Below-retail pricing

Wholesale Houses Wholesale Prices

Wholesale houses sell at wholesale prices because the seller values speed and certainty over top dollar. For example, an heir who lives out of state or an owner facing foreclosure will often accept 60% to 70% of the home’s after-repair value. ForeclosuresDaily.com finds these owners first, before the house ever reaches the MLS.

Assign contractsOff-market leadsProbatePre-foreclosureAbsentee owners

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United States wholesale house prices map with median listing price by state
$419,250
U.S. median listing price
1,161,615
Active listings nationwide (up 2.8%)
61 days
Average time on market
$223
Median price per sq ft

Market data: Realtor.com U.S. housing market, October 2026, and the Zillow Home Value Index, August 2026.

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National market snapshot

What is a wholesale price for a house?

A wholesale price is the discounted price you agree with a motivated seller. Usually, it is 70% of the after-repair value (ARV) minus repairs, and then minus your assignment fee.

For example, the states with the lowest median listing prices right now are West Virginia ($259,900), Louisiana ($275,000), and Iowa ($285,000). Because entry prices are low there, cash buyers can still profit after your fee.

Wholesale house prices investors finding off-market deals in the United States
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Step-by-step

How do you set a wholesale price?

Use these six steps to price any wholesale house:

Find the ARV

First, estimate the after-repair value from three to five recent sales nearby.

Subtract repairs

Next, price the repairs, such as the roof, kitchen, and flooring, as accurately as you can.

Apply the 70% Rule

Then multiply the ARV by 70% and subtract repairs to get the buyer’s maximum price.

Take out your fee

After that, subtract your assignment fee to find your highest contract price.

Negotiate with the seller

In addition, explain the speed and certainty of a cash sale, since it is worth more than top dollar to them.

Assign at your price

Finally, assign the contract to your buyer at the wholesale price you set.

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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 across the U.S., 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 →
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Find a deal

Wholesale price example at the U.S. median

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

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

Wholesale offer example

ARV$419,250
70% of ARV − repairs ($34,000)$259,475
Your assignment fee− $13,000
Your contract price$246,475
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States

The 15 lowest-priced states for wholesale houses

These states have the lowest median listing prices in the country, so entry costs are low and cash buyers are plentiful. Next, choose a state from the menu to see its wholesale price math.

West Virginia$259,900Flip & wholesale

West Virginia () market snapshot

$259,900 ▼ 1.2%Median listing price
$146Price per sq ft
57 days ▲ 12.8%Days on market
$1,297 ▲ 8.1%Median rent
10,614 ▲ 2.5%Active listings
6.0%Gross rent yield

Investor note: A wholesale price here would be about $152,930 on a home at the $259,900 median, which is 59% of retail. Entry prices here are the lowest in this list, so it suits first deals. Meanwhile, the median price is down 1.2% from a year earlier. Because of this, focus on deep discounts from off-market sellers.

In addition, the Zillow Home Value Index for West Virginia is $179,496 (up 3.1% over the year) as of August 2026.

Max offer when the ARV equals the median price$259,900 × 70% − $21,000 repairs = $160,930 max offer

Local guides: Kanawha County

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

LouisianaLA$275,000Flip & wholesale

Louisiana (LA) market snapshot

$275,000 ▼ 1.8%Median listing price
$152Price per sq ft
77 days ▲ 13.2%Days on market
$1,600 ▼ 5.9%Median rent
38,082 ▼ 3%Active listings
7.0%Gross rent yield

Investor note: A wholesale price here would be about $162,500 on a home at the $275,000 median, which is 59% of retail. Homes sit longer here, so long market times create motivated sellers. Meanwhile, the median price is down 1.8% from a year earlier. Consequently, line up cash buyers before you sign a contract.

In addition, the Zillow Home Value Index for Louisiana is $217,039 (up 2.1% over the year) as of August 2026.

