Sell My House Fast FAQ — Every Question About Cash Home Buyers in DFW, Answered

Most are legitimate. The model is real: investors buy homes below retail, renovate, and resell at a profit. Legitimate buyers use licensed title companies, provide proof of funds, and never charge upfront fees. Red flags: pressure to sign immediately, upfront fees, vague company identity, offers that drop at closing.

A trustworthy buyer provides proof of funds on request, uses a licensed title company, gives you time to review the contract, and never charges fees before the sale. Texas Property Offer closes every transaction through a licensed Texas title company — no exceptions.

Not inherently. You'll typically receive below market value — that's the trade-off for speed, certainty, and no repairs. Whether it's worth it depends on your situation. For someone facing foreclosure, dealing with an estate, or needing to relocate quickly, the certainty is worth more than chasing a higher retail price that may never materialize.

The catch is price. Cash buyers offer below market value — usually 70-85% of after-repair value minus estimated repair costs. In exchange, you get a fast, certain close with no repairs, no commissions, and no deals falling through. It's a trade-off, not a trick.

Ask for a bank statement, letter of credit, or escrow confirmation from the buyer's financial institution. A legitimate buyer should provide this within 24-48 hours. Be wary of buyers who refuse or delay — lack of funds is one of the most common reasons cash deals fall through with less reputable operators.

No. Any request for money before the sale closes is a scam. Getting an offer, having your property evaluated, and going through the process should cost you absolutely nothing. Texas Property Offer charges zero fees before or at closing — the offer price is what you receive.

Technically, yes — if their contract includes contingencies (inspection, title, financing). At Texas Property Offer, we make offers based on our own assessment and keep contingencies minimal. We stand behind our offers. Read any contract carefully and ask which contingencies give the buyer an exit.

Yes. Watch for buyers who pressure you to sign quickly, make verbal promises that don't appear in writing, use complex contracts with numerous exit clauses, or dramatically reduce their offer after the inspection. Always take time to review any contract and compare offers from multiple buyers.

A flyer alone isn't a scam indicator — many legitimate buyers use direct mail. Research the company: search their name, check for reviews, find a physical address. Call them and ask for a proof of funds letter. A real buyer has nothing to hide. If they refuse basic verification, move on.

Some do — making a high initial offer and reducing it significantly at closing after "inspection findings." To protect yourself, get the offer in writing, ask explicitly what conditions could change the offer, and request a contract with few or no inspection contingencies. At Texas Property Offer, our written offer is what you receive at closing.

The deal fails to close. This is why verifying proof of funds upfront matters. Always use a licensed title company — they will not disburse without confirmed funds. If a buyer cannot close, you are free to walk away and pursue other offers.

Basic details like address, condition, and contact information are standard and low-risk. Never provide Social Security numbers, financial account details, or mortgage account numbers to an unknown buyer. A cash buyer has no legitimate reason to request this before you've accepted an offer and are in escrow through a title company.

Yes — thousands of homeowners sell to online and local cash buyers every month. The process is well-established. The key is doing basic due diligence: verify proof of funds, use a title company, read the contract, and don't pay any upfront fees.

File a complaint with the Texas Attorney General's office (texasattorneygeneral.gov), the Federal Trade Commission (ftc.gov/complaint), and the BBB. If money was involved, also contact your local police and the Texas Real Estate Commission if the party claimed to be licensed.

Ratings vary by company and location. National franchises like HomeVestors (We Buy Ugly Houses) have mixed reviews. Local cash buyers often have fewer reviews but can be verified more easily. Always check Google reviews, the BBB, and ask the buyer directly for references from past sellers.

Typically 70-85% of after-repair value (ARV) minus estimated repair costs. Example: $300,000 ARV home needing $40,000 in repairs → offer range of $160,000-$195,000. The exact number depends on your market, condition, and the buyer's target margin. The trade-off is certainty and speed versus maximum price.

Most pay 65-85% of current as-is market value. Well-maintained homes in good condition receive higher percentages. Properties needing major repairs receive lower percentages because the buyer's repair cost is larger. In DFW's strong market, offers tend to be competitive relative to other cash-buyer markets.

