{"id":10352,"date":"2026-09-18T15:47:57","date_gmt":"2026-09-18T20:47:57","guid":{"rendered":"https:\/\/lrgrealty.com\/lrg-blog\/?p=10352"},"modified":"2026-09-18T15:47:57","modified_gmt":"2026-09-18T20:47:57","slug":"how-to-buy-house-texas","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-buy-house-texas\/","title":{"rendered":"How to Buy a House in Texas: The Process from Pre-Approval to Closing"},"content":{"rendered":"<div class=\"rl-page\">\n<header class=\"rl-hero\">\n<div class=\"rl-eyebrow\">Definition \u00b7 Guide<\/div>\n<h1>How To Buy A House In Texas<\/h1>\n<p><a class=\"rl-cta-primary\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=how-to-buy-a-house-in-texas\">Connect with LRG \u2192<\/a><br \/>\n<\/header>\n<p>Buying a house in Texas follows a framework of TREC promulgated contracts, mandatory seller disclosures under Property Code Section 5.008, and a negotiated option period that gives buyers an unrestricted right to terminate. The standard resale contract alone carries 23 available addenda covering financing, appraisal, HOA, mineral rights, and more. Texas has no state income tax, but property taxes hit hard enough that the legislature mandated a $140,000 school district homestead exemption.<\/p>\n<div class=\"rl-quick-grid\">\n<article class=\"rl-quick-card\">\n<h3>What Buying a House in Texas Requires<\/h3>\n<ul>\n<li>Texas home purchases follow a state-regulated process using TREC promulgated contract forms, with the standard resale contract being Form 20-19.<\/li>\n<li>Texas stands apart from most states with a negotiable option period that gives buyers an unrestricted right to terminate the contract for a non-refundable fee.<\/li>\n<li>Texas has no state income tax, but property tax rates rank among the highest nationally, making your total monthly housing cost higher than the mortgage payment alone.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Key Facts About Buying in Texas<\/h3>\n<ul>\n<li>Title insurance premiums are state-regulated under a Commissioner&#8217;s order, with a basic rate of $780 per $100,000 of coverage as of March 2026.<\/li>\n<li>Sellers must deliver a written disclosure notice under Property Code Section 5.008 on or before the effective date of the purchase contract.<\/li>\n<li>The standard TREC contract includes an option period that gives buyers an unrestricted right to terminate, with the length and fee negotiated between parties.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Why the Texas Process Matters<\/h3>\n<ul>\n<li>Filing for the $140,000 school district homestead exemption reduces your taxable value starting year one, saving hundreds to thousands annually depending on your local tax rate.<\/li>\n<li>Buyers who skip the Section 5.008 seller&#8217;s disclosure review lose their clearest window into known property defects, and problems surfacing after closing cost far more to fix.<\/li>\n<li>Title insurance premiums are state-regulated in Texas at $780 for a $100,000 policy, so comparison shopping focuses on service quality and closing speed rather than price.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Texas Home Buying Misconceptions<\/h3>\n<ul>\n<li>Not every Texas seller must provide a property disclosure. Property Code Section 5.008(e) exempts 11 categories of transfers from the standard TREC disclosure requirement.<\/li>\n<li>Texas requires agents to use state-promulgated TREC contract forms, not custom agreements. Buyers sign a standardized template with blanks filled in, not a document drafted from scratch.<\/li>\n<li>TREC publishes 23 standard addenda covering financing, appraisals, HOA terms, mineral rights, and more. Missing a relevant addendum means those protections stay out of your contract.<\/li>\n<\/ul>\n<\/article>\n<\/div>\n<div class=\"rl-atf-faqhead\"><span class=\"rl-kicker\">Asked First<\/span>Top questions before you dig in<\/div>\n<details>\n<summary>What is the first step to buying a house in Texas?<\/summary>\n<p>Get your finances in order first: pull your credit reports, calculate what you can afford including Texas property taxes and homeowners insurance, and get pre-approved by a lender. A pre-approval letter tells sellers you are a qualified buyer and sets a realistic price range for your search.<\/p>\n<\/details>\n<details>\n<summary>What salary do you need to buy a house in Texas?