Disposition Timeline
The disposition timeline is the period from when a wholesaler puts a property under contract with a seller to when the deal closes with an end buyer. This timeline is one of the most important operational metrics in wholesaling because it determines how long your earnest money is tied up, how many deals you can run simultaneously, and whether you can close before your contract's option period or closing date expires. A wholesaler who cannot disposition deals quickly enough will lose contracts, forfeit deposits, and damage their reputation with sellers.
Typical timeframes
Well-priced deals marketed to a strong buyer list typically find a buyer within 2-7 days. The buyer then needs 7-14 days to complete due diligence and close (faster with cash, slower with hard money financing). Total disposition timeline for a good deal: 10-21 days from contract to close.
Difficult deals -- those with thin margins, unusual property types, challenging locations, or title issues -- may take 30+ days to find the right buyer. If your seller contract only gives you 30-45 days to close, a slow-moving deal can result in a missed deadline and a dead deal.
Factors that speed up disposition
- Accurate pricing: Properties priced at or below the 70% rule MAO move fastest because buyers see clear profit margin.
- Complete marketing packages: Professional photos, comps, repair estimates, and financials reduce buyer hesitation.
- Active buyer list: A curated list of buyers who have closed recently in your market is worth more than a large list of unqualified contacts.
- Deal blasts within hours: The first 24-48 hours after blast generate the most interest. Speed matters.
- Responsive communication: Answering buyer questions quickly and scheduling property access within 24 hours keeps momentum.
Factors that slow disposition
- Overpriced deals: The number one reason for slow disposition is insufficient spread for the end buyer.
- Incomplete information: Missing comps, no photos, or vague property descriptions make buyers hesitate.
- Unusual property types: Manufactured homes, rural land, commercial, or properties with major issues have smaller buyer pools.
- Title problems: Clouds on title, open liens, or probate situations delay closing even after a buyer is found.
Managing your timeline
Experienced wholesalers negotiate seller contracts with enough time to disposition -- typically 30-45 days to close with an option or inspection period built in. They begin marketing the deal immediately after getting it under contract, sometimes even before (with proper disclosure). Tracking your average disposition timeline helps you predict cash flow, set realistic closing dates with sellers, and identify whether your pricing, marketing, or buyer list needs improvement.