How To Wholesale Real Estate In New Brunswick: Step‑By‑Step (2025)

New Brunswick’s real estate market is heating up in 2025. According to CREA and WOWA.ca, the province’s benchmark home price now sits around $343,260—up roughly 6.2% year over year. With less than four months of housing supply, demand is outpacing inventory, and investors are taking notice. For anyone who’s ever thought about getting started in New Brunswick real estate, now’s the time to learn how to find and profit from great deals.

In this guide, we’ll walk you step-by-step through how to wholesale real estate in New Brunswick—from understanding the local market to building your buyer list, finding motivated sellers, and closing profitable deals. You’ll also learn about legal requirements, income potential, and why this province has become a top spot for investors across Canada.

• What Is Wholesaling Real Estate?
• How To Wholesale Real Estate In New Brunswick (9 Steps)
• Why Wholesale Real Estate In New Brunswick?
• Wholesaling Real Estate Pros & Cons
• Is Wholesaling Legal In New Brunswick?
• How Much Do Real Estate Wholesalers Make In New Brunswick?
• Do You Need A License To Wholesale In New Brunswick?
• Final Thoughts On Wholesaling In New Brunswick

What Is Wholesaling Real Estate?

If you’re brand new to investing and wondering, “What is wholesaling real estate?” — think of it as deal-making without needing to buy or own property yourself. In simple terms, wholesaling is when you find an undervalued or distressed home, get it under contract, and then sell or assign that contract to another buyer (usually a cash investor) for a profit. That profit is called an assignment fee.

Unlike traditional real estate investing—where you purchase, renovate, or rent out a property—wholesaling focuses on creating opportunities for others. You act as the connector between motivated sellers who need to sell fast and investors who want to buy discounted deals. It’s one of the fastest and most beginner-friendly ways to start building wealth through real estate without heavy capital, loans, or rehab projects.

Assignment vs. Double Closing

In Canada, wholesalers use two main methods to profit from a deal: assigning the contract or doing a double closing. Here’s how they compare:

For anyone learning how to wholesale real estate in New Brunswick, mastering these two methods is the foundation of every successful deal. Start simple with assignments, then scale into double closings as your deal flow and confidence grow.

How To Wholesale Real Estate In New Brunswick (9 Steps)

Wholesaling is more than just flipping contracts—it’s a repeatable, step-by-step system. Once you learn the process, you can rinse and repeat it to generate consistent deal flow and income. Here’s how the real estate wholesaling process works: you find undervalued properties, put them under contract, and sell or assign those contracts to cash buyers. Every successful wholesaler in New Brunswick investing follows this same framework.

Below are the nine proven steps showing how to wholesale real estate in New Brunswick—from finding your first mentor to closing deals and scaling your business.

• Partner With A Wholesale Mentor
• Learn New Brunswick Wholesaling Laws And Contracts
• Understand The New Brunswick Real Estate Market
• Build A Cash Buyers List
• Find Motivated Sellers And Distressed Properties
• Put Distressed Properties Under Contract
• Assign Contracts To Cash Buyers
• Close Deals And Collect Assignment Fee
• Double Close When Necessary

Partner With A Wholesale Mentor

The fastest way to master how to wholesale real estate in New Brunswick is by learning directly from someone who’s already thriving in the business. A wholesale real estate mentor acts as both a coach and a safety net, guiding you through real deals while helping you avoid rookie mistakes that can cost you time and money. Instead of figuring everything out alone, you can model their systems, scripts, and decision-making process.

A skilled mentor will help you:

• Analyze deals like a pro: Learn how to calculate After Repair Value (ARV), set your Maximum Allowable Offer (MAO), and spot red flags others miss.
• Communicate effectively: Watch how they talk to motivated sellers, negotiate with empathy, and build trust that leads to signed contracts.
• Stay compliant: Understand how to legally assign contracts under the Real Estate Agents Act (RSNB 2011) and avoid marketing mistakes that could look like unlicensed trading.
• Build systems: From using CRMs to tracking leads and automating follow-ups, mentors show you the business side of wholesaling that most beginners overlook.

