Buyers · 2026 edition
The 2026 DFW Home Buyer Guide
Buying a home in Dallas-Fort Worth is exciting, and it's also a lot of moving parts. This guide walks you through every step in plain English, including the new 2026 Texas rules most buyers haven't heard about yet. Read it once, keep it handy, and text me whenever a question pops up.
By Tee Adewunmi, REALTOR®4 min read · Updated September 202601Before you start: the 2026 rule change you need to know
Starting January 1, 2026, Texas law (SB 1968) requires a written agreement with an agent before they show you a home, or before an offer if there's no showing. The agreement spells out what the agent will do for you, how long it lasts, and how they're paid.
- Full representation means your agent works for you: advice, negotiation, contracts and closing.
- Showing-only agreements are allowed too. They're non-exclusive and can last no more than 14 days, but the agent can't advise or negotiate for you.
- Agent compensation is not set by law and is negotiable. In many DFW deals, especially new construction, the seller or builder pays the buyer's agent.
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02Your 10-step roadmap
- Talk with me firstA 15-minute call to cover your goals, timeline, budget, must-haves and areas. We sign your buyer agreement together.
- Get your finances readyCheck your credit, gather two years of W-2s or tax returns, recent pay stubs and two months of bank statements. Don't open new credit or make big purchases.
- Get pre-approvedA real pre-approval (not a quick online pre-qual) tells you your true budget and makes sellers take your offer seriously. I can connect you with lenders I trust.
- Shop smartI send homes that fit, including new builds with incentives. We tour in person or by video, and I point out HOA dues, MUD and PID taxes, flood zones and school zoning.
- Write a strong offerWe base price on real comparable sales, then shape terms that make sellers say yes: earnest money, option period, closing date and any concessions.
- Use your option periodTexas contracts let you pay a small option fee for a set number of days to back out for any reason. This is when we inspect and investigate.
- Inspect and negotiate repairsA licensed inspector checks the home. We decide together what to ask for: repairs, a price reduction or credits toward closing costs.
- Appraisal and loan approvalYour lender orders an appraisal. If it comes in low, we have options, and I'll explain each one.
- Title, survey and insuranceThe title company handles the closing in Texas. You'll choose a homeowner's insurance policy and review the title commitment and survey.
- Closing dayFinal walkthrough, sign at the title company, get your keys. Then file your homestead exemption right away. More on that below.
03What it costs to buy (besides the down payment)
| Cost | What it is | Typical in DFW |
|---|---|---|
| Earnest money | Good-faith deposit held by the title company, credited at closing | Often about 1% of the price |
| Option fee | Paid to the seller for the right to back out during the option period | Commonly a few hundred dollars |
| Inspection | Full home inspection, plus extras like sewer scope or foundation | A few hundred dollars and up |
| Appraisal | Required by your lender | Usually a few hundred dollars |
| Closing costs | Lender fees, title, escrow setup, prepaid taxes and insurance | Varies; ask your lender for a Loan Estimate |
04Texas things out-of-state buyers don't expect
- No state income tax. A real win for people moving from California, New York, Illinois and other high-tax states.
- Higher property taxes. Plan on roughly 2% to 2.5% of the home's value per year in many North Dallas suburbs, before exemptions.
- MUD and PID taxes. Some newer communities add special taxes that can raise your payment by hundreds per month. I check every home.
- HOAs are common in master-planned communities. Dues and rules vary a lot, including whether you can rent the home out.
- Title companies close the deal, not attorneys.
05After you close: file your homestead exemption
Once the home is your primary residence, file Form 50-114 with your county appraisal district (Collin, Denton, Dallas or Tarrant). You can file in the year you buy, and most counties let you apply online for free.
- The school-district homestead exemption is $140,000 in 2026.
- Homeowners 65+ or disabled get an extra $60,000 plus a school-tax ceiling.
- After you qualify, the taxable value of your homestead can't rise more than 10% per year.
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