Max offer when the ARV equals the median price$275,000 × 70% − $22,000 repairs = $170,500 max offer

Local guides: Wholesale Real Estate New Orleans, Louisiana

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

IowaIA$285,000Flip & wholesale

Iowa (IA) market snapshot

$285,000 ▲ 0.7%Median listing price
$175Price per sq ft
58 days ▲ 3.8%Days on market
$1,100 ▼ 7.2%Median rent
23,990 ▼ 0.3%Active listings
4.6%Gross rent yield

Investor note: A wholesale price here would be about $167,500 on a home at the $285,000 median, which is 59% of retail. Meanwhile, the median price is up 0.7% from a year earlier. In addition, compare ARV within one county rather than across the state.

In addition, the Zillow Home Value Index for Iowa is $239,547 (up 3.5% over the year) as of August 2026.

Max offer when the ARV equals the median price$285,000 × 70% − $23,000 repairs = $176,500 max offer

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

OhioOH$289,000Flip & wholesale

Ohio (OH) 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

Investor note: A wholesale price here would be about $170,300 on a home at the $289,000 median, which is 59% of retail. Meanwhile, inventory is up 6.8%. Meanwhile, pull probate and pre-foreclosure leads first.

In addition, the Zillow Home Value Index for Ohio is $248,803 (up 3.4% over the year) as of August 2026.

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

Local guides: Columbus · Cuyahoga County · Franklin County · Hamilton County · Lucas County · Montgomery County · Summit County · Wholesale House Prices Cincinnati · Wholesale House Prices Columbus · Wholesale Real Estate Cincinnati Ohio

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

KansasKS$295,000Flip & wholesale

Kansas (KS) market snapshot

$295,000 ▼ 1.3%Median listing price
$157Price per sq ft
54 days ▲ 5.9%Days on market
$1,220 ▲ 3%Median rent
16,872 ▲ 1.8%Active listings
5.0%Gross rent yield

Investor note: A wholesale price here would be about $173,500 on a home at the $295,000 median, which is 59% of retail. Meanwhile, the median price is down 1.3% from a year earlier. Also, your assignment fee depends on buying well below retail.

In addition, the Zillow Home Value Index for Kansas is $249,603 (up 3.8% over the year) as of August 2026.

Max offer when the ARV equals the median price$295,000 × 70% − $24,000 repairs = $182,500 max offer

Local guides: Wholesale Real Estate Wichita Kansas

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

MississippiMS$295,000Flip & wholesale

Mississippi (MS) market snapshot

$295,000Median listing price
$151Price per sq ft
73 days ▲ 4.3%Days on market
$1,595 ▲ 14.3%Median rent
21,969 ▲ 5.1%Active listings
6.5%Gross rent yield

Investor note: A wholesale price here would be about $173,500 on a home at the $295,000 median, which is 59% of retail. Meanwhile, inventory is up 5.1%. As a result, absentee owners are worth a direct mail campaign.

In addition, the Zillow Home Value Index for Mississippi is $197,606 (up 2.3% over the year) as of August 2026.

Max offer when the ARV equals the median price$295,000 × 70% − $24,000 repairs = $182,500 max offer

Local guides: DeSoto County · Harrison County · Hinds County · Wholesale Real Estate Gulfport, Mississippi

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

OklahomaOK$299,000Flip & wholesale

Oklahoma (OK) market snapshot

$299,000 ▼ 0.3%Median listing price
$163Price per sq ft
62 days ▲ 6.9%Days on market
$1,299 ▲ 1.9%Median rent
37,195 ▲ 4%Active listings
5.2%Gross rent yield

Investor note: A wholesale price here would be about $176,300 on a home at the $299,000 median, which is 59% of retail. Meanwhile, the median price is down 0.3% from a year earlier, and inventory is up 4%. Therefore, tired landlords may welcome a quick cash offer.

In addition, the Zillow Home Value Index for Oklahoma is $223,261 (up 2.8% over the year) as of August 2026.

