Transactional Funding in Sherman

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, effective January 1, 2024. Texas layers on a second, separate disclosure duty under Property Code section 5.0205: before you enter into the assignment contract, you must disclose in writing to the buyer that you are assigning an interest and do not hold legal title, and to the property owner your intent to assign. Neither statute is limited to Grayson County or to residential property. We're a lender, not your counsel, so have a Texas real estate attorney review your contract and disclosure language before you use it here.

It makes a Grayson County comp genuinely hard, which is exactly why the double close and an independent BPO earn their keep here. Texas is a non-disclosure state, so sale prices are not public record the way they are in disclosure states, and this one county alone spans a July 2026 mid-tier value of $225,218 in Denison up to $662,518 in Gunter, a single-county range wider than many multi-county metros. An end buyer working off a stale listing site or an out-of-county comp set can be pricing the wrong submarket entirely. We fund your A-to-B leg either way, but confirm your end buyer's valuation independently before you set a closing date.

Once a month, on the first Tuesday, at the Grayson County courthouse. Texas Property Code section 51.002 sets non-judicial foreclosure sales between 10 a.m. and 4 p.m. on the first Tuesday of the month (moved to the first Wednesday if that Tuesday is January 1 or July 4), with notice posted at the courthouse door, filed with the county clerk, and mailed by certified mail at least 21 days before the sale. The extra 20-day cure period applies only to a debtor's residence, so on non-owner-occupied investment property the 21-day notice is the whole clock. If you're sourcing off Grayson County foreclosure postings, get your funding committed before that first Tuesday, not after. See our transactional funding program for how the A-to-B leg gets funded on that timeline.

Denison's short-term rental operators, as the city moves to close a tax gap. Denison charges a 7% local hotel occupancy tax on top of the state's 6%, and as of an August 2026 report the city counted roughly 122 to 123 short-term rentals inside city limits with only about 52 remitters, close to 40% compliance, and estimated about $92,000 in lost tax over nine months. A proposed ordinance enabling voluntary collection agreements with Airbnb and Vrbo was on the city council's September 8, 2026 consent agenda, with platforms requesting a 90-day rollout, so automatic collection is expected around early 2027. Whether that ordinance actually passed on September 8 was not independently confirmed, so verify current status before you rely on it. Either way, small non-remitting operators about to see 13% added to every booking are a specific, dated seller pool, not a tax position we advise on.

An unpriced tax obligation neither side budgeted for. Grayson County added four municipal utility districts in 2025 alone, several charging up to 1.00 to 1.20 per $100 of value on top of the base city and school stack, and five public improvement districts, covering the Belair, Cottonwood and Bridges Phase 2A developments, charge flat fees that Grayson CAD's rate chart does not publish. An assigned new-build contract in Van Alstyne or Gunter can be carrying a MUD or PID line that shows up only after closing. Confirm the parcel's full overlay list at Grayson Central Appraisal District before you assign or accept the assignment.

A second title premium and a second set of recording fees, but no transfer tax. Texas title premiums are promulgated by the Texas Department of Insurance, identical at every title company statewide, with a 6.2% rate reduction effective March 1, 2026 under Commissioner Order 2025-9697, so your A-to-B and B-to-C legs each pay the same published rate for their own sale price rather than a shopped premium. The Texas Constitution bars any law imposing a transfer tax on a conveyance of fee simple title, so the second closing adds no transfer levy. No Grayson County title-company practice on same-day double-close funding or local seasoning requirements was sourced for this page, so confirm that directly with the title company handling your file before you commit to a closing date.

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.