Question 1

Do I need a real estate license to wholesale in El Paso?

Accepted Answer

Not if you stay inside the safe harbor in Texas Occupations Code section 1101.0045. That statute 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, on two conditions: you don't use the contract to engage in real estate brokerage, and you disclose the nature of your equitable interest in writing. Since SB 1577 took effect on January 1, 2024, that written disclosure has to go to both sides of the deal, the seller and any potential buyer, not just the buyer as under the original 2017 version. We're a lender, not your counsel, so have a Texas real estate attorney review your contract and disclosure language before you use them.

Question 2

Assignment or double close, and which one does this loan fund?

Accepted Answer

We fund the double close. Section 1101.0045 covers assignments: you sell the option or assign the contract, with the equitable-interest disclosure in writing to seller and buyer. A double close is a different structure, two separate purchase-and-sale transactions, A to B and then B to C, used when a contract is non-assignable or when the wholesaler would rather the end buyer not see the A-to-B price. Our transactional funding covers the first leg and is repaid out of the simultaneous resale. No El Paso-specific double-close norms or title-company practice have been sourced for this page, so treat which structure fits a given contract as a question for your attorney and your title company, not a lending one.

Question 3

Why is El Paso producing fast-moving wholesale contracts right now?

Accepted Answer

Because the inventory is thinning while demand holds, which shortens the window on every contract. As of July 2026 El Paso active listings were down 15.4% year over year to 2,573, only 10.9% of listings had taken a price cut, and pending listings were up 10.6%, with the pending ratio up 11.8%. That is a tightening market, not a softening one, and El Paso was the only large Texas metro of the six compared in that dataset with a rising median list price. A contract written against a seller who knows inventory is scarce does not have months to close. That is exactly the kind of timeline a same-day double close is built to meet.

Question 4

Does El Paso's low home-value basis change the economics of a double close?

Accepted Answer

Yes, and it can push the deal toward the small-balance end of what a lender will fund. El Paso's mid-tier home value was $234,047 metro-wide in June 2026, and several submarkets run well below that: Fabens at $167,675, San Elizario at $181,064, Socorro at $209,855. At those price points the A-to-B leg on a wholesale contract can land under $150,000 or even $130,000, small enough that deal size, not deal quality, becomes the gating question with some lenders. That is a fact about the market's arithmetic, not a promise about any specific loan size; confirm minimums directly before you go under contract.

Question 5

How does the Texas foreclosure calendar shape distressed deal flow in El Paso County?

Accepted Answer

Texas forecloses without going to court, and every county's sales happen on one day a month. Under Texas Property Code section 51.002, sales are held on the first Tuesday of each month between 10 a.m. and 4 p.m. at the county's designated sale location, moving to the first Wednesday when that Tuesday falls on January 1 or July 4. Notice has to be posted, filed with the county, and mailed certified at least 21 days before the sale, with an extra 20-day cure notice first where the property is the debtor's residence. El Paso County's specific designated sale location has not been sourced for this page, so confirm it locally, but the statewide 21-day notice clock is the same lead time you have anywhere in Texas to line up an end buyer and confirm funding.

Question 6

Does closing twice in one day double my title cost on an El Paso wholesale deal?

Accepted Answer

Whatever policies your two closings call for, the premium on each is fixed by the state, so none of it is a shopping decision. Texas title insurance rates are promulgated by the Texas Department of Insurance under Insurance Code section 2703.151, so the premium is the same at every title company in the state, including El Paso County. The Commissioner cut those rates 6.2% effective March 1, 2026. On the current schedule a $25,000 policy runs $308, and TDI's own worked example puts a $268,500 policy at $1,612. Texas also has no real estate transfer tax, and the constitution bars the Legislature from enacting one, so a same-day second closing triggers no state transfer levy. No El Paso title-company practice on double closes has been sourced for this page, so ask the office directly how it handles the structure and what each leg costs, and shop on service rather than premium, because the premium does not move.

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