The offer reflects: (1) the cost of repairs the buyer must make, (2) carrying costs during renovation (mortgage, taxes, insurance, utilities), (3) selling costs when they resell, and (4) the buyer's profit margin. It's not arbitrary lowballing — it's math. A buyer who cannot make money cannot stay in business.

The standard formula is: ARV (after-repair value) × 70% − Estimated Repair Costs = Maximum Offer. ARV is the home's projected sale price after renovation. The 70% factor covers the buyer's profit, carrying costs, and closing costs on resale. Some buyers adjust this percentage based on market conditions.

No. Full market value is what a retail buyer with financing would pay through the MLS. Cash buyers pay below that — the discount compensates for speed, certainty, as-is purchase, and the cost of repairs the buyer must absorb. If full market value is your priority, a traditional listing is the better path.

Texas Property Offer covers all standard closing costs. You pay nothing at closing — the offer amount is your net proceeds. No title insurance, no escrow fees, no transfer taxes deducted from your check.

With a reputable buyer, no. The contract should clearly state the purchase price and who pays which closing costs. Ask to see a preliminary settlement statement (HUD-1 or closing disclosure) before signing. Any legitimate buyer will provide this. If a buyer refuses to show you the closing statement, walk away.

Yes. Cash offers are not always take-it-or-leave-it. You can counter, explain factors that support a higher value (recent renovations, strong neighborhood comps, low repair needs), or ask for better terms (longer closing timeline, leaseback period). Not every buyer has room to move, but asking costs nothing.

Traditional sales cost 5-6% in agent commissions. On a $300,000 home, that's $15,000-$18,000 gone before you see a dollar. A cash buyer charges no commissions. Even at a lower purchase price, you may net more after factoring in no commissions, no repairs, and no carrying costs during a long listing period.

The repair cost is already factored into the offer formula, not deducted after the fact. A legitimate buyer assesses condition upfront and builds that into the offer. Unlike traditional sales where a buyer might demand repair credits after inspection, our offer is based on condition from the start.

Initial online estimates are preliminary and subject to a property assessment. After Texas Property Offer reviews your property details and may do a brief walkthrough, we present a final written offer. That written offer is what we stand behind — no changes at closing.

The most common formula is the 70% Rule: (ARV × 0.70) − Repair Costs = Maximum Purchase Price. ARV is determined by comparable recent sales of similar renovated homes in the same area. Repair estimates come from walkthroughs or photos. Different investors adjust the percentage based on their specific market and strategy.

The same tax rules apply as any home sale. If the home was your primary residence for 2 of the last 5 years, you can exclude up to $250,000 of capital gains ($500,000 for married couples) from federal taxes. Consult a tax professional for your specific situation — a cash sale does not change your tax liability.

In gross price, usually yes. In net proceeds after costs, sometimes no. Factor in: agent commissions (5-6%), repair costs, staging, price reductions during a stale listing, and months of carrying costs (mortgage, taxes, insurance). A cash offer 10% below list price may net you more than a retail sale when all costs are subtracted.

Yes. iBuyers like Opendoor and Offerpad charge service fees of 5-8% of the sale price, plus deduct repair costs after inspection. These fees often make iBuyer offers net less than a direct cash buyer with no service fee. Compare total net proceeds, not just the headline offer price.

Texas Property Offer can close in as few as 7 days. Most closings occur within 14-21 days. The primary constraint is the title search, which takes 5-10 business days. You can also choose a longer timeline — up to 60 days or more — if you need additional time.

Step 1: Submit property info via form or phone. Step 2: We assess condition (photos or brief walkthrough). Step 3: Receive a written cash offer the same day. Step 4: Accept the offer and choose your closing date. Step 5: Title company opens escrow and performs title search. Step 6: Sign closing documents. Step 7: Funds are wired to you. That's it.

Texas Property Offer provides written cash offers the same day of receiving your property details. Some buyers take longer; same-day offers are also common. The offer is delivered in writing — not just a verbal estimate.

Once you accept the offer, we open escrow with a licensed Texas title company. The title company performs a title search (5-10 business days), prepares closing documents, and schedules your signing appointment. At closing, you sign the deed and other documents, and the title company wires funds to you — typically same day or next day.

In Texas, you are not legally required to have an attorney for a residential sale. A licensed title company handles the transaction and ensures the deed is properly prepared. However, for complex situations (probate, multiple owners, tax liens), consulting a real estate attorney is advisable.