<\/summary>\n<p>Your required income depends on the home price, your down payment, property taxes, and insurance, since lenders size your total housing payment against gross monthly income. Texas has no state personal income tax, which stretches your buying power, but higher property tax rates offset part of that savings.<\/p>\n<\/details>\n<section class=\"rl-bluf\">\n<h2 id=\"the-bottom-line-up-front\">The Bottom Line Up Front<\/h2>\n<p><strong>Buying a house in Texas follows a specific process built around TREC promulgated contracts, a negotiable option period that gives buyers an unrestricted right to terminate, and title insurance at state-set rates. The seller must provide a written disclosure under Property Code 5.008, and buyers who finance attach the Third Party Financing Addendum (TREC Form 40-11) to the contract. Understanding these Texas-specific steps keeps the transaction from stalling.<\/strong><\/p>\n<p>The standard resale contract is TREC Form 20-19, backed by 23 standard addenda covering financing, appraisal, HOA, mineral rights, and other deal-specific conditions. During the option period, you pay a negotiated non-refundable fee for the right to cancel without cause. Title insurance premiums are set by the Texas Department of Insurance, with a basic premium of $780 on a $100,000 policy. Texas has no state income tax, but property taxes are high. School districts must provide a $140,000 residence homestead exemption that reduces your taxable value from day one.<\/p>\n<ul>\n<li>TREC Form 20-19 is the standard resale contract, with 23 addenda available for specific deal conditions.<\/li>\n<li>The option period gives buyers an unrestricted right to terminate for a negotiated non-refundable fee.<\/li>\n<li>Sellers must deliver a Property Code 5.008 disclosure notice before the contract takes effect.<\/li>\n<li>Title insurance rates are set by the Texas Department of Insurance, not negotiated between parties.<\/li>\n<li>Buyers using a mortgage attach the Third Party Financing Addendum to the purchase contract.<\/li>\n<\/ul>\n<\/section>\n<section>\n<h2 id=\"getting-pre-approved-and-setting-a-budget\">Getting Pre-Approved and Setting a Budget<\/h2>\n<p>Pre-approval tells you exactly how much a lender will back before you start touring homes. Most lenders evaluate your credit score, gross monthly income, and debt-to-income ratio to set a loan amount. FHA and other government-backed programs may accept lower scores with a larger down payment, so check multiple loan types before assuming you fall short.<\/p>\n<p>Get quotes from at least two or three lenders. Interest rates, origination fees, and discount-point structures differ enough that shopping around can save thousands over the life of the loan. When you finance a purchase in Texas, the contract requires a Third Party Financing Addendum, TREC Form 40-11, which locks in the loan type, rate cap, and charges both parties agree to. Walking into the market with a pre-approval letter and a clear monthly number keeps you from stretching into a property that looks right on paper but strains your finances within the first year of ownership.<\/p>\n<\/section>\n<section>\n<h2 id=\"the-trec-contract-what-makes-texas-different\">The TREC Contract: What Makes Texas Different<\/h2>\n<p>Texas does not let agents or brokerages draft their own purchase contracts. The Texas Real Estate Commission promulgates the forms, and nearly every residential resale in the state uses TREC Form 20-19, the One to Four Family Residential Contract, effective 07\/01\/2026. Buyers relocating from other states expect to negotiate contract language from scratch or work off a brokerage template. That is not how it works here.<\/p>\n<p>The <a href=\"\/lrg-blog\/texas-option-period-explained\/\">option period<\/a> is the provision that catches out-of-state buyers off guard. Under Paragraph 5.B of Form 20-19, the buyer pays a non-refundable option fee to the seller in exchange for an unrestricted right to terminate the contract for any reason during a negotiated number of days. Inspections turn up foundation cracks, the appraisal comes in low, or the buyer simply has second thoughts. None of it matters. Walk away during that window and lose only the fee. Both the day count and the dollar amount are blank lines on the form, filled in during negotiation.