Wholesaling laws by state. What you can no longer do, and what still works.

You can still wholesale in Alabama. Assignments are legal if you disclose in writing to both sides and give the seller written notice at least 3 business days before the assignment takes effect. Skip the disclosures and it is a Class C misdemeanor plus civil liability of three times your fee. There is no licensing requirement for wholesalers today.

Wholesaling is fully legal in Arizona and requires no license, no registration, and no waiting period. One written disclosure to the seller before contract (and one to your buyer before assignment) keeps you compliant. Skip either one and the other side can cancel any time before closing and the earnest money moves against you.

You can still wholesale in Connecticut, but as of July 1, 2026 you must register with the Department of Consumer Protection ($285, renewed every two years) before acting as a wholesaler, put a 3 business day seller cancellation right and a 90 day closing cap in every contract, collect the seller's residential condition report before signing, and give your end buyer a written assignment notice plus that condition report. From October 1, 2026 you must also deliver a state written disclosure report to the seller before signing. Never record your contract or a lien; violations are CUTPA unfair trade practices.

Delaware is folding wholesaling into its real estate brokerage license system, in three stages. Today only the definition and a narrowed owner exemption are live, and nothing yet requires a wholesaling license. From August 30, 2026 a wholesale contract must carry seller disclosures and a non-waivable 21-day cancellation right. From February 26, 2027, running a wholesaling business (marketing the assignment of your contract on a 1-4 family home or a residential building lot before taking title) requires a Delaware real estate license. Buying and actually taking title, then reselling, stays outside the definition.

Wholesaling itself is untouched in Georgia. SB 90 (O.C.G.A. 10-1-393.19) is a direct mail formatting law: unsolicited mail from an unlicensed buyer asking owners about selling must carry two specific all-caps solicitation notices in at least 16-point, contrasting type. Inside Atlanta city limits, a separate ordinance bars repeated unsolicited contact after a homeowner affirmatively asks you to stop.

Illinois runs a one-deal rule: one wholesale transaction per rolling 12 months is allowed without a license, and a second one inside that window makes you an unlicensed broker exposed to a fine of up to $25,000 per violation (and, per a third-party report, a criminal misdemeanor). To do volume, get an Illinois broker license or double close as a true principal.

Wholesaling is fully alive in Indiana. HB 1068 is a disclosure law, not a ban: it regulates how you solicit homeowners, not whether you can assign contracts. Put the mandated one-line disclosure plus your legal name in every single-family solicitation. Skipping it is a deceptive act the Attorney General can enforce and gives the seller two days to cancel.

Iowa treats assignment wholesaling of houses as brokerage. You cannot contract a 1-4 unit residential property and sell your equitable interest unless you are a licensed broker or represented by one. Double closing, non-residential property, or partnering with a broker are the paths that remain.

Assignments themselves are still legal in Kentucky, but publicly advertising your contract (or a property you do not own) is brokerage that requires a real estate license (a broker, or a sales associate under a supervising principal broker). Wholesale quietly: sell one to one to buyers you already know, or take title before you market.

You can still wholesale in Louisiana, including signing a contract on day one. Starting August 1, 2026 you must disclose your intent in writing before signing, give the seller a 5 calendar day cancellation window, and put up earnest money of at least 1 percent of the purchase price. Dry double closings funded with the end buyer's money now count as wholesaling too.

Wholesaling is fully legal in Maryland. On owner occupied houses you must tell the seller in writing, before the contract, that you may assign it; and when you assign, tell your assignee in writing that you hold only an equitable interest and may not be able to convey title. Non owner occupied property (vacant, rental, inherited) is not covered by the law at all. The only penalty is rescission.

You can still wholesale in Missouri. You just cannot assign or novate contracts on houses without a 14-day waiting period. Double closing is your workaround. Note: SB 973 was signed by the Governor on July 13, 2026, and takes effect August 28, 2026.

Assigning a contract is still legal in Nebraska, but publicly marketing the property or your equitable interest in it without a real estate license is brokerage and is prohibited. A 2025 amendment (LB 187) carves out vacant lots, so a contract on an unimproved lot can be marketed publicly. For everything else, sell privately to a known buyer list, hire a licensed agent, get licensed yourself, or take title and resell.