No — not legitimate ones. Every cash sale at Texas Property Offer goes through a licensed Texas title company. The title company protects both parties, ensures the deed transfers properly, and guarantees the seller gets paid. Never complete a home sale outside of a licensed title or escrow company.

Funds are typically wired on the day of closing or the next business day. The title company disburses proceeds immediately after the deed is recorded. You do not wait for a buyer's loan to fund — there is no lender involved.

Yes. You pick the closing date. Texas Property Offer works around your schedule — whether you need to close in 7 days or 60 days. Just let us know your preferred timing when you accept the offer.

The main document is the Purchase and Sale Agreement (the contract). The title company then handles the deed, title commitment, settlement statement, and transfer documents. You'll also sign a seller's disclosure. Total paperwork is far less than a traditional sale — most closings are completed in under an hour.

After you accept the offer, the buyer deposits earnest money with the title company. The title company holds funds in escrow, performs the title search, resolves any title issues, and prepares closing documents. At closing, the buyer's full purchase funds go into escrow and are disbursed to you (minus any payoffs) when the deed records.

In many cases, yes. Texas Property Offer can make preliminary offers based on photos, property records, and your description of condition. In some situations, a brief walkthrough or video call helps us refine the offer. We accommodate sellers who cannot be present or prefer a remote process.

No. Sellers do not pay earnest money — buyers do. The buyer deposits earnest money with the title company as a sign of good faith. If a legitimate buyer asks the seller to pay any form of deposit, that is a major red flag.

Typically 7-30 days, depending on the buyer. Texas Property Offer offers remain valid for 7 days by default, but we can extend if you need more time to make a decision. We will let you know if market conditions change that affect the offer.

Yes, in most cases. The title search is the limiting factor and can usually be expedited. 7 days is achievable in straightforward transactions with clean title. Complex title situations (liens, probate, multiple owners) may take longer.

An immediate cash offer is a written purchase offer that does not depend on the buyer obtaining a mortgage. The buyer has funds available now and can close quickly. Texas Property Offer provides written immediate cash offers the same day of receiving your property details.

As-is means the buyer accepts the property in its current physical and legal condition with no repairs from the seller. The buyer cannot demand repair credits or price reductions after inspecting the property. You still disclose known material defects as required by Texas law, but the buyer absorbs all condition issues in the price.

No. You can leave furniture, personal belongings, and unwanted items behind. Texas Property Offer handles cleanout and disposal after closing. You take what you want and leave the rest — we handle everything else.

Yes. Roof damage is one of the most common conditions we encounter. A leaking or damaged roof is factored into our offer — it does not disqualify the home. We absorb the repair cost after closing.

Yes. Hoarder situations are something we handle regularly in DFW. You do not need to clean or remove anything. We assess the property as-is and include cleanout costs in our evaluation. Many sellers in this situation find the as-is process a significant relief.

Yes. Foundation problems — including pier and beam failures, slab cracks, and significant settlement — do not disqualify a home from a cash sale. The repair cost is factored into the offer. Foundation repair in DFW is common and well-understood by investors.

Yes. Active code violations, failed city inspections, and even condemned status do not stop a cash sale. We purchase properties with open permits, violations, and citations. You sell as-is — violations included.

Yes. Fire damage is one of our most common purchase types. Partial fire damage, total losses, smoke damage — all can be purchased as-is. We do not require any remediation, board-up, or repair before closing.

We may do a brief walkthrough to assess condition, but we do not conduct a standard buyer's inspection with a licensed inspector. Our offer is based on our own assessment. We do not use inspection findings as a reason to reduce the offer after acceptance — that bait-and-switch approach is a red flag from other buyers.

Yes. Mold remediation and termite damage are repair items we absorb after closing. You do not need to treat, remediate, or disclose every detail beyond Texas statutory requirements. We factor condition into the offer.

Yes. Take what you want and leave everything else. We handle the cleanout, disposal, and donation after closing. This is one of the most appreciated benefits of an as-is sale — no moving company needed for items you don't want.

Yes. Homes without functioning utilities, with severe structural damage, or formally condemned by the city are all purchasable. We have bought properties in every state of deterioration imaginable across DFW.

