Guide to Find Vacant Homes Available for Sale

For real estate investors and aggressive homebuyers, an empty property represents opportunity. Whether you are searching for a distress property for sale to flip or hoping to understand how to locate affordable homes for sale, vacant houses often come with motivated sellers. However, these properties are rarely advertised with neon signs. Finding them requires knowing exactly where to look, both online and in your local community.

A real estate investor using a mobile app to research a vacant distressed property for sale from their car.

This Guide to Find Vacant Homes Available for Sale provides a concrete roadmap for locating these hidden assets. We will explore how to manipulate online databases, access government property for sale, and utilize public records to find a distressed real estate for sale before it hits the broader market. By combining digital research with grassroots local tactics, you can identify vacant properties efficiently and accurately.

Online Methods for Finding Vacant Properties

The internet has revolutionized real estate prospecting. While driving through neighborhoods is still valuable, your search should begin digitally. By targeting specific databases, you can filter out occupied homes and focus strictly on properties that are empty.

Use Specific MLS Filters

The Multiple Listing Service (MLS) is the gold standard for real estate data. While public portals like Zillow pull from the MLS, working directly with a licensed real estate agent allows you to use deep-level filters to find a distress property for sale.

Keyword Searches: Have your agent search agent-only remarks for phrases like “immediate possession,” “vacant,” “sold as-is,” or “investor special.”
Days on Market (DOM): Properties that have sat on the market for over 90 or 120 days are frequently vacant. Owners of these stale listings are often highly motivated to sell.
Occupancy Status: The MLS often contains a specific dropdown menu for “Occupancy.” Filtering strictly for “Vacant” eliminates the guesswork.

Search Bank-Owned Inventories

When a homeowner defaults on their mortgage and the home fails to sell at a foreclosure auction, it becomes Real Estate Owned (REO) by the bank. These properties are almost universally vacant. Instead of searching general sites, go directly to the source to find these types of affordable homes for sale:

Fannie Mae HomePath: This portal lists properties owned by the Federal National Mortgage Association, often prioritizing owner-occupants before opening bids to investors.
Freddie Mac HomeSteps: Similar to HomePath, this site lists vacant, bank-owned inventory across the country.
Direct Bank Portals: Major lenders like Wells Fargo and Bank of America maintain their own REO property websites, which are updated regularly with vacant housing stock.

Explore Reputable Auction Platforms

Online auction platforms are a primary clearinghouse for distressed real estate for sale. These sites specialize in moving vacant, foreclosed, or short-sale properties quickly.

Auction.com: One of the largest platforms for bank-owned and foreclosure properties.
Hubzu: Frequently used by mortgage servicers to offload vacant homes.
Hudson & Marshall: A reputable site specializing in REO and bank-owned auctions.

When purchasing through these platforms, the properties are generally sold “as-is,” making independent inspections crucial if permitted by the auction rules.

Local and In-Person Search Methods

While online platforms show you what is actively being sold, local methods help you find vacant homes before they are officially listed, giving you a massive competitive advantage.

Investigate Local Public Records

Your county courthouse is a treasure trove of leads for finding government property for sale or soon-to-be-vacant homes.

Tax Delinquency Lists: Homeowners who are years behind on property taxes have often abandoned the home. You can request this list from the county tax assessor.
Probate Records: When a homeowner passes away, the property enters probate. These homes often sit vacant for months while the estate is settled.
Eviction Filings: Public court records show recent eviction judgments. A landlord who just completed a grueling eviction may be highly motivated to sell the now-vacant property rather than re-rent it.

Check Code Enforcement Lists

The municipal code enforcement department tracks homes with ordinance violations. Requesting a list of properties cited for “high grass,” “unsecured structure,” or “accumulation of debris” is a highly effective way to pinpoint neglected, empty houses. In most jurisdictions, these lists are accessible via a Freedom of Information Act (FOIA) request.

Use Mapping Tools and “Driving for Dollars”

“Driving for dollars” is the industry term for physically driving through target neighborhoods to spot vacant homes. You can optimize this by using Google Street View to pre-screen areas for older housing stock before spending money on gas. When driving, look for these unmistakable physical signs of vacancy:

Mail or newspapers overflowing from the box.
Overgrown landscaping and untouched snow in winter.
No window coverings, or sheets used as temporary curtains.
“Winterized” stickers on windows or doors, placed by banks to prevent pipe bursts.
Code enforcement notices taped to the front door.

Apps like DealMachine or PropStream allow you to take a photo of a vacant house while driving, instantly pull the owner’s public tax record data, and send them a postcard asking if they want to sell.

Frequently Asked Questions

What is the difference between a vacant and an abandoned property? A vacant property is simply empty; the owner may be actively trying to sell or rent it. An abandoned property is a vacant home where the owner has ceased all maintenance, tax payments, and communication regarding the asset.

Are empty homes always a good deal? Not always. A vacant home might be a newly constructed spec house priced at a premium. Conversely, a vacant distressed real estate for sale might require extensive structural repairs that negate the lower purchase price.

What are the main risks of buying a vacant property? Vacant homes degrade faster than occupied ones. They are susceptible to undetected roof leaks, pest infestations, mold growth, and vandalism. Furthermore, if a home was not properly winterized, the plumbing system may be completely destroyed.

Conclusion: Successfully using this Guide to Find Vacant Homes Available for Sale requires a multi-pronged approach. By leveraging online MLS data, searching bank-owned REO portals, and physically scouting neighborhoods for signs of distress, you can uncover hidden real estate opportunities. Whether you are seeking a distress property for sale as an investment or looking for affordable homes for sale for your family, combining digital research with local public records is the most effective way to locate and acquire vacant properties.

Disclaimer: The information provided in this article is for educational and informational purposes only. It does not constitute professional advice. Readers should conduct their own research and consult with qualified professionals before making any decisions.