How do I sell a house by owner in Texas?

Work the sale in order: prepare and document the property, price from verifiable comparable evidence, market it safely, decide what professional help you want, complete the required disclosures, negotiate the offer, sign a complete contract, deliver it to title and escrow, resolve contract issues, and close.

How should a Texas FSBO seller price the house?

Compare genuinely similar active, pending and—when you can verify them—closed properties. Track price, square footage, condition, concessions, days on market and reductions. Public estimates and appraisal-district values are reference points, not appraisals or verified closed-sale data.

What disclosures does a Texas FSBO seller complete?

Start with the current TREC Seller’s Disclosure Notice and answer from the seller’s actual knowledge. Exemptions and property-specific disclosures can change what is required, so do not guess or let a website answer for the seller; ask a Texas real estate attorney when the requirement is uncertain.

Can a Texas FSBO seller use the MLS and work with buyer agents?

A flat-fee or limited-service broker may place a qualifying listing in an MLS, but the seller must compare the service agreement and retained responsibilities. Buyer-agent compensation is optional and negotiable, may be requested in the purchase agreement, and cannot be offered through an MLS.

Which TREC contract applies to a Texas FSBO resale?

The local builder supports only eligible Texas one-to-four-family resale transactions using TREC 20-19. It stops for condominiums, builder new construction, farm or ranch, and contract-for-deed transactions, and it does not choose negotiated terms or draft special provisions.

What does the title company do after a Texas FSBO contract is signed?

The title company receives the executed contract, handles neutral escrow, searches the public records, issues the title commitment, coordinates payoffs and closing figures, supports signing, disburses when authorized, and records the deed. It does not negotiate for either party or provide legal representation.

Can I sell my house without a Realtor in Texas?

A Texas homeowner can generally sell without a real estate agent. You are responsible for marketing, negotiations, disclosures and the business decisions. A title company can handle neutral escrow, title work and closing after there is a signed contract, but it does not replace an attorney or broker who represents your interests.

Will WG Title choose or advise me on contract terms?

No. The local-only builder can place your own facts and explicit selections into the current public TREC 20-19 form, but it does not select terms, draft special provisions or give legal advice. Use an independent Texas real estate attorney or broker for preparation, negotiation or review, then send WG Title the fully executed contract.

When should I contact the title company for an FSBO sale?

Contact WG Title as soon as the contract is signed. We can open the file, explain how earnest money should be delivered, begin the title search and coordinate with the buyer or lender. Before a contract is signed, we can explain our closing role but cannot negotiate or advise you on contract terms.

What does a title company do in a for-sale-by-owner closing?

WG Title receives the executed contract, handles neutral escrow, searches the public records, issues the title commitment, coordinates payoff and lender figures, prepares the closing file, conducts signing, disburses funds when authorized and records the deed and other documents.

Whose side is the title company on?

Neither. Escrow is deliberately neutral. We safeguard funds and follow the signed contract's instructions for both parties. That neutrality is why we cannot negotiate for you or tell you which terms to accept.

What do I actually net without a listing agent?

Run the net sheet and set listing-side compensation to zero. Note that you may still agree to compensate a buyer's agent — that is negotiable between you and them, and it is a separate decision.

Do I need title insurance if the buyer is paying cash?

A cash buyer has no lender requiring a loan policy, but ownership defects, liens, unpaid taxes, fraud and unknown heirs can still affect title. An owner's title policy protects the buyer against covered risks, and neutral escrow still provides a controlled process for funds, signing and recording.

How much does an FSBO title closing cost in Texas?

The Texas Department of Insurance sets the basic title insurance premium, so it is the same at every Texas title company. Escrow fees and some other closing costs can vary. The buyer and seller negotiate who pays the title premium and other contract costs.

How to Sell a House by Owner in Texas: FSBO Guide

Step 01 · Prepare

Get the house ready for a buyer’s eyes.

Walk in as if you were buying it. Fix safety, active damage and obvious buyer objections first; document what you know; and leave expensive taste-driven projects alone unless the likely return is clear.

CheckpointThe home is clean, safe, documented and ready to photograph.

A brick home with a landscaped front yard, walkway and welcoming entrance

Open the Maximize repair planner →

Action checklistDownload step 1 checklist

Run the curb-to-attic ‘Would I buy this?’ walk-through.
Separate safety or active-damage work from cosmetic wishes.
Get three written bids with scope, materials, permit responsibility and timing.
Verify licenses where Texas regulates the trade and check local permit history.
Keep receipts, warranties, permits and before/after photographs together.

