How to Find Vacant Properties: Step-by-Step Guide + Free Deal Calculator

If you’ve ever driven past a run-down house with tall grass and thought, “Someone should do something with that,” you’re already on the right track. Vacant homes are one of the most overlooked opportunities in real estate. For new investors, these properties can turn into incredible deals—if you know how to spot them and what to do next.

The challenge? Most beginners don’t know how to find vacant properties. That’s why we created this guide. If you’re a new or aspiring investor, this is your step-by-step resource for finding vacant properties and turning them into opportunities. We’ll show you exactly how to locate these homes, how to spot the signs of vacancy, how to contact the owners, and what to do once you find one worth pursuing.

Here’s what we’ll cover:  

• What Is a Vacant Property?
• 13 Proven Strategies on How to Find Vacant Properties
• What to Do After You Find a Vacant Property
• How to Contact the Owner of a Vacant Property
• Frequently Asked Questions About Finding Vacant Properties

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What Is a Vacant Property?

A vacant property is a piece of real estate, usually a single-family home or small multifamily building, that’s sitting unoccupied. No one is living there, and in many cases, the owner hasn’t been actively maintaining it.

Now, a vacant property isn’t always the same as an abandoned property. An abandoned home is usually neglected for long periods and may have legal issues or severe damage. On the other hand, vacant homes can simply be between tenants, caught in probate, or owned by a distant landlord who hasn’t decided what to do with it yet.

You might also hear the term non-owner-occupied homes. These are properties where the owner doesn’t live on site, like rentals, inherited properties, or second homes. Many of these become empty houses over time, especially if they’re not producing income or being used regularly.

Why Do Vacant Properties Matter To Investors?

So why do these properties matter to investors? Because they often signal opportunity. Owners of vacant properties may be more motivated to sell, especially if the house is costing them money every month without generating income. That motivation could mean discounted prices, creative financing options, or terms that are easier to negotiate.

Vacant homes also come with less competition. Most traditional buyers overlook them, especially if they look rough on the outside. But for someone investing in vacant homes, those outward signs of distress are often where the deal starts.

Some common signs of a vacant property include:

In our Ultimate Investor Program, we teach investors exactly how to recognize these signs—and how to turn a neglected property into a profitable investment. Once you know what to look for, you’ll start spotting hidden deals all over your city.

13 Proven Strategies on How to Find Vacant Properties

Every investor starts somewhere, and for a lot of people, it starts with a simple question: How do you actually find vacant houses? It’s not as complicated as it sounds. In fact, some of the best methods are surprisingly straightforward, and you don’t need a big budget to use them. Whether you’re just getting your feet wet or trying to build momentum, learning how to track down these properties is a smart move.

Below, you'll find 13 reliable strategies that professional investors use to find vacant homes, contact owners, and get deals under contract. Try a few, see what works best in your area, and most importantly, take action.

1. Drive for Dollars

This is one of the most effective and beginner-friendly ways to find vacant homes. The drive for dollars strategy means you get in your car and cruise through neighborhoods looking for signs of unoccupied properties—overgrown lawns, boarded windows, piled-up mail, or a general lack of upkeep.

As you spot potential leads, record the addresses in a notebook or an app like DealMachine. From there, you can skip-trace the owners or send direct mail to start the conversation. It’s low-tech, but it works—especially in areas with older housing inventory.

2. Use Property Data Platforms (PropStream, DealMachine, etc.)

If you want to scale your lead generation quickly, property data platforms are worth exploring. Tools like PropStream and DealMachine let you filter properties by vacancy status, utility shut-offs, lien data, and absentee ownership.

These platforms can help you find vacant homes for real estate investing without ever leaving your house. The best part? Many of them integrate with skip tracing and mail automation tools, so you can find leads and market to them all in one place.

3. Check Property Tax Records and Delinquent Lists

County tax assessor websites are full of hidden gems. When a homeowner stops paying property taxes, it's often a sign they’ve walked away—or are close to it. These tax delinquent lists often include off-market homes that aren't being advertised publicly.

Combining this list with a bit of local driving or digital skip tracing can help you uncover motivated sellers before other investors do.

4. Search Probate and Inherited Property Records

Inherited homes are frequently unoccupied, and many heirs would rather sell quickly than deal with cleaning out a house or managing tenants. Probate leads can be found in public court records or purchased from lead providers who compile them for you.

