real estate forms, purchase contracts and detailed home selling tips for selling by owner

Texas Real estate forms ...

Everything to sell your own house: fsbo selling tips, real estate forms & contracts, plus detailed instructions.
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fsbo tips for selling your own home plus real estate purchase contracts and legal forms.    
 
 
 
 
Texas real estateformms for home owners Texas real estate forms for real estate professionals
  One to Four Family Residential Contract Purchase and sale agreement
  Seller's Disclosure of Property Condition Seller's Disclosure form Seller's Disclosure form
  Lead Paint Disclosure form Lead_Based Paint disclosure Lead_Based Paint disclosure
  Counter Offer form Counter Offer form Counter Offer form
  Escrow Agreement Escrow Agreement Escrow Agreement
  Natural Hazard Disclosure Natural Hazard Disclosure Natural Hazard Disclosure
  Homeowner Association Disclosure    Homeowner Association Disclosure Homeowner Association Disclosure
  Net to Seller Worksheet Net to Seller worksheet Net to Seller worksheet
  Buyer Pre-Qualification form Buyer Pre-Qualificaation form Buyer Pre-Qualificaation form
  Buyer Pre-Qualification Sample Buyer Pre-Qualification Sample Buyer Pre-Qualification Sample
  "As-IS" Amendment   "As-IS" Amendment
  Brokerage Attachment   Brokerage attachment to Purchase Agreement
  Buyers Inspection Advisory   Buyers Inspection Advisory
  Seller's Affidavit of Non Foreign Status (FIRPA)   Brokerage attachment to Purchase Agreement
  Residential Condominium Contract  
  Amendment to Residential Sales Contract   General Amendment
  Unimproved Property Contract (Vacant Land)   Vacant Land Purchase and Sale
  Mold Disclosure form   Mold Disclosure form
  Special Stipulations   Lease with Purchase Option
  Flood Hazard Notice   Flood Hazard Notice
  Rental Application   Rental Application
  Residential Lease   Residential Lease
  Rental Walk Through Checklist   Rental Walk Through Checklist
  Lease With Purchase Option   Special Stipulations
  Seller Financing    Seller Financing
  • Balloon Note
  • Balloon Note Sample
  • Mortgage Bond
  • Discharge of Mortgage
   
      
Document Descriptions

The minimum requirement for Selling a house is a One to Four Family Residential Contract , a Seller's Disclosure of Property Condition , and a Lead Paint Disclosure .  If selling without a real estate agent, you will also need an Escrow Agreement to handle the Buyer’s ‘earnest money’ deposit (often called a ‘binder’).

One to Four Family Residential Contract (Tx_ContractForSaleandPurchase_wd2007)This is the Sales Contract. Fill in the information that will not change plus your asking price on line C of paragraph 3, and print several copies.  Paragraphs 3 and 4 can’t be fully filled out without a potential buyer who has agreed to your price and is prepared to say how much cash he or she can offer as a down payment and what kind of mortgage loan he or she will try to get.

Seller’s Property Disclosure Statement (Tx_Sellers_Disclosure_wd2007)Answer a series of questions about the property with “Yes”, “No” and “Don’t know.” Make several copies, and attach a copy to each Sales Contract.  “Don’t know” is a perfectly acceptable answer.

Lead Paint Disclosure (Tx_LeadPaintDisclosure_wd2007): If the home was built in 1978 or later, indicate that and attach the basically blank form to the Sales Contract.  If the home was built prior to 1978, answer the questions and print several copies for attachment to Sales Contracts.
 
Escrow Agreement (Tx_EscrowAgreement_wd2007.)The purpose of the Escrow Agreement is to name the person who will hold the Buyer’s deposits, usually for earnest money or a binder.  The Escrow Holder can be the Buyer’s real estate agent, the Seller’s lawyer, or anyone the Seller and Buyer agree on.  In Texas a state designated Escrow Agents or Escrow Officers can often act as the closing attorney, and will hold all deposits.

Natural Hazard Disclosure (Tx_NatHazardDisclose_wd2007.docx): Like the Seller’s Property Disclosure, this document is designed to help the Seller tell the Buyer about situations and facts that may negatively affect the value of the property.  Here, the Seller should contact local authorities and find out if the property is in one or more of the designated hazard areas.

Counter Offer (Tx_Counter_Offer_wd2007.docx): This is essentially a blank form that provides a medium for either the Seller or Buyer to describe terms they would like made to the currently offered Purchase and Sale Agreement.  For simple changes like the purchase price amount the Seller or Buyer can simply draw a line through the offered amount and write an acceptable price directly onto the Purchase and Sale Agreement.  The Counter Offer provides a more formal method of making complex changes.

Homeowner’s Association Disclosure (Tx_HomeAssocDisclose_wd2007.docx):  Most homes built after 1980 are in sub-divisions where owners are required to join Homeowner’s Associations and pay dues to maintain common property.  Fill out this form if your Buyer will be required to join a Homeowner’s Association.

Forms for estimating net cash to Seller, and a Buyer’s ability to afford the asking price.

Net to Seller (Net_to_Seller.doc): This form allows user to enter estimates of all closing costs (balance on current mortgage loan, attorney’s fee,  Title search, etc). The user manually subtracts the total estimated cost from the Purchase Price to get the amount of cash the Seller will receive at closing.