<\/p>\n<p>Beyond the base contract, TREC publishes 23 standard addenda covering financing, appraisals, HOA requirements, mineral rights, lead paint, seller financing, back-up contracts, and coastal property disclosures. If you are using a mortgage, the Third Party Financing Addendum, Form 40-11, is required and will be attached by your lender. These are regulatory forms written by the state, not boilerplate your agent created, and attaching the wrong combination or skipping one entirely leaves gaps in your contractual protection that a buyer may not catch until a dispute arises after closing. Read every addendum before signing.<\/p>\n<\/section>\n<section>\n<h2 id=\"the-option-period-and-how-it-protects-buyers\">The Option Period and How It Protects Buyers<\/h2>\n<p>Texas gives buyers a contractual safety net that most states do not offer. Under TREC Form 20-19 Paragraph 5.B, the buyer has an unrestricted right to terminate the contract during the Option Period in exchange for a non-refundable option fee. Both the number of days and the fee amount are negotiated between the parties, so you can walk for any reason within that window.<\/p>\n<p>Most buyers use this window to schedule a full home inspection covering the roof, foundation, HVAC, plumbing, and electrical systems. If the inspector finds structural cracks, outdated wiring, or a failing AC unit, you can negotiate repairs, ask the seller for a price reduction, or terminate the contract outright and walk away. The only cost of walking away is the option fee itself. Depending on the property, additional specialized inspections for termites, the septic system, or well water quality may be worth scheduling during this same window.<\/p>\n<p>A larger option fee can strengthen your offer in a competitive market, but you lose that money if you terminate. Your agent should build in enough time for the inspection report to arrive, for you to review the findings, and for at least one round of repair negotiations before the deadline expires. After the option period closes, backing out puts your <a href=\"\/lrg-blog\/earnest-money-texas-how-much\/\">earnest money<\/a> deposit at risk instead of just the option fee. Every day of the option period is a working deadline. Use them all.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=how-to-buy-a-house-in-texas\">Connect with LRG \u2192<\/a><\/div>\n<section>\n<h2 id=\"inspections-appraisals-and-the-sellers-disclosure\">Inspections, Appraisals, and the Seller&#8217;s Disclosure<\/h2>\n<p>Three separate evaluations protect you during a Texas home purchase: your inspection, your lender&#8217;s appraisal, and the seller&#8217;s legally required disclosure. The inspection is your hire, paid out of pocket, focusing on the property&#8217;s physical condition. The appraisal is the lender&#8217;s check that the home&#8217;s value supports the loan. The disclosure, required under Texas Property Code Section 5.008, puts the seller&#8217;s knowledge of past and present defects on the record.<\/p>\n<p>Schedule your general home inspection early in the option period so results come back while you still have time to negotiate repairs or walk. A qualified inspector examines the roof, foundation, plumbing, electrical, and HVAC, but that general report only goes so far, so foundation cracks, drainage problems, or aging mechanical systems warrant a follow-up from a licensed specialist who can scope the actual repair cost and timeline. The lender separately orders an appraisal to confirm the property&#8217;s value supports the loan, and if the number comes in low, you renegotiate the sale price or cover the shortfall yourself.<\/p>\n<p>The standard disclosure form is TREC Form 55-1, covering foundation repairs, past flooding, <a href=\"\/lrg-blog\/roof-condition-home-appraisal-san-antonio\/\">roof condition<\/a>, plumbing problems, and known defects. Read it line by line before your inspection so you know where to direct your inspector&#8217;s attention. Sellers sometimes mark &#8220;unknown&#8221; on items they would rather not address, and those boxes should raise questions, not lower them. The seller must deliver this notice on or before the contract&#8217;s effective date, but not every transaction requires one. Section 5.008(e) lists 11 categories of exempt transfers, including foreclosures and court-ordered sales, so verify your purchase qualifies before counting on a disclosure.