Transactional Funding in Forney

Two separate written disclosures, and both are Texas-wide statutes, not local ordinances. Occupations Code 1101.0045 lets you acquire and assign an option or a contract interest without a real estate license, on the condition that you disclose the nature of your equitable interest in writing to any seller or potential buyer; skipping that disclosure is treated in the statute as engaging in real estate brokerage without a license. Property Code 5.0205 adds a second duty: before you enter the assignment contract, you must tell the potential buyer in writing that you are selling only an option or a contract interest and do not hold legal title, and tell the property owner you intend to sell or assign. Both sections were touched by SB 1577, effective 2024-01-01, which amended 1101.0045 and transferred and amended 5.0205, so a Forney or Kaufman County wholesaler working either side of a deal today owes both notices. No local wholesaling ordinance or licensing add-on for Kaufman County or the City of Forney was found.

Because the buyer can walk if the district notice was not delivered before the contract was signed. The 2025 Kaufman CAD table lists twenty-one MUD, fresh water, and improvement districts in this county, several carrying rates at or near $1.00 per $100 of value, including the three districts, 1-B, 1-C, and 1-D, that jointly serve Windmill Farms. Water Code 49.452 requires the seller of a district parcel to give the purchaser a written notice of the district's tax rate and bonded indebtedness before the binding contract is executed. Miss it, and the statute entitles the purchaser to terminate the contract and pursue damages, including purchase costs, interest, and attorney's fees, or up to $5,000 plus fees, within 90 days of the first district tax notice or four years, whichever comes first. On an assignment, that means an end buyer who was not given the 49.452 notice can unwind the B-to-C leg after you have already closed A-to-B, on top of the two disclosure duties above. Confirm the district notice was papered before you assign anything on a Windmill Farms or other district parcel.

About 21 days on the investment property that funds most Forney deals, not the 41 days some sites still quote. Texas forecloses under Property Code 51.002 at auction between 10 a.m. and 4 p.m. on the first Tuesday of the month, at the Kaufman County courthouse, on at least 21 days' notice posted at the courthouse, filed with the county clerk, and mailed certified to the debtor. A separate 20-day cure notice under 51.002(d) applies only where the property is the debtor's residence, so on non-owner-occupied investment property, which is what a Forney or Kaufman County wholesale or transactional deal is built on, the 21-day notice runs alone. That fixed, monthly, courthouse-step cadence is why distressed inventory here recycles fast, and it is also your working window to confirm an end buyer and get transactional funding lined up against a sale date that is already public.

Do not assume it. Confirm it with your specific title company. No Texas statute prohibiting a double close was located, and Texas is a title-company escrow state with state-promulgated title premiums that are identical at every company. The one note on record, a law-firm blog, states that each leg has to be separately and actually funded, and that title companies will not close the A-to-B leg on the C buyer's incoming money. That practice, not a statute, is exactly the gap transactional funding exists to cover: separately sourced capital for the A-to-B leg so the B-to-C proceeds retire our money rather than fund the first closing. No Kaufman County title company's specific same-day back-to-back practice or seasoning posture was verified. Ask your settlement agent how they handle it before you set the closing calendar.

No. We fund up to 100% of the purchase on the A-to-B leg. That is the point of the product: you take title and convey it the same day on a simultaneous close, and the B-to-C proceeds retire our money. What you still need is closing cash for recording and settlement costs, and Texas gives you one certainty most states do not: the state constitution bars a real estate transfer tax, so there is no per-conveyance transfer tax to budget on either leg here. Subject to underwriting.

A flat fee, not a rate. Because the money is out for a matter of hours between the A-to-B and B-to-C closings, an annualized interest rate would not tell you anything useful, so pricing is a stated fee on the amount funded. Underwriting is deliberately thin: no credit check and no appraisal, because we are not holding the asset. What we do need is a real end buyer with real funds and a settlement agent who has run a double close before. Kaufman County's volume, 6,125 originations in 2024 against 5,014 the year before, is the kind of market that produces steady double-close flow, but every deal is priced and structured in underwriting. Subject to underwriting.

Transactional funding is short-term capital that funds the A-to-B leg of a back-to-back (double) closing, so you can resell to your end buyer (B-to-C) the same day. It is built for wholesalers and assignment deals where you need to take title briefly without using your own cash.

It is priced as a flat fee rather than an interest rate, since the money is only out for a day or two. Market pricing generally runs about 1% to 3% of the amount funded, with a dollar minimum on small deals. You also cover the normal double-close costs such as title, escrow, and recording.

We can fund up to 100% of your purchase price on the A-to-B closing, so you bring no money to the table. The loan is repaid directly from the proceeds of your simultaneous B-to-C sale.

No. Transactional funding requires no credit check and no appraisal. Approval rests on a verified, ready-to-close end buyer rather than your personal finances, which is why it can fund same-day.

Your executed A-to-B and B-to-C contracts, proof of the end buyer's funds, and a title or escrow company that allows back-to-back closings. With those in hand we can fund the same day.

Very short, usually a matter of days. It is designed to be repaid out of the same-day or next-day resale, not held like a normal loan.