How to Transition from Part-Time to Full-Time Real Estate in Texas
How to Transition from Part-Time to Full-Time Real Estate in Texas
February 2026 | Guides
You've been doing real estate on the side. Nights, weekends, squeezing in showings between your 9-to-5. You've closed a few deals, maybe even hit $2 million in volume, and now the question is burning a hole in your brain:
Can I actually do this full-time?
The short version: Yes — but the jump from part-time to full-time in Texas isn't about courage. It's about math. You need 6 months of expenses saved, a pipeline of at least 3-4 pending or warm leads, and a brokerage cost structure that doesn't eat your margin while you ramp up. Here's the complete playbook.
The Numbers Behind the Leap
Let's get specific, because "follow your passion" doesn't pay rent.
What Texas Part-Time Agents Actually Earn
According to NAR's 2025 Member Profile, part-time agents (less than 40 hours/week) earned a median gross income of $16,300 nationally. Texas agents tend to track slightly higher due to higher median home prices and no state income tax.
A part-time Texas agent closing 4-6 deals a year at the state's median price of $340,000 generates roughly $40,800–$61,200 in gross commission (at 3% per side). After a typical 70/30 split and fees, you're looking at $24,000–$37,000 take-home.
That's solid side income. But it's not a living.
What Full-Time Agents Earn
Full-time Texas agents (40+ hours/week) with 2+ years of experience close a median of 12–16 transactions. At $340,000 average price:
- 12 deals: $122,400 gross → ~$73,000 take-home at 70/30
- 16 deals: $163,200 gross → ~$98,000 take-home at 70/30
- 12 deals at 100% commission ($99/mo flat fee): $122,400 gross → $121,212 take-home
That last number isn't a typo. When your brokerage costs $1,188 per year with no transaction fees, the math changes dramatically.
The Crossover Point
Here's the critical calculation most agents skip: What's the minimum number of deals you need to replace your W-2 income?
If your day job pays $65,000/year:
| Brokerage Model | Deals Needed to Net $65K |
|---|---|
| 70/30 split + $400/mo fees + $350/transaction | 12-13 deals |
| 80/20 split + $200/mo fees | 10-11 deals |
| 100% commission, $99/mo flat fee | 7-8 deals |
At a flat-fee brokerage, you need roughly 40% fewer transactions to hit the same income. That's not a minor detail when you're making a career-altering decision.
The 6-Month Runway Rule
Don't quit your day job on a Friday and start full-time real estate on Monday. That's how agents flame out.
Build Your Financial Cushion
Before going full-time, you need:
- 6 months of living expenses saved (not invested, not in retirement accounts — liquid cash)
- 3 months of business expenses on top of that (marketing, MLS dues, brokerage fees, gas, continuing education)
- Health insurance sorted — this blindsides more agents than any other expense
For a Texas agent with $4,000/month in living expenses, that's roughly $30,000 in savings before you make the jump.
Why 6 Months?
Real estate income is lumpy. Your first full-time month might produce zero closings. Your third month might produce three. The average time from listing agreement to closing in Texas is 45-60 days. Add 30 days for your pipeline to build, and you're looking at 60-90 days before your first full-time commission check hits.
Six months of runway means you can focus on building your business instead of panicking about rent.
The Part-Time Pipeline Test
Before quitting, run this test for 90 days while you still have your W-2 income:
Track These Numbers
- Leads generated per week (from all sources)
- Conversations with potential clients per week
- Appointments set per week
- Conversion rate (leads → clients → closings)
If you're generating 5+ new leads per week and converting at least 2-3% to closings, you have the foundation for full-time production.
If you're generating 1-2 leads per week, you need to build your pipeline before you jump. Full-time hours won't magically create leads — you need systems.
The Sphere Audit
Your sphere of influence is your most valuable asset. Before going full-time:
- Count your active contacts (people who'd take your call)
- Identify your top 50 (most likely to refer or transact)
- Set up a contact system (CRM, not a spreadsheet)
- Start monthly touches now, not after you quit
Texas is a relationship market. The agents who thrive full-time are the ones who built their sphere while they were still part-time.
Choosing the Right Brokerage for the Transition
This is where most transitioning agents make an expensive mistake.
