Owning real estate can be a great investment, but when you own a property that sits vacant—and you live hours or even states away—it quickly becomes more of a burden than a benefit. Maybe the home was inherited, maybe it’s a former residence you haven’t sold yet, or perhaps it’s a rental that’s between tenants. Whatever the reason, long-distance property ownership comes with unique challenges.
If you find yourself in this situation, here are five key areas to consider so you can protect your investment, minimize risks, and maximize the property’s potential.
1. Security Risks and Liability
A vacant home is often an easy target. Without regular activity, it can draw the wrong kind of attention: trespassers, squatters, or vandals. Even something as simple as newspapers piling up in the driveway signals that no one’s home.
Steps you can take:
- Install security systems. Modern smart cameras, motion detectors, and alarms can be monitored remotely from your phone.
- Maintain the exterior. Overgrown lawns or unshoveled sidewalks send the wrong message. Hiring a local landscaper or handyman can keep up appearances.
- Check your insurance coverage. Many standard homeowner’s policies don’t fully cover vacant properties. You may need a “vacant property endorsement” or specialized policy to protect against vandalism, fire, or liability if someone gets injured on-site.
Taking these precautions not only deters crime but also safeguards you from costly liabilities.
2. Ongoing Maintenance and Hidden Issues
A house left empty still “lives and breathes.” Plumbing systems dry out, pests move in, roofs leak, and HVAC systems strain when no one’s around to monitor them. Small issues can turn into expensive problems if ignored.
What you can do:
- Schedule regular inspections. Ideally, someone local should walk through the property every few weeks. They can flush toilets, run faucets, check for leaks, and ensure the HVAC system cycles properly.
- Winterize if necessary. If the property is in a colder climate, protect against frozen pipes and ensure the heat is left at a safe temperature.
- Stay proactive with utilities. It may be tempting to shut everything off, but maintaining electricity and climate control helps prevent damage and keeps the home market-ready.
Think of it this way: routine checkups are like preventative medicine for your house—they cost far less than emergency surgery later.
3. Property Value and Market Conditions
A vacant property doesn’t just sit quietly; it can lose value over time. Neighborhood markets change, and a home that sits empty too long may even drag down surrounding property values.
Consider your long-term strategy:
- Sell the property. If you don’t see yourself using the home and don’t want the ongoing responsibility, selling might be the simplest solution. An experienced local real estate professional can advise on timing and pricing.
- Rent it out. Turning the property into a rental can generate cash flow while keeping the home occupied and maintained. This does come with its own set of management responsibilities, but a property management company can handle tenant placement and day-to-day operations.
- Hold for appreciation. In some cases, keeping the property makes sense if the market is rising. Just be sure the carrying costs (taxes, insurance, maintenance) don’t outweigh the potential gains.
The key is aligning your property with your overall financial and personal goals.
4. Legal and Financial Obligations
Even if you’re miles away, you’re still responsible for the legal and financial upkeep of the property. Missing deadlines or overlooking obligations can lead to penalties—or worse.
Stay on top of these items:
- Property taxes. Out-of-town owners sometimes forget due dates. Many counties now offer online payment portals or autopay options.
- HOA dues (if applicable). Homeowners associations can levy fines or even put liens on a property if dues go unpaid.
- Local ordinances. Some municipalities have “vacant property” registration requirements. Others issue citations for unkempt yards, uncollected trash, or visible neglect.
Keeping everything in compliance avoids unnecessary legal headaches and protects your ownership rights.
5. Hiring Local Support You Can Trust
The truth is, you can’t be in two places at once. If you live far away, your success as a property owner depends largely on having reliable local support.
Key partners to consider:
- Property managers. A professional manager can handle tenant issues, coordinate repairs, and ensure the property is cared for like you would if you lived nearby.
- Real estate agents. If selling is your ultimate goal, a local agent can help you prepare the property, connect with buyers, and navigate the transaction without you having to constantly travel.
- Contractors and service providers. Build a trusted list of handymen, landscapers, cleaners, and inspectors who can be your eyes and ears on the ground.
Having the right people in place transforms your property from a stressful burden into a manageable investment.
The Cost of Doing Nothing
It’s worth pausing here to acknowledge a reality many property owners face: ignoring the property rarely pays off. A vacant house doesn’t just sit—it deteriorates. Roof leaks worsen, pests spread, pipes freeze, weeds grow, and curb appeal vanishes.
And while you might think you’re saving money by not investing in upkeep, the opposite is usually true. Deferred maintenance often costs far more in the long run than proactive care. Worse, if the property becomes a neighborhood eyesore or a safety hazard, local authorities may step in with fines or forced repairs.
Steps to Take Right Now
If you’re currently holding a vacant property from afar, here’s a quick action plan:
- Assess the current condition. If you haven’t been inside the property recently, arrange for a local inspection.
- Review your insurance coverage. Ensure it protects you against the unique risks of vacancy.
- Get a financial overview. Add up property taxes, utilities, insurance, and estimated maintenance costs. Compare these against your long-term goals.
- Decide on a strategy. Will you sell, rent, or hold? Each path has pros and cons depending on your circumstances.
- Build your local team. Identify and hire the professionals who can help you execute your plan.
Final Thoughts
Owning a vacant property from a distance is a challenge—but it doesn’t have to be a disaster. With the right planning, systems, and support, you can protect your investment, reduce stress, and make the most of the opportunity.
Whether that means selling the property, turning it into a rental, or simply holding onto it for now, the key is being proactive. Don’t let distance or vacancy dictate the future of your real estate—take control of it.