Delaware wholesaling law · checked October 21, 2026
The short answer — Delaware
Disclose now, license soon. Delaware's disclosure and 21-day cancellation rules are already live (since August 30, 2026), modelled on Pennsylvania's. The license requirement for anyone 'engaged in the business of wholesaling' switches on February 26, 2027.
Rule: 24 Del. C. §§ 2901(e)(1), 2902(21), 2902(27), 2922, 2940 (SB 201, 153rd GA; 85 Del. Laws ch. 274) · In force: Disclosures/cancellation August 30, 2026; license February 26, 2027 · Penalty if ignored: Seller may cancel within 21 calendar days or until conveyance (non-waivable); if disclosures are missing, the seller may cancel any time before conveyance, with repayment within 10 business days.
Checked October 21, 2026 against the official source: delcode.delaware.gov. Information only — not legal advice.
Delaware's SB 201 removed the owner/buyer exemption for persons engaged in the business of wholesaling 1–4 family homes or residential lots, and defined wholesaling as real estate services requiring a Delaware license (from Feb. 26, 2027). Already in force: the agreement must prominently include Commission-approved disclosures — in English, Spanish, and Haitian Creole — covering the intent to assign for a fee without taking title, the right to an appraisal, the right to consult an unaffiliated licensee or Delaware lawyer, and a 21-day cancellation right. The Guaranty Fund cap rose from $25,000 to $50,000 and now extends to unlicensed persons.
Not yet — but the law is already passed. Disclose now, license soon. Delaware's disclosure and 21-day cancellation rules are already live (since August 30, 2026), modelled on Pennsylvania's. The license requirement for anyone 'engaged in the business of wholesaling' switches on February 26, 2027.
Delaware's definition of wholesaling turns on assigning for a fee without taking title; a true buy-and-resell is a different posture. Confirm with a Delaware attorney.
License layer enacted; effective February 26, 2027. This page and checker flip automatically on that date.
Scope: 1–4 family homes and residential lots. Cancellation: Seller may cancel within 21 calendar days after signing or until conveyance (non-waivable). Source: official text / regulator page.
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