The full dataset · checked October 21, 2026
Every state, one table, rendered from the same checked dataset as the checker: what the state demands, the statute, the penalty, and the date it took effect. 'No wholesaling-specific law found' means exactly that — found, as of the checked date, in the official code — never 'no rules': the general brokerage line (market your contract, never someone else's property) applies in all 50 states.
| State | Demands | Rule | If ignored | Since |
|---|---|---|---|---|
| Alabama | Disclosure required Disclosure required | Ala. Code §§ 8-42-1 to 8-42-3 (Act 2023-201, SB 228) | Violation is a Class C misdemeanor plus civil liability of 3× the fee received. | August 1, 2023 |
| Alaska | No wholesaling-specific law No wholesaling-specific law | General license law (broker definition); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under general Alaska license law. | No wholesaling-specific law found |
| Arizona | Disclosure required Disclosure required | A.R.S. § 44-5101 (Laws 2022 ch. 170, HB 2747) | The statute's own section is titled 'unlawful practice.' If the wholesale buyer skips the disclosure, the seller cancels and keeps the earnest money; if the wholesale seller skips it, the buyer is repaid. | September 24, 2022 |
| Arkansas | No wholesaling-specific law No wholesaling-specific law | Ark. Code Ann. § 17-42-103 (as amended by Act 392 of 2025); AREC newsletter, December 2025 | Unlicensed practice under § 17-42-103; licensees risk discipline for listing property for unlicensed wholesalers. | No wholesaling-specific statute |
| California | No wholesaling-specific law No wholesaling-specific law | Cal. Bus. & Prof. Code §§ 10130, 10131, 10139 | Willful unlicensed brokerage: fine up to $20,000, up to 6 months in county jail, or both (§ 10139); corporations up to $60,000. The DRE issues cease-and-desist orders for property-marketing. | No wholesaling-specific statute |
| Colorado | No wholesaling-specific law No wholesaling-specific law | C.R.S. § 12-10-201; principal exemption § 12-10-201(6)(b)(IV); Foreclosure Protection Act, C.R.S. § 6-1-1101 et seq. | Unlicensed brokerage under § 12-10-201; equity-purchaser violations under the Foreclosure Protection Act carry their own remedies. | No wholesaling-specific law found |
| Connecticut | Registration required Registration required | Conn. Gen. Stat. §§ 20-329aaa to 20-329hhh (Public Act 25-168, §§ 252–259) | Violations are an unfair trade practice under CUTPA (§ 42-110b). A contract that runs past the 90-day closing cap without a signed extension terminates automatically. | Registration July 1, 2026 |
| Delaware | License coming License coming | 24 Del. C. §§ 2901(e)(1), 2902(21), 2902(27), 2922, 2940 (SB 201, 153rd GA; 85 Del. Laws ch. 274) | Seller may cancel within 21 calendar days or until conveyance (non-waivable); if disclosures are missing, the seller may cancel any time before conveyance, with repayment within 10 business days. | Disclosures/cancellation August 30, 2026 |
| District of Columbia | No wholesaling-specific law No wholesaling-specific law | D.C. Code Title 47, Chapter 28 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under general D.C. license law. | No wholesaling-specific law found |
| Florida | No wholesaling-specific law No wholesaling-specific law | Fla. Stat. § 475.01(1)(a) | Unlicensed real estate activity under Chapter 475 is a criminal exposure in Florida — the general-law basis is the § 475.01 broker definition (acting for another, for compensation), not a wholesaling-specific felony. | No wholesaling-specific statute |
| Georgia | No wholesaling-specific law No wholesaling-specific law | O.C.G.A. Title 43, Chapter 40 (general license law); Act 514 (2026) passed without wholesaling provisions | Unlicensed brokerage under general Georgia license law. | No wholesaling-specific law found |
| Hawaii | No wholesaling-specific law No wholesaling-specific law | Haw. Rev. Stat. Chapter 467 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Chapter 467. | No wholesaling-specific law found |
| Idaho | No wholesaling-specific law No wholesaling-specific law | Idaho Code Title 54, Chapter 20 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Title 54, Chapter 20. | No wholesaling-specific law found |