We factor cosmetic condition into the offer — outdated kitchens and bathrooms are renovation costs that reduce what we can offer. But they don't prevent a sale. We buy the home regardless; the offer just reflects what it will cost us to update.

There is effectively no floor on condition if there is sufficient equity. We have purchased homes with collapsed roofs, fire-destroyed interiors, condemned status, and complete mechanical failures. As long as the land and structure have value, we can make an offer.

Yes — in fact, homes that failed retail buyer inspections are exactly what cash investors buy. A failed inspection ends a traditional sale but opens the door to a cash buyer who prices the repair work in rather than walking away from it.

No. Zero repairs. Do not spend money on repairs, cleaning, or staging. The offer accounts for condition as-is. Money spent on repairs before a cash sale rarely increases the offer dollar-for-dollar and is usually wasted.

Yes — if you sell before the foreclosure auction date. A cash buyer can close fast enough to pay off the mortgage, stop the foreclosure process, protect your credit, and potentially put equity in your pocket. Contact a cash buyer as soon as you receive a Notice of Default — time matters.

Confirm who has legal authority to sell (executor or court-appointed administrator), then proceed like any sale through a licensed title company. Texas Property Offer is experienced with probate and estate sales and works patiently with estate attorneys on your timeline.

Yes. Both parties must agree to sell. A cash sale is often the fastest and cleanest resolution for the marital home in a divorce — one transaction, certain proceeds, and the property is out of the picture. We work discreetly and efficiently in these situations.

You don't need to evict first. Texas Property Offer buys tenant-occupied properties. The tenant situation transfers to us at closing — it becomes our responsibility, not yours. This is a common scenario for landlords who are done managing problem tenants.

If you owe more than the home's value (underwater or upside-down), a standard sale won't generate enough to pay off the mortgage. Options include negotiating a short sale with the lender (which requires lender approval) or bringing cash to close the gap. Contact your lender and a real estate attorney before proceeding.

Yes. Tax liens are paid from the sale proceeds at closing. The title company coordinates payoff with the taxing authority. As long as there's sufficient equity to cover the lien after the purchase price, the deal can close. We handle these regularly in DFW.

We wait for the legal process. Once the court grants authority to sell (via Letters Testamentary or Letters of Administration), the executor can accept our offer and proceed through title. We don't rush probate — we work on your legal timeline. Some probate sales require court approval of the sale price, which we accommodate.

Yes, but it requires court approval. In Chapter 7 or Chapter 13 bankruptcy, the bankruptcy trustee must approve any sale of assets. You'll need to notify your bankruptcy attorney, and the court must approve the sale. This is doable but adds time. We work with bankruptcy attorneys on these transactions.

Yes — this is one of the most common reasons sellers contact us. A fast cash sale converts home equity to cash quickly. If your home has equity above what you owe, you can sell, pay off debts, and move on without waiting months for a traditional sale.

Your mortgage is paid off at closing from the sale proceeds. The title company coordinates the payoff with your lender, obtains a payoff statement, and distributes the funds. You receive whatever remains after the mortgage, liens, and closing costs are paid.

Yes. A reverse mortgage is paid off at closing like any other mortgage. The title company obtains the payoff amount from the lender. As long as the sale price covers the reverse mortgage balance, the sale proceeds normally. If the balance exceeds the home's value, the situation becomes more complex — consult a real estate attorney.

All owners on the deed must agree to sell and sign the closing documents. If one owner is unwilling, you cannot sell without them (unless there's a court order, such as in a partition action). We have experience working with multiple-owner situations including inherited properties and divorces.

Yes. Mechanic's liens are paid at closing from proceeds. The title company handles payoff or negotiation with the lienholder. Mechanic's liens that stop retail buyers (because lenders require clear title) are manageable in a cash sale where we control the closing process.

Yes — this is exactly what we help with. A job relocation rarely waits for a 90-day listing cycle. We coordinate the closing date with your move date so you're not paying two mortgages or leaving a vacant home sitting unattended in another city.

As long as you hold clear title, an abandoned or vacant property sells the same way as any other. The key is confirming you have clear ownership, no squatters creating legal complications, and that taxes are current or can be settled at closing. We buy vacant and abandoned properties across DFW regularly.