When choosing a mentor in New Brunswick, focus on those who are actively closing deals in your province—not just teaching online. You can find them at local real estate investment groups in Moncton, Fredericton, and Saint John, Facebook investor communities, or through meetups hosted by the New Brunswick Real Estate Association (NBREA). Attend events, ask questions, and show genuine interest in learning before pitching a partnership.

Remember, mentorship is a two-way street. The best relationships are built on mutual value and action. Don’t just ask for help—offer to help your mentor in small but meaningful ways.

Need a Mentor? Start Here (Free PDF)

If you’ve been thinking, “I just need someone to show me the moves,” that’s us. We’re the mentor you’re looking for, and you don’t have to wait. Grab our free, step-by-step PDF that shows you how to wholesale anywhere—from legal basics to buyer lists, offers, and closing. It’s concise, actionable, and designed for your first deal. Download the free guide now:

Learn New Brunswick Wholesaling Laws And Contracts

Before you ever market a deal or collect a deposit, you must build your wholesaling business on a rock-solid legal foundation. In New Brunswick, the key is recognizing that you are selling your equitable interest in a property—not the property itself. When structured correctly, this keeps you operating legally under provincial law.

The governing statute is the Real Estate Agents Act (RSNB 2011, c. 215). Under this Act, anyone who “trades in real estate” for another person and is compensated generally must hold a valid licence. That means if you present yourself as an agent or broker, list properties you don’t own, or negotiate on behalf of another, you can cross the line into unlicensed real estate activity.

In fact, in June 2023, the Financial and Consumer Services Commission (FCNB) issued a public warning about “pop-up agencies” in New Brunswick that enter into a purchase agreement with a seller and immediately try to resell that agreement to someone else—even though they never intended to buy the property. FCNB considers this “trading in real estate,” which requires a licence under the Act.

So how do you stay legal?

• Use an assignable purchase and sale agreement that explicitly gives you the right to assign your interest to someone else.
• Include a clear disclosure to all parties that you are acting as a wholesaler and intend to assign your equitable interest (not sell the property).
• Market the contract—not the property. Never advertise the physical address with language suggesting you are the seller or Realtor.
• Avoid acting like a real estate agent: don’t take listings, represent buyers or sellers, negotiate on behalf of someone else, or collect per-transaction commissions.

If there’s ever uncertainty, have your contract templates reviewed by a local real estate attorney or title professional who understands wholesaling in New Brunswick. That extra layer of legal review can prevent costly mistakes and keep your business safe.

Understand The New Brunswick Real Estate Market

To consistently spot profitable wholesale opportunities, you need a pulse on your local market—not just province-wide averages. Yes, statewide data like a benchmark price near $343,260 (up ~6.2% YoY) and fewer than four months of supply tell you New Brunswick is in a seller’s market. But as a wholesaler, your real wins come from city-by-city, neighbourhood-by-neighbourhood intelligence. Here’s how to research the market and what data really matters.

How to Research Your Local Market

• Access local REALTOR® boards and MLS reports: Many cities and regional boards publish monthly sales stats. Look for “composite benchmark price,” number of new listings, sold listings, and trending neighbourhoods.
• Use CREA and province-level snapshots: CREA’s monthly or quarterly housing reports help frame broader trends across NB and Canada.
• Track inventory trends: Monitor “months of supply,” “listings-to-sales ratio,” and the pace of new market entrants vs. closings.
• Observe rental vacancy and rent growth: Use CMHC, local housing authorities, or municipal reports to track how rental demand is evolving in key cities.
• Talk to local Realtors and appraisers: Ask which neighbourhoods are heating up, where houses are selling fast, and what price ranges are in demand.
• Compare neighbourhood comps: Use sold data in your target zip codes to build comparable sales (comps) and understand realistic ARVs (After Repair Values).

