Transactional Funding in Dallas

No license, as long as you make the written disclosure, and since January 1, 2024 that disclosure has to go to the seller too. Texas Occupations Code section 1101.0045 lets you acquire an option or an interest in a contract to purchase real property and then sell the option or assign the contract without a license, provided you don't use the contract to engage in real estate brokerage and you disclose the nature of your equitable interest in writing to any seller or potential buyer. The seller side of that requirement came in through SB 1577 in the 2023 session and took effect January 1, 2024. If you're still running a buyer-only disclosure from an older template, it's out of date. Texas has a second disclosure statute that older templates miss: Property Code section 5.0205 requires its own written notice before you enter into the contract to sell an option or assign a purchase contract, telling the potential buyer that you are assigning an interest and do not hold legal title, and telling the property owner that you intend to assign. It is a separate duty from the 1101.0045 disclosure, not the same one restated. We're a lender, not your counsel, so have a Texas real estate attorney review your contract and disclosure language.

Brokerage. The statute does not treat it as a paperwork slip. Subsection (b) of section 1101.0045 says a person selling or offering to sell an option, or assigning or offering to assign an interest in a contract to purchase real property, without disclosing the nature of that interest as required is engaging in real estate brokerage. Without a license, that is unlicensed brokerage. Law-firm analysis of the statute has described the exposure as a Class A misdemeanor with private civil actions of up to three times the consideration received, though that analysis dates from 2017 and predates the 2024 seller-disclosure amendment. Ask your attorney where the current exposure sits before you rely on a number.

We fund the A-to-B leg of a double close. Section 1101.0045 is written around assignments and options, and a double close sits outside its express terms: it is two separate purchase-and-sale transactions, A to B and then B to C. The legal commentary that treats a double close as a way around the assignment-disclosure exposure is a nine-year-old law-firm analysis, not settled law, and the same commentary notes that advertising a property you don't yet own can draw the brokerage finding either way. Our transactional funding covers the first closing and is repaid out of the simultaneous resale. Which structure fits your contract is a question for your attorney.

Advertise the contract and your fee, not the house at a price. The compliance read on section 1101.0045 is that a wholesaler who markets the property itself, as though they owned it, is closer to the brokerage finding in subsection (b), while marketing the assignment is what the statute contemplates. The example given in the legal commentary is a listing framed as an assignment contract for real property with a stated assignment fee, rather than a for-sale listing of the address. That commentary is from 2017 and predates the 2024 amendment, so treat it as a starting point and get your marketing language reviewed.

Sales run on the first Tuesday of the month, between 10 a.m. and 4 p.m., with 21 days of notice. Texas Property Code section 51.002 requires a public auction on the first Tuesday at the courthouse of the county where the property sits, in an area the commissioners court designates. If the first Tuesday lands on January 1 or July 4, it moves to the first Wednesday. Notice has to be posted at the courthouse door, filed with the county clerk, and mailed by certified mail to each debtor at least 21 days out, and on a debt secured by the debtor's residence the servicer first has to give at least 20 days to cure. For you that means distressed supply arrives in a monthly batch, the sale date never moves, and the posting window is the lead time you get to line up your end buyer and confirm funding.

Enough to assume your B-to-C buyer's own math is thinner than they think. Dallas flipped 11.9% of all home sales in the first quarter of 2026, against 8.0% nationally, at a gross flipping return of 4.3% against 25.4% nationally. ATTOM's gross figure is resale price minus purchase price, before rehab, holding, financing and selling costs, so at a 4.3% gross margin most Dallas flips are underwater once the real costs go in. Meanwhile DFW resale inventory sat at 6.00 months in July 2026 with 58 days on market. That is a crowded acquisition market, not a distressed-supply one. On a double close the timing risk lands on you, because our funding is repaid from the simultaneous resale, so get proof of funds and the end buyer's lender timeline before you commit to a closing date.

The fee is the small part. Dallas, Collin and Rockwall counties all charge $25.00 for the first page and $4.00 for each additional page, so a 4-page special warranty deed records for $37.00 and a double close records two of them, about $74.00 in Dallas County. Our arithmetic on the counties' published rates, current as of August 13, 2026. Collin publishes an effective date of January 1, 2024, revised March 19, 2026; the other schedules carry no effective date, so confirm before you budget. The details that cost more than the fee itself: Collin County charges a $25.00 penalty when the deed omits the grantee's address, as much as the entire base recording fee, plus $0.25 for each name past five that has to be indexed, and it counts any marking on the back of a page as an extra page. Rockwall County requires a 2-inch-by-4-inch blank space at the bottom of the last page for its certification label, with names printed or typed below each signature. Denton County's schedule adds a separate required recording information page on top of the first page and does not say when it applies, so ask the Denton clerk rather than assuming either way.

