Sell a Rental Property With Tenants in Eugene
Oregon has some of the strongest tenant protections in the country, which makes it hard to sell a rental the usual way. If you want to sell rental property in Eugene, OR Home Buyers can buy it for cash with your tenants still living there.
You don’t have to end anyone’s lease, wait for a vacancy or fix the place up for showings.
Get a Cash Offer for Your Rental
How it works when you sell a rental with tenants
1.
Tell us about the property and the lease
2.
One visit, with proper notice
3.
A written cash offer
4.
Paperwork at closing
5.
Your tenants stay
6.
You walk away
Can I sell my rental house in Oregon with tenants still living in it?
That is the key point most landlords miss. Many owner-occupant buyers want the house empty, but Oregon limits when a landlord can end a tenancy to make that happen. A buyer like us, who keeps the tenants, avoids the problem completely. Selling a tenant occupied property this way is often the simplest exit a tired landlord in Eugene has.
What are Oregon's rules on ending a lease when selling?
After the first year, an Oregon landlord can only end a month-to-month tenancy for cause or for a qualifying landlord reason. Selling to a buyer who will live in the home is one qualifying reason, but it requires at least 90 days’ notice and, for most landlords, a payment of one month’s rent.
The sale reason only works when the buyer intends to live in the unit as their primary residence, and the landlord must give notice within 120 days of accepting the offer. Landlords who own four or fewer units are exempt from the one-month payment. A fixed-term lease can’t be ended early for a sale; it can only end at the end of its term under the same rules.
These rules are strict and the penalties for getting them wrong can be expensive, so talk to a landlord-tenant attorney before giving any notice. Selling to us avoids the issue, because we don’t need the unit empty. This is general information, not legal advice.
How do I sell a rental with problem tenants?
Sell it with the tenants in place. We buy rentals with late payers, damage and difficult tenants, and we take over the tenancy and any issues after closing, so you don’t have to resolve them before you can sell.
Trying to sell a house with bad tenants on the open market usually goes badly: showings get refused or sabotaged, buyers see the condition and back away, and an eviction can take months. If you’re already in an eviction or a dispute, tell us, and keep your attorney involved. We’ll factor the situation into the offer rather than asking you to clean it up first. Rentals with problem tenants are one of the clearest situations where selling your Eugene house fast just makes sense.
Why landlords choose OR Home BuyersOR Home Buyers
- We buy with tenants in place, so you don't have to give notices, pay relocation or wait for a vacancy.
- Bob has served Lane County for over 25 years and owns and renovates local property himself.
- We buy with our own cash. No contract assignment, no commissions and no fees.
Bob Bash,
Founder, OR Home Buyers
Selling a rental FAQs
You don't need to give notice to sell, because the lease continues with the new owner. You do need to give at least 24 hours' notice before entering for a walkthrough, and once the sale closes, tenants should be told in writing where to pay rent going forward.
Deposits and any prepaid rent go with the property. They are usually credited to the buyer or transferred through the title company at closing, so the new owner can return them when tenants move out. Keep good records of what you hold for each tenant.
Probably, if the property has gone up in value. Rentals don't get the home sale exclusion, and depreciation you've claimed is usually taxed when you sell. Oregon also taxes capital gains as regular income. Talk to a CPA before closing, especially if you're considering a 1031 exchange.
Yes. We regularly buy rentals with late or unpaid rent. Tell us what's owed and what steps you've taken, and keep your attorney involved if you've filed anything. We'll account for the situation in the offer and take over after closing.
Yes. We buy single-family rentals, duplexes and small multi-family buildings in Eugene, Springfield and across Lane County, occupied or vacant. Send us the rent roll and leases if you have them, and we can usually give you an offer quickly.
Once we've walked the property and reviewed the leases, we can usually make an offer within 24 hours and close in as little as five days. Most landlords pick a date that lines up with the next rent cycle to keep the handover clean.
Keep the tenants, lose the landlord headaches
Done being a landlord? Call Bob at (541) 722-2000 or fill out the form. We'll give you a written cash offer with your tenants in place.
