4,542 households (28th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.23%
- Top Wholesaler Markets: Phoenix, Tucson, Mesa, Glendale, Prescott
π From The Field
Mark Rodriguez, Real Estate Skills student, Phoenix, AZ: Mark closed his first deal in one of the most competitive wholesale markets in the country — Phoenix, where, as he puts it, every big-name "guru" is fighting for the same deals. On a North Phoenix property, the listing agent first sent back an addendum making the contract non-assignable; Mark got it reversed by professionally explaining that the restriction only hurt the agent's own ability to move the property. With his cash buyer stuck out of state and a tight 5-day inspection window, he fronted the earnest money and paid about $600 for a Sunday appraiser himself, then got both reimbursed at closing. The deal tightened to a $4,000 fee to hold it together — but it took him 60 to 90 days of in-person networking to build the trust that made it possible. (Individual results; assignment fees vary widely by deal and market.) Watch his full interview.
How To Wholesale Real Estate In Arizona (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in Arizona, start to finish.
Why Georgia Is One Of The Best States To Wholesale Real Estate
Georgia combines Sun Belt growth with genuine distress activity, anchored by Atlanta — one of the busiest foreclosure-start metros in the country. With job growth now flat, the opportunity rests on migration and motivated sellers.
Georgia combines Sun Belt growth with genuine distress activity, anchored by one of the country's most active investor metros. The average home value is around $333,559 (Zillow ZHVI, March 2026), and the population has grown about 16.7% since 2010 to roughly 11.3 million.
A 63.9% homeownership rate and a 6.6% rental vacancy rate keep properties turning over, while a tight 1.2% home vacancy rate reflects steady demand. Job growth has cooled to about −0.08% — essentially flat — so the opportunity here rests on migration and distress rather than employment gains. Georgia posts roughly 1 foreclosure filing in every 3,022 households (12th nationally, ATTOM Q1 2026), and Atlanta consistently ranks among the busiest metros in the country for foreclosure starts. The strongest wholesaler markets are Atlanta, Macon, Savannah, Augusta, and Columbus — with Macon ranking among the top-5 worst foreclosure-rate metros nationally (about 1 in 492 households).
- Average Home Value: $333,559 (Zillow ZHVI, March 2026)
- Population: ~11.3 million (up 16.7% since 2010)
- Homeownership Rate: 63.9%
- Home Vacancy Rate: 1.2%
- Rental Vacancy Rate: 6.6%
- Foreclosure Rate: 1 in 3,022 households (12th nationally, ATTOM Q1 2026)
- YoY Job Growth: −0.08%
- Top Wholesaler Markets: Atlanta, Macon, Savannah, Augusta, Columbus
Why Pennsylvania Is One Of The Best States To Wholesale Real Estate
Pennsylvania is the underrated value play: among the lowest home values on this list, the highest homeownership rate, and a deep supply of aging, affordable homes that create renovation-and-assignment margin in markets like Philadelphia and Pittsburgh.
Pennsylvania is the underrated value play on this list: affordable housing stock, stable fundamentals, and a steady supply of distressed older homes. The average home value is around $286,387 (Zillow ZHVI, March 2026) — among the lowest on this list, which means low capital to lock up deals — and the population sits near 13.1 million, up modestly about 2.8% since 2010.
Pennsylvania has the highest homeownership rate of any state here at 70.1%, paired with a 6.6% rental vacancy rate and a very tight 1.0% home vacancy rate — a stable, owner-heavy market with limited inventory. Job growth is positive at about 0.43%. The state's foreclosure rate is moderate — roughly 1 in every 3,558 households, 19th nationally (ATTOM Q1 2026) — but its deep stock of aging, affordable homes is what creates renovation-and-assignment margin. Top wholesaler markets: Philadelphia, Pittsburgh, Allentown, Reading, and Erie, with Philadelphia consistently cited as a high-volume distressed market.