<\/p>\n<\/section>\n<section>\n<h2 id=\"financing-timelines-and-the-third-party-financing-addendum\">Financing Timelines and the Third Party Financing Addendum<\/h2>\n<p>TREC Form 40-11, the Third Party Financing Addendum effective 01\/03\/2025, is required when a Texas buyer uses a mortgage. The form locks in the loan type, interest rate cap, and origination fee ceiling your lender must meet. If financing falls through for reasons beyond your control and you gave the seller written notice before the stated deadline, you keep your earnest money.<\/p>\n<p>The addendum sets a financing deadline that you and the seller negotiate when signing the contract, and before that date your lender needs to confirm the loan will close under the agreed terms or you must notify the seller that it cannot. Missing the deadline without written notice eliminates your termination right and leaves you contractually obligated to close or forfeit your deposit. This protection is separate from the option period. The option period grants an unrestricted exit for any reason. The financing addendum covers only one scenario: the mortgage cannot close on the agreed terms.<\/p>\n<p>Timing matters. Watch the gap between the financing deadline and the closing date. Tight timelines pressure your lender, and underwriting delays or a slow appraisal can push you past the deadline before the loan clears. Build enough buffer so a late document request from underwriting does not put you in breach. Your agent should calendar both dates the day the contract is executed and check with your lender weekly as the financing deadline approaches. A missed deadline with no notice is one of the most preventable ways buyers forfeit earnest money in Texas.<\/p>\n<\/section>\n<section>\n<h2 id=\"title-escrow-and-closing-day\">Title, Escrow, and Closing Day<\/h2>\n<p>Once your financing clears and inspections are behind you, the title company takes the lead on everything that remains. Texas closings happen at the title company office, not at an attorney&#8217;s desk. The title company searches public records to confirm the seller can legally transfer ownership, holds all funds in escrow until every condition is met, and issues the <a href=\"\/lrg-blog\/title-insurance-texas-costs-guide\/\">title insurance<\/a> policy protecting your claim to the property.<\/p>\n<p>Texas title insurance rates are not negotiable. The Texas Department of Insurance promulgates premiums under Commissioner&#8217;s order 2025-9697, effective March 1, 2026, and every title company charges the same amount for the same coverage level. The basic premium for a $100,000 owner&#8217;s policy is $780, with rates scaling upward as the purchase price increases. Your lender requires a separate lender&#8217;s policy on top of the owner&#8217;s policy. Both are one-time costs paid at the closing table, so budget for these alongside your down payment and prepaid property taxes.<\/p>\n<p>On closing day, expect roughly an hour at the title company. You sign the deed of trust, the promissory note, the closing disclosure, and a stack of federal and state forms. Read every number on the closing disclosure before you sign. Confirm the purchase price, loan amount, option fee credit, earnest money credit, and prorated property taxes all match what your contract specifies. Once all parties have signed and the lender wires funds to the title company, the deed is recorded with the county clerk. Keys transfer when the deed records, not when you finish signing.<\/p>\n<\/section>\n<section>\n<h2 id=\"after-closing-homestead-exemption-and-property-taxes\">After Closing: Homestead Exemption and Property Taxes<\/h2>\n<p>File your <a href=\"\/lrg-blog\/homestead-exemption-bexar-county-filing\/\">homestead exemption<\/a> with the county appraisal district right after closing. Texas charges no state income tax, but property tax rates rank among the highest nationally, making this exemption your most important tool for reducing the annual bill on your new home. Under Tax Code Section 11.13, school districts provide a $140,000 residence homestead exemption, with an additional $60,000 for homeowners age 65 or older or with a disability.