What is an end buyer in real estate?
By Josh MillerUpdated 3 min readAn end buyer is the person or company who actually buys the house and keeps it, as a flipper, landlord or homeowner, as opposed to a wholesaler who only holds the contract. In a wholesale deal, you assign your contract to the end buyer, and they close with the seller.
In wholesaling, there are usually three parties: the seller, you, and the end buyer. The end buyer is the one who actually ends up owning the house.
Who end buyers are
- Flippers: buy, fix and resell, usually within months.
- Landlords and rental funds: buy and hold for rent.
- Builders: buy for the lot, to tear down or add on.
- Homeowners who want a house to fix up and live in.
Where you fit
You put the house under contract with the seller, then assign that contract to the end buyer for a fee, or close and resell in a double close. The end buyer closes with the seller, or with you. How assignment fees work. How a double close works.
What an end buyer needs from you
- A price that leaves them a profit. They run the same math you do: after-repair value, minus repairs, costs and their margin.
- Honest repairs and comps they can check.
- Access to see the house, fast.
- A clean contract that can be assigned, and, in more states now, a written disclosure that you're selling a contract interest. State by state.
Find the end buyers before you need them
The end buyers in your market are in the county deed records: LLCs and repeat buyers who bought in the last year. See who's buying in your county.
Questions investors ask
What is an end buyer?
The buyer who takes title to the property and keeps it, to fix and sell, rent out, or live in. Not a middleman.
What is the difference between an end buyer and a wholesaler?
A wholesaler puts the house under contract and sells that contract. The end buyer buys the house itself.
Who are typical end buyers?
Flippers, landlords and rental funds, builders, and sometimes homeowners who want a house to fix up.
How do I find end buyers?
In the county deed records: LLCs and repeat buyers who bought in your area in the last year.