- Average Home Value: $286,387 (Zillow ZHVI, March 2026)
- Population: ~13.1 million (up 2.8% since 2010)
- Homeownership Rate: 70.1%
- Home Vacancy Rate: 1.0%
- Rental Vacancy Rate: 6.6%
- Foreclosure Rate: 1 in 3,558 households (19th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.43%
- Top Wholesaler Markets: Philadelphia, Pittsburgh, Allentown, Reading, Erie
Why Illinois Is One Of The Best States To Wholesale Real Estate
Illinois is one of the most reliable distress markets in the Midwest, ranking among the top-5 highest-foreclosure states in the country. Affordable home values and heavy foreclosure volume around Chicago make it a wholesaler's market.
Illinois remains one of the most reliable distress markets in the Midwest, with affordable entry points and consistent foreclosure activity concentrated in and around Chicago. The average home value is around $290,210 (Zillow ZHVI, March 2026) — low enough to keep deals accessible — though the population has dipped slightly, down about 0.9% since 2010 to roughly 12.7 million.
A 66.3% homeownership rate, a 5.7% rental vacancy rate, and the tightest home vacancy rate on this list at 0.8% point to a market with limited inventory and steady demand. Job growth is essentially flat at about −0.04%. Where Illinois stands out for wholesalers is distress: the state posts roughly 1 foreclosure filing in every 2,262 households, placing it among the top-5 highest-foreclosure states in the country (ATTOM Q1 2026), and Chicago ranks among the highest-volume metros nationally for foreclosure starts. That concentration of distressed inventory, paired with low home prices, is what makes Illinois a wholesaler's market. Strongest deal flow: Chicago, Rockford, Peoria, Springfield, and Joliet.
- Average Home Value: $290,210 (Zillow ZHVI, March 2026)
- Population: ~12.7 million (down 0.9% since 2010)
- Homeownership Rate: 66.3%
- Home Vacancy Rate: 0.8%
- Rental Vacancy Rate: 5.7%
- Foreclosure Rate: 1 in 2,262 households (5th nationally, ATTOM Q1 2026)
- YoY Job Growth: −0.04%
- Top Wholesaler Markets: Chicago, Rockford, Peoria, Springfield, Joliet
How To Wholesale Real Estate In Illinois (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in Illinois, start to finish.
Why Ohio Is One Of The Best States To Wholesale Real Estate
Ohio is the affordability champion of this list, with the lowest home values of any state here — meaning the least capital to control a deal. Cleveland ranks as a top-10 foreclosure-rate metro among large U.S. cities, making it ideal for newer wholesalers building volume.
Ohio is the affordability champion of this list, and that's its whole advantage for wholesalers: the lowest average home value of any state here at about $244,844 (Zillow ZHVI, March 2026) means the least capital required to control a deal. The population sits near 11.9 million, up about 3.2% since 2010.
Ohio carries a high 70.3% homeownership rate — the highest on this list — alongside a 5.9% rental vacancy rate and a tight 0.9% home vacancy rate, signaling stable demand. Job growth is positive at about 0.22%. The distress story is solid: roughly 1 foreclosure filing in every 2,977 households (11th nationally, ATTOM Q1 2026), and Cleveland ranks as the 6th-worst foreclosure-rate metro among large U.S. metros (population over 1 million). Low prices plus consistent distress make Ohio an ideal market for newer wholesalers building volume. Top markets: Cleveland, Columbus, Dayton, Akron, and Toledo.
- Average Home Value: $244,844 (Zillow ZHVI, March 2026)
- Population: ~11.9 million (up 3.2% since 2010)
- Homeownership Rate: 70.3%
- Home Vacancy Rate: 0.9%
- Rental Vacancy Rate: 5.9%
- Foreclosure Rate: 1 in 2,977 households (11th nationally, ATTOM Q1 2026)
- YoY Job Growth: 0.22%
- Top Wholesaler Markets: Cleveland, Columbus, Dayton, Akron, Toledo
Why Colorado Is One Of The Best States To Wholesale Real Estate
Colorado is the high-value, fast-changing market on this list — pricier than most, but with foreclosure activity rising quickly off a low base. Denver is competitive and investor-heavy, so a sharper edge is required.