| Illinois | License required License required | 225 ILCS 454/1-10 (definition of broker, as amended by Public Act 101-0357); license required by § 5-5 | Civil penalty up to $25,000 per violation (§ 20-10). Each transaction is a separate violation. | August 9, 2019 |
| Indiana | Disclosure required Disclosure required | Ind. Code § 32-21-16.5 (HEA 1068, P.L. 47-2024) | A non-compliant solicitation lets the homeowner nullify the deal by written rescission within 2 days; a violation is a deceptive act enforceable by the Attorney General. | July 1, 2024 |
| Iowa | License required License required | Iowa Code § 543B.6A (2024 Acts ch. 1040, HF 2394); Iowa Admin. Code r. 193E-22.2 | Civil penalty up to the greater of $10,000 or 10% of the sale price per property — the largest numeric penalty in any state's wholesaling law. If the disclosure is missing, seller or buyer may cancel before closing. | Statute July 1, 2024 |
| Kansas | No wholesaling-specific law No wholesaling-specific law | K.S.A. Chapter 58, Article 30 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under the Kansas Real Estate Brokers' and Salespersons' License Act. | No wholesaling-specific law found |
| Kentucky | License required License required | KRS 324.010(1)(b), 324.020(1)(b) (2023 HB 62, Acts ch. 84); penalties at KRS 324.990 | Class A misdemeanor on a first offense; Class D felony on later offenses. The court adds the commission amount to the fine. Each transaction is a separate offense. | June 29, 2023 |
| Louisiana | Disclosure required Disclosure required | La. R.S. §§ 37:1431(35)–(37), 37:1448.5 (Act 807 of 2026, HB 468) | Noncompliant contracts are voidable by the seller any time before title transfer; violations are an unfair trade practice and a license-law violation, with civil penalties up to $5,000 per violation. | August 1, 2026 |
| Maine | No wholesaling-specific law No wholesaling-specific law | 32 M.R.S. Chapter 114 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Maine's Real Estate Brokerage License Act. | No wholesaling-specific law found |
| Maryland | Disclosure required Disclosure required | Md. Code, Real Prop. § 10-715 (2025 ch. 508, HB 124; ch. 509, SB 160) | If notice was missing: the owner may rescind without penalty any time before closing (when the contract was assigned), and the assignee may rescind before closing with its deposit back. | October 1, 2025 |
| Massachusetts | No wholesaling-specific law No wholesaling-specific law | M.G.L. c. 112, §§ 87PP–87CCC (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under c. 112, § 87RR and related provisions — an unlicensed person cannot even recover compensation through Massachusetts courts for brokerage services. | No wholesaling-specific law found |
| Michigan | No wholesaling-specific law No wholesaling-specific law | MCL 339.2501 et seq. (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Article 25 of the Occupational Code. | No wholesaling-specific law found |
| Minnesota | No wholesaling-specific law No wholesaling-specific law | Minn. Stat. § 82.55, subd. 19 | Acting as a real estate broker or salesperson without a license under Chapter 82. | No wholesaling-specific statute |
| Mississippi | No wholesaling-specific law No wholesaling-specific law | Miss. Code Title 73, Chapter 35 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Title 73, Chapter 35. | No wholesaling-specific law found |
| Missouri | Disclosure required Disclosure required | Mo. Rev. Stat. § 407.3600 (2026 SB 973, under the Merchandising Practices Act) | If the disclosure is not made, the owner may cancel any time before close of escrow and earnest money goes to the owner within 30 days. A violation is an unlawful practice under the Merchandising Practices Act, with a private right of action and Attorney General enforcement. | August 28, 2026 |
| Montana | No wholesaling-specific law No wholesaling-specific law | Mont. Code Ann. Title 37, Chapter 51 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Title 37, Chapter 51. | No wholesaling-specific law found |
| Nebraska | License required License required | Neb. Rev. Stat. §§ 81-885.02(2), 81-885.03, 81-885.04(1) (LB 892, 2022; LB 187, 2025) | Cease-and-desist, then a fine of up to $1,000 per day of unlicensed activity after the order — or all money earned, whichever is greater. | July 21, 2022 (vacant-lot amendment March 11, 2025) |
