Selling a vacant house: how to sell it fast

Does homeowners insurance cover a vacant house?

Often not fully. Many homeowners policies limit coverage once a house has been vacant for 60 days in a row. Some insurers cancel the policy or do not renew it. Texas regulators say most companies stop coverage when a house is vacant for 60 days or more. They usually keep liability coverage, though (Texas Department of Insurance, updated June 2026).

What the standard policy form says

Insurance Services Office (ISO) writes a standard homeowners form, the Homeowners 3 Special Form (HO 00 03 05 11). Your policy may use it or different wording. That form does not cover vandalism if the house has been vacant for more than 60 consecutive days right before the loss. It also drops coverage for broken glass after the same 60 days, unless earth movement caused the break. A house that is being built does not count as vacant (ISO form HO 00 03 05 11, copy posted by the Nevada Division of Insurance).

An example from a state regulator

Wisconsin's insurance regulator gives a plain example. Depending on the policy, a vandalism claim on a house that has been vacant for 61 days could be denied. The insurer can also cancel the policy once the house has been vacant for more than 60 days (Wisconsin Office of the Commissioner of Insurance, updated March 2023).

What to do about coverage

• Tell your insurer the house is empty. The NAIC warns that if you leave a house without telling your insurer, it might suspend your policy or refuse to pay for damage (NAIC, updated January 2024).
• Ask how your policy defines vacant. Many policies do not cover losses once the house has been vacant for the number of days the policy names. Find that number, and the date your vacancy started (Texas Department of Insurance).
• Ask about a vacant-dwelling policy. North Carolina's insurance department lists vacant houses among the properties that may be a fit for a dwelling fire policy (North Carolina Department of Insurance, accessed October 2026).
• Keep the heat on or drain the pipes. The standard form does not cover freezing damage to plumbing unless you used reasonable care. That means keeping heat in the building, or shutting off the water and draining the systems (ISO form HO 00 03 05 11).

What does it cost to keep a vacant house?

A vacant house keeps the same bills as a lived-in one, with nobody getting any use from them. The usual monthly costs are property tax, insurance, utilities, upkeep, HOA dues, and the mortgage payment if you still have a loan. The worked example below uses made-up numbers to show how fast they add up.

With these illustrative numbers, three more months of waiting costs $5,205, and six more months costs $10,410. Run your own numbers with our house carrying cost calculator. Then compare that total with the price gap between your ways to sell.

What are the risks of leaving a house empty?

The main risks are break-ins, squatters, frozen pipes, code violations, and city registration rules. Each one is easier to handle, or to end, when you know about it early.

Break-ins and vandalism

An empty house can draw break-ins, stolen fixtures, and vandalism. After 60 days of vacancy, the standard homeowners form no longer covers vandalism, so the repair bill may be yours. Lights on timers, locked windows, and a neighbor who checks in can help.

Squatters

A squatter is someone who moves in without the owner's permission. Removal rules vary by state. Florida, for example, lets an owner ask the county sheriff to remove people who entered a house unlawfully, if certain conditions are met. One condition is that the people are not current or former tenants (Fla. Stat. 82.036). In other states, removal may take a court case, so ask a local attorney.

Frozen pipes and leaks

A burst pipe in an empty house can leak for days before anyone sees it. The standard form does not cover freezing damage unless you kept the heat on or shut off and drained the water. In cold months, keep the heat on, or have a plumber winterize the house.

Code violations

Tall grass, trash, broken windows, and peeling paint can bring code violation notices and fines. In some cities, violations on an empty building can also put it on a vacant building list. In Minneapolis, an empty building with many housing, fire, or building code violations for 30 days or more may have to register as vacant (City of Minneapolis, updated October 2026).

Vacant building registration

Some cities make owners register vacant buildings and pay a fee. Two examples:

• Chicago: A vacant building must be registered within 30 days, and the registration is renewed every six months. The first fee is $30 if you register on time on your own. It is $100 if the city cites the property first (City of Chicago Vacant Building Registration, accessed October 2026).
• Minneapolis: Owners of vacant buildings that must register pay an annual fee of $7,228.70 (City of Minneapolis, updated October 2026).

Call your city's building or code department to ask whether a rule like this applies to your house.

What are the ways to sell a vacant house?

You can list with an agent, list as-is, sell it yourself, sell to an iBuyer, or sell as-is to a direct cash homebuyer. The right choice depends on the house's condition, how much time you have, and what each month of waiting costs you.

Each path trades price, time, and effort in a different way. A retail listing may bring more money for a house in good shape. A direct cash sale usually brings a lower price than a retail sale, in exchange for speed, certainty, and no repairs.

iBuyer terms: Opendoor service charge page (it says the charge varies by offer) and Opendoor eligible house types page, both checked October 30, 2026. Propcash terms: Propcash facts.

How do you sell a vacant house as-is for cash?

Selling a vacant house as-is for cash usually takes four steps: share the details, get an offer, review it, and close. With Propcash, the steps typically look like this.

1. Tell us about the house. Share the address, its condition, and how long it has been empty. It takes about two minutes, and you do not need to clean out or fix anything first.
2. Get one cash offer. Propcash typically makes one transparent, data-backed cash offer. It is based on recent local sales and the house as it sits, and Propcash can show you how it got to the number.
3. Review it on your own time. There is no pressure and no obligation. Compare the offer with your carrying costs and your other options, or show it to an attorney.
4. Pick a closing date. Closings run through a title company, and a cash sale can close in as few as 7 days. You can often sign remotely, depending on your state. Propcash charges sellers no fees or commissions.

Keep your insurance in force and the house secured until closing day. For more on how Propcash handles vacant houses, including sales from out of state, see selling a vacant house to Propcash. When you are ready, you can get a cash offer on your vacant house.

When is listing a vacant house the better choice?

Listing is often the better choice when the house is in good shape and the local market is active. It also helps if you can afford a few more months of bills. In that case, a retail buyer may pay more than a cash buyer, even after commission. If that describes your house, list it.

If you are not sure

If the house needs work, you live far away, or the monthly costs are piling up, a cash offer gives you a number to compare. You can also do both: get a cash offer, then compare it with what an agent expects the house to sell for. Our guide on when not to sell your house for cash covers this choice in more detail. Many vacant houses are inherited; if yours is, see selling an inherited property.