Key Data Points You Must Know—and Why They Matter

• Benchmark or median sale price: Tells you what “market” looks like now—your spreads must fit under it.
• Price trends (month-over-month and year-over-year): Sharp upward trends can indicate overheating markets where spreads narrow.
• Months of supply / inventory levels: Low supply (e.g. <4 months="" signals="" less="" competition="" for="" deals="" higher="" supply="" means="" you="" can="" negotiate="" more="" aggressively="" li="">
• Days on market (DOM) or average days to sell: Fast DOM means urgent sellers—prime territory for wholesalers.
• New listings vs closed sales ratio: When new listings outpace closings, inventory softens; that’s your window for negotiation.
• Rental vacancy rate & rent growth: Strong rent growth signals demand for investors, meaning more cash buyers and better exit options.
• Investor activity & buyer profiles: Know who’s buying houses—retirees, out-of-province buyers, local flippers—so you can tailor your marketing and exit strategy.

As you gather these data points from multiple sources—CREA, local boards, realtors, CMHC, and your own comps—you begin to form a mental map of where deals live. Over time, you’ll see patterns: certain price bands always sell fast, some neighborhoods are declining, others are rising. That insight sets you apart from the flippers who just “hop on what looks hot.” When you know the numbers, you make better offers, find undervalued deals, and wholesale with confidence.

Build A Cash Buyers List

If you want to succeed in how to wholesale real estate in New Brunswick, you need one thing above all else—a strong, reliable list of cash buyers. These are investors who have the funds and the motivation to close deals quickly. When you have buyers ready to go, you can move properties faster, reduce risk, and lock in profits without delays. Without them, your wholesaling business is just a list of “under contract” deals with nowhere to go.

Why You Need Cash Buyers

Cash buyers are the backbone of wholesaling. They’re the ones who purchase your assigned contracts and pay your assignment fee. Because they don’t rely on traditional financing, they can close in days—not weeks—making your deals far more attractive to motivated sellers. A healthy buyer list means you’ll never scramble to find someone to purchase your contracts once a great deal lands on your desk. Instead, you can match the property with the right buyer almost instantly.

More importantly, your buyers’ preferences help you focus your lead generation. When you know exactly what kind of properties they want—single-family homes in Moncton, duplexes in Saint John, or rental-ready units in Fredericton—you can target your marketing accordingly. That focus makes your business far more efficient and profitable.

How To Find Cash Buyers In New Brunswick

• Attend local meetups and investor events: Join REI networking groups in Moncton, Saint John, and Fredericton. Many investors attend these monthly to find deals and partners.
• Join Facebook and online communities: Search for “New Brunswick Real Estate Investors” or “Moncton Real Estate Network.” Engage by sharing insights, asking questions, and offering deals once you build credibility.
• Talk to local Realtors: Some agents specialize in investment properties and already have clients paying cash. Form relationships and offer to bring them discounted deals.
• Use public records and sold data: Look up recent cash sales in your target areas. Those buyers are proven investors—add them to your contact list.
• Network with contractors, property managers, and lenders: They often know active investors who are ready to buy but not always visible online.
• Leverage your title company or lawyer: Ask them who’s been buying properties for cash—they can provide introductions if you maintain confidentiality and professionalism.

How To Manage & Qualify Buyers

As your list grows, organization becomes key. Track every buyer’s preferences in a spreadsheet or CRM—property type, budget, desired locations, and turnaround times. Note which ones actually close and which ones just “tire-kick.” Over time, you’ll learn who’s serious and who isn’t.

Before assigning a contract, always verify proof of funds or past closings. This ensures you’re working with legitimate investors who won’t back out last-minute. Your credibility depends on delivering clean, closeable deals.

Find Motivated Sellers And Distressed Properties

Finding motivated sellers is the lifeblood of wholesaling—and the step that separates successful investors from everyone else. A motivated seller is someone who needs to sell fast, not just wants to sell. These sellers often face situations like financial hardship, relocation, property disrepair, divorce, or an inherited home they don’t want to manage. Your job is to find these opportunities before they hit the MLS, build rapport, and offer a quick, fair solution.

What Motivated Sellers Look Like

• Financial distress: Missed mortgage or tax payments, liens, or foreclosure risk.
• Property distress: Deferred maintenance, code violations, or visible disrepair.
• Personal distress: Divorce, inheritance, job loss, or sudden relocation.
• Landlords under pressure: Tired of bad tenants or property management headaches.

Recognizing these pain points helps you focus your marketing where sellers are most likely to need your help.

