Selling a house that's sitting empty
An empty house still costs money every month. Here's what to check on insurance, security and carrying costs while you decide what to do.
No obligation. No pressure. Takes about 2 minutes.
The short answer
A vacant house keeps costing you taxes, utilities, insurance and upkeep, and leaving a home empty can suspend part of your insurance coverage. Call your insurer first, secure the property and add up what it costs you each month. Then compare listing, which usually brings more if the house shows well, with a cash sale that ends those monthly costs sooner.
Step by step
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1
Call your insurance company
Virginia's insurance regulator warns that if a home is left vacant or unoccupied, some of your coverage may be suspended automatically. Ask your insurer which coverages change, when, and whether they offer coverage for a vacant home.
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2
Secure it and keep it looking cared for
Change or check the locks, put a few lights on timers, forward the mail and keep the lawn cut. Ask a neighbor to call you if something looks off.
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3
Add up the monthly carrying cost
Mortgage, property taxes, insurance, utilities, lawn care and any HOA dues. Multiply by the months a sale might take, and you have the real cost of waiting.
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4
Check local vacant-building rules
In DC, property that's vacant or blighted for 90 days or more must be registered, and vacant or blighted property can be taxed at higher rates. Baltimore has its own Vacant Building Notice system. Our DC and Baltimore pages cover those rules.
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5
Decide how to sell
If the house is in good shape, listing it can net more, though empty rooms may need staging. A cash sale can close in as little as 7 days with no fees or commissions, which stops the carrying costs sooner.
Sources: Virginia SCC: Homeowners Insurance Guide ยท DC Department of Buildings: Vacant and Blighted Buildings
This page gives general information. It isn't legal or insurance advice. Policies differ, so read yours and ask your insurer, and check vacant-property rules with your city or county.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
We'll put the cash offer next to what listing could net, including the months of carrying costs, so you can see what waiting really costs.
Frequently asked questions
Does my homeowners insurance cover a vacant house?
Maybe not fully. If a home is left vacant or unoccupied, part of your coverage may be suspended automatically. Ask your insurer which coverages change and when.
Is it better to sell a vacant house now or wait?
It depends on your monthly carrying cost and the house's condition. If it shows well and you can carry it for a few months, listing may net more. If the costs are piling up, a faster sale may leave you ahead. Compare both numbers.
Can I sell a vacant house if I live far away?
Yes. Our guide to selling from out of state explains remote and mail-away closings.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.