Colorado is the high-value, fast-changing market on this list — pricier, but with distress rising quickly off a low base. The average home value is around $543,271 (Zillow ZHVI, March 2026), the second-highest here after California, and the population has grown about 19.6% since 2010 to roughly 6.0 million.
A 62.9% homeownership rate and a 5.8% rental vacancy rate keep the market liquid, with a tight 1.2% home vacancy rate. Job growth is essentially flat at about −0.03%, so this isn't a boom story — it's a distress-on-the-rise story. Colorado's foreclosure rate is moderate at roughly 1 in every 3,858 households (24th nationally, ATTOM Q1 2026), but the trend is what's notable: the state recorded one of the largest year-over-year jumps in completed foreclosures of any state in Q1 2026 — rising distress that's creating new opportunities for wholesalers who get in early. The honest caveat: Denver in particular is a competitive, investor-heavy market, so sharpen your edge. Strongest markets: Denver, Aurora, Colorado Springs, Pueblo, and Fort Collins.
- Average Home Value: $543,271 (Zillow ZHVI, March 2026)
- Population: ~6.0 million (up 19.6% since 2010)
- Homeownership Rate: 62.9%
- Home Vacancy Rate: 1.2%
- Rental Vacancy Rate: 5.8%
- Foreclosure Rate: 1 in 3,858 households (24th nationally, ATTOM Q1 2026)
- YoY Job Growth: −0.03%
- Top Wholesaler Markets: Denver, Aurora, Colorado Springs, Pueblo, Fort Collins
How To Wholesale Real Estate In Colorado (Step-By-Step)
Alex Martinez breaks down the entire process of wholesaling a property in Colorado, start to finish.
All 11 Best States To Wholesale Real Estate, Compared
Here's how all 11 states stack up side by side on the metrics that matter most to wholesalers, sorted by foreclosure rank — Florida leads on distress activity, while Ohio offers the lowest entry price and North Carolina the strongest job growth.
The table below sorts all eleven states by national foreclosure rank (most distress activity first), with the core wholesaler metrics alongside. All figures reflect the most recent data available at the time of writing — home values from Zillow (ZHVI, March 2026), population from the U.S. Census Bureau (2025 vintage), homeownership and vacancy from the Census Housing Vacancy Survey, foreclosure data from ATTOM (Q1 2026), and job growth from the Bureau of Labor Statistics.
| State | Avg. Home Value | Homeownership | Rental Vacancy | Foreclosure Rate | Rank | Job Growth |
|---|---|---|---|---|---|---|
| Florida | $376,504 | 66.2% | 10.2% | 1 in 2,092 | 3rd | −0.04% |
| Illinois | $290,210 | 66.3% | 5.7% | 1 in 2,262 | 5th | −0.04% |
| North Carolina | $337,273 | 64.5% | 6.4% | 1 in 2,419 | 8th | 0.88% |
| Ohio | $244,844 | 70.3% | 5.9% | 1 in 2,977 | 11th | 0.22% |
| Georgia | $333,559 | 63.9% | 6.6% | 1 in 3,022 | 12th | −0.08% |
| Texas | $302,187 | 63.6% | 11.0% | 1 in 3,197 | 14th | 0.45% |
| California | $776,233 | 55.3% | 4.8% | 1 in 3,314 | 15th | 0.37% |
| Pennsylvania | $286,387 | 70.1% | 6.6% | 1 in 3,558 | 19th | 0.43% |
| Colorado | $543,271 | 62.9% | 5.8% | 1 in 3,858 | 24th | −0.03% |
| Arizona | $423,746 | 69.7% | 8.4% | 1 in 4,542 | 28th | 0.23% |
| Tennessee | $334,075 | 69.5% | 8.7% | 1 in 7,939 | 44th | 0.00% |
You've got the markets — now get the system. You've just seen the eleven best states to wholesale in 2026 and the numbers behind them, but here's the truth every closed deal in this article points to: the best state isn't the one with the perfect stats — it's the one where you can actually execute. Our FREE Training walks through the exact system our students used to close deals in competitive and affordable markets alike, in whatever state they're in.