List with an agent if maximizing price is your priority and you have 60-90+ days, can afford repairs, and are comfortable with uncertainty. Sell to a cash buyer if you need speed, cannot afford repairs, need certainty, or your situation (foreclosure, probate, divorce) makes a long listing impractical. Neither is objectively better — it depends on your situation.

Speed — close in weeks instead of months. Certainty — no financing fall-throughs. Condition — sell as-is with no repairs. Cost — no commissions or agent fees. Simplicity — one buyer, one offer, one closing. Privacy — no open houses or public listing. These advantages matter enormously in certain situations.

The gross price may be 10-20% below what a retail buyer might pay. But subtract agent commissions (5-6%), repair costs, staging, price reductions during a stale listing, and months of carrying costs — and the net difference is often much smaller than it appears. In some situations, you net more with a cash sale.

iBuyers (Opendoor, Offerpad) are tech companies using algorithms. They charge service fees of 5-8%, deduct repair costs after inspection, and operate in limited markets. Local cash investors (like Texas Property Offer) charge no service fees, buy more condition types, and offer more flexibility. iBuyers often cost sellers more in total than direct investors.

Traditional sales depend on buyer financing, which falls through about 8% of the time due to loan denial, appraisal gaps, or buyer cold feet. They also have inspection contingencies that can unravel deals. Cash sales have no financing contingency and typically simpler contracts — making them far more likely to close once accepted.

Significantly faster. MLS listings average 60-90 days to close from listing to funding. Cash sales average 14-21 days. In urgent situations (foreclosure, job relocation), the 60-70 day difference is the deciding factor.

You can. However, your listing agreement with an agent typically entitles them to commission if you sell to any buyer they introduced you to, or sometimes any buyer during the listing period. Review your listing agreement for exclusivity and commission terms. If you're considering both routes, discuss it with your agent upfront.

Yes. Traditional buyers and their lenders routinely require repairs as a condition of sale. This can mean thousands to tens of thousands spent before closing. A cash buyer takes the property as-is — those repair costs stay in your pocket instead of going into someone else's house.

The most common reasons: facing foreclosure; need to relocate quickly; going through a divorce; inherited a property they don't want to maintain; property needs major repairs they can't afford; tired landlord with problem tenants; need cash quickly for another purpose. The speed and certainty solve real problems that the traditional market can't.

Agent fees: typically 5-6% of sale price ($15,000 on a $300,000 home). Cash buyer fees: $0. No commission, no listing fee, no staging cost, no closing costs on your end. The lower sale price from a cash buyer is partially or fully offset by eliminating these fees.

Yes — through a post-closing occupancy agreement (also called a leaseback). You sell the home, receive the proceeds at closing, and continue living there temporarily (typically 7-60 days) while you arrange your move. Texas Property Offer can accommodate leaseback arrangements in most situations.

It's a short-term rental agreement where the seller occupies the home after closing. The buyer (now owner) allows the seller to remain for a defined period, usually in exchange for a daily rent or deposit. It gives sellers flexibility to move out on their own schedule after receiving their funds at closing.

It depends on the contract terms. Most purchase agreements include a limited review period (often 3-5 days) during which either party can cancel. After that period, canceling may forfeit the buyer's earnest money deposit. Read the contract carefully before signing and ask about cancellation terms.

No. Cash buyers do not need an appraisal because there is no lender requiring one. The buyer determines value through their own assessment. This speeds up the process significantly — no waiting for an appraisal appointment or dealing with appraisal gaps.

At Texas Property Offer, we work with licensed Texas title companies and are open to the seller's preference of title company as well. The important thing is that all transactions use a licensed title company — never close outside of one.

Yes. The deed transfer is recorded with the county clerk and becomes public record, just like any home sale. The sale price may or may not be disclosed publicly depending on how the transaction is structured. Texas is not a mandatory disclosure state for sale prices, so the amount may remain private.

A wholesaler finds distressed properties, puts them under contract at a low price, and then assigns (sells) that contract to another investor for a fee — they never actually buy the home themselves. A flipper buys the property, renovates it, and resells for profit. If a wholesaler assigns your contract to someone else, that new buyer you've never met becomes the actual purchaser. Texas Property Offer is a direct buyer — we never assign contracts without seller knowledge and consent.

iBuyers are tech companies (Opendoor, Offerpad) that use automated valuation models to generate offers at scale. They typically charge service fees of 5–8% plus deduct post-inspection repair costs — making their net offers often lower than a local investor despite higher headline numbers. Local investors like Texas Property Offer have no service fee, evaluate each property individually, and buy far more condition types than algorithm-driven platforms do. iBuyers also operate only in select markets and condition ranges.