<\/p>\n<p>Submit the application through your county&#8217;s central appraisal district as soon as you take ownership, so the exemption applies to the earliest eligible tax year. The school district exemption is the baseline. Many Texas cities and counties add their own homestead reductions on top, which can lower your taxable value well below market price. Because the Texas Constitution prohibits a state personal income tax under Article VIII, Section 24-a, local property taxes fund the bulk of public schools, roads, emergency services, and infrastructure. Small differences in your assessed value translate directly to your annual bill.<\/p>\n<p>Texas law also shields your primary residence from most creditor claims once you take ownership. Only specific liens can attach to a homestead, including the purchase mortgage, property tax obligations, and home improvement financing. Review your assessed value every year through your county appraisal district. If the number looks too high, Texas law gives property owners the right to protest. Between the homestead exemption, local add-ons, and annual review of your assessed value, you have real tools to manage your biggest recurring homeownership cost.<\/p>\n<\/section>\n<section>\n<h2 id=\"the-bottom-line\">The Bottom Line<\/h2>\n<p>Buying a house in Texas follows a structure that protects the buyer at every stage. Pre-approval sets your price ceiling. The TREC contract standardizes the deal so no agent drafts their own terms. The option period gives you an unrestricted right to walk away while you run inspections and review the seller&#8217;s disclosure. The Third Party Financing Addendum locks your loan terms into the contract itself.<\/p>\n<p>Title work and escrow run through the title company, not an attorney&#8217;s office. Once you close, filing for the homestead exemption is the first move to reduce your property tax burden. Know each step before you start touring, and the process stays predictable from pre-approval through your first tax bill.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=how-to-buy-a-house-in-texas\">Connect with LRG \u2192<\/a><\/div>\n<section class=\"rl-faq\">\n<h2 id=\"frequently-asked-questions\">Frequently Asked Questions<\/h2>\n<details>\n<summary>What do first-time homebuyers in Texas need to qualify?<\/summary>\n<p>First-time buyers need a credit score that meets their lender&#8217;s minimum for the loan type they choose. Conventional loans set a higher bar than FHA and other government-backed programs, which may accept lower scores with a larger down payment. You will need proof of stable income, bank statements, tax returns, and employment verification. When using a mortgage, the transaction requires TREC Form 40-11, the Third Party Financing Addendum, effective January 3, 2025. Texas also requires the seller to provide a written disclosure under Property Code Section 5.008 before the contract&#8217;s effective date. Review that document before you commit.<\/p>\n<\/details>\n<details>\n<summary>What is the Texas Homebuyer Program and how does it work?<\/summary>\n<p>The Texas Homebuyer Program, administered by the Texas Department of Housing and Community Affairs, provides down payment and closing cost assistance to eligible buyers. The first mortgage must come from a program-approved lender, and borrowers must meet credit and income requirements set by the program. Assistance typically arrives as a grant or a deferred forgivable second lien, reducing or eliminating upfront cash needs. The program applies to both first-time and repeat buyers who meet the guidelines. Ask your lender whether they participate in the program before you start your application.<\/p>\n<\/details>\n<details>\n<summary>What is the option period in a Texas real estate contract?<\/summary>\n<p>The option period is a negotiated window written into TREC Form 20-19, the standard One to Four Family Residential Contract for resale. During this period, you have an unrestricted right to terminate the contract for any reason. In exchange, you pay the seller a non-refundable option fee. Both the number of days and the fee amount are negotiated between buyer and seller and filled into the contract. Use this time to complete inspections, review the property&#8217;s condition, and decide whether to proceed. If you terminate within the option period, you forfeit only the option fee.<\/p>\n<\/details>\n<details>\n<summary>What does a seller have to disclose before closing in Texas?