Pick a market you can work, then learn the process that actually closes deals in it.
Is Wholesaling Real Estate Legal In These States?
Yes. Wholesaling real estate is legal in all 50 states, including every state on this list. No state bans it outright. What varies is how you're allowed to do it — the rules around marketing, disclosure, and assigning contracts — so always confirm your state's current requirements before you operate.
This section is educational and explains how wholesaling legality generally works — it isn't legal advice. Wholesaling laws vary by state and change over time, so confirm the current rules in your market with a licensed real estate attorney before doing a deal.
Yes — wholesaling real estate is legal in all 50 states, including every state on this list. No state outright bans the practice. What varies from state to state is how you're allowed to do it: the rules around marketing a property, how you disclose your role to the seller, and whether you can assign a contract or need to use a different structure. Getting those details right is what separates compliant wholesaling from the kind that draws regulatory trouble.
The core legal principle is the same everywhere. When you put a property under contract, you gain what's called an equitable interest in it — a real, legally recognized interest in that specific property. As a wholesaler, you're not selling the house (you don't own it); you're selling your contract rights to it. That's legal because you're transferring something you genuinely hold. The friction comes when a state or a specific contract restricts how you market or assign those rights.
This is exactly why the contract matters so much. When a straight assignment isn't permitted or a seller's contract blocks it, there are three attorney-reviewed structures wholesalers use to stay compliant:
- A double close — you briefly buy the property and immediately resell it, rather than assigning a contract.
- Assigning an LLC — you put the property under contract in an LLC, then sell the entire LLC to your buyer.
- A joint venture — you partner with your buyer on the transaction rather than assigning.
Each of these keeps you on the right side of the rules when a simple assignment won't work.
π From The Field
Ryan Zomorodi, Co-Founder & COO, Real Estate Skills: "One method I've used to close deals all over the country, even where assignments get complicated, is to make offers as an acquisitions associate of my cash buyer's entity. Done right, with the proper disclosures and an attorney in your corner, it's let me close dozens of deals and build six-figure-profit partnerships with one of my best buyers." (Individual results vary; always confirm the right structure for your situation with a local real estate attorney.)
π Check Your State's Rules First
A handful of states have layered on their own requirements worth knowing before you operate there. Illinois, Oklahoma, Ohio, Maryland, and Kentucky, among others, have added licensing thresholds or disclosure rules specific to wholesaling — the kind of details that vary by state and change over time.
For the full, current state-by-state breakdown, see our guide on whether wholesaling is legal in your state, plus our individual state pages.
Because the specifics genuinely vary — and because regulations change — the most important habit in wholesaling is confirming the current rules for your state before you operate there, ideally with a local real estate attorney. The free guide below lays out the licensing, assignment, and disclosure rules state by state.
Wholesale Legally, State By State
Wholesaling laws aren't the same everywhere — licensing rules, assignment restrictions, and disclosure requirements all shift from one state to the next, and getting them wrong is what gets deals (and wholesalers) in trouble. Our free state-by-state guide walks through how wholesaling works legally across the country, so you know what applies where you're operating before you sign anything. Download it to get the full breakdown for your state — and always confirm the specifics with a local real estate attorney.
Do You Need A License To Wholesale Real Estate?
