Texas real estate operates under its own framework. The state has no income tax, yet
property taxes are among the highest nationally.
Closings are handled by title companies rather than attorneys. Contracts include a distinct Option Period.
And beginning in 2026,
Senate Bill 1968
fundamentally altered buyer representation requirements.
Texas Housing Market 2026
The market has shifted decisively in buyers’ favor following a 2025 price correction,
higher inventory, longer timelines, and improved negotiating power.
| Market Metric | End of 2025 | Early 2026 |
|---|---|---|
| Median Home Price | $345,000 | $330,000 (-2.5% YoY) |
| Inventory Supply | 4.5 months | 5.5 months (buyer-favored) |
| Days on Market | 45 avg | 70 avg |
| Projected Price Growth | — | ~1.5% (toward $350K) |
Texas Home Prices by City
| Metro / Region | Median Price | YoY Trend | Market Character |
|---|---|---|---|
| Austin (Travis Co.) | $415,000 | Slowest recovery | High inventory, tech cooling |
| Dallas-Fort Worth | $386,700 | Continued softening | Corporate relocations driving demand |
| Houston (Harris Co.) | $325,000 | Relatively resilient | Energy sector stable |
| San Antonio | $310,000 | -1.9% YoY | Military, affordability-driven |
| Hood County (Granbury) | $335,000 | Stable | Rural, lake lifestyle |
Property taxes run 1.6% 2.5% annually on a $330K home; that’s $440 $688/month on top of your mortgage.
Growth suburbs like Frisco and McKinney also add MUD/PID taxes of 0.5% 1.0%.
Always request the full tax rate picture before committing.
SB 1968: New Buyer Agent Rules
- Buyers must sign a written representation agreement before an agent can show homes or submit offers.
- Dual agency is eliminated; agents must represent either buyer or seller, not both.
- All compensation must be disclosed in writing; commissions must be confirmed as negotiable.
which is not just a procedural misstep, but a legal violation.
How to Prepare Financially
Credit Score and Mortgage Pre-Approval
Credit benchmarks: 740+ (best rates), 670 739 (competitive), 620 669 (conventional possible),
580 619 (FHA only), below 580 (improve first). DTI must be below 43 45% for conventional loans.
Pursue a fully underwritten pre-approval all docs verified upfront to boost offer acceptance by 50%+.
| Monthly Cost ($300K Home, 6.5% Rate) | Amount |
|---|---|
| Principal & Interest | $1,500 |
| Property Taxes (1.68%) | $420 |
| Homeowners Insurance | $300 |
| PMI (if under 20% down) | $100 |
| HOA Fees (if applicable) | $50 |
| Total PITI | $2,370/month |
Underwriting continues until closing.
Down Payment Help in Texas
Minimum down payments: Conventional 3% | FHA 3.5% | VA & USDA 0%.
Under 20% down typically requires PMI (~$100/month). Key Texas programs:
- My First Texas Home / My Choice Texas Home: up to 5% assistance (income cap ~$143K in Austin)
- Homes for Texas Heroes: up to 5% for teachers, vets, firefighters, EMS, police
- Home Sweet Texas (TSAHC): 3 5% for low-to-moderate income buyers
- Local programs: Dallas up to $60K | Austin up to 6% of loan | Fort Worth $25K | Laredo $30K
How to Choose a Buyer’s Agent
Under SB 1968, you’ll sign a representation agreement before an agent can show properties.
If you’re planning to buy a home in Texas,
look for 5+ years of experience, 20+ closings/year in your area, and strong knowledge of flood zones,
school districts, and HOA health. A great agent runs comps, negotiates terms,
manages the option period, and keeps the deal on track.
How to Find the Right Home
Condos suit buyers wanting low-maintenance urban living; expect HOA fees and renovation limits.
Townhouses offer more space with less upkeep than single-family homes.
Single-family homes maximize space and privacy.
Texas delivers far more square footage per dollar than coastal markets, with full maintenance responsibility.
Before narrowing down properties, it’s critical to evaluate location carefully here’s a complete guide on how to choose the right neighborhood in Texas for your family.
Key research factors:
- Check FEMA flood maps (critical in Houston metro)
- Get the full tax rate including MUD/PID in DFW suburbs
- Review HOA financials for planned assessments
- Factor in HVAC wear from extreme heat, mold risk from Gulf Coast humidity, and ice storm exposure in DFW and Hill Country
How to Make a Strong Offer
The TREC contract states you’re buying ‘as-is’ but this does NOT forfeit your right to inspect and negotiate repairs.