You can still wholesale in North Dakota without a license as long as you keep your marketing private and give every party the three required written disclosures. Publicly advertising your contract for sale is brokerage and requires a real estate license.

You can still wholesale in Ohio, with no license requirement and no waiting period. Before you put a 1-to-4-unit house under contract to assign or novate it, you must hand the record owner a separate, boldface, 12-point disclosure printed in the exact form the statute spells out, and both of you must sign and date it before signing the contract. Skip it and the owner can cancel any time before closing and keep your earnest money. Double closing (actually taking title) sits outside the law.

You can still wholesale in Oklahoma but it is the most locked-down state in this library. SB 1075 (2025) controls every wholesale deal, including simultaneous double closes: a pre-contract disclosure, a 2 business day seller cancellation right, strict contract contents, in-state escrow, and a ban on clouding title. Its predecessor HB 1148 (2021) still bars publicly marketing your contract without a license. The clean paths are full compliance with a private buyer list, or actually buying the property before you market it.

You can still wholesale in Oregon, but you must register with the Oregon Real Estate Agency (or hold an Oregon broker license and still disclose) and give written disclosures before you market a residential-zoned property you have under contract. Skipping registration or disclosure is a Class A misdemeanor, so this is a comply-first state, not a loophole state.

Unlicensed contract assignment on Pennsylvania houses is now unlicensed brokerage. You either get a Pennsylvania real estate license (and live with a non-waivable 30-day seller cancellation right on every wholesale deal) or you take title as owner of record and resell. In Philadelphia you also need a city wholesaler license on top of state law.

The traditional wholesaling model is effectively banned in South Carolina, and per the Commission that includes licensees. The one reliable path left is to actually buy the property with real funding, take legal title, and only then market and resell it. Do not market anything you do not own yet.

You can still wholesale in Tennessee, but only with written disclosures (in bold, large-font print inside the agreement) to both sides and a written notice to the seller at least three business days before you assign. The bigger danger is separate case law that treats marketing a house you do not own as unlicensed brokerage.

The wholesale deal itself is legal in Texas without a license as long as you disclose your equitable interest in writing to both the buyer and the owner and you do not cross into acting as a broker. SB 140 did NOT create the telemarketing rules: Texas has required telemarketer registration ($200 fee, $10,000 security, ch. 302) and no-call compliance (ch. 304) since 2009. SB 140 only swept texts and images into the definition and made ch. 304 violations a DTPA violation with a private right of action. The Attorney General can seek up to $5,000 per violation (ch. 302); separately, homeowners can sue under the DTPA. Whether any of this even reaches a wholesaler's buy-side cold call is untested.

Virginia is a volume-trigger licensing state: dealing in real estate contracts two or more times in any 12 months for compensation makes you a broker who needs a license. One deal a year may be fine, deal two is not. Get licensed (a salesperson license under a supervising broker works, not just a full broker's license), stay at one, or actually take title and hold. Same-day double closing is grayer than it looks because the owner exemption only covers acts done in the regular course of managing the property.

You can still wholesale in Washington, but every solicited off-market contract now gives the seller a buyer-paid appraisal right and a free cancellation window, so your contract is not solid until those windows expire. The escape hatch written into the law is licensed representation: it does not apply when the buyer or seller is represented by a Washington-licensed real estate broker. A violation is a per se Consumer Protection Act violation, so the downside is treble damages and attorney's fees, not just a lost deal.

Wholesaling by assignment is fully legal in Wisconsin with no license and no waiting period, and the law only reaches 1-to-4-unit residential deals. You give two written disclosures, one to the seller and one to your end buyer. Skip them and either side can cancel before closing (the seller keeps your deposit, the buyer reclaims theirs). Licensed agents who skip them also risk a civil forfeiture of up to $5,000 per violation plus board discipline.

No wholesaling law in California yet. AB 1850 would require a real estate license to wholesale and force written disclosures, but it has been held under submission in Assembly Appropriations since May 14, 2026, with no action since, effectively stalled for the rest of the 2026 session though not formally dead. Nothing has changed for you today.

