Pennsylvania's Act 52 changed the rules for wholesalers.
Pennsylvania's Act 52 brought wholesaling under the real estate licensing law. Here's the plain-English version, and where funding fits if you buy the property instead of assigning the contract.
What the law does
Pennsylvania's Act 52 (Senate Bill 1173), signed July 8, 2024 and effective the following January, brought wholesaling under the state's real estate licensing law. In plain terms, it treats promoting the sale of an interest in a home with the intention of assigning that interest for a fee — rather than buying the home yourself — as licensed activity, and it requires disclosure to the people involved.
This is a plain-English summary, not legal advice — confirm your own situation with a Pennsylvania attorney.
Assigning versus buying
These rules are about assigning a contract. A double close is a different transaction — you actually buy the home from the seller, take title, and then sell to your end buyer, often the same day. Whether that changes your obligations on a given deal depends on the facts, and it's a question for a Pennsylvania attorney. What we can speak to is the practical part: buying the home takes real money at the closing table, even if you own it only briefly.
Where transactional funding fits
We fund the purchase for the short window between the two closings, repaid out of your buyer's proceeds, so your own capital stays free. Your spread stays between you and the closing table.
Philadelphia has its own rules on top of the state's. If you're buying in the city, check the local registration and disclosure requirements too — those are separate from the state law.
Need the funds to close?
Tell us the deal — type of funding, amount, and closing date. We answer quickly, and we tell you straight if it isn't a fit.
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