Fix first

Safety + active damage

Leaks, unsafe electrical conditions, broken locks, trip hazards, active rot and nonworking essentials.

See what to avoid and what to aim for

A loose rug and water-damaged trim need attention.

Resolve the cause of damage and secure walking surfaces.

Usually worth doing

Clean + reduce friction

Deep cleaning, odors, lighting, minor touchups, yard cleanup and small items buyers immediately notice.

See what to avoid and what to aim for

Clutter and dim lighting distract from the room.

Clean, declutter and let natural light show the space.

Document

Known history

Repairs, permits, warranties, claims, reports, invoices and recurring conditions a buyer may ask about.

See what to avoid and what to aim for

Scattered records make known history difficult to explain.

Keep repair records, permits and warranties organized.

Pause before doing

Taste-driven projects

Luxury remodels, room conversions and expensive finishes without local comparable evidence of likely return.

See what to avoid and what to aim for

An expensive wish list can outrun the evidence of return.

Start with cleaning and restrained touchups; evaluate larger work separately.

Illustrative images. A tidy appearance does not establish safety or resolve a known defect.

Step 02 · Price

Build a price from comparable facts, not one website’s estimate.

A useful comparison is recent, nearby, similar in property type, size, age and condition, and sold under ordinary conditions. Public estimates and appraisal-district values are reference points—not appraisals and not substitutes for verified closed-sale data.

CheckpointYou can explain the list price with a written comparable worksheet.

Manual pricing worksheet

Compare the evidence you can verify.

Enter current months of inventory

Where do I find comparable homes?

Search your neighborhood. Open HAR or Realtor.com, enter your city or ZIP, and use the map to focus on nearby homes. Match property type, size, age and condition. Save the address and listing link for each candidate.
Check recently sold homes. Use the site’s sold filter where available and record the sale date. An asking price, estimate or displayed price range is not a verified closing price.
Verify closed-sale evidence. Ask a licensed local broker for a comparative market analysis, or engage a licensed appraiser if you need an appraisal. Confirm service scope and any fee first. Ask for sale prices, dates, concessions and condition differences. Texas public records do not provide a complete sold-price database.

Start with three close matches if available. If you cannot verify a sale price, leave it blank and keep that property as market context. These are your entries; WG Title does not retrieve listings or recommend a list price.

Search nearby homes ↗

Months of inventory

Use the DFW housing report for months of inventory. Check the report month and geography; metro data may differ from your neighborhood. Leave this blank when unknown.

Property 1

Property addressSource or listing linkSale statusSale date / date checked

PriceSquare feetDays on market

Condition, concessions and price reductions

Property 2

Property addressSource or listing linkSale statusSale date / date checked

PriceSquare feetDays on market

Condition, concessions and price reductions

Property 3

Property addressSource or listing linkSale statusSale date / date checked

PriceSquare feetDays on market

Condition, concessions and price reductions

Verified closed entries0

Median sale price—

Median $/sq. ft.—

Average known DOM—

Summary uses only your verified closed-sale entries with an address, source, positive price and square footage. Active and pending homes stay separate. Unknown days on market are omitted from that average. Unadjusted medians are not a recommended list price or an appraisal. Entries stay on this page while it is open.

Action checklistDownload step 2 checklist

Search HAR or Realtor.com for three nearby homes with similar type, size, age and condition, if available.
Record sale or list price, square feet, condition, days on market and price reductions.
Ask a licensed broker or appraiser to verify closed-sale prices; keep active and pending listings separate.
Enter current months of inventory in the market thermometer.
Set a review date and decide in advance what evidence would justify a price change.

Step 03 · Market

Make the house easy to find—and safe to show.

Offers begin with visibility, but broad exposure is not the same as safe access. Build one accurate listing package, a showing protocol and an inquiry log before the sign goes in the yard.

CheckpointThe listing package, showing rules and inquiry process are ready.

Marketing channels reaching buyers

01Photos + factual copy02Yard sign + property page03Flat-fee MLS listing04Inquiry log05Showing safety06Open-house plan07Fraud check

MLS rule: an offer of compensation cannot appear in an MLS. Ask a verified broker how listing data, inquiries, changes and off-MLS communications are handled.

