Essential Strategies on How to Sell a Vacant House In Wisconsin

Owning a vacant house in Wisconsin can present unique challenges and opportunities for homeowners looking to sell their property. Whether you’ve inherited a property, relocated for work, or simply have an empty investment home, knowing how to sell a vacant house effectively can save you time, money, and stress. As specialists who proudly say “we buy houses Milwaukee,” we understand these challenges firsthand. This comprehensive guide will walk you through everything you need to know about selling your vacant property in Wisconsin’s current market conditions.

Reasons Why People Sell a Vacant House

Numerous situations might lead you to sell a vacant property:

1. Relocation: Many homeowners need to move for job opportunities, family reasons, or lifestyle changes before they can sell their previous home.
2. Inheritance: Inheriting a property don’t intend to live in often leads to selling a vacant house. This situation can be especially challenging if you live far from the inherited property.
3. Investment Property: Real estate investors might decide to liquidate vacant properties from their portfolios when market conditions are favorable or when their investment strategy changes.
4. Financial Hardship: Sometimes, financial difficulties make it impossible to maintain mortgage payments on a property you’re no longer living in.
5. Divorce or Family Changes: Major life changes often necessitate selling properties that are no longer occupied.

Each of these scenarios comes with its own considerations, but all share the common challenge of managing and selling a property that sits empty. Many sellers in Wisconsin find themselves wondering how to sell a vacant house while minimizing carrying costs and security concerns.

How to Sell a Vacant Home in Wisconsin

Selling a vacant home requires a strategic approach, especially in Wisconsin’s dynamic real estate market. Here are the essential steps to follow:

1. Determine Your Selling Strategy

You have several options when it comes to how to sell a vacant house:

• Traditional real estate agent: Working with a realtor provides expertise but comes with commission fees averaging 5-6% of the sale price.
• For Sale By Owner (FSBO): This approach saves on commission but requires significant time and market knowledge.
• Cash home buyers: Companies that buy houses in Menomonee Falls and surrounding areas offer speed and convenience, often purchasing homes in as-is condition and don’t charge hefty agent commissions.

Each approach has merits depending on your timeline, property condition, and financial goals.

2. Address Maintenance and Security Issues

A vacant property requires ongoing attention:

• Regular lawn maintenance and exterior upkeep to maintain curb appeal
• Periodic interior inspections to check for leaks, pests, or other issues
• Security measures like smart locks, timer-controlled lights, and possibly security systems
• Winter considerations in Wisconsin, such as proper heating to prevent pipe freezing

3. Consider Strategic Improvements

While major renovations rarely pay off when selling a vacant house, strategic improvements can make a difference:

• Fresh paint in neutral colors
• Basic landscaping improvements
• Minor repairs to obvious issues
• Professional cleaning
• Addressing any safety concerns

4. Price Appropriately

Vacant homes often sell for less than occupied homes for several reasons:

• Buyers may perceive a higher risk with a vacant property
• Empty rooms appear smaller and less inviting
• The property may show signs of neglect
• Sellers with vacant properties often have higher carrying costs and may be more motivated.d

Working with a real estate professional or getting a cash offer can help you determine a competitive price that reflects current market conditions.

Legalities When Selling a Vacant House

When selling a vacant property in Wisconsin, there are several legal considerations to keep in mind:

1. Disclosure Requirements

Wisconsin law requires sellers to complete a Real Estate Condition Report disclosing known defects. For vacant properties, this can be challenging if you haven’t been living there. However, you’re still obligated to disclose what you know about the property’s condition.

2. Insurance Considerations

Most insurance policies have specific clauses regarding vacant properties. Typically, standard homeowner’s insurance may become void if a property is vacant for more than 30-60 days. You’ll need to:

• Notify your insurance company about the vacancy
• Consider purchasing specific vacant home insurance
• Understand that vacant property insurance often costs more and covers less

3. Property Tax Obligations

You remain responsible for Wisconsin property taxes even when the property is vacant. As of 2025, Wisconsin’s average effective property tax rate is approximately 1.76% of a home’s assessed value, making it one of the highest property tax states in the nation.

4. Utility Management

Decide whether to keep utilities on or shut them off. In Wisconsin’s climate, keeping minimal heat during winter is usually necessary to prevent pipe damage, even in vacant properties.

