Nationwide · Off the MLS

Off-Market Homes for Sale: Distressed Properties Not Listed on the MLS

A property that is not listed on the Multiple Listing Service (MLS) never reaches most buyers. However, ForeclosuresDaily.com finds these off-market homes across the country, from probate estates to pre-foreclosures, so you can make an offer before anyone else knows the home could be for sale.

Pre-foreclosureProbate & pre-probateDivorceTax delinquentAbsentee owners

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Top 10 states for off-market properties
$419,250
Median listing price
1,161,615
Active listings in the U.S.
61 days
Average time on market
$223
Median price per sq ft

Market data: Realtor.com U.S. housing market, October 2026.

Carolynn Castillo, ForeclosuresDaily.com customer

Customer review 1 of 8Featured success story

Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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Not listed on the MLS

What is an off-market property?

An off-market property is a home that can be bought without being listed on the MLS. Generally, the owner is under pressure to sell because of a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs they cannot afford.

The median listing price in the U.S. is near $420,000, so a few points of discount decide whether a flip pays. Generally, those points come from motivated sellers whose property is not publicly advertised for sale and not listed on the Multiple Listing Service (MLS). Because there is less competition, you can negotiate wholesale pricing instead of bidding against retail buyers.

Across the U.S., Realtor.com counts about 1,161,615 homes for sale, each on the market an average of 61 days. In addition, the states in this guide were chosen for their large and active housing markets, led by Texas, Florida, and California.

Off-Market real estate investors finding off-market deals
Shannon Thompson, ForeclosuresDaily.com customer

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Shannon Thompson
Investor · Joe Homebuyer of Atlanta

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Step-by-step

How to find off-market properties

Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:

Pick your states

Initially, start with a few states where you know values and have cash buyers ready.

Choose lead types

Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.

Use fresh data

Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.

Target your marketing

In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.

Run the numbers

After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.

Make a fair offer

Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.

Andrew Litchfield, ForeclosuresDaily.com customer

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Andrew Litchfield
Webinar host

Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in every state, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
Anthony Coletti, ForeclosuresDaily.com customer

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Anthony Coletti
Real estate investor

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Find a deal

ARV and the 70% Rule for U.S. flips

Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.

For instance, here is the math using the U.S. median listing price as the ARV and an 8% repair budget.

70% Rule example

ARV$419,250
70% of ARV$293,475
Estimated repairs− $34,000
Maximum offer$259,475
Jeremy Resmer, ForeclosuresDaily.com customer

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Jeremy Resmer
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Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

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States

States to target for off-market deals

These states have some of the largest housing markets in the country. Next, choose a state from the menu to open its investing data.

TexasBelow U.S. median$359,990Wholesale

Texas market snapshot

$359,990 ▼ 2.4%Median listing price
$182Price per sq ft
64 daysDays on market
$1,795 ▼ 0.3%Median rent
311,523 ▲ 1.8%Active listings
6.0%Gross rent yield

In addition, the Zillow Home Value Index is $299,367 (down 1.6% from a year earlier) as of August 2026.

Largest inventory on the list, so there are more owners to reach. Meanwhile, the median price is down 2.4% from a year earlier. As a result, prices sit near the area median, so focus on deep discounts from off-market sellers.

Max offer when the ARV equals the median price$359,990 × 70% − $29,000 repairs = $222,993 max offer

Also see the full Texas market report on Realtor.com →Then view Texas homes on Zillow →

FloridaBelow U.S. median$414,900Negotiate

Florida market snapshot

$414,900 ▼ 3.5%Median listing price
$250Price per sq ft
81 days ▼ 6.9%Days on market
$2,499Median rent
281,322 ▼ 8.6%Active listings
7.2%Gross rent yield

In addition, the Zillow Home Value Index is $375,470 (down 1.5% from a year earlier) as of August 2026.

Rents are high compared with prices here, especially for buy-and-hold investors. Meanwhile, the median price is down 3.5% from a year earlier, and inventory is down 8.6%. Therefore, softer pricing gives you room to negotiate with motivated sellers.

Max offer when the ARV equals the median price$414,900 × 70% − $33,000 repairs = $257,430 max offer

Also see the full Florida market report on Realtor.com →Then view Florida homes on Zillow →

CaliforniaAbove U.S. median$730,000Flip

California market snapshot

$730,000 ▼ 2.6%Median listing price
$459Price per sq ft
53 days ▼ 5.4%Days on market
$3,003 ▼ 3%Median rent
154,216 ▼ 2.2%Active listings
4.9%Gross rent yield

In addition, the Zillow Home Value Index is $764,158 (up 0.4% from a year earlier) as of August 2026.

Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is down 2.6% from a year earlier. For this reason, higher resale values here reward a well-planned renovation.

Max offer when the ARV equals the median price$730,000 × 70% − $58,000 repairs = $453,000 max offer

Also see the full California market report on Realtor.com →Then view California homes on Zillow →

GeorgiaBelow U.S. median$394,000Wholesale

Georgia market snapshot

$394,000 ▼ 0.3%Median listing price
$188Price per sq ft
65 days ▲ 8.3%Days on market
$1,863 ▲ 0.8%Median rent
90,035 ▲ 6.6%Active listings
5.7%Gross rent yield

In addition, the Zillow Home Value Index is $330,817 (down 0.5% from a year earlier) as of August 2026.

Meanwhile, the median price is down 0.3% from a year earlier, and inventory is up 6.6%. Because of this, balanced pricing makes this area a steady source of wholesale deals.