| Nevada | No wholesaling-specific law No wholesaling-specific law | NRS Chapter 645 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under NRS Chapter 645. | No wholesaling-specific law found |
| New Hampshire | No wholesaling-specific law No wholesaling-specific law | RSA Chapter 331-A (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under RSA 331-A. | No wholesaling-specific law found |
| New Jersey | No wholesaling-specific law No wholesaling-specific law | N.J.S.A. § 45:15-2; fines at § 45:15-17 | Civil fines up to $5,000 for a first violation and $10,000 for a second (§ 45:15-17), plus Real Estate Commission complaint or Attorney General referral. | No wholesaling-specific statute |
| New Mexico | No wholesaling-specific law No wholesaling-specific law | NMSA §§ 61-29-1, -2 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under NMSA § 61-29-1 et seq. | No wholesaling-specific law found |
| New York | No wholesaling-specific law No wholesaling-specific law | N.Y. Real Property Law § 442-e(1), (3); Art. 12-A; 19 NYCRR § 175.25 | A violation is a misdemeanor prosecuted by the Attorney General (§ 442-e(1)) — and § 442-e(3) gives ANY aggrieved person a private right to recover not less than the amount you received and up to 4 TIMES that amount. No regulator needs to be involved. This private 4× right exists in no other state we checked. | No wholesaling-specific statute |
| North Carolina | No wholesaling-specific law No wholesaling-specific law | NCREC bulletin, December 2023; HB 797 (2025) — stalled, NOT law | Unlicensed brokerage under G.S. Chapter 93A, per the NCREC's December 2023 bulletin. (HB 797 would add a Class 1 misdemeanor and a 30-day cancellation — it is not law.) | No wholesaling-specific statute |
| North Dakota | Disclosure required Disclosure required | N.D.C.C. § 43-23-24 (HB 1190, 2023; expanded by HB 1125, 2025) | If a party was not told, they may cancel before close of escrow; the seller keeps earnest money and the buyer is repaid in full. | 2023 |
| Ohio | Disclosure required Disclosure required | Ohio Rev. Code § 5301.95 (SB 155, 136th GA); discipline hook ORC § 4735.18(A)(40) | Failure is an unfair or deceptive act under the Consumer Sales Practices Act: a private action for actual damages plus up to $5,000 in noneconomic damages, treble damages, and attorney fees. The Attorney General — not the Division of Real Estate — enforces against unlicensed wholesalers. | March 2, 2026 |
| Oklahoma | License required License required | 59 O.S. §§ 858-102, 858-301 (HB 1148 of 2021); 59 O.S. § 858-314 (SB 1075 of 2025) | License-code penalties (reported up to $5,000 per violation and/or 6 months). Under SB 1075, a contract missing required contents is invalid and unenforceable by the wholesaler, and the homeowner keeps the earnest money. | License layer November 1, 2021 |
| Oregon | Registration required Registration required | HB 4058, Or. Laws 2024 ch. 3; ORS 696.650–696.670, 696.997; rules at OAR 863 Div. 17 | Civil penalty $1,000–$2,500 for a first offense of unregistered activity; a knowing violation is a Class A misdemeanor. If the seller disclosure is missing, the seller may terminate at any time and keep the earnest money, and the wholesaler is liable for damages plus the prevailing party's attorney fees. | July 1, 2025 |
| Pennsylvania | License required License required | Act 52 of 2024 (SB 1173), amending RELRA: 63 P.S. §§ 455.201, 455.304(1), 455.610 | Practicing without a license under RELRA; the seller can cancel within 30 days and must be repaid in full within 10 business days. | January 4, 2025 |
| Rhode Island | License coming License coming | R.I. Gen. Laws ch. 34-51 (§§ 34-51-1 to -6), amending §§ 5-20.5-1, -2 (2026 S 3136 Sub A / H 7840) | From Jan. 1, 2027: fines of $500 for a first violation and $1,000 for each later one, plus civil liability of 1× to 3× the fee or profit. If disclosures are missing, either side may cancel any time before the deal closes. | License requirement January 1, 2027 |
| South Carolina | License required License required | S.C. Code §§ 40-57-30(44), 40-57-135, 40-57-350 (2024 Act No. 204, H.4754); Real Estate Commission advisory opinion, Nov. 14, 2024 | Unlicensed-practice penalties under Title 40, Chapter 57. Licensed firms face discipline for participating in wholesaling at all. | May 21, 2024 |
| South Dakota | No wholesaling-specific law No wholesaling-specific law | SDCL Chapter 36-21A (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under SDCL 36-21A. | No wholesaling-specific law found |