Large institutional buyers do buy single-family homes, but typically through bulk acquisitions or on the MLS — not directly from distressed sellers. For sellers who need to sell fast, off-market, or as-is, local investors and regional cash buyers are the relevant buyers. Institutions rarely deal with code violations, probate, or significantly distressed properties.

Landlords focus on cash flow potential: rent relative to purchase price, location desirability, and the cost to make the property rent-ready. They may not require full renovation, just functional condition. Some buy-and-hold investors will pay slightly more than flippers because their renovation bar is lower.

Landlords may offer slightly more for properties in decent condition because they need less renovation. Flippers often pay less but can handle worse conditions — fully gutted, fire-damaged, or condemned properties that a landlord wouldn't touch. For most distressed property sellers, who buys it matters less than who pays the most while actually closing reliably.

Ask directly: "Are you the end buyer, or do you assign contracts?" A direct buyer should say they are closing with their own funds. Request proof of funds from their own account (not an assignment fee). If they refuse or are vague, assume they are a wholesaler who will assign your contract. Texas Property Offer is a direct buyer — we close every deal ourselves.

Yes, if your property is on a lot with development potential (corner lot, large parcel, teardown in a gentrifying area). Developers may pay land value or above for the right location. However, developer sales take longer and often require specific lot sizes or zoning. For a fast, as-is sale, a residential investor is typically the faster, more certain path.

The same federal capital gains rules apply regardless of who buys your home. If the home was your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 of profit ($500,000 for married filing jointly) from federal capital gains tax. Sales above those thresholds are taxable. If the home is an investment property or inherited, different rules apply. Consult a CPA or tax attorney for your specific situation.

On your primary residence, no — the IRS does not allow you to deduct losses on the sale of a personal residence. If the home is a rental or investment property, a loss may be deductible, subject to passive activity rules. A sale below market value to a cash buyer does not create a tax deduction you wouldn't otherwise have. Speak with a tax professional before closing.

Yes. Property taxes are prorated at closing — you're responsible for taxes from January 1 through the closing date, and the buyer takes responsibility from closing forward. The title company calculates the proration and credits or debits the appropriate amounts on the settlement statement. You don't write a separate check; it's handled in the closing math.

Texas does not have a state-level real property transfer tax, which is an advantage over many other states. You may owe recording fees for the deed transfer (typically $30–$75) and title insurance, but there is no percentage-based transfer tax. This is one reason Texas cash transactions are comparatively straightforward to close.

You'll receive a Form 1099-S from the title company reporting the gross proceeds. Report the sale on Schedule D using Form 8949 if you have a taxable gain. If you qualify for the primary residence exclusion and the sale is under the threshold, you may not need to report it at all. Keep your HUD-1 or Closing Disclosure as your permanent record of the transaction. A tax professional can confirm your reporting obligations.

Only if the property you're selling is an investment or business property — not your primary residence. A 1031 exchange allows you to defer capital gains by reinvesting proceeds into a "like-kind" replacement property within strict timelines (45 days to identify, 180 days to close). Cash sales qualify for 1031 treatment just as traditional sales do. Speak with a qualified intermediary (QI) before closing if this applies to you.

Getting 2–3 offers is generally recommended if time allows. More offers give you pricing leverage and reveal which buyers are serious versus shopping. However, if you're facing foreclosure or need to close in under 30 days, chasing multiple offers may cost you more time than the potential price difference is worth. One verified offer from a credible buyer often beats three offers from unknowns.

Ask: (1) Are you the end buyer or do you assign contracts? (2) Can you provide proof of funds? (3) What is your typical timeline from offer to close? (4) What contingencies are in your contract? (5) What title company do you use? (6) Have you bought homes in my neighborhood before? A buyer who answers these directly and confidently is far more credible than one who hedges or deflects.