<\/summary>\n<p>Texas Property Code Section 5.008 requires the seller of residential property comprising not more than one dwelling unit to provide a written disclosure notice to the buyer on or before the effective date of the contract. The standard form for this is TREC Form 55-1, the Seller&#8217;s Disclosure Notice. It covers known defects, previous repairs, structural issues, and environmental hazards. Section 5.008(e) lists 11 categories of transfers that are exempt from this requirement, including foreclosures and certain court-ordered transfers. Read the disclosure carefully and ask questions about anything flagged before your option period ends.<\/p>\n<\/details>\n<details>\n<summary>How much is title insurance when buying a house in Texas?<\/summary>\n<p>Texas title insurance rates are set by the Texas Department of Insurance, so premiums are the same no matter which title company you use and scale based on the property&#8217;s purchase price. Your title company quotes the exact premium once you have a signed contract.<\/p>\n<\/details>\n<details>\n<summary>How does the homestead exemption reduce property taxes in Texas?<\/summary>\n<p>Filing a homestead exemption on your primary residence subtracts a set amount from your home&#8217;s assessed value before school district taxes are calculated, directly lowering your tax bill. Homeowners age 65 or older and those with disabilities qualify for an additional exemption under Tax Code Sections 11.13(b) and 11.13(c).<\/p>\n<\/details>\n<\/section>\n<footer class=\"rl-resources\">\n<h2 id=\"resources-used\">Resources Used<\/h2>\n<div class=\"bullet-section-gray\">\n<ul>\n<li><a href=\"https:\/\/www.tdi.texas.gov\/title\/titlerates2026.html\" rel=\"noopener noreferrer\" target=\"_blank\">Tdi.texas.gov \u2014 Texas Department of Insurance \u2014 Title Rate Chart, effective March 1, 2026<\/a><\/li>\n<li><a href=\"https:\/\/www.trec.texas.gov\/forms\/one-four-family-residential-contract-resale\" rel=\"noopener noreferrer\" target=\"_blank\">Trec.texas.gov \u2014 Texas Real Estate Commission \u2014 Promulgated Contract Forms<\/a><\/li>\n<li><a href=\"https:\/\/www.texasattorneygeneral.gov\/consumer-protection\/home-real-estate-and-travel\/home-buying-moving\" rel=\"noopener noreferrer\" target=\"_blank\">Texasattorneygeneral.gov \u2014 Home Buying &amp; Moving | Office of the Attorney General<\/a><\/li>\n<li><a href=\"https:\/\/capitol.texas.gov\/tlodocs\/86R\/billtext\/pdf\/HJ00038F.pdf\" rel=\"noopener noreferrer\" target=\"_blank\">Capitol.texas.gov \u2014 Texas Legislature \u2014 H.J.R. No. 38, 86th Legislature, Enrolled Version (adding Art. VIII, Sec. 24-a to the Texas Constitution)<\/a><\/li>\n<li><a href=\"https:\/\/www.texastechfcu.org\/blog\/5-steps-to-buying-a-house-in-texas\" rel=\"noopener noreferrer\" target=\"_blank\">Texastechfcu.org \u2014 Official Resource<\/a><\/li>\n<li><a href=\"https:\/\/www.tsahc.org\/homebuyers-renters\/steps-to-buying-a-home\" rel=\"noopener noreferrer\" target=\"_blank\">Tsahc.org \u2014 Official Resource<\/a><\/li>\n<li><a href=\"https:\/\/comptroller.texas.gov\/taxes\/property-tax\/exemptions\/\" rel=\"noopener noreferrer\" target=\"_blank\">Comptroller.texas.gov \u2014 Texas Comptroller of Public Accounts \u2014 Property Tax Exemptions<\/a><\/li>\n<li><a href=\"https:\/\/www.coventryhomes.com\/blog\/buying-a-home-in-texas\/\" rel=\"noopener noreferrer\" target=\"_blank\">Coventryhomes.com \u2014 Official Resource<\/a><\/li>\n<\/ul>\n<\/div>\n<\/footer>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Definition \u00b7 Guide How To Buy A House In Texas Connect with LRG \u2192 Buying a house in Texas follows a framework of TREC promulgated contracts, mandatory seller disclosures under Property Code Section 5.008, and a negotiated option period that gives buyers an unrestricted right to terminate. The standard resale contract alone carries 23 available [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":10358,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[20],"tags":[],"class_list":["post-10352","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-home-buying"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How to Buy a House in Texas: The Process from Pre-Approval to Closing<\/title>\n<meta name=\"description\" content=\"Texas uses TREC promulgated contracts, a negotiable option period, and state-set title insurance rates. 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