Action checklistDownload step 3 checklist

Use bright, level photographs and a factual description that avoids fair-housing problems.
Create one source of truth for price, features, exclusions and showing instructions.
Verify identity before an unaccompanied showing; secure medication, mail and valuables.
Compare flat-fee MLS vendors by term, changes, photo count, cancellation, support and total cost.
Ask exactly what you must handle: data entry, inquiries, scheduling, changes and compliance.

Step 04 · Help

Choose which work to keep and which work to hire out.

FSBO, limited service and full service are different allocations of work—not automatic verdicts. A broker can reduce mistakes, coordinate participants and may carry insurance, but the seller still owns property facts, negotiated decisions and many legal obligations.

CheckpointEvery material task has a named owner and a known cost.

Three representation paths

Scope comparison

Price the work allocation you are actually buying.

WorkFSBOLimited serviceFull service

Pricing and launch planSellerConfirm scopeBroker

MLS data and changesSeller or vendorUsually vendorBroker

Photography and marketingSellerVariesBroker

Inquiry and showing accessSellerUsually sellerBroker/team

Offer and deadline coordinationSeller + counselUsually sellerBroker

Property disclosuresSellerSellerSeller with guidance

Your entered cost$$$

“Full service” and “flat fee” are not uniform products. Use the written agreement—not the label—to decide who owns each task and risk.

Action checklistDownload step 4 checklist

List every service included, excluded or charged separately.
Confirm who handles MLS changes, inquiries, showing access and feedback.
Confirm who prepares offers, tracks deadlines and coordinates inspection and appraisal issues.
Ask about license status, supervision, insurance and cancellation terms.
Put the scope and total cost in writing before hiring anyone.

Step 05 · Disclose

Answer the seller’s disclosure from what you actually know.

TREC Form 55-1 is a four-page notice effective May 28, 2026. Read every line, answer from actual knowledge, gather supporting records, and do not guess. Exemptions and additional disclosure duties are legal questions.

CheckpointThe current form is complete, supported and ready before contract deadlines.

Four-page seller disclosure review

Property + systems

Identify the property and mark installed equipment accurately.

Known defects

Report actual knowledge and explain every answer that needs context.

History + conditions

Review flooding, claims, notices and other listed property history.

Notices + signatures

Check attachments, statutory notices, seller signatures and dates.

Do not let a website answer for you. If you do not understand an exemption, condition or additional disclosure duty, pause and ask an independent Texas real estate attorney.

Action checklistDownload step 5 checklist

Page 1: identify the property and installed systems and equipment.
Page 2: report known defects and malfunctions; add needed explanations.
Page 3: address conditions, claims, flooding and other property history.
Page 4: review statutory notices, attachments, signatures and dates.
Attach relevant reports, invoices, insurance records or notices without hiding contradictions.

Step 06 · Buyer agent

Evaluate a buyer-agent request against your own net.

Seller-paid buyer-agent compensation is optional and negotiable. It may be advertised outside an MLS or requested in the purchase agreement, but an offer of compensation cannot appear in an MLS. The right answer is transaction-specific—not a standard rate.

CheckpointYou know the request, your target contribution and your hard ceiling.

Buyer agent contribution boundaries

Seller-specific negotiation planner

Protect your net before discussing a contribution.

Expected sale price$Mortgage payoff$Other seller costs$Other buyer concessions$Desired seller net$Minimum acceptable net$

Buyer’s request

Flat dollars Percentage

Buyer requested$00% of price · net becomes $0

Target contribution$00% · preserves desired net

Hard ceiling$00% · preserves minimum net

Discussion outline

“The request equals $0. My target boundary is $0 and my absolute ceiling is $0. I want to compare the contribution with price, concessions and the buyer’s full offer before deciding.”

Headroom to target: $0 · headroom to hard ceiling: $0. Negative headroom means the request crosses that boundary.

This is seller-net planning—not contract language, a market-rate opinion or a recommendation about what to offer.

Action checklistDownload step 6 checklist

Ask whether the buyer is requesting a flat dollar amount or percentage.
Model the request alongside payoff, other costs and buyer concessions.
Set a desired-net target and a separate minimum-acceptable-net boundary.
Compare a dollar counter and equivalent percentage before responding.
Keep the discussion about this buyer and this sale, not an assumed market rate.

Step 07 · Contract

Use the right contract—and know where form-filling stops.

