Transaction coordinator for Texas real estate agents
Texas license holders write residential resales on contract forms promulgated by the Texas Real Estate Commission (TREC), so every file runs on the same paragraph numbers and printed deadlines. A Texas TC's job is less about decoding custom contracts and more about hitting short, unforgiving clocks: the 3-day earnest money and option fee delivery, the 5:00 p.m. option period cutoff, and the title objection and cure windows.
- First deal free
- $400 per closed deal
- Houston, Dallas–Fort Worth, Austin and statewide
How Texas deals get to closing
Texas license holders must use TREC-promulgated contract forms (22 TAC §537.11), with narrow exceptions such as a licensee acting only as a principal or an owner who requires an attorney-drafted form. Resales of one- to four-family homes go on the One to Four Family Residential Contract (Resale), and condominium resales use TREC's Residential Condominium Contract (Resale). The Third Party Financing Addendum and the addendum for property subject to a mandatory owners' association are also promulgated forms required when they apply, and TREC's updated contract forms became mandatory July 1, 2026.
Title companies handle Texas closings: the title company typically serves as the escrow agent that receives the earnest money and option fee, issues the title policy and conducts the closing. The Texas Department of Insurance licenses and audits title agents and escrow officers and sets title insurance premium rates, while escrow fees can vary by company. The TREC contract has the parties check whether the seller or the buyer pays for the owner's title policy, and a buyer may bring an attorney to closing.
Key Texas contract-to-close deadlines
The dates a Texas coordinator calendars on day one. Your contract controls; these are the defaults and customs to check it against.
Earnest money and option fee
Due to the escrow agent within 3 days after the Effective Date. If the last day falls on a Saturday, Sunday or legal holiday, delivery extends to the end of the next day that isn't. If earnest money is late, the seller may terminate until it's delivered; if the option fee isn't paid on time, the buyer loses the unrestricted right to terminate.
Option period
The length is negotiated and the form has no default. Termination notices must be given by 5:00 p.m. local time where the property is located on the last day; the seller keeps the option fee and the earnest money is refunded.
Title commitment
The seller must furnish the commitment and exception documents within 20 days after the title company receives the contract. If they're late, the deadline extends automatically up to 15 days or to 3 days before closing, whichever is earlier, and the buyer may terminate if they never arrive.
Title and survey objections
The buyer must object by the earlier of closing or the number of days written in after receiving the commitment, exception documents and survey. The seller has a 15-day cure period; if objections aren't cured, the buyer has 5 days to terminate or waive, and doing nothing waives them.
Third Party Financing Addendum
If the contract is subject to Buyer Approval, the buyer may terminate within the days written in by giving notice plus the lender's written statement of reasons; after that, Buyer Approval no longer applies. If the property fails the lender's underwriting (appraisal, insurability or lender-required repairs), the buyer may terminate with the lender's statement on or before the 3rd day before closing.
Closing date
Closing occurs on the date written in, or within 7 days after title objections are cured or waived if that's later. TREC counts days as calendar days, starting the day after the triggering event.
Texas disclosures your coordinator tracks
Seller's Disclosure Notice
Required under Texas Property Code §5.008 for most single-dwelling residential sales and due by the contract's effective date. If it arrives after the contract, the buyer may terminate for any reason within 7 days after receiving it or before closing, whichever is first; if it never arrives, the buyer may terminate any time before closing. TREC's own seller's disclosure form is voluntary.
Seller's Water Disclosure (2026)
Paragraph 7I of the current resale contract requires TREC's Seller's Water Disclosure about groundwater and surface water rights unless the seller can confirm none of the listed water features or rights apply and the property gets water only from a named provider. A disclosure delivered after signing carries the same 7-day termination right.
HOA and special district notices
Property in a mandatory owners' association needs the Property Code §5.012 notice, and TREC's HOA addendum gives the buyer 3 days after receiving the subdivision information (or until closing, if sooner) to terminate. Water districts such as MUDs require the Water Code §49.452 notice before a binding contract, and public improvement districts have their own Property Code notice.
Brokerage notices
License holders give the Information About Brokerage Services notice at the first substantive communication about specific property, and Texas now also requires a written buyer agreement before showing a buyer residential property.
Texas transaction coordinator checklist
State-specific items to add to your standard contract-to-close checklist.
- Fully executed TREC resale contract and addenda
- Earnest money and option fee receipted within 3 days
- Option period end date and 5:00 p.m. cutoff calendared
- IABS notice and written buyer agreement on file
- Seller's Disclosure Notice and Seller's Water Disclosure
- HOA addendum, subdivision information and resale certificate
- MUD, PID or other district notices if applicable
- Title commitment and exception documents (20-day clock)
- Existing survey and T-47 affidavit or T-47.1 declaration
- Third Party Financing Addendum Buyer Approval deadline
Do transaction coordinators need a license in Texas?