How To Find Distressed Properties In New Brunswick

Use a combination of boots-on-the-ground effort, digital tools, and local networking to consistently find motivated sellers. Here’s a proven action plan:

• Driving for Dollars: Spend an hour or two each week driving through target neighbourhoods in Moncton, Saint John, and Fredericton. Look for signs of neglect—peeling paint, boarded windows, overgrown lawns, or overflowing mailboxes. Record addresses and add them to your lead list for skip tracing and outreach.
• Check public records: Visit your local Service New Brunswick office or municipal website to look up tax arrears, liens, and probate filings. Properties behind on taxes or in estates are prime wholesale opportunities.
• Online Classifieds: Scan Facebook Marketplace, and Realtor.ca for “as-is” or “fixer-upper” listings. Reach out directly to owners who list without agents.
• Expired Listings: Partner with real estate agents to access MLS listings that didn’t sell. Many sellers are still motivated and open to creative options like wholesaling.
• Direct Mail Campaigns: Send short, personalized letters to absentee owners, landlords, and pre-foreclosure lists. Consistency wins here—mail monthly to the same list for 6–8 weeks.
• Networking: Join New Brunswick real estate Facebook groups, attend landlord meetups, or talk with contractors who often know about distressed homes before anyone else.
• Online Data Tools: Use sites like Zillow, Redfin (where available), or Canadian investor platforms to filter for long-vacant or undervalued homes. Even Google Street View can reveal exterior distress.

How To Connect With Sellers

Once you’ve identified a list of potential leads, reach out through a friendly, problem-solving approach. Don’t lead with a lowball offer—lead with empathy. Ask questions like “What’s your biggest challenge with the property?” or “How soon are you hoping to sell?” Listen first, then present your solution: a quick, hassle-free sale with no repairs or commissions.

Track all responses in a CRM or spreadsheet, and build a follow-up system. Many deals come from persistence, not the first call. Follow up weekly or bi-weekly with leads who express interest but aren’t ready yet.

Put Distressed Properties Under Contract

Once you’ve identified a motivated seller and agreed on a price, it’s time to make it official by putting the property under contract. This is the point where your deal becomes real. The goal is to create a legally binding agreement that gives you control of the property—without owning it—so you can later assign that contract to your end buyer for a profit.

Step-by-Step: How To Put A Property Under Contract

1. Discuss the key terms with the seller. Before drafting anything, confirm the purchase price, closing timeline, and who pays closing costs. This prevents confusion later. Most wholesale offers in New Brunswick include a short closing period (15–30 days) and allow flexibility for assignment.
2. Use an assignable purchase agreement. This is the backbone of every wholesale deal. The agreement must include language giving you the right to “assign” your interest to another buyer. Without this clause, you legally can’t transfer your deal. Look for a line that says something like: “The Buyer may assign this Agreement to another party without the Seller’s prior consent.”
3. Add protective contingency clauses. Common contingencies include:
   • Inspection contingency: Gives you time to evaluate the property and back out if repairs are excessive.
   • Financing or partner approval contingency: Allows you to withdraw if you can’t secure your end buyer or private funding.
   • Title contingency: Lets you exit if the title search reveals liens or ownership issues.
   These clauses protect you while keeping your earnest money safe.
4. Determine your earnest money deposit. This shows good faith, but doesn’t need to be large—many wholesalers in New Brunswick use $100 to $500. The key is depositing it with a neutral third party (like your lawyer or title company) so it’s documented.
5. Review with a real estate lawyer. Having a New Brunswick lawyer familiar with wholesaling review your contract ensures compliance with the Real Estate Agents Act (RSNB 2011) and prevents illegal “trading in real estate.” They’ll confirm that your contract language clearly states you are buying an equitable interest—not acting as a Realtor.
6. Get signatures and finalize the contract. You can use digital tools like DocuSign or Dotloop to collect signatures quickly. Once signed, provide copies to both parties and store a digital version for your records.
7. Open escrow and notify your title company. Once the contract is executed, send it to your title company or lawyer so they can start the title search and prepare for closing. Let them know upfront that it’s a wholesale transaction and may involve an assignment or double closing.

