Best Cash Home Buyersin Texas

How much do cash buyers pay in Texas?

Four ranked buyers publish how they price, and two give a percentage. Danny Buys Houses says “The discount is 30%” and works an example: 70% of after-repair value, minus repairs. Big State Home Buyers says “Typically, a reliable cash offer won’t exceed 80% of market-ready value, minus the cost of repairs.” Austin House Buyer and Trudo Home Buyers describe their formulas in words, without figures. Many investors screen deals with the 70% rule, a formula, not a measured offer.

Compare net to net, never a cash price against a listing net. Texas has no transfer tax, so a cash sale saves the commission but you may still pay the owner’s title policy and half the escrow fee, depending on your contract.

• The purchase price and every deduction from it
• Owner’s title policy: the premium is set by the state ($1,916 at a $330,000 price), so every title company charges the same; your contract decides who pays
• Escrow fee: the standard TREC resale contract puts half on the seller; the amount varies by title company
• Property taxes are paid in arrears in Texas, so expect to credit the buyer for this year’s taxes up to closing
• The closing date, and what lets the buyer reprice or walk away

How the Texas market affects a cash sale

Texas prices are flat to slightly down, with more supply than in 2022. Cash buyers’ share of sales rose in the four big metros in early 2026. Each figure below names its source and period, and we never combine two data series in one sentence.

The spread inside the state is wide. In the Texas A&M Real Estate Research Center’s August 2026 data, the Austin median of $410,000 was about a quarter below its spring 2022 peak of $550,000, and about 1.5 times El Paso’s $280,782.

• The statewide median was $330,000 in August 2026, down from $335,000 a year earlier, with 5.3 months of inventory, per the Texas A&M Real Estate Research Center. The median mixes all home types sold on the MLS.
• Texas listings spent a median 66 days on market in September 2026, against 67 a year earlier, per Realtor.com data.
• All-cash purchases were 38.8% of Houston-metro sales from January to April 2026, up 1.9 points, while the US share fell to 31.4%, per Realtor.com. San Antonio (38.7%), Dallas (35.4%) and Austin (35.2%) also rose.
• Texas had 20,739 foreclosure starts in the first half of 2026, the most of any state, per ATTOM.
• In the same ATTOM report, Texas had the shortest average foreclosure timeline in the country: 155 days for homes foreclosed in Q2 2026.
• The 30-year fixed mortgage rate was 7.32% for the week ending October 22, 2026, against 6.19% a year earlier, per Freddie Mac.

What the seller owes before closing

A cash buyer can speed up the money, but most Texas disclosure duties still apply in an as-is sale.

• Seller’s Disclosure Notice for a single-family home, including flood and flood-claim questions added in 2019; if it is not delivered, the buyer may terminate within 7 days of getting it (Property Code 5.008). Estate sales by an executor or administrator are exempt.
• Municipal utility district (MUD) and public improvement district (PID) notices where they apply (Water Code 49.452, Property Code 5.014)
• HOA resale certificate within 10 business days of request, for a fee capped at $375 (Property Code 207.003)
• Federal lead paint disclosure for homes built before 1978, including as-is cash sales (EPA)
• If the home is your homestead and you are married, your spouse must sign, even if the house is only in your name (Family Code 5.001)

Do I need a lawyer to sell my house for cash in Texas?

No law requires one. Texas sales usually close at a title company, through a title agent licensed by the Texas Department of Insurance (Insurance Code 2651.001), and you can bring your own attorney, as TDI notes. It is worth hiring one for an estate, a homestead or a contract the buyer wrote.

Sellers have no cooling-off right. The FTC Cooling-Off Rule excludes real estate, and Texas’s home-solicitation law protects people who buy, not homeowners who sell. Once you sign, the contract is your protection.

Foreclosure in Texas moves fast

Most Texas mortgages foreclose without a court. A servicer must give a debtor in default on their residence at least 20 days to cure, then post a notice of sale at least 21 days before the auction, which is held on the first Tuesday of the month (Property Code 51.002). In our reading, a sale can come about six weeks after the default letter, and there is no right to buy the home back after a trustee sale. Home equity loans need a court order to foreclose.

Paid “save your home” consultants must use a written contract with a 14-point notice, cannot charge before finishing the work, and cannot take an interest in your home (Business & Commerce Code ch. 21). Selling your homestead below value and renting it back above fair rent is treated as a loan, and the deed is void (Property Code 41.006).

Direct buyer or wholesaler?

Texas allows wholesaling with a written disclosure. A company that plans to sell its contract on your home must tell you in writing before it does, and must tell any buyer it holds only a contract (Property Code 5.0205). Without that disclosure, marketing your home is treated as unlicensed real estate brokerage (Occupations Code 1101.0045), as TREC explains.

Danny Buys Houses says in writing it is the actual buyer, not a wholesaler, and Ninebird Properties and Alamo City Housebuyer say in writing they will not assign. Big State Home Buyers says it sometimes matches homes with other buyers, so ask who will be on the deed. An offer that leaves your mortgage in your name (“subject to” or a wrap) is not a cash sale; ask a lawyer before signing one.

Does Opendoor buy houses in Texas?