TREC has said job titles like transaction coordinator don't decide what someone may do; license status does. Unlicensed staff may input data into or type contracts only as a license holder specifically directs, schedule showings for the agent who will show, handle office administration and bookkeeping, and confirm facts already advertised. TREC says an unlicensed assistant can't review a contract or facilitate a transaction, show property (which includes unlocking it or allowing a prospective buyer access), host an open house, or withdraw or transfer trust account funds.
What a Texas coordinator watches for
- Calendar the 3-day earnest money and option fee deadline the moment the contract is fully executed, and get the escrow agent's receipt into the file the same day.
- Count days the way TREC does: calendar days starting the day after the Effective Date, with option period notices due by 5:00 p.m. local time. The weekend-and-holiday extension in paragraph 5A covers earnest money and option fee delivery, so don't assume other deadlines roll forward.
- Log the date the buyer receives the commitment, the exception documents and the survey; the objection period runs from receipt of all three.
- Check which survey option was chosen in paragraph 6C and chase the seller's existing survey and T-47 affidavit or T-47.1 declaration early, because a late delivery means a new survey at the seller's expense.
- On financed deals, ask the lender for status well before the Buyer Approval deadline, since a termination now needs the lender's written statement of reasons.
How Dealyo works for Texas agents
Send the deal and a dedicated coordinator runs it to closing on your Texas forms and deadlines. Your first deal is free, then it's $400 per deal, charged only when it closes.
Send your deal
Email the executed contract to tc@dealyo.ai or connect your inbox.
We organize it instantly
Documents, dates and key details are sorted within seconds of your deal landing.
Your coordinator takes over
A dedicated coordinator reviews the file, keeps it moving and handles every follow-up.
You close with confidence
Every date, document and signature is tracked through closing day.
Texas transaction coordinator FAQ
Does a transaction coordinator need a license in Texas?
Not for administrative work. TREC says license status, not job title, controls. Unlicensed TCs can type contracts or enter data only as a license holder directs, schedule showings and handle office tasks, but they can't review contracts, facilitate transactions, show or unlock property for prospective buyers, host open houses, or withdraw trust account funds.
When are earnest money and the option fee due on a TREC contract?
Within 3 days after the Effective Date, delivered to the escrow agent named in paragraph 5. If the third day lands on a Saturday, Sunday or legal holiday, the deadline extends to the end of the next day that isn't one. If the option fee isn't paid on time, the buyer loses the unrestricted right to terminate.
What changed on the TREC resale contract in 2026?
TREC's updated forms became mandatory July 1, 2026. The resale contract adds a Seller's Water Disclosure paragraph covering wells, ponds and groundwater or surface water rights, with a 7-day termination right if the disclosure arrives after signing, and it now defines which legal holidays extend the earnest money and option fee deadlines.
Can Dealyo coordinate deals in Houston and Dallas–Fort Worth?
Yes. Dealyo works with agents across Texas, including Houston, Dallas–Fort Worth, Austin, San Antonio and El Paso. Each deal gets a dedicated human coordinator, with AI organizing the documents, dates and deadlines. To start, email the executed contract to tc@dealyo.ai or connect your inbox.
How much does a transaction coordinator cost in Texas?
Independent coordinators commonly charge a flat fee per file, typically $300–$500 per deal nationally according to a 2026 HousingWire column, and local rates vary. Dealyo's first deal is free; after that it's $400 per Texas deal, or less with a prepaid pack, and you only pay for deals that close.
Sources
- TREC: One to Four Family Residential Contract (Resale)
- TREC: One to Four Family Residential Contract (Resale), current form PDF
- TREC: Third Party Financing Addendum (PDF)
- TREC: Addendum for Property Subject to Mandatory Membership in a Property Owners Association (PDF)
- TREC Rules (Title 22, Texas Administrative Code)
- TREC: How are days counted in a TREC contract?
- TREC: Houston meeting recap (2026 form adoption)
- TREC: Can you use unlicensed individuals to help your Texas real estate transactions? It depends
- TREC: What can unlicensed office personnel or an unlicensed assistant do?
- TREC: What changes in 2026 about buyer/tenant representation in Texas
- TREC: Information About Brokerage Services
- Texas Property Code, Chapter 5
- Texas Water Code, Chapter 49
- Texas Occupations Code, Chapter 1101
- Texas Department of Insurance: Title agents and escrow officers
- Texas Department of Insurance: Title insurance FAQs
Transaction coordinators in other states
Hand off your next Texas deal.
Email the executed contract to tc@dealyo.ai and a dedicated coordinator takes it from there. Your first deal is free, and you only pay for deals that close.