Nobody can promise that from a county rule, and the closest published language is Dallas County's own. Dallas County accepts e-recording through six named vendors, Simplifile, eRecording Partners Network, CSC, Avenu Insights and Analytics, Indecomm Global Services and Hopdox, and states that documents will be processed within a 24 hour period. That is a processing statement, not a same-day guarantee, and the county publishes no submission cutoff. E-recording is limited to the entities listed in Texas Local Government Code section 195.003, which is attorneys, banks, credit unions, title insurance companies and state agencies, so your title company submits, not you. Denton County's own directory names three partners: CSC eRecording, eRecording Partners Network and Simplifile. Collin County accepts electronic recording but will not take it for Bonds to Indemnify. Rockwall County's site does not mention e-recording at all, so treat it as an open question there. Whatever the channel, ask the title company what submission window it works to before you set a closing date.

Earlier than you think, and Collin County is the tightest. The Collin County Clerk works 8:00 AM to 4:00 PM Monday through Friday, takes no plat filings after 3:00 PM and no couriers after 3:30 PM. Rockwall County Clerk hours run 8 a.m. to 5 p.m. with the published note that all final transactions should be completed by 4 pm. The Dallas County Recording Division and the Denton County Recording Department both close at 4:30 p.m. Those are the published hours, not a rule about double closings, and no county in this metro publishes a rule on simultaneous closings or a same-day recording window. Read together they are still the practical ceiling on getting two deeds to a counter on one afternoon, which is why the funding on the A-to-B leg needs to be committed before closing day, not arranged on it.

Ask the branch closing your file, because Texas law says the money has to be in the account first. Texas Insurance Code section 2651.202 says a title insurance company, title insurance agent or direct operation may not disburse funds from a trust fund account until good funds related to the transaction have been received and deposited in the account in amounts sufficient to fund any disbursements from the transaction. It was enacted in 2003 and took effect April 1, 2005, and it carries a safe harbor for unintentional bona fide errors made despite reasonable procedures. There is no dry closing in Texas, which is the mechanical reason a wholesaler needs money at the A-to-B table rather than a promise. What the statute does not settle is whose funds may fund which leg; it does not address the question, and we have no sourced DFW title company practice on it. Get the answer in writing from your title company before you commit to a date.

Two closings mean two policies, but the premium on each is set by the state and neither leg pays a transfer tax. The Texas Department of Insurance says plainly that the premium rate is set by TDI and that all title companies will charge the same premium for a policy, while escrow fees and other closing costs are not fixed and can be shopped. On the schedule effective March 1, 2026, which reflects the 6.2% reduction the Commissioner adopted in Order 2025-9697, a $100,000 policy runs $780, and above that the published method is to subtract $100,000 from the face amount, multiply by 0.00494, round to the nearest dollar and add $780. That puts a $300,000 policy at $1,768 and a $500,000 policy at $2,756, our arithmetic on TDI's method. Under Procedural Rule P-66 each owner's policy is written for its own sales price, so the A-to-B policy is issued at the A-to-B price and the B-to-C policy at the B-to-C price. Texas promulgates a reduced rate for multiple owner's policies on the same land under Rate Rule R-21, but whether that rule reaches an A-B-C double close is a question for your title company and its underwriter, not something the rule states. On the tax side, Article 8, Section 29 of the Texas Constitution bars any law imposing a transfer tax on a conveyance of fee simple title after January 1, 2016, so the second closing adds no transfer levy anywhere in Dallas, Collin, Denton or Rockwall County. That is a state fact, not a county one, and it is the structural reason a double close costs less to run in Texas than in a transfer-tax state.

Up to 100% of the A-to-B purchase price. This money funds the A-to-B leg only, in a simultaneous close, and it comes back out of your end buyer's funds the same day. Pricing is a flat fee rather than a rate, because the money is out for hours. Texas charges no transfer tax on a conveyance of fee simple title, so the second Dallas closing costs you a second set of recording fees and a second title premium rather than a second tax. Subject to underwriting.

Days, not weeks. Both legs close in the same sitting, so the term is measured against the closing calendar rather than a monthly payment. Underwriting matches that: no credit check and no appraisal. What we need instead is a real end buyer, a title company that will run the structure, and both contracts. Get us the file before the Dallas closing date rather than the morning of it, and the flat fee is the whole cost of the leg. Subject to underwriting.