Yes, according to its own pages. Opendoor’s help center lists Dallas-Fort Worth, Houston, San Antonio, Austin and more, and its eligible home types list mobile or manufactured homes, including those on permanent foundations, as not eligible. Its Dallas page says you can close in 21 to 60-plus days, and it publishes no fee percentage.

Offerpad lists only its Dallas-Fort Worth, Houston and San Antonio markets, with no Austin or El Paso market. HomeGo lists a Dallas market and says properties are generally resold simultaneously, as-is, to a non-affiliated entity. Sundae and Express Homebuyers list no Texas market, and we could not verify a HomeVestors or Joe Homebuyer franchisee from their own pages.

Property types that change the deal

Heirship, back taxes and manufactured homes shape what a Texas cash buyer will pay and how fast it can close.

• Inherited without probate: you may be able to sell with an affidavit of heirship, a small estate affidavit (intestate estates up to $75,000, excluding the homestead, which passes this way only if it is the only real property) or a will probated as a muniment of title. Every heir usually signs; ask the title company which route it accepts.
• Back taxes: a delinquent tax carries 12% in penalties by July 1 plus interest (Tax Code 33.01). After a tax sale, a homestead can be redeemed for two years at a 25% or 50% premium, and that right cannot be sold (Tax Code 34.21).
• Manufactured homes: check how yours is titled with the state housing agency; a sale of a home still treated as personal property needs a new statement of ownership (Occupations Code 1201.206)
• Tenants: the new owner becomes liable for security deposits (Property Code 92.105), and after a foreclosure a paying tenant is owed at least 30 days’ notice to vacate (Property Code 24.005)
• Homestead: protected from forced sale for most debts (Constitution art. XVI §50); your 10% homestead appraisal cap does not pass to the buyer, so the home’s taxable value can reset to market

When a cash sale is the wrong call

A cash sale wins when time, condition or certainty matter more than price, and loses when you can wait. In our worked example, a Texas home worth $330,000 after repairs and needing $40,000 of work nets about $190,200 from a 70%-formula cash offer after about a month, $271,200 from listing as-is at $290,000 after about 3 months, and $267,300 from renovating and selling at $330,000 after about 5 months. There is no transfer tax; all three paths carry costs of $835 a month, and the two listing paths also pay a 5.61% commission (Clever survey, August 2026, 41 agents).

That gap of about $81,100 is the price of speed in this example. Where your contract puts the owner’s title policy on you, each column loses about $1,200 to $1,900 more. The median mixes home types and the carrying cost uses tax data from before the larger homestead exemption, so treat it as a simplification. The calculator above uses different, illustrative cash and as-is price assumptions, so only its repair-and-list figure matches this example.

Cash tends to win for foundation problems, flood or storm damage, back taxes, an heirship house or a tenant you cannot remove. It tends to lose for an insurable, move-in-ready home. Since tax year 2025 the school homestead exemption is $140,000 (Comptroller), which lowers carrying costs for owner-occupants who can wait.

Deed fraud in Texas and where to report it

Since December 4, 2025, real property theft and real property fraud are felonies (Penal Code 31.23, 32.60), and anyone recording a deed in person must show photo ID (Property Code 12.001). Since 2025 an owner can record a sworn affidavit against a fake deed (Property Code 5.0206) and, once the affidavit goes unchallenged for 120 days, ask a judge, with no filing fee, to rule that it conveys nothing (Government Code 51.9035).

Many county clerks offer a free email alert when a document is recorded in your name; Harris County runs its own. It is an alert, not a block. The Department of Insurance warns of seller impersonation targeting vacant or unoccupied houses listed for sale.

Report deceptive buyers to the Attorney General at (800) 621-0508 or online, undisclosed wholesaling to TREC at 512-936-3000, title or escrow problems to the Department of Insurance at 800-252-3439, and fraud to the FTC at ReportFraud.ftc.gov.

• A “save your home” company that charges before finishing, takes a power of attorney, or asks for any interest in your home
• Being told to stop talking to your lender or to pay the company instead (Texas AG)
• A buyer that advertises your house to other investors without a written disclosure that it holds only a contract
• An offer that leaves your mortgage in your name, or a rent-back of your homestead at above-market rent
• A tax-sale surplus buyer who calls or knocks, takes an assignment before the 36th day after the money is deposited with the court, or pays less than 80% up front; only a lawyer may charge a fee to recover surplus, capped at the lesser of 25% or $1,000
• A claim that a cash sale nets more than listing; the FTC’s 2022 Opendoor order treated that claim as deceptive when unsupported

Verify any buyer in fifteen minutes

Five quick checks show whether a buyer is who it says it is, and whether it actually closes on homes in its own name.

• Entity: the Secretary of State business search ($1 per search), or the free Comptroller franchise tax status search
• Purchase history: search the company as grantee in the county clerk’s real property records, and as owner on the appraisal district site
• Lawsuits: the district and county clerk case search in the buyer’s county
• Licenses: the TREC license search, to see whether the person across the table is a licensed agent
• Complaints: call the Attorney General’s hotline, and read the company’s BBB file as a pointer, not a verdict