| Tennessee | Disclosure required Disclosure required | Tenn. Code §§ 66-4-401 to 66-4-403 (2025 Pub. Ch. 72, SB 909 / HB 781) | No cancellation window in the act; an action under it must be commenced within 2 years of the contract's execution. | March 25, 2025 |
| Texas | Disclosure required Disclosure required | Tex. Occ. Code § 1101.0045 (SB 2212, 2017; amended SB 1577); Tex. Prop. Code § 5.0205 | Without the written disclosure, assigning is brokerage by definition — and unlicensed brokerage in Texas is a Class A misdemeanor per offense (Occ. Code § 1101.758). | September 1, 2017 |
| Utah | No wholesaling-specific law No wholesaling-specific law | Utah Code § 61-2f; Division of Real Estate guidance, Q4 2018 newsletter ('The Wholesaling Debacle') | Unlicensed activity under Utah Code § 61-2f; licensees face extra disclosure duties and discipline (R162-2f). | No wholesaling-specific statute |
| Vermont | No wholesaling-specific law No wholesaling-specific law | 32 V.S.A. / 26 V.S.A. Chapter 41 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under 26 V.S.A. Chapter 41. | No wholesaling-specific law found |
| Virginia | License required License required | Va. Code § 54.1-2100 (2024 Acts ch. 459, HB 917 / SB 358) | Unlicensed-activity penalties under Virginia's real estate licensing law, enforced by the Department of Professional and Occupational Regulation (DPOR). | July 1, 2024 |
| Washington | No wholesaling-specific law No wholesaling-specific law | RCW 18.85 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under RCW 18.85. | No wholesaling-specific law found |
| West Virginia | No wholesaling-specific law No wholesaling-specific law | W. Va. Code Chapter 30, Article 40 (general license law); HB 4493 (2026) — died in committee, NOT law | Unlicensed brokerage under Chapter 30, Article 40. | No wholesaling-specific law found |
| Wisconsin | Disclosure required Disclosure required | Wis. Stat. § 710.13 (2023 Act 208; amended 2025 Act 60); pattern test at § 452.01(2)(b) | If a disclosure is late or missing, the other side may rescind any time before closing (non-waivable); the seller keeps deposits and the assignee is repaid. Act 208 also raised general unlicensed-practice fines to up to $5,000. | March 24, 2024 |
| Wyoming | No wholesaling-specific law No wholesaling-specific law | Wyo. Stat. Title 33, Chapter 28 (general license law); no wholesaling-specific statute found as of October 21, 2026 | Unlicensed brokerage under Title 33, Chapter 28. | No wholesaling-specific law found |
Only as a true principal — and New York hides the sharpest private trap in the country. There is no wholesaling statute. Assign your own contract and you are a principal; market the property and you are an unlicensed broker. If you cross the line, the seller does not need the state to act: § 442-e(3) lets any aggrieved person sue you privately for up to 4 times what you made.
N.Y. Real Property Law § 442-e(1), (3); Art. 12-A; 19 NYCRR § 175.25
Philadelphia requires its own Residential Property Wholesaler License (Philadelphia Code Ch. 9-5200) — separate from, and in addition to, the Pennsylvania state license under Act 52. Application: $200 application fee (kept by the city even if the application is denied), insurance as the agency requires, disclosure of all Pennsylvania entities the applicant holds equity in, and a criminal-history search: no license if convicted within the past 6 years of fraud, dishonesty, breach of trust, deceit, or an Ethics Law violation. License valid 1 year.
If it goes wrong: An agreement signed by an unlicensed wholesaler at the time of solicitation is rescindable at any time before title transfer, at the homeowner's sole option (§ 9-5206). Other violations are a Class III offense under § 1-109.
Rule: Philadelphia Code Ch. 9-5200, §§ 9-5202, 9-5204, 9-5206 · Source: Philadelphia Code. Full breakdown in the guide: Philadelphia's second license.
The table says what the state demands. Whether you may do this deal depends on your license, your deal count, your marketing and your structure. That is the checker's job.
State one-pagers, statutory forms, deal calendars and walk-throughs for all 51 jurisdictions, rendered from this dataset and re-rendered at every quarterly sweep.
Included in the $49 Compliant Path Kit