Approaching these situations with sensitivity is key. You’re not just looking for a deal—you’re solving a real problem for someone who may have lost a loved one. But these vacant properties are often discounted and can be a win-win when handled the right way.

5. Use USPS Mail Return Notices and Utility Shut-Offs

If you're marketing to a list and you get a stack of returned postcards, don’t toss them—that’s gold. Returned mail is one of the strongest signals that a property might be vacant.

Similarly, if you can access local utility shut-off data (some cities publish this), it’s another reliable vacancy indicator. Just make sure you gather and use this information legally and ethically.

6. Check Local Real Estate Auctions

Homes sold at auction—especially tax lien and foreclosure auctions—are often vacant or soon to be. Attending local auctions or browsing online auction platforms can give you early access to distressed properties that aren’t listed on the MLS.

While auction purchases usually require cash and carry some risk, they’re a fantastic way to find undervalued vacant homes if you know what you’re doing.

7. Work with Wholesalers or Bird Dogs

Not every deal has to come from your own research. Many wholesalers and bird dogs (people who scout out leads) specialize in finding vacant properties. Connect with local wholesalers or networking groups and let them know what you’re looking for.

Just be ready to move fast—vacant property leads go quickly, especially if they’re priced right.

8. Talk to Neighbors and Mail Carriers

One of the most underrated ways to locate empty houses is to simply ask. Neighbors often know when a house has been sitting empty, and mail carriers see everything on their route.

If you're door-knocking or leaving flyers, don’t be afraid to strike up a conversation. People are surprisingly helpful when they know you’re trying to improve the neighborhood.

9. Use Door Knockers and Flyers

Old-school marketing still works. Putting up door hangers or leaving flyers on vacant properties—or nearby homes—can generate callbacks from property owners or relatives who know how to reach them.

Make sure your flyer clearly states who you are, that you’re looking to buy houses, and that there’s no obligation for the seller. Keep it simple and honest.

10. Search Code Violation Lists

Many vacant homes fall into disrepair, which can lead to code enforcement violations from the city. These public records often include homes with high grass, broken windows, or unsafe conditions.

You can request these lists from your local municipality or check if they’re posted online. It's a great way to find distressed, off-market homes with motivated owners.

11. Use the Non-Owner-Occupied Filter in the MLS

If you have access to the MLS (or work with an agent who does), use filters to find non-owner-occupied properties. These are often rentals, but many are sitting empty.

Combine this with days-on-market data, and you’ll uncover tired landlords or investors who are ready to offload properties quickly.

12. Look for Eviction Records or Court Filings

Evictions often result in empty houses. Depending on your state, you may be able to access eviction filings online or through the court system. This is a great way to find landlords who may be open to selling instead of going through another rental cycle.

It’s not as widely used, but that means less competition.

13. Monitor Google Maps or Satellite Imagery

It sounds high-tech, but it's easy to do. Sometimes, satellite or Google Street View imagery can show boarded-up windows, junk-filled yards, or unkept homes. It’s not 100% reliable, but it can be a solid lead source when layered with other methods.

This works especially well in rural areas or when you're looking to invest in multiple cities from a distance.

Now that you know how to find vacant properties, the next step is learning how to contact the owner and evaluate whether it’s a deal worth pursuing. We walk you through all of this in our training program—and we even give you templates, scripts, and tools to make the process easier.

*For in-depth training on real estate investing, Real Estate Skills offers extensive courses to get you ready to make your first investment! Attend our FREE Webinar Training and gain insider knowledge, expert strategies, and essential skills to make the most of every real estate opportunity that comes your way!

What to Do After You Find a Vacant Property

Finding a vacant house is just the beginning. The next question is: what now? A lot of new investors stall out at this point because they’re not sure how to turn a promising lead into an actual deal. That’s why having a real estate investment strategy matters—so you know exactly how to move forward once you’ve got a property on your radar.

When you’re investing in vacant homes, the goal is to quickly evaluate whether the deal is worth pursuing. This means confirming the condition of the home, running comps to estimate its market value, and figuring out how much you’ll need to invest in repairs.