Buyer Pre-Qualification (Buyer_Pre_Qualification_wd2007.docx): This form records the prospective Buyer’s annual income and expenses and provides manual calculation formula to determine if Buyer can afford the asking price.

Buyer Pre-Qual Sample (Buyer_Pre_Qual_Sample_wd2007.docx): Buyer Pre-Qualification form filled out for a Buyer with $48,000 annual income. Based on the sample Buyer’s monthly expenses, the form estimates that Buyer can afford a $144,000 house.

Additional forms and contracts for selling Property:

Buyer Purchasing “AS IS” (Tx_As_Is_Amend_wd2007.docx): This amendment allows the Seller to avoid having to make any repairs to the property even if the Buyer’s inspection reveals defects.  The property is sold in its current condition as of the date this single page document is signed.

Brokerage Attachment (BrokerageAttach.doc): If Seller or Buyer is represented by a real estate broker, the broker must state who they are representing and in what capacity.  Most real estate brokers and agents use a version of the Sales Contract with a Brokerage section already included.

Buyer’s Inspection Advisory (Tx_BuyerInspectAdvise_wd2007.docx):  This document simply advises the Buyer to have the property inspected, preferably by licensed professional inspectors. Fill in the address of the property, make copies and attach to the Residential Sales Contract.

Certify Non-Foreign Status (Tx_FIRPA_Document_wd2007.docx): The Internal Revenue Service requires Buyers to withhold taxes from the purchase price of homes sold by foreign persons. This is true in every state but is primarily enforced in areas such as world-class resorts where foreign ownership is common.

Residential Condominium Contract (Tx_Condominium_Contract_wd2007.docx): This is a version of the One to Four Family Residential Contract with special paragraphs to handle the requirements of a condominium sale.

Amendment To Contract for Sale Agreement (Tx_GeneralAmend_wd2007.docx): This is essentially a blank form to provide space for the Seller and Buyer to specify terms not included in the Purchase and Sale Agreement.  In most cases, the new terms can be copied from our Special Stipulations form, or ‘cut’ and ‘pasted” into the blank space on the Amendment.

Unimproved Property (Vacant Land) (Tx_Unimproved_Property_Contract_wd2007.docx): A version of the One to Four Family Residential Contract without the paragraphs dealing with improvements and inspection of buildings. Special paragraphs dealing with vacant land are inserted.

Mold Condition Disclosure (Tx_Mold_Disclosure_wd2007.docx):  Seller is required to tell the Buyer what Seller knows about mold and mold-forming inspections of the Property, and the results of any such tests. As the mold problem spreads north, more states now require Sellers to fill out similar forms.

Special Stipulations (Tx_Special_Stips_wd2007.docx):  This is a plain text document with 24 clauses (paragraphs) that describe situations Sellers and Buyers often want to include in the Purchase and Sale Agreement.  For instance, a Buyer may want to make the contract subject to approval of a father-in-law who is financing the purchase.  These stipulations are in plain text format so they may easily be ‘cut’ and ‘pasted’ into paragraph 11 (Special Provisions) of the One to Four Family Residential Contract. They can also be pasted into the blank space of an Amendment to Residential Sale Contract.

Flood Hazard Notice (Tx_FloodHazNotice_wd2007.docx): This two page form describes the special needs of property in areas designated by the Federal Emergency Management Agency (FEMA) as a special flood hazard area. The Buyer is encouraged to seek flood insurance.

Documents for renting the property

  • Rental Application (Rental_Application_wd2007.docx): The first page of this three page document is designed to be filled out on line by the landlord while the other pages are for the rental applicant to fill in by hand.
  • Rental Residential Lease (Rental_Residential_Lease_wd2007.docx): A standard residential lease designed to be filled out on-line by the landlord.
  • Rental Walk Through checklist (Rental_Walk_Through_checklist_wd2007.docx): Designed to be filled in by hand, this document can be filled out on-line by typing above input descriptors such as “Tenant Name”. The purpose of the document is to records the status of the property when the tenant moves in and again when the tenant moves out.

Seller Financing: The following documents assist the Seller in providing financing to a Buyer with insufficient cash or loan capacity. Seek the advice of a real estate attorney before using these documents.

Lease with Purchase Option (Lease_With_Purchase_Option_wd2007.docx):  Allows a potential Buyer to lease the property and specifies a date by which this Buyer/Renter can opt to purchase the property at a specified price.

Seller Financing multiple document (Seller_financing_wd2007.docx): This document includes the following four documents. Each can be filled out and printed separately by selecting the appropriate pages.

  • Balloon Note: This is a mortgage loan with fixed monthly payments similar to a 30 year fixed rate mortgage, but the entire balance comes due usually within three years.  The 3 years gives the Buyer time to arrange permanent financing through a regular mortgage loan provider. If the Buyer makes his or her payments on a timely basis but is unable to get permanent financing at the end of the loan period, the Seller will usually extend the Balloon Note for another 3 years (at a negotiated interest rate).
  • Balloon Note Sample: A sample balloon note filled out for a $45,000 loan that must be fully repaid within two years.
  • Mortgage Bond: Creates a regular mortgage loan from Seller to Buyer. This can be a first mortgage loan to fully finance the purchase, or a second mortgage to cover the difference between the price of the property and what the Buyer can finance.
  • Discharge of Mortgage: Used to certify that a mortgage loan from Seller to Buyer has been completely paid.
 
 
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