Question 1

Do I need a real estate license to wholesale in San Antonio?

Accepted Answer

Not if you stay inside the safe harbor in Texas Occupations Code section 1101.0045. That section 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 the seller, not just to a potential buyer. TREC's own guidance is that wholesaling remains legal where those disclosure rules are followed. We're a lender, not your counsel, so have a Texas real estate attorney review your contract and your 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 is written around assignments: you sell the option or assign the contract, with the equitable-interest disclosure in writing. A double close is a different structure. It's two separate purchase-and-sale transactions, A to B and then B to C, and it's the route wholesalers take when a contract is non-assignable or when they'd 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. Which structure fits your contract is a legal question for your attorney, not a lending one.

Question 3

Can my end buyer's money fund the first leg?

Accepted Answer

Plan on no. There's no Texas statute or TREC rule on double closings, so this is practice rather than law, but the practice reported by Texas real estate counsel is consistent: each leg has to be separately and actually funded, and title companies will not close the A-to-B leg on the C buyer's money. That's the whole reason transactional funding exists. It also means your title company is the most important vendor on a back-to-back deal, because not every one of them will run two closings in a day off the same file. Confirm the company handles double closings before you go under contract, not the week of your close, and get your own attorney's read on the structure.

Question 4

How does the Texas foreclosure calendar shape wholesale deal flow here?

Accepted Answer

Texas forecloses without going to court, and the 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 courthouse where the property sits, moving to the first Wednesday when that Tuesday is January 1 or July 4. Notice has to be posted, filed with the county, and mailed certified at least 21 days before the sale. So distressed supply arrives in a predictable monthly batch, and that 21-day window is the lead time you get to line up an end buyer and confirm funding against a date that doesn't move. The volume behind it is real: Texas led the nation in the first half of 2026 with 20,739 foreclosure starts and 3,322 bank repossessions.

Question 5

Does closing twice in one day double my title cost in San Antonio?

Accepted Answer

You pay two owner's policies, but neither one is negotiable and neither 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 identical at every title company in Bexar County. The Commissioner cut those rates 6.2% effective March 1, 2026, the first change since September 2019. On the current schedule a $100,000 policy runs $780, and TDI's own worked example puts a $268,500 policy at $1,612. Texas also has no real estate transfer tax, and the state constitution bars the Legislature from enacting one, so a second same-day closing triggers no state transfer levy. Since price is fixed, shop title on service and on whether they'll handle your structure.

Question 6

How much end-buyer risk should I price into a San Antonio wholesale deal?

Accepted Answer

More than the headline sales numbers suggest. As of June 2026 the SABOR market carried 6.13 months of inventory and 17,409 active listings, homes averaged 77 days on market, and the average sale closed at 93.8% of its original list price, a 6.2% concession off the ask. Pending sales fell 10% year over year in the same month closings rose 15%, so forward demand was softening while the closing numbers still looked strong. If your B-to-C buyer is a flipper, note that San Antonio's gross flip ROI was 5.1% in the first quarter of 2026, before rehab, carry and financing costs. On a double close that risk lands on you, because our funding is repaid from the simultaneous resale. Get the end buyer's proof of funds and their lender's timeline in hand before you commit to a closing date.

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