Most of these homes are off-market properties, meaning you won’t find a clean MLS listing or detailed inspection report. So here’s what to do instead:  

• Look up nearby comparable sales (similar size, age, condition)
• Estimate the after-repair value (ARV) based on those comps
• Walk the property or get eyes on it (photos, video, or in person)
• Estimate repair costs (use rough per-square-foot formulas or contractor input)
• Account for closing costs, holding costs, and selling fees

This process helps you decide if the deal has real potential, and we make it easier with a tool that’s built for exactly this.

Use Our Deal Calculator to Analyze Profit Potential

We created a free deal calculator to help you analyze vacant property leads in just a few clicks. Whether you're wholesaling, flipping, or buying to rent, this tool gives you a simple way to run the numbers and make smart decisions.

The calculator will instantly show you your potential profit, ROI, and whether the numbers actually make sense. It’s perfect for beginners who are learning the ropes of real estate investing and want to avoid overpaying for a deal that won’t pencil out.

If you’re serious about building a portfolio of profitable properties, click below to learn how this tool can help you make better decisions, faster.

How to Contact the Owner of a Vacant Property

Finding a vacant property is one thing—figuring out how to get in touch with the owner is another. It might feel a little awkward at first, especially if you’ve never done it before, but once you know how to approach it, it gets easier fast.

One of the go-to methods investors use is called skip tracing. It’s basically just a way to track down someone’s contact info using online tools, especially when the usual public records don’t give you much to work with.

When you’re contacting absentee owners or people who no longer live at the property, remember this: the goal is to start a conversation, not push a hard sale. Be respectful. Let them know you’re interested in the house, that there’s no obligation, and that you’re just looking to see if they’d consider selling.

It’s also important to follow the law, especially when it comes to cold calling or sending mail. Use the data responsibly, and check any Do Not Call lists before you start dialing.

If you’re wondering how to contact owners of vacant homes without sounding like every other investor, we show you how in our program. From call scripts to direct mail templates, we’ve got everything you need to reach out the right way.

Here’s a simple flow-style table to help you decide what to do once you’ve found a vacant property and are ready to contact the owner:

Frequently Asked Questions About Finding Vacant Properties

Still have questions? You're not alone. Here are answers to some of the most common things new investors ask when learning how to find and buy vacant homes.

What is the best way to find vacant properties?

The best way to find vacant properties is by combining on-the-ground techniques like driving for dollars with online tools like property data platforms. These methods help you target motivated sellers and off-market deals more efficiently.

How do investors find empty houses?

Most investors use a mix of strategies to find empty houses, including public tax records, skip tracing, and referrals from local contacts like mail carriers or neighbors. It all starts with knowing how to locate empty properties and taking consistent action.

Can I buy an abandoned house legally?

Yes, you can buy an abandoned house legally, but the process varies by state. You’ll need to verify ownership, check for liens, and go through a standard purchase process or, in some cases, a tax auction.

How do I know if a property is unoccupied?

Look for visual signs like overgrown grass, piled-up mail, boarded windows, or no lights on at night. These are common indicators that a property is unoccupied or neglected.

How do I contact the owners of vacant homes?

Start by checking public records to find the owner’s name, then use skip tracing tools to get their phone number or email. When reaching out, be respectful and let them know you're simply interested in buying the home—no pressure.

Final Thoughts on How to Find Vacant Properties

Learning how to find vacant properties can open the door to some of the most profitable deals in real estate. Whether you're wholesaling, flipping, or building a rental portfolio, knowing where to look—and what to do next—gives you a major edge. If you’re ready to take the next step, our program teaches you everything you need to confidently find, evaluate, and profit from these hidden opportunities. Start small, stay consistent, and remember: your first deal might be sitting vacant just a few blocks away.

Ready to Take the Next Step in Real Estate Investing? Join our FREE live webinar and discover the proven strategies to build lasting wealth through real estate.

Whether you're just getting started or ready to scale, we'll show you how to take action today. Don't miss this opportunity to learn the insider tips and tools that have helped thousands of investors succeed! Seats are limited—Reserve Your Spot Now!

*Disclosure: Real Estate Skills is not a law firm, and the information contained here does not constitute legal advice. You should consult with an attorney before making any legal conclusions. The information presented here is educational in nature. All investments involve risks, and the past performance of an investment, industry, sector, and/or market does not guarantee future returns or results. Investors are responsible for any investment decision they make. Such decisions should be based on an evaluation of their financial situation, investment objectives, risk tolerance, and liquidity needs.