This is one of the most common questions real estate agents get from both buyers and sellers:

“What stays with the house when it sells?”

The answer depends on the Texas One to Four Family Residential Contract, specifically Section 2, which outlines what is included in the sale.

Understanding this can help you avoid confusion, negotiations, and even contract disputes.

Let’s break it down in simple terms.

What Are “Improvements” in a Texas Real Estate Contract? (Section 2B)

According to the contract, the sale includes the home, garage, and all fixtures and improvements that are permanently installed and built-in.

Common Items That Stay with the House:

  • Built-in appliances
  • Light fixtures and chandeliers
  • Ceiling fans
  • Wall-to-wall carpet
  • Plumbing fixtures (sinks, faucets, etc.)
  • HVAC systems
  • Security systems
  • Garage door openers
  • Landscaping
  • Outdoor kitchen equipment

Key Rule:

If it’s permanently attached or built-in, it typically stays with the home.

What Are “Accessories”? (Section 2C)

Accessories are items that may be included in the sale but are not always guaranteed. These can often be negotiated between buyer and seller.

Examples of Accessories:

  • Window units
  • Fireplace screens
  • Curtains and curtain rods
  • Pool equipment
  • Door and mailbox keys
  • Remotes and controls

Important:
These items are often included—but should always be clearly stated in the contract.

What Are “Exclusions”? (Section 2D)

Exclusions are items the seller plans to take with them—even if they would normally stay.

Common Exclusions:

  • Sentimental light fixtures or chandeliers
  • Family heirlooms
  • Decorative mirrors

If something is excluded, it must be written in the contract.

Important Tip:

If a seller removes an excluded item, they must:

  • Remove it properly
  • Repair or replace the area (no exposed wiring or damage)

Do Appliances Stay with the House in Texas?

This is where many buyers get confused.

Items like:

  • Refrigerators
  • Washers and dryers

are not considered permanently installed, so they usually do not stay with the home.

However:

Everything is negotiable.

Buyers can:

  • Request these items in the offer
  • Ask to purchase them separately

If it’s not written in the contract, it doesn’t stay.

Simple Rule of Thumb for Buyers and Sellers

A common guideline in Texas real estate is:

  • Built-in = stays
  • Can be unplugged and moved = negotiable

Seller Tip: Avoid Issues Before Listing

If you plan to keep certain items—especially sentimental ones—it’s best to remove them before listing your home.

This helps:

  • Avoid confusion during showings
  • Prevent negotiation issues
  • Keep transactions smooth

Final Thoughts on What Stays with a Home in Texas

Understanding what stays with a house when it sells can save you time, stress, and potential contract disputes.

Whether you’re buying or selling a home in Tyler, Winona, or East Texas, having clear expectations—and a knowledgeable agent—makes all the difference.

Need Help Buying or Selling in East Texas?

At 903 Realty, we help buyers and sellers navigate every detail of the contract so there are no surprises at closing.

 

Have questions? Contact us today—we’re here to help.