Not always — but local investors are often easier to verify. You can check their reviews on Google, confirm their physical presence in the area, and reach them directly. National franchises (like HomeVestors) have consistent processes but variable quality by franchise owner. What matters most is that specific buyer's reputation, proof of funds, and contract terms — not national vs. local.

In Texas, a licensed title company handles the mechanics of the transaction — you don't legally need an attorney. But for complex situations (probate, multiple heirs, bankruptcy, large liens, or disputes), a real estate attorney is worth the cost. They can review the purchase contract before you sign and advise on anything unusual. The consultation fee is typically $150–$300 and can prevent costly mistakes.

In Texas, contract assignment is generally legal unless the contract specifically prohibits it. The problem isn't legality — it's surprise. If you agree to sell to one buyer and they assign the contract to a stranger without telling you, the person who actually shows up to close is someone you never vetted. Always ask: "Will you be the actual buyer at closing, or might this contract be assigned?" Get the answer in writing.

Look for reviews that mention specific details (neighborhood, situation type, team member names) rather than generic praise. Check if the reviewer profile has other reviews or is a one-review account. Search the buyer's name on Google and look at their full review history. For the BBB, check both the rating and the complaint history — a company can have an A rating but still have unresolved complaints.

Earnest money is a good-faith deposit the buyer places with the title company when the contract is signed. It shows the buyer is serious. For cash investors, $500–$5,000 is typical depending on the purchase price. Higher earnest money is better for sellers — it's money you keep if the buyer backs out without a valid contract reason. If a buyer offers zero or trivially small earnest money, negotiate for more or question their commitment.

Always. A licensed title company protects you by: (1) confirming you have clear, insurable title; (2) paying off all liens before you get your proceeds; (3) ensuring the deed is properly recorded; and (4) holding the buyer's funds until the transaction is final. Never accept cash or a check directly from a buyer without a title company involved. There is no legitimate reason to skip a title company.

Yes. Mobile notary closings are common in Texas — a notary comes to your home, office, or any location you choose. You can also close at the title company's office or via remote online notarization (RON) in Texas, which lets you sign documents electronically with a notary over video. For out-of-state sellers, remote closings are standard. Texas Property Offer accommodates whatever closing format works best for you.

The title company will flag it and work to resolve it before closing. Small old liens (old HOA dues, unpaid contractor bills, ancient judgments) are often settled or cleared during the title search process. Larger title issues may delay closing while they're resolved. In rare cases, a title issue is too complex to clear — in that case, the title company cannot issue clear title insurance and the sale may not proceed until the issue is addressed.

Typically 3–7 business days in Texas for a standard residential transaction. Titles with multiple owners, older properties, or properties in estates can take 7–14 days or longer. Expedited title searches are available at most title companies for a small additional fee, which the buyer typically covers. The title search is usually the longest step in a cash transaction.

Yes. In Texas, the seller has the right to choose the title company. If you have a preferred title company — one recommended by your attorney, family, or a previous transaction — you can insist on using them. Most buyers will accommodate this. Choosing your own title company can provide additional comfort and familiarity with the closing process.

A feasibility or due diligence period is a window (usually 7–14 days) during which the buyer can walk the property, run their numbers, and confirm their offer before being fully committed. During this period, the buyer can back out and typically recover their earnest money. After the period ends, they are committed to close or forfeit earnest money. Ask what the feasibility period length is in any contract before signing.

The title company wires funds on the day of closing after the deed records — typically within a few hours of signing. Wire transfers settle same-day if initiated before your bank's cut-off time (usually 3–4 PM). If closing is late in the day, funds may clear the next business day. You'll receive a wire confirmation from the title company showing the transfer initiated.

Cancel your homeowners insurance policy effective on the closing date. Call your insurer and request cancellation — you'll typically receive a prorated refund for any prepaid premium. If you pay insurance through an escrow account, the mortgage payoff will settle that balance and any overage is returned to you. Don't cancel before closing day — you're still responsible for the property until the deed records.

Contact each utility provider (electricity, gas, water, internet) and request service disconnection effective on your closing date. Most allow you to set a future cancellation date online. Transfer service to your new address at the same time if you're staying in the area. Leave a day or two buffer — don't cut utilities the day before closing in case closing is delayed.