Things to Consider when Selling a Vacant House

Staging an Empty House

An empty house often appears smaller and less appealing to potential buyers. Consider these options:

Full Staging:

• Professional stagers can transform empty rooms into inviting spaces
• Costs typically range from $1,500-$5,000, depending on home size
• Professionally staged homes often sell faster and for more money

Virtual Staging:

• Digital furniture and decor added to listing photos
• Much less expensive (typically $100-$300)
• Helps buyers visualize the space online

Partial Staging:

• Focus on key spaces like the living room, kitchen, and primary bedroom
• More cost-effective than full staging
• Creates a more welcoming atmosphere at a lower price point

Taxes and Fees

Selling any house involves various costs, but vacant houses may have additional considerations:

• Capital Gains Tax: If the property has appreciated, you may owe taxes on the profit. However, there are deductions when selling a house that can reduce this burden, especially if it was previously your primary residence.
• Holding Costs: The longer a vacant house sits unsold, the more you’ll pay in mortgage, insurance, utilities, and maintenance.
• Vacant Property Fees: Some municipalities charge fees for vacant properties to discourage neglect.

Fixes

Deciding what to repair in a vacant house can be challenging:

1. Essential Repairs:
   • Safety issues (electrical, structural)
   • Water damage or active leaks
   • Broken windows or doors
   • HVAC concerns, especially before winter
2. Cosmetic Improvements:
   • Fresh paint in neutral colors
   • Replacing worn carpeting
   • Updating fixtures
   • Enhancing curb appeal
3. When to Sell “As-Is”:
   • If the property needs extensive repairs
   • When you’re selling a hoarder house or a fire-damaged house
   • If you lack the time or resources for improvements
   • When you need to sell your house fast in New Berlin or the surrounding areas

Working With a Real Estate Agent vs a Cash Home Buyer

When selling a vacant house, it’s important to understand your options:

Working with a Real Estate Agent:

Pros:

• Potentially higher selling price
• Marketing expertise and wider buyer reach
• Handling of paperwork and negotiations

Cons:

• 5-6% commission fees
• Longer time on market (average 45-90 days in Wisconsin)
• Uncertain timeline
• Property must be maintained during the entire listing period
• Buyers often request repairs after inspection

Working with a Cash Home Buyer:

Pros:

• Quick closing (often 7-14 days)
• No repairs or cleaning needed
• No commissions or fees
• Simplified process
• How to sell a house for cash is straightforward with these companies

Cons:

• Typically lower than the retail market value
• Fewer buyer options to choose from

For many sellers with vacant properties, especially those wondering how we buy houses at Cream City Home Buyers, the speed and convenience of a cash sale outweigh the potentially higher price from a traditional sale. This is particularly true when considering the ongoing costs of a vacant property.

Do’s and Don’ts When Selling a Vacant House

Do’s:

1. Keep good care of the property: Watch for your lawn care, snow removal, and basic maintenance.
2. Install security measures: Consider smart locks, security systems, and lighting on timers.
3. Keep utilities connected, especially heating during Wisconsin winters, to prevent pipe damage.
4. Inform your insurance company: Make sure you have appropriate coverage for a vacant property.
5. Consider staging: At least virtually or in key rooms to help buyers visualize the space.
6. Price competitively: Vacant homes often need to be priced more aggressively.
7. Highlight the positives: Empty homes show their space, layout, and potential well.
8. Get regular property checks: Have a trusted neighbor, friend, or property manager regularly inspect the home.

Don’ts:

1. Don’t leave the property completely dark: Use timer-controlled lights to appear occupied.
2. Don’t neglect curb appeal: First impressions still matter tremendously.
3. Don’t forget about the property: Out of sight shouldn’t mean out of mind.
4. Don’t overinvest in renovations: Make strategic improvements only.
5. Don’t ignore market feedback: If showings aren’t resulting in offers, be ready to adjust your strategy.
6. Don’t leave valuable items: Remove anything of value from the property.
7. Don’t skip winterizing: Wisconsin’s cold weather can cause significant damage to empty homes.
8. Don’t make it obvious the house is vacant: Consider window treatments and minimal furnishings to avoid advertising the vacancy.

Conclusion

Selling a vacant house in Wisconsin presents unique challenges, but with the right approach, it can be a smooth process. Whether you choose to work with a real estate agent or explore how we buy houses at Cream City Home Buyers, understanding your options is the first step toward a successful sale.

Remember that vacant properties require special attention to security, maintenance, and marketing. The strategies outlined in this guide will help you minimize carrying costs, protect your investment, and maximize your return when selling your vacant Wisconsin property.

If you’re looking for a faster solution without the hassle of repairs, staging, and months on the market, contact us today to learn more about our company, Cream City Home Buyers. We specialize in helping homeowners in unique situations get a cash offer for their vacant properties, allowing you to move forward without the ongoing burden of an empty house.