Transactional Funding in Fort Worth

No license, provided you disclose in writing, and since 2024 the seller has to get that disclosure too. Texas Occupations Code section 1101.0045 lets a person acquire an option or a contract interest in real property and then sell or assign it without a real estate license, on two conditions: the contract isn't used to engage in real estate brokerage, and the nature of the equitable interest is disclosed in writing. Section 1101.0045 was added by the 2017 session and amended effective January 1, 2024 by SB 1577, which extended the written disclosure to the seller as well as the buyer. If your disclosure only goes to your end buyer, it's running on the pre-2024 rule. 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.

A double close takes the assignment-disclosure question off the table, because you take title instead of assigning a contract. Section 1101.0045 is written around options and contract assignments. In a double close there are two separate purchases, A to B and then B to C, so there is no assignment to disclose. That is the honest reason a lot of Texas wholesalers use transactional funding rather than an assignment fee. We fund the first closing and get repaid out of the simultaneous resale. Which structure fits your deal is a legal question, so run it past your attorney before you commit to a contract form.

No. Texas has no real estate transfer tax at all, and the prohibition is constitutional. Texas Constitution Article 8, Section 29, added by the amendment approved in November 2015, provides that after January 1, 2016 no law may be enacted that imposes a transfer tax on a transaction that conveys fee simple title to real property. Tarrant County has none of its own either. The usual argument against a double close, that the second deed costs you the transfer tax a second time, is a rule from other states and it does not travel here. What the second close does cost is a second set of county recording fees and a second owner's title policy. Whether the promulgated Texas rate rules give any credit on that second policy in a same-day resale is a question for your title company, and we are not going to tell you a discount exists.

Budget about $64 of county recording fees for two four-page deeds, plus $20 and $4 a page for any deed of trust or release that goes with them. The Tarrant County Clerk's schedule, effective January 1, 2024, prices most real property documents at $20.00 for the first page and $4.00 for each additional page, and itemizes that $20 as $5.00 recording plus a $7.00 records management fee plus an $8.00 records archive fee. A four-page warranty deed is therefore $20 + (3 x $4) = $32, and a double close records two of them, so $32 + $32 = $64. Two surcharges on the same schedule catch investors: $25.00 if the instrument does not carry a grantor and grantee address, and $0.25 for each indexed name over five, which an entity-to-entity double close listing several members on the deed reaches easily. A notice of trustee sale is $10.00. For context, Tarrant's $20 first page costs less than the $25 charged in Dallas, Collin, Rockwall, Denton, Travis, Williamson, Hays and Brazos Counties, and McLennan County over in Waco is lower still at $15.

3 p.m. Central. The Tarrant County Clerk publishes the e-recording rule plainly: documents received before 3 p.m. CST are processed the same business day, and everything after that is processed the following business day in the order received. On a double close that is the deadline your closer is actually working to, not the hour your funding lands. Tarrant accepts e-recordings through six approved vendors: Avenu Insights, CSC eRecording Solutions, eRecording Partners Network, Hopdox, Indecom Global Services and Simplifile. Becoming an authorized eRecorder yourself takes 200 to 300 filings a month and a standing escrow account with the county, so in practice you record through your title company or one of the six. In person, the Records Filing Office at 100 W. Weatherford Street, Room B20 is open 8 a.m. to 5 p.m. Monday through Friday, and a document filed at the counter is processed, scanned and assigned an instrument number while you wait, usually in minutes. Bring photo identification, because Texas Property Code section 12.001(b)(2) conditions recording a conveyance presented in person on producing it.

Ask before you contract, because it varies by underwriter and by branch. Whether a given Tarrant County title company will run a same-day double close, and whether it requires the B-to-C funds to be separate rather than using the end buyer's money to fund your purchase, is a house rule, not a state rule. Confirm it in writing with the specific branch closing your file. One thing you don't need to shop is the premium: Texas title insurance basic premiums are promulgated by the Texas Department of Insurance and are identical at every title company in the state, and the Commissioner ordered a 6.2% reduction effective March 1, 2026. Shop service fees and double-close willingness instead.

Texas forecloses non-judicially, and the sale date is fixed by statute. Under Texas Property Code section 51.002, sales run on the first Tuesday of each month between 10 a.m. and 4 p.m. at the courthouse of the county where the property sits, and if the first Tuesday falls on January 1 or July 4 the sale moves to the first Wednesday. Notice of sale has to be given at least 21 days out, by certified mail to each debtor obligated on the debt and by filing with the county clerk in each county where the property is located. On a debt secured by the debtor's residence, section 51.002(d) requires a prior certified-mail notice giving at least 20 days to cure before the notice of sale can issue. For a wholesaler that means distressed supply arrives in monthly batches, the sale date doesn't move, and the posting window is all the lead time you get to line up an end buyer and confirm funding.

Assume your B-to-C buyer's margin is thinner than their spreadsheet says. ATTOM put the DFW MSA home-flipping rate at 11.9% in the first quarter of 2026, among the highest of any US metro over 1 million people, against a gross profit margin of just 4.3%. Nationally the same quarter ran an 8.0% flipping rate at a 25.4% gross margin. ATTOM's gross figure is resale price minus purchase price, before rehab, holding, financing and selling costs, so a 4.3% metro gross margin means a lot of DFW flips as of early 2026 did not clear their costs. That is a crowded acquisition market rather than a distressed-supply one. Since our funding is repaid from the simultaneous resale, get proof of funds and your end buyer's lender timeline in hand before you agree to a closing date.

Yes. This metro spans three counties and three sets of rules. Tarrant County covers Fort Worth, Arlington, Keller, Mansfield, Grapevine and Southlake, Parker County covers Weatherford, and Johnson County covers Burleson. Appraisal districts, tax rates and municipal permitting differ across all three. It matters to a double close for a mechanical reason too: under Property Code section 51.002 the foreclosure sale happens at the courthouse of the county where the property sits, and the notice is filed with the county clerk in each county where the property is located. Confirm the county before you build a closing calendar around a courthouse you assumed.

Up to 100% of the purchase on the A-to-B leg. Pricing is a flat fee rather than a rate, and the term is days, not weeks, because we are repaid out of the simultaneous B-to-C close. What you still bring is the closing stack on both legs. Tarrant County prices most real property documents at $20.00 for the first page and $4.00 for each additional page, so two four-page deeds run $32 + $32 = $64, and each leg carries its own title work. Subject to underwriting.

Neither. Transactional funding is underwritten on the transaction: no credit check, no appraisal, no tax returns and no W-2s. What we do want is the thing that actually repays us, which is your end buyer. Have proof of funds and their lender's timeline in hand before you agree to a closing date, and confirm in writing that the Fort Worth title branch closing your file will run a same-day double close, because that is a house rule rather than a state rule. Subject to underwriting.