Max offer when the ARV equals the median price$394,000 × 70% − $32,000 repairs = $243,800 max offer

Also see the full Georgia market report on Realtor.com →Then view Georgia homes on Zillow →

North CarolinaBelow U.S. median$409,220Wholesale

North Carolina market snapshot

$409,220 ▼ 2.5%Median listing price
$213Price per sq ft
66 days ▲ 3.1%Days on market
$1,681 ▼ 1.1%Median rent
102,651 ▲ 6.9%Active listings
4.9%Gross rent yield

In addition, the Zillow Home Value Index is $334,773 (down 0% from a year earlier) as of August 2026.

Meanwhile, the median price is down 2.5% from a year earlier, and inventory is up 6.9%. Consequently, work off-market leads here to find the discount that retail listings lack.

Max offer when the ARV equals the median price$409,220 × 70% − $33,000 repairs = $253,454 max offer

Also see the full North Carolina market report on Realtor.com →Then view North Carolina homes on Zillow →

OhioBelow U.S. median$289,000Flip & wholesale

Ohio market snapshot

$289,000Median listing price
$169Price per sq ft
43 days ▲ 8.1%Days on market
$1,300 ▼ 3.7%Median rent
54,317 ▲ 6.8%Active listings
5.4%Gross rent yield

In addition, the Zillow Home Value Index is $248,803 (up 3.4% from a year earlier) as of August 2026.

Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Also, inventory is up 6.8% from a year earlier. As a result, lower prices keep your cash needs small for wholesale deals and light flips.

Max offer when the ARV equals the median price$289,000 × 70% − $23,000 repairs = $179,300 max offer

Also see the full Ohio market report on Realtor.com →Then view Ohio homes on Zillow →

MichiganBelow U.S. median$300,000Flip & wholesale

Michigan market snapshot

$300,000Median listing price
$189Price per sq ft
43 daysDays on market
$1,500 ▼ 4.8%Median rent
61,728 ▲ 9.3%Active listings
6.0%Gross rent yield

In addition, the Zillow Home Value Index is $266,292 (up 4% from a year earlier) as of August 2026.

Inventory is up 9.3% from a year earlier. Therefore, entry prices here leave room for an assignment fee or a quick flip.

Max offer when the ARV equals the median price$300,000 × 70% − $24,000 repairs = $186,000 max offer

Also see the full Michigan market report on Realtor.com →Then view Michigan homes on Zillow →

PennsylvaniaBelow U.S. median$315,000Flip & wholesale

Pennsylvania market snapshot

$315,000 ▼ 1.6%Median listing price
$190Price per sq ft
51 days ▲ 4.1%Days on market
$1,700 ▼ 0.6%Median rent
61,699 ▲ 7.5%Active listings
6.5%Gross rent yield

In addition, the Zillow Home Value Index is $290,401 (up 2.4% from a year earlier) as of August 2026.

Meanwhile, the median price is down 1.6% from a year earlier, and inventory is up 7.5%. For this reason, cash buyers look for homes at this price point, so wholesale deals move quickly.

Max offer when the ARV equals the median price$315,000 × 70% − $25,000 repairs = $195,500 max offer

Also see the full Pennsylvania market report on Realtor.com →Then view Pennsylvania homes on Zillow →

ArizonaAbove U.S. median$459,990Negotiate

Arizona market snapshot

$459,990 ▼ 4%Median listing price
$260Price per sq ft
70 days ▼ 1.4%Days on market
$1,710 ▼ 3.1%Median rent
63,935 ▲ 0.9%Active listings
4.5%Gross rent yield

In addition, the Zillow Home Value Index is $417,990 (down 1.1% from a year earlier) as of August 2026.

Meanwhile, the median price is down 4% from a year earlier. Because of this, sellers here are adjusting to slower demand, so offers below asking get a hearing.

Max offer when the ARV equals the median price$459,990 × 70% − $37,000 repairs = $284,993 max offer

Also see the full Arizona market report on Realtor.com →Then view Arizona homes on Zillow →

TennesseeAbove U.S. median$434,700Wholesale

Tennessee market snapshot

$434,700 ▼ 0.9%Median listing price
$222Price per sq ft
66 days ▲ 8.2%Days on market
$1,800 ▼ 4%Median rent
74,258 ▲ 8.1%Active listings
5.0%Gross rent yield

In addition, the Zillow Home Value Index is $334,108 (up 0.7% from a year earlier) as of August 2026.

Meanwhile, the median price is down 0.9% from a year earlier, and inventory is up 8.1%.

Max offer when the ARV equals the median price$434,700 × 70% − $35,000 repairs = $269,290 max offer

Also see the full Tennessee market report on Realtor.com →Then view Tennessee homes on Zillow →

Choose a state from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield
Probate investor · Los Angeles

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ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

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Nancy Wallace-Laab, ForeclosuresDaily.com customer

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Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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Phillip Warrick, ForeclosuresDaily.com customer

Customer review 8 of 8

Phillip Warrick
Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

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FAQ

Off-market home questions

How do I find homes for sale that are not listed on the MLS?

Look for owners with a reason to sell before they call an agent: probate estates, pre-foreclosures, divorces, tax delinquency, and absentee owners. ForeclosuresDaily.com gathers these records daily, so that you can reach owners first.

Are off-market homes cheaper?

Often, yes, because an off-market seller who needs a quick, certain sale will usually accept less than a retail buyer would pay on the MLS, and there is no bidding war.

Which states have the lowest entry prices?

Among the states in this guide, the lowest median listing prices are in Ohio at $289,000, Michigan at $300,000, and Pennsylvania at $315,000, based on Realtor.com data from October 2026.

Where do homes sell fastest?

Ohio has the shortest average time on market in this guide, at 43 days. As a result, fast markets reward investors who can reach owners before a home is listed.

How do I find distressed properties for wholesale profit?

First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.

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