Transparency Is Key

Always be upfront with sellers about your role as a wholesaler. Explain that you’re a professional real estate investor who partners with other buyers and that your goal is to make the process quick and simple. When you build trust through honesty, sellers are far more likely to sign and refer you to others.

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Assign Contracts To Cash Buyers

This is where you get paid. Once you have a signed purchase agreement, assign it to one of your cash buyers using an Assignment of Purchase Agreement. Your profit—the assignment fee—is typically between $10,000 and $15,000 in New Brunswick, depending on the deal size and spread.

Send your buyer the contract details, inspection reports, and title information so they can proceed confidently. Communication and transparency are key to building long-term trust in your wholesaling business.

Close Deals And Collect Assignment Fee

Coordinate with a local title company or lawyer experienced in investor transactions. They’ll handle the paperwork, escrow, and ensure your assignment fee is clearly listed on the settlement statement. Once everything’s signed, you’ll receive your payment at closing—either via cheque or direct deposit.

Always double-check that the deal closes exactly as agreed and that all disclosures were handled properly. The smoother your closings, the more buyers will want to work with you on future deals.

Double Close When Necessary

Sometimes, assignment isn’t the right fit—like when the seller forbids assignments or when you want to keep your profit private. In these cases, use a double closing: you buy the property and resell it to your end buyer, often on the same day. This keeps your markup confidential while staying fully legal.

You’ll need short-term transactional funding to complete this, but many lenders and title companies in New Brunswick understand this process. As your business grows, double closings become another valuable tool in your wholesaling toolkit.

Why Wholesale Real Estate In New Brunswick?

If you’re evaluating options for real estate investing across Canada, New Brunswick stands out as a rising star. Compared to overheated markets, this province offers a rare mix of affordability, momentum, and demand—fertile ground for smart wholesalers. Here’s why many investors are adding NB to their radar now:

• Population growth (~2.7%): New Brunswick continues to attract in-migration, fueling demand for housing and investment properties.
• Steady employment gains: Job growth in health care, education, and tech sectors is creating economic stability and long-term demand.
• Affordability relative to major cities: Housing remains more accessible than in larger provinces.
• Rental demand surging: Cities like Moncton and Fredericton are seeing rising rents and tight vacancy rates—ideal for conversion or long-term hold investors.
• Limited supply (less than 4 months): Low inventory creates a competitive landscape, giving wholesalers negotiating leverage and room to structure deals.

These stats and trends offer strong evidence for why wholesale in New Brunswick is not just viable—but potentially very lucrative. As long as you execute with discipline and build local know-how, you can ride this upward momentum to consistent deals and profits.

Wholesaling Real Estate Pros & Cons

Like any business model, wholesaling comes with its strengths and challenges. Understanding both sides helps you decide if this strategy aligns with your goals and risk tolerance. Here are the key pros of wholesaling in New Brunswick and the most common cons of wholesaling that new investors should consider.

While there are clear wholesaling challenges, the potential rewards make it worth mastering. If you treat wholesaling like a professional business—tracking leads, maintaining compliance, and nurturing relationships—it can become the foundation for a thriving real estate career in New Brunswick.

Is Wholesaling Legal In New Brunswick?

Yes, wholesaling can be completely legal in New Brunswick, provided you structure your deal correctly. The key distinction: you must assign your equitable interest in a contract, rather than acting as a broker or listing agent on someone else’s property. In other words, you’re not selling homes — you’re selling the right to purchase them.

The governing statute is the Real Estate Agents Act (RSNB 2011), which requires licensing for those who trade in real estate on behalf of others. The Financial and Consumer Services Commission (FCNB) issued a 2023 advisory warning that “pop-up agencies” which enter into purchase agreements with sellers and immediately resell them—without intending to close themselves—may be deemed to be trading real estate, and thus require a licence.

As long as you adhere to the following practices—and never act like a traditional agent—wholesaling in New Brunswick remains legal and respected.