In Texas, the deed transfer is recorded with the county clerk, which automatically updates ownership records accessible to the county appraisal district. You don't need to file a separate notification. However, if you receive a property tax statement after closing, forward it to the new owner and notify the appraisal district of the address change so future statements go to the right party.

Keep permanently: your Closing Disclosure (or HUD-1 settlement statement), a copy of the signed purchase contract, the deed you signed transferring the property, and any title insurance policy. These documents establish your sale price and terms, which matter for tax reporting and any future disputes. Store both a physical copy and a digital scan in a secure location.

Yes. There is no required waiting period between selling one property and purchasing another. If you're doing a 1031 exchange (investment property), you must follow strict timing rules — identify the replacement property within 45 days and close within 180 days. For a primary residence purchase, you can proceed immediately. Many sellers use a cash sale to move faster on their next purchase than a traditional sale would allow.

Yes — your homestead exemption stays attached to the property until the deed transfers, and it reduces your tax liability through the closing date. Do not file to remove it early. After closing, file a homestead exemption on your new primary residence as soon as you move in. In Texas, you can file for homestead exemption starting January 1 of the year after you move in.

All owners on the deed must consent to a sale — one heir cannot sell property that other heirs also own without their agreement. If you're at an impasse, options include: (1) buying out the unwilling heir(s); (2) filing a partition lawsuit, which forces a court-ordered sale; or (3) continued negotiation. Texas Property Offer can work with willing parties and help navigate heir disagreements, but we cannot close without all required signatures.

Yes — we buy properties with unauthorized occupants. However, the squatter situation affects timing and must be disclosed. Texas requires a formal eviction process even for squatters (you cannot simply change locks). We factor squatter removal into our process and can often handle it after closing, but we review each situation individually. The presence of a squatter does not kill a cash deal — it's a solvable problem.

It depends on whether the mobile home is real property or personal property. If the home is on a permanent foundation and titled as real property (the title has been retired), it can be sold like any other home through a title company. If it's still titled as personal property (vehicle title), the transaction is different and mortgage financing is not available. Texas Property Offer evaluates manufactured homes case by case — the land value and conversion status matter most.

Historic designation adds complexity but doesn't prevent a sale. The buyer needs to understand any deed restrictions or requirements that apply (preservation covenants, city historic overlay rules). Some investors specialize in historic properties; others avoid them due to renovation restrictions. Texas Property Offer reviews historic designations during our evaluation — if restrictions are acceptable to our renovation plan, we proceed.

Yes. These are renovation items we price into the offer. Knob-and-tube electrical and old cast iron drain lines are extremely common in older DFW homes. They make traditional buyer financing difficult (lenders often won't approve homes with these systems), which is exactly why cash buyers are often the best and sometimes only option for these properties. We handle both regularly.

Yes. Unpermitted additions (extra rooms, garages converted to living space, pool additions) are common in DFW and don't stop a cash sale. The value is adjusted for the risk of permitting, demolition, or city compliance costs the buyer may face. Traditional buyers cannot use mortgage financing on homes with serious permitting issues, which makes cash buyers the practical option here.

The reverse mortgage is paid off at closing from the sale proceeds, just like a regular mortgage. The servicer provides a payoff statement to the title company, which coordinates the disbursement. If the reverse mortgage balance exceeds the home's value (underwater), the situation is more complex — contact the loan servicer and a real estate attorney before proceeding to understand your options and liability.

Title companies require clear, insurable title — a known boundary dispute can cloud title and delay or prevent closing until resolved. Minor encroachments sometimes result in title exception language. Major disputes may require a survey, quit claim deed from a neighbor, or legal resolution. Disclose any known boundary issues to the buyer upfront; surprises during the title search are worse than disclosures made early.

Yes. Many DFW properties — particularly in outer suburban and rural areas — have private wells and septic systems. We buy these regularly. We don't require you to get a septic inspection or well test before closing. The condition of those systems is factored into our offer. If the septic has known failure issues, disclose them and let us price it in rather than spending money on repairs first.

Yes. A cash sale to Texas Property Offer is entirely off-market. Your property is never listed on the MLS, Zillow, or any public platform. There are no open houses, no strangers walking through your home, and no public advertising. The deed transfer is recorded with the county (public record), but the sale itself is private. Many sellers — especially in sensitive situations like divorce, estate sales, or financial distress — prefer this discretion.