Transactional Funding in New Braunfels

It changes which courthouse, which clerk, and which appraisal district your closing has to run through, so confirm it before you set a date. New Braunfels straddles Comal County and Guadalupe County, and a parcel's county isn't always obvious from the street address alone. The two counties keep separate county clerk recording offices and separate central appraisal districts, so the A-to-B and B-to-C deeds on a New Braunfels double close record with whichever county the parcel actually sits in, not with the city. Have your title company confirm the county and the CAD account on the specific parcel before you commit to a closing day; getting it wrong is the kind of mistake that costs a day you don't have on a double close.

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. This is a statewide rule, not a New Braunfels one, so it applies the same whether your contract closes in Comal County or Guadalupe County. 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.

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. No Texas statute prohibiting double closings was located in the research behind this page, but that is an absence of a found prohibition, not proof the practice is unregulated in every respect. Our transactional funding covers the first closing and is repaid out of the simultaneous resale, often into a B buyer financing the rehab with our fix and flip loan. Which structure fits your contract is a question for your attorney.

Nothing about the county line adds cost, and the two items set by law do not move. The Texas Insurance Commissioner sets title insurance premiums by statute, so every title company in the state charges the identical promulgated rate for a given policy amount, whether the closing is in Comal County, Guadalupe County, or anywhere else in Texas. Article 8, Section 29 of the Texas Constitution bars any law imposing a transfer tax on a conveyance of fee simple title, so neither leg of a double close pays a transfer levy. What the second closing adds in escrow and settlement charges is a question for the title company handling it; there is no published Texas norm we are willing to quote you.

Usually not. We fund up to 100% of the purchase on the A-to-B leg. Your own capital stays where it belongs, in finding the next contract. Closing costs and the title company's charges are still yours, and on a New Braunfels double close those run through whichever county the parcel actually sits in, Comal or Guadalupe, not through the city. Subject to underwriting.

Days, not weeks, and the pricing is a flat fee rather than a rate. The A-to-B leg is repaid out of the simultaneous B-to-C closing, so the real term is how fast your end buyer can fund. Underwriting is no credit and no appraisal, which is why this moves on your schedule instead of a lender's. Confirm the county and the CAD account first, because getting that wrong costs a day you do not have. Subject to underwriting.