In most cases, no. You don't need a real estate license to wholesale, because you're a principal in the deal — buying and selling your own contract rights, not representing someone else's property for a commission. A few states limit unlicensed wholesaling, so the answer depends on where you operate.
In most cases, no — you do not need a real estate license to wholesale, because you're not acting as an agent or broker. You're a principal in the transaction: you're buying and selling your own contract rights, not representing someone else's property for a commission. That's the legal distinction that lets unlicensed investors wholesale in the large majority of states.
There are two important caveats. First, a few states place limits on unlicensed wholesaling — for example, capping how many deals you can do in a year or requiring specific disclosures — so the answer depends on where you operate. Second, while a license isn't required, some wholesalers choose to get one anyway: it provides direct MLS access, can add credibility with agents and sellers, and opens up earning commissions on the side. As one of the students featured above found, having a license isn't necessary to succeed at wholesaling — but it can be a useful tool if you already have it.
Because the licensing rules genuinely vary by state, confirm your state's current requirements — our free state-by-state guide and individual state pages lay them out in detail.
What's The Average Wholesale Assignment Fee?
Nationally, a typical wholesale assignment fee runs between $5,000 and $20,000 per deal, with most landing in the middle of that range. Fees scale with the market — higher in expensive metros where spreads are larger, and often smaller on early deals as you build your process.
The assignment fee is how wholesalers get paid — the difference between the price you put a property under contract for and the (higher) price your cash buyer pays to take over that contract. So the natural question is: what should you expect to make on a deal?
Nationally, a typical wholesale assignment fee runs between $5,000 and $20,000 per deal, with the most common deals landing somewhere in the middle. That range isn't fixed, though — it scales with the market. In affordable markets like Ohio or Pennsylvania, a solid fee might sit toward the lower-to-middle end; in higher-value metros across California, Colorado, or Arizona, fees of $20,000 or more are realistic because the spreads on more expensive properties are larger. The deals shared throughout this article bear that out: real assignment fees ranging from $4,000 on a first deal to $20,000 on a single transaction, with some wholesalers stacking $25,000 or more across their first few deals.
A few factors drive where you land within that range:
- The spread — how far below market value you secure the contract. The deeper the discount, the bigger your potential fee.
- The market's price point — higher-value metros support larger fees, though they also carry bigger earnest-money commitments and smaller buyer pools.
- Your cash buyer relationships — buyers who trust you and buy repeatedly let you command consistent fees rather than fighting for every dollar.
- How you negotiate and structure the deal — the wholesalers who earn the most aren't the luckiest; they're the ones who analyze accurately and hold their spread.
It's worth being realistic: fees vary widely deal to deal, and early deals are often smaller as you build your process and your buyer network. The goal early on isn't to maximize one fee — it's to close cleanly, build relationships, and create the repeatable system that turns $4,000 first deals into $20,000 regular ones.
Secure Your Deal With The Right Contracts
Whichever market you pick from this list, the deal lives or dies on your paperwork — and what makes a contract assignable varies state to state. Download our attorney-drafted Wholesale Real Estate Contracts — the Purchase & Sale Agreement and the Assignment Contract — so every deal you sign is locked in, assignable, and ready for the closing table.
How We Chose The Best States To Wholesale Real Estate
We ranked these states on the fundamentals that actually produce wholesale deals: affordability, population growth, homeownership and vacancy rates, foreclosure activity, and job growth — then applied a wholesaler lens, prioritizing distressed inventory and motivated sellers over hot appreciation.
These rankings aren't based on opinion or hype — they're built on the housing-market fundamentals that actually determine whether a state produces wholesale-able deals. For each state, we evaluated the metrics that matter most to wholesalers:
- Affordability (average home value) — lower entry points mean less capital to control a deal and a wider buyer pool.
- Population growth — more people moving in means more transactions and more motivated sellers.
- Homeownership and vacancy rates — these reveal how much a market turns over and how tight supply is.
- Foreclosure activity — the clearest signal of distressed inventory and motivated sellers.