Compliance Checklist for Wholesaling Legally

• Only market or advertise the **contract/right to purchase**, never the property itself.
• Use contracts that explicitly allow **assignment** of your interest. No hidden clauses that void assignment rights.
• Include disclosure text clarifying that you intend to assign the contract, not act as a seller or Realtor.
• Avoid taking listings, showing properties, or negotiating on behalf of sellers or buyers beyond your own contract.
• Keep records and documentation of communications, contracts, and disclosures to show you operated transparently.

When you follow these rules and build your process around transparency, you give yourself legal protection and long-term credibility. Wholesaling is a business of relationships and trust — never jeopardize that by cutting corners or blurring roles.

How Much Do Real Estate Wholesalers Make In New Brunswick?

One of the most common questions new investors ask is, “How much can I actually make wholesaling?” The truth is that wholesaler income in New Brunswick varies widely based on experience, consistency, and market knowledge. On average, many wholesalers aim to earn around $10,000 per deal—though it’s not unusual for larger or more complex transactions to exceed that amount.

It’s important to remember that your wholesaling profit potential depends more on your systems than the market itself. Those who treat wholesaling like a business, track metrics, and constantly refine their process tend to see much higher and more predictable results.

Key Factors That Influence Income

• Deal flow: The number of contracts you secure each month directly impacts your income. More leads mean more chances to close profitable deals.
• Negotiation skills: Strong negotiators get deeper discounts, creating larger spreads when assigning contracts.
• Market conditions: Hotter markets like Moncton or Saint John offer faster turnaround times, while slower areas may require patience but deliver higher spreads.
• Buyers list quality: Having serious cash buyers ready to close quickly reduces cancellations and ensures steady income.
• Consistency: Wholesaling rewards repetition—consistent outreach and follow-ups generate long-term momentum.

For anyone learning how to wholesale real estate in New Brunswick, focus on refining your acquisition skills and maintaining a reliable buyer network. Even closing one solid deal a month can replace a full-time income over time.

Do You Need A License To Wholesale In New Brunswick?

The short answer: no, you don’t need a real estate licence to assign contracts you personally negotiated—but yes, licensing becomes mandatory if you act like an agent representing others. In New Brunswick, wholesaling remains legal as long as you operate strictly within your own contractual interests and never cross into brokering or listing roles.

If you decide to become a licensed real estate professional, the New Brunswick Real Estate Association (NBREA) is the path forward. They administer pre-licensing education, practicums, and work in tandem with the Financial & Consumer Services Commission (FCNB) for issuing licences.

Pros & Cons of Getting Licensed

If you pursue licensing, here’s a broad summary of steps in New Brunswick:

1. Enroll in NBREA’s pre-licensing education course (self-directed + practicum).
2. Pass the licensing exam (often a 75% passing score).
3. Join a licensed real estate company and become a registered member of NBREA.
4. Apply to the FCNB for a salesperson licence. Submit required documents, criminal record check, and pay fees.
5. Maintain your licence via mandatory continuing education (MCPD / MCE) each year.

Remember: even if you become licensed, your wholesaling deals must still respect the same rules of disclosure and transparency. Licensing doesn’t override good contract structure and ethical behavior.

Final Thoughts On Wholesaling In New Brunswick

As we’ve seen throughout this guide, New Brunswick offers some of the best conditions for new and seasoned investors alike—affordable housing, steady population growth, and clear legal guidelines that make wholesaling both accessible and profitable. Whether you’re working in Moncton, Saint John, or Fredericton, there’s no shortage of opportunity for those willing to put in the effort to learn, market, and execute deals the right way.

The key to success in wholesale real estate in New Brunswick is simple: stay compliant, know your market, and build strong relationships with sellers, buyers, and legal professionals. Every deal teaches you something new, and every connection you make can open the door to your next big opportunity. If you’re ready to start wholesaling today, the best next step is getting the right training and guidance to shorten your learning curve and increase your results.

*Disclosure: Real Estate Skills is not a law firm, and the information contained here does not constitute legal advice. You should consult with an attorney before making any legal conclusions. The information presented here is educational in nature. All investments involve risks, and the past performance of an investment, industry, sector, and/or market does not guarantee future returns or results. Investors are responsible for any investment decision they make. Such decisions should be based on an evaluation of their financial situation, investment objectives, risk tolerance, and liquidity needs.