Seller guide · 9 min read
How to sell a house in Texas, step by step.
Whether you list with an agent, sell it yourself, or sell directly to a buyer like us, the Texas process runs through the same milestones. Here's what happens at each one, what it costs, and where sellers get surprised.
Step 1
Choose how you'll sell
Three paths, three trade-offs. The right one depends on the house's condition, your timeline, and how much work you want to do.
List with an agent
Highest potential price for a house in good shape, in exchange for commission, prep, showings, and a timeline that depends on the buyer and their lender. Agents are licensed by TREC and must give you an Information About Brokerage Services notice.
For sale by owner (FSBO)
You keep the listing commission but do the pricing, marketing, showings, negotiation, and paperwork yourself. Most FSBO sellers still pay a buyer's agent. Texas has no attorney requirement, but many FSBO sellers hire one for the contract.
Sell directly to a cash buyer
Fastest and simplest: no prep, no showings, no lender, your closing date. Price reflects the house as-is and the buyer's costs and return. Best fit for houses that need work, tight timelines, or situations (probate, tenants, taxes) that complicate a listing.
Step 2
Price it honestly
Every path starts from the same question: what would this house sell for, in its current condition, to a real buyer today? Agents use a comparative market analysis (recent sales of similar homes nearby). Cash buyers use the same comparable sales, then subtract repairs and their costs. Online estimates are a rough starting point and often miss condition entirely.
The number that matters is your net — price minus commission, closing costs, repairs, concessions, and holding costs — not the list price. Our cost-to-sell calculator itemizes it.
Step 3
Complete the Seller's Disclosure Notice
Texas Property Code §5.008 requires most sellers of a single-family home to give the buyer a written disclosure of the property's condition, on or before the contract's effective date. The form asks about the structure, systems, flooding and flood insurance, prior repairs, foundation issues, and known defects. It's about what you actually know — not a warranty — but leaving out something you know about can unwind the sale or lead to a claim. Some transfers (certain estate, foreclosure, and co-owner transfers) are exempt; check with the title company.
Fill it out early. Buyers, including us, will ask the same questions, and a truthful disclosure protects you after closing.
Step 4
Sign a contract — and understand the option period
Most Texas residential sales use the TREC-promulgated One to Four Family Residential Contract (Resale). Key pieces: the sales price, earnest money (held by the title company), the option fee and option period (a set number of days during which the buyer can terminate for any reason), a financing addendum if the buyer needs a loan, and the closing date.
The option period is where traditional sales fall apart: the buyer inspects, then asks for repairs or a price cut, or walks. A cash buyer who inspected before making the offer typically uses a short option period or none, which is why those closings are more predictable.
Step 5
Title work
The title company searches the county records, issues a title commitment listing every lien and requirement, and orders payoff statements from your lender and any lienholders. Problems here — an unreleased old lien, a deceased co-owner, a missing heir, an old judgment — are the most common reason a Texas closing slips. They're also usually fixable; the earlier they surface, the better.
Sellers customarily pay for the owner's title policy in Texas; the buyer pays the lender's policy. Both are negotiable in the contract.
Step 6
Closing and proceeds
Closing happens at the title company (or remotely with a mobile notary). You sign the deed and closing statement; the buyer's funds arrive; the title company pays off your mortgage, liens, and prorated taxes, and wires you the balance — usually the same day or the next business day. Bring a government ID and any documents the title company requested (probate letters, trust certificates, powers of attorney).
Property taxes are prorated: you're responsible for the portion of the year you owned the house. If taxes are delinquent, every year owed is paid from your proceeds.
Costs
What it costs to sell in Texas
- Agent commission (negotiable; often split between listing and buyer's agents) — or none in a direct sale
- Owner's title policy (state-regulated rate based on price) and escrow/closing fees
- Prorated property taxes, HOA transfer or resale-certificate fees if applicable
- Repairs, cleaning, staging, and buyer-requested credits in a traditional sale
- Holding costs — mortgage, taxes, insurance, utilities — for every month until closing
- Mortgage payoff and any liens, which come out of proceeds in every path
FAQ
Questions sellers ask
Do I need a lawyer to sell a house in Texas?
No — Texas doesn't require one, and title companies handle the closing. Many sellers still consult an attorney for estates, divorce, unusual contracts, or title problems.
How long does it take?
It depends mostly on the path and the title. A cash sale with clean title can close as soon as the title company is ready; a financed sale adds appraisal and underwriting; probate or lien problems add time in any path.
Who pays closing costs in Texas?
Custom: the seller pays the owner's title policy and their share of prorations; the buyer pays lender-related costs. Everything is negotiable, and direct buyers often cover standard seller costs.
Can I sell a house with a mortgage?
Yes. The loan is paid off from the proceeds at closing. If you owe more than the house is worth, you'd need a short sale with lender approval.