Max offer when the ARV equals the median price$299,000 × 70% − $24,000 repairs = $185,300 max offer

Local guides: Wholesale House Prices Oklahoma City · Wholesale Real Estate Tulsa Oklahoma

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

IndianaIN$299,900Flip & wholesale

Indiana (IN) market snapshot

$299,900Median listing price
$163Price per sq ft
50 days ▲ 8.7%Days on market
$1,495 ▼ 6.6%Median rent
39,007 ▲ 6.4%Active listings
6.0%Gross rent yield

Investor note: A wholesale price here would be about $176,930 on a home at the $299,900 median, which is 59% of retail. Meanwhile, inventory is up 6.4%. For this reason, check code-violation records for distressed homes.

In addition, the Zillow Home Value Index for Indiana is $260,095 (up 3% over the year) as of August 2026.

Max offer when the ARV equals the median price$299,900 × 70% − $24,000 repairs = $185,930 max offer

Local guides: Allen County · Lake County · Marion County · Wholesale House Prices Indianapolis · Wholesale Real Estate Indianapolis Indiana

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

MichiganMI$300,000Flip & wholesale

Michigan (MI) 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

Investor note: A wholesale price here would be about $177,000 on a home at the $300,000 median, which is 59% of retail. This state has the largest inventory on the list, so there are more owners to reach. Meanwhile, inventory is up 9.3%. Because of this, focus on deep discounts from off-market sellers.

In addition, the Zillow Home Value Index for Michigan is $266,292 (up 4% over the year) as of August 2026.

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

Local guides: Genesee County · Ingham County · Kalamazoo County · Kent County · Macomb County · Oakland County · Ottawa County · Washtenaw County · Wayne County · Wholesale House Prices Detroit · Wholesale Real Estate Detroit Michigan · Wholesale Real Estate Jackson County Michigan

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

MissouriMO$305,000Flip & wholesale

Missouri (MO) market snapshot

$305,000 ▼ 1.6%Median listing price
$173Price per sq ft
54 days ▲ 1.9%Days on market
$1,495 ▼ 0.3%Median rent
43,915 ▲ 1.9%Active listings
5.9%Gross rent yield

Investor note: A wholesale price here would be about $180,500 on a home at the $305,000 median, which is 59% of retail. Meanwhile, the median price is down 1.6% from a year earlier. Consequently, line up cash buyers before you sign a contract.

In addition, the Zillow Home Value Index for Missouri is $267,879 (up 3.5% over the year) as of August 2026.

Max offer when the ARV equals the median price$305,000 × 70% − $24,000 repairs = $189,500 max offer

Local guides: Greene County · Jackson County · Jefferson County · St. Charles County · St. Louis County · Wholesale House Prices Kansas City · Wholesale Real Estate Kansas City Missouri · Wholesale Real Estate St. Louis, Missouri

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

KentuckyKY$310,000Flip & wholesale

Kentucky (KY) market snapshot

$310,000Median listing price
$174Price per sq ft
54 days ▲ 5.9%Days on market
$1,395 ▼ 0.3%Median rent
30,102 ▲ 11.9%Active listings
5.4%Gross rent yield

Investor note: A wholesale price here would be about $183,000 on a home at the $310,000 median, which is 59% of retail. Meanwhile, inventory is up 11.9%. In addition, compare ARV within one county rather than across the state.

In addition, the Zillow Home Value Index for Kentucky is $232,577 (down 0.4% over the year) as of August 2026.

Max offer when the ARV equals the median price$310,000 × 70% − $25,000 repairs = $192,000 max offer

Local guides: Wholesale House Prices Louisville · Wholesale Louisville, KY

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

PennsylvaniaPA$315,000Wholesale

Pennsylvania (PA) 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

Investor note: A wholesale price here would be about $186,500 on a home at the $315,000 median, which is 59% of retail. Meanwhile, the median price is down 1.6% from a year earlier, and inventory is up 7.5%. Meanwhile, pull probate and pre-foreclosure leads first.

In addition, the Zillow Home Value Index for Pennsylvania is $290,401 (up 2.4% over the year) as of August 2026.