Nothing has changed in Michigan yet. HB 5366 would pull wholesaling inside the broker licensing law and add a pre-assignment disclosure (including your fee) with a 5 business day seller cancellation right, but it is sitting in a House committee, not law.

Nothing has changed in North Carolina yet. HB 797 would make wholesaling licensed brokerage activity, triggered by soliciting the homeowner and not just by assigning the contract, and give sellers a non-waivable 30 day right to cancel. It passed the House 103-0 and has sat in Senate Rules since May 2025, so take it seriously. On the engrossed text, double closing and novation would not escape it.

Alaska has no wholesaling-specific law. Assignments work under normal contract law. Your only real legal line is unlicensed brokerage: market your contract, not the house.

No wholesaling law in Arkansas. Standard assignments are legal under contract law, but nearly every neighboring state has regulated, so treat this as a window, not a permanent condition.

Colorado has no wholesaling-specific law. Assignments are legal under general contract law. The working rule: sell your contract position, never play unlicensed agent on the property itself.

Florida has no wholesaling-specific law and no pending bill we can find. Assignments are legal, but Florida enforces its general license law hard: market your contract, never the house itself, or you are doing unlicensed real estate activity.

No wholesaling-specific law in Hawaii. Assigning a purchase contract is legal under ordinary contract law. The line to respect is licensing: market the contract you hold, not the property.

Idaho has no wholesaling law. Assignments are fully legal under contract law. But both West Coast neighbors (Washington and Oregon) have regulated, so run clean marketing and watch the statehouse.

Kansas has no wholesaling law. Assignments are legal under general contract law. Caution for KC metro operators: the Missouri side of the metro is regulated starting August 28, 2026, and the rules change at the state line.

Maine has no wholesaling-specific law. Assigning purchase contracts is legal under ordinary contract law. Keep your marketing on the contract, not the property, and you are inside the lines.

No wholesaling-specific law in Massachusetts. Contract assignments are legal under general contract law. Your exposure is unlicensed brokerage, so sell your contract position and never pose as the property's seller.

Minnesota has no wholesaling law yet, but Wisconsin, Iowa, and North Dakota all do. Assignments are legal under general contract law today. Operate clean and expect this one to get a bill eventually.

Mississippi has no wholesaling law today, but it tried: two 2026 bills died in committee. Assignments are legal under general contract law for now. This legislature has shown its hand, so watch for the bill to come back.

No wholesaling-specific law in Montana. Assigning purchase contracts is legal under general contract law. Stay off the unlicensed brokerage line by selling your contract, not the property.

Nevada has no wholesaling-specific law. Assignments run on ordinary contract law. The only line that matters is unlicensed brokerage: sell your contract position, not the house.

New Hampshire has no wholesaling-specific law. Contract assignments are legal under general contract law. Your one real constraint is the licensing line: market the contract, not the property.

New Jersey has no wholesaling-specific law. Assignments are legal under general contract law. The live risk is unlicensed brokerage: advertise your contract, never the property itself.

New Mexico has no wholesaling-specific law. General contract law makes assignments legal. Your only real line is licensing: market the contract you hold, not the home you do not own.

New York has no wholesaling-specific statute in our sources. Assignments are legal under general contract law. The real constraint is unlicensed brokerage, so market your contract position, not the property.

Rhode Island has no wholesaling-specific law. Assigning a purchase contract is legal under general contract law. The only exposure is unlicensed brokerage: sell your contract, not the house.

South Dakota has no wholesaling-specific law. Contract assignments are legal under ordinary contract law. Keep your marketing on the contract, not the property, and the licensing risk stays at zero.

Utah has no wholesaling-specific law. Assignments are legal under general contract law. The one constraint is unlicensed brokerage: market your contract position or get licensed.

Vermont has no wholesaling-specific law. Assignments are legal under general contract law. Watch the licensing line, and note that Vermont lawmakers have been studying investor activity in housing.

West Virginia has no wholesaling law. A 2026 bill (HB 4493) tried to ban assignment wholesaling outright and failed in committee. Wholesaling is legal here today under general contract law, but this legislature took the most aggressive swing in the country, so expect a refile.

Wyoming has no wholesaling-specific law. Contract assignments are legal under general contract law. The single rule to respect is licensing: market the contract you hold, never the property itself.