- Job growth — a measure of underlying economic stability and ongoing housing demand.
We then layered in a specifically wholesaler lens: rather than ranking the "hottest" appreciation markets, we prioritized states and metros with distressed inventory, high turnover, and motivated-seller conditions — because that's where assignable deals actually exist. The market data throughout this article is sourced from Zillow (ZHVI via FRED), the U.S. Census Bureau, ATTOM's Q1 2026 foreclosure report, and the Bureau of Labor Statistics, and reflects the most recent figures available at the time of writing.
Best States To Wholesale Real Estate FAQs
Final Thoughts On The Best States To Wholesale Real Estate
The eleven states in this guide give you a real, data-backed starting point — affordable entry, population growth, high turnover, and the foreclosure activity that creates motivated sellers. But notice what every student story in this article had in common: none of them won because they picked a magic state. They won because they learned one market well and worked it.
That's the part that takes the pressure off the decision. Florida's distress activity, Ohio's low entry price, North Carolina's job growth, Texas's sheer volume — these are genuine advantages, and they're worth weighing. But a beginner who deeply understands one workable market will out-earn someone who spreads themselves thin chasing the "perfect" state every time. Diana and Chase won in expensive California; Landon won virtually in North Carolina; Sabbir and Mark won in two of the most competitive markets in the country. The market mattered less than the execution.
So pick a state you can realistically work — whether that's your backyard or a market you can operate in virtually — confirm its rules, line up your cash buyers, and get the right contracts in hand. Then go close your first deal. That's how a list of states turns into a real wholesaling business.
The best state to wholesale is the one you can work. Picking a market is the easy part — closing your first deal in it, by analyzing the property, talking to agents, lining up cash buyers, and signing a contract you understand, is what actually changes your life. That's the system the wholesalers featured throughout this article learned, and the same one we teach from the ground up.
If you're ready to stop reading about wholesaling and start doing it, our FREE Training is where to begin.
About The Author
Founder & CEO, Real Estate Skills
Alex Martinez is the Founder and CEO of Real Estate Skills. With more than a decade of investing experience and 33+ residential properties acquired, he has personally wholesaled and flipped houses across the country. Through Real Estate Skills, Alex and his team have helped thousands of students learn how to find deals, choose the right markets, and close profitable real estate transactions.
Real Estate Skills is not a law firm, and the information in this article is provided for educational purposes only — it does not constitute legal, tax, or financial advice. Wholesaling laws, licensing requirements, and market data vary by state and change over time, and the market figures cited reflect the most recent data available at the time of writing. Real estate investing carries risk, and individual results — including the student results described here — are not typical and do not guarantee future outcomes. Always consult a licensed real estate attorney and your own financial advisors before entering into any contract or transaction.
Β
πFREEΒ Training
How To Consistently Wholesale, Flip Houses, & Invest In Rental Properties From The MLS
(Without Spending $1 On Marketing)
Alex Martinez, the founder of Real Estate Skills, is known for his strong, practical expertise in real estate, starting from a beginner with no family connections in the industry to completing over 50 real estate deals, including wholesale and flips, within his first year.
He has dedicated his career to providing cutting-edge education and resources for real estate professionals. He emphasizes the importance of self-taught knowledge through mentors, books, and hands-on experience.
His journey from earning a modest income to becoming a successful real estate entrepreneur and educator showcases his expertise and dedication to the field.
Ryan Zomorodi, co-founder and COO of Real Estate Skills, leverages his experience from a diverse background in real estate investment, construction management, and entrepreneurship to provide comprehensive education in the real estate sector.
His expertise is rooted in hands-on experience, extensive industry knowledge, and a commitment to empowering others through education.
Ryan's journey reflects a blend of practical experience and entrepreneurial success, contributing to his role in developing a platform that educates and supports aspiring real estate professionals.
Read Ryan's Full Bio >>