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

Local guides: Allegheny County · Berks County · Bucks County · Chester County · Delaware County · Lancaster County · Lehigh County · Montgomery County · Philadelphia County · Westmoreland County · Wholesale House Prices Philadelphia · Wholesale Philadelphia, PA · Wholesale Real Estate Bucks County, Pennsylvania · Wholesale Real Estate Pittsburgh, Pennsylvania · York County

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

ArkansasAR$320,000Wholesale

Arkansas (AR) market snapshot

$320,000 ▲ 4.9%Median listing price
$167Price per sq ft
65 days ▲ 1.6%Days on market
$1,500 ▲ 0.3%Median rent
32,848 ▲ 13.6%Active listings
5.6%Gross rent yield

Investor note: A wholesale price here would be about $188,000 on a home at the $320,000 median, which is 59% of retail. Meanwhile, the median price is up 4.9% from a year earlier, and inventory is up 13.6%. Also, your assignment fee depends on buying well below retail.

In addition, the Zillow Home Value Index for Arkansas is $227,264 (up 3.6% over the year) as of August 2026.

Max offer when the ARV equals the median price$320,000 × 70% − $26,000 repairs = $198,000 max offer

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

IllinoisIL$329,000Buy & hold

Illinois (IL) market snapshot

$329,000 ▲ 2.8%Median listing price
$188Price per sq ft
38 daysDays on market
$2,250 ▲ 2.5%Median rent
50,062 ▼ 0.3%Active listings
8.2%Gross rent yield

Investor note: A wholesale price here would be about $194,300 on a home at the $329,000 median, which is 59% of retail. Homes sell faster here than anywhere else on the list. Meanwhile, the median price is up 2.8% from a year earlier. As a result, absentee owners are worth a direct mail campaign.

In addition, the Zillow Home Value Index for Illinois is $297,573 (up 5.3% over the year) as of August 2026.

Max offer when the ARV equals the median price$329,000 × 70% − $26,000 repairs = $204,300 max offer

Local guides: Cook County · DuPage County · Kane County · Lake County · Mason County · Wholesale Chicago, IL · Wholesale House Prices Chicago · Will County

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

AlabamaAL$330,900Wholesale

Alabama (AL) market snapshot

$330,900 ▼ 1.2%Median listing price
$167Price per sq ft
68 days ▲ 1.5%Days on market
$1,550 ▼ 3.1%Median rent
48,147 ▲ 3.4%Active listings
5.6%Gross rent yield

Investor note: A wholesale price here would be about $195,630 on a home at the $330,900 median, which is 59% of retail. Median prices are the highest on the list, so one deal can carry a big margin. Meanwhile, the median price is down 1.2% from a year earlier, and inventory is up 3.4%. Therefore, tired landlords may welcome a quick cash offer.

In addition, the Zillow Home Value Index for Alabama is $241,613 (up 1.9% over the year) as of August 2026.

Max offer when the ARV equals the median price$330,900 × 70% − $26,000 repairs = $205,630 max offer

Local guides: Jefferson County · Madison County · Mobile County · Wholesale Birmingham, AL

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

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 max offer assumes repairs of 8% of the median price.

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Cash buyers

How do you build a buyers list for wholesale houses?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

Is assigning a real estate contract legal?

Assigning a contract means transferring your rights as the buyer under a purchase agreement to another investor. It is legal in most states. However, some states, such as Illinois, Oklahoma, and Pennsylvania, now regulate wholesaling with license or disclosure rules, so have a local real estate attorney review your contracts before you start.

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FAQ

Wholesale price questions

What is a wholesale price on a house?

A wholesale price is a discounted price, usually 60% to 70% of the after-repair value, that a motivated seller accepts in exchange for a fast, certain sale.

Why do sellers accept wholesale prices?

Often, the owner is under pressure from probate, foreclosure, divorce, or repairs they cannot afford. In other words, speed and certainty matter more to them than top dollar.

Which states have the lowest house prices?

Based on Realtor.com data from October 2026, the lowest median listing prices are in West Virginia ($259,900), Louisiana ($275,000), and Iowa ($285,000).

How do I calculate my wholesale offer?

First, estimate the ARV. Then multiply it by 70%, subtract repairs, and finally subtract your assignment fee.

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