TREC 20-19, effective July 1, 2026, is for resale of a one-to-four-family property. It is not the form for a condominium, builder sale, farm or ranch, or contract for deed. A public form is not a substitute for legal advice about terms or enforceability.

CheckpointThe transaction is eligible and every negotiated term has been expressly chosen.

Twelve-page TREC contract review

Release 2 · available here

Local-only TREC 20-19 builder

Walk all 12 official pages, save the draft only on this device, and download an editable PDF. No substantive term is preselected and no draft fact is sent to WG Title.

Open the contract builder Open the official TREC form ↗Ask independently operated WG Law about legal terms ↗

Action checklistDownload step 7 checklist

Confirm the property and transaction fit TREC 20-19.
Separate facts from negotiated choices, addenda, signatures and attorney-only language.
Never use Paragraph 11 to invent legal language.
Leave signatures blank until the parties review the finished form.
Have independent counsel review legal questions before signing.

Step 08 · Handoff

Execute carefully, then hand the complete file to title.

The effective contract is the complete agreement signed by all parties. Save the durable contact and property handoff first; then use the pre-addressed email to attach the fully executed contract. Do not send wire or identity-document details through the form.

CheckpointWG Title has the executed contract and can acknowledge the file.

Executed contract moving to WG Title

Action checklistDownload step 8 checklist

Check names, property, price, dates, required selections and attached addenda.
Confirm every required party signed and the effective date is established correctly.
Save one complete PDF rather than separate screenshots or signature pages.
Submit the contact/property handoff and keep the reference number.
Attach the executed contract only after the durable handoff is saved.

Step 09 · Resolve

Route each post-contract issue to the right decision-maker.

Inspection, appraisal, financing, title and timing problems are not interchangeable. The parties negotiate business terms; brokers represent clients within their role; attorneys give legal advice; the title company neutrally follows the contract and works title and escrow requirements.

CheckpointEvery open issue has an owner, deadline and written resolution path.

Post-contract issue routing board

Inspection

Parties / broker

Request, evidence, deadline

Appraisal

Lender + parties

Condition versus negotiated response

Financing

Buyer / lender

Approval and contract deadline

Title

WG Title

Required document or curative fact

Timing

Parties / counsel

Written extension or other response

Repair / credit / price

Parties / broker / counsel

Negotiated business and legal terms

Action checklistDownload step 9 checklist

Inspection: identify the request, deadline and evidence.
Appraisal or financing: separate lender conditions from party negotiations.
Title: ask WG Title what document or information is required, not which bargain to accept.
Repairs, credits and price: document the parties’ negotiated decision through the proper form.
Escalate rights, remedies, default or special language to independent counsel.

Step 10 · Close

Verify, sign, fund, record—and transfer possession as agreed.

A good closing is a sequence, not one signature. Confirm payoff, HOA, settlement figures, identity and wire instructions through known channels; sign; wait for funding and recording; then release keys and possession when the contract says.

CheckpointThe deed is recorded, proceeds are accounted for and possession is transferred.

Funding, recording and key handoff

1Payoff + HOA2Figures3Wire verification4Signing5Funding6Recording7Proceeds8Keys + possession

Signing is not funding. Funding is not recording. Release keys and possession only when the contract and confirmed closing status say to do so.

Action checklistDownload step 10 checklist

Provide payoff, HOA and authority documents early.
Review settlement figures and ask questions before signing day.
Bring acceptable identification; never email identity documents unless securely requested.
Independently verify wire instructions using a known phone number.
Do not treat signing as funding or recording; wait for confirmation before releasing keys.

Texas For Sale By Owner Roadmap.

Open the step you are working on.

Get the house ready for a buyer’s eyes.

Safety + active damage

Clean + reduce friction

Known history

Taste-driven projects

Build a price from comparable facts, not one website’s estimate.

Compare the evidence you can verify.

Where do I find comparable homes?

Make the house easy to find—and safe to show.

Choose which work to keep and which work to hire out.

Price the work allocation you are actually buying.

Answer the seller’s disclosure from what you actually know.

Property + systems

Known defects

History + conditions

Notices + signatures

Evaluate a buyer-agent request against your own net.

Protect your net before discussing a contribution.

Use the right contract—and know where form-filling stops.

Local-only TREC 20-19 builder

Execute carefully, then hand the complete file to title.

Route each post-contract issue to the right decision-maker.

Inspection

Appraisal

Financing

Title

Timing

Repair / credit / price

Verify, sign, fund, record—and transfer possession as agreed.