A typical 2026 offer: purchase price 3 7% below list, closing in 30 45 days, earnest money 1 3%,
option period and fee, standard contingencies, and any seller credits.
Strengthen your offer with a larger earnest deposit, quick closing, or seller leaseback
but never waive the inspection contingency.
and protects you from tens of thousands in undiscovered costs.
Texas Option Period Explained
The Option Period (typically 5 15 days) lets you cancel the contract for any reason,
losing only the non-refundable option fee ($100 $500). Your earnest money (1 3% of purchase price) is fully returned.
After the option period ends, earnest money becomes ‘hard’; you forfeit it without a valid contingency reason.
Use this window to complete all inspections and make your final decision.
Home Inspections in Texas
Texas has unique defect risks driven by climate and soil. Always budget $1,000 $2,000 for a full inspection suite:
| Inspection Type | Avg Cost | Why It Matters |
|---|---|---|
| General Home | $375–$475 | Overall structure and systems |
| Foundation | $300–$500 | Clay soil shifting Texas-endemic |
| 4-Point (Roof/HVAC/Plumbing/Electrical) | $85–$150 | Required for insurance on older homes |
| Termite / WDI | $100 | High humidity drives infestation risk |
| Roof | $150 | Hail, wind, UV damage |
| Sewer Scope | $200 | Ground movement damages older pipes |
In negotiations, focus only on structural, mechanical, plumbing, electrical, and roof issues,
not cosmetic items. Seller credits at closing are often preferable to repairs,
giving you control over the work quality.
Texas Homeowners Insurance
Texas homeowners insurance averages ~$4,142/year (vs. $2,601 nationally) due to hurricanes, hail, and ice storms.
Ensure coverage for standard perils, windstorm/hail, flood insurance
(is not included in standard policies and is required in FEMA-designated flood zones), and liability.
Many Texas insurers require a 4-point inspection before covering older homes;
a failing system can make a property costly or impossible to insure.
Money-Saving Strategies for Buyers
How a 2-1 Rate Buydown Works
A seller-funded tool reduces your rate for two years: Year 1 at 4.5%, Year 2 at 5.5%, Year 3+ at market (e.g., 6.5%).
Requests via seller concessions offer a near asking price but ask for credits to fund the buydown and closing costs.
Assumes refinancing within 18 24 months if rates decline and refinancing becomes advantageous.
Texas Homestead Exemption Guide
Apply for the Texas Homestead Exemption between January 1 April 30 after closing.
It reduces your taxable value, caps annual appraisal increases at 10%,
and provides a $140,000 school district exemption.
Each year, review your assessed value if overvalued,
file an Appraisal Review Board (ARB) protest to potentially save hundreds or thousands annually.
Title Search and Closing Costs
After contract acceptance, a title search flags any liens, easements, or deed restrictions order it early,
it can take 2+ weeks. Texas closings occur at title companies (not law offices).
Review your Closing Disclosure line-by-line at least 3 days before closing
and do a final walkthrough 24 48 hours prior to confirm repairs and included items.
| Closing Cost Component | Estimated Amount ($300K Home) |
|---|---|
| Loan Origination / Appraisal | $500–$1,000 |
| Title Insurance / Search | $1,500–$2,000 |
| Escrow / Recording Fees | $300–$500 |
| Prepaid Taxes / Insurance | $2,000–$3,000 |
| Total Average | $6,000–$9,000 (2–3%) |
What to Do After Closing
Immediately: rekey locks, transfer utilities, apply for Homestead Exemption (Jan 1 Apr 30),
update your driver’s license, and secure flood insurance if required.
Ongoing: budget ~1% of home value/year for maintenance,
respond to homestead verification notices every 5 years,
and review your assessed value annually for protest opportunities.
Home Buying Red Flags to Avoid
- Agent shows homes without a signed buyer representation agreement (SB 1968 violation)
- No written disclosure that commissions are negotiable
- Unlicensed solar installers or missing interconnection documentation (SB 1036 violation)
- Contract missing cancellation clause or Option Period protections
- Poor exterior maintenance often signals deferred interior issues
- Sellers who flatly reject all repair requests after a significant inspection report
- Claims of multiple homestead exemptions legally prohibited, potential fraud
Conclusion
For the prepared buyer, 2026 offers one of the best Texas entry points in recent years:
higher inventory, stabilized prices, and strong assistance programs.
Success comes down to three things: solid financial preparation, experienced local professionals,
and thorough due diligence. Bring all three and Texas has an extraordinary home waiting for you.
