Virginia wholesaling law · checked October 21, 2026
The short answer — Virginia
Once — maybe. Virginia copied the Illinois model in 2024: dealing in real estate contracts, including assignable contracts, on 2 or more occasions in any 12 months makes you a broker, and brokers need a Virginia license.
Rule: Va. Code § 54.1-2100 (2024 Acts ch. 459, HB 917 / SB 358) · In force: July 1, 2024 · Penalty if ignored: Unlicensed-activity penalties under Virginia's real estate licensing law, enforced by the Department of Professional and Occupational Regulation (DPOR).
Checked October 21, 2026 against the official source: law.lis.virginia.gov. Information only — not legal advice.
Since July 1, 2024, Virginia's definition of a real estate broker includes anyone who, for compensation, deals in real estate contracts — expressly including assignable contracts — on two or more occasions during any 12-month period. One principal deal sits outside the definition; the second one inside a year crosses it.
Yes. Once — maybe. Virginia copied the Illinois model in 2024: dealing in real estate contracts, including assignable contracts, on 2 or more occasions in any 12 months makes you a broker, and brokers need a Virginia license.
A true double close — taking title as principal — is a different posture from dealing in assignable contracts. Confirm the structure with a Virginia real estate attorney.
Scope: Real estate contracts, including assignable contracts, dealt in for compensation. Cancellation: No wholesaling-specific cancellation window in Virginia law. Source: official text / regulator page.
The free checker asks five questions — your state, your license, your deal count, how you will market, your structure — and computes your verdict with the citation attached.
The statutory disclosure forms, the deal calendar, the marketing words sheet and the walk-throughs for Virginia's tier — rendered from the same checked dataset as this page — live in the kit.
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