The Traditional Brokerage Trap
When you're part-time, a 70/30 split feels manageable — you're not dependent on the income. But when real estate becomes your only income source, that 30% slice suddenly represents thousands of dollars you can't afford to lose.
A part-time agent doing 5 deals loses roughly $15,000 to a 70/30 split. Annoying but survivable.
A full-time agent doing 12 deals loses roughly $36,000 to the same split. That's a second income you're handing away.
What to Look for During Transition
Your ideal brokerage during this phase should offer:
- Low fixed costs — you need predictability, not variable fees
- No per-transaction fees — you're trying to close more deals, not get penalized for it
- Real support — a dedicated broker or account executive you can actually reach
- Training resources — you're about to do this full-time; invest in getting better
- Flexibility — no desk fee requirements, no mandatory floor time
The flat-fee model was designed for exactly this scenario. You pay a predictable monthly cost, keep everything you earn, and scale without penalty.
The First 90 Days Full-Time
Your first three months will set the trajectory for your entire career. Here's the framework.
Week 1-2: Systems Setup
- Block your calendar: prospecting 9-11 AM every day, no exceptions
- Set up or clean your CRM
- Create your marketing calendar for the next 90 days
- Announce your full-time status to your sphere (this generates more referrals than you'd expect)
Week 3-4: Pipeline Blitz
- Contact every person in your sphere — not a mass email, personal outreach
- Schedule coffee or lunch with your top 20 referral sources
- Join or re-engage with 2-3 local networking groups
- Start or restart your social media presence (consistency matters more than perfection)
Month 2: Consistency
- Maintain your prospecting blocks religiously
- Follow up with every lead from month 1
- Host an open house every weekend (other agents' listings work fine)
- Track your numbers weekly — leads, appointments, contracts, closings
Month 3: Evaluate and Adjust
- Review your pipeline: How many deals are pending? How many are 30-60 days out?
- Analyze your lead sources: Where are your clients actually coming from?
- Adjust your time allocation based on what's working
- If you have 3+ deals pending or closed, you're on track
The Texas-Specific Advantages
Texas agents making this transition have some built-in advantages worth noting.
No State Income Tax
This is massive for transitioning agents. In California, a $100,000 gross income loses roughly $6,000 to state taxes before you touch it. In Texas, that's $6,000 extra in your pocket. When you're in transition mode, every dollar counts.
Growing Markets
Texas added over 470,000 new residents between 2023-2025. That's not a trend — that's a tsunami. More people means more housing transactions. DFW, Houston, Austin, and San Antonio metro areas all saw transaction volumes increase in 2025 after the post-rate-hike slowdown.
TREC Flexibility
The Texas Real Estate Commission doesn't restrict part-time licensure or require minimum activity levels. You can ramp up gradually without regulatory hurdles. Just ensure your sponsoring broker is aware of your transition timeline.
What This Means for Your Business
Here's where I'll be direct.
The difference between agents who successfully transition to full-time and those who don't isn't talent. It's preparation and cost structure.
Run your personal crossover calculation:
- Your current W-2 income: $______
- Your average commission per deal (after brokerage costs): $______
- Deals needed to match W-2: Line 1 ÷ Line 2 = ______
- Your current deal pace (annualized): ______
- Gap: Line 3 - Line 4 = ______ additional deals needed
If the gap is 2-3 deals, you can close it with full-time hours. If it's 6+, build your pipeline for another 6 months before jumping.
And seriously — look at your brokerage costs. If you're giving up $30,000+ per year in splits and fees, switching to a flat-fee model before going full-time could be the single most impactful financial decision you make.
Bottom Line
- Do the math first — know your crossover number before you quit your day job
- Save 6 months of expenses — real estate income is lumpy, especially at first
- Test your pipeline while still employed — 90 days of tracking tells you if you're ready
- Choose a low-cost brokerage — a 70/30 split hits different when it's your only income
- First 90 days are everything — block time for prospecting daily, build systems, track numbers
- Texas is a great state for this transition — no income tax, growing population, flexible licensing
The agents who make it full-time aren't the bravest. They're the most prepared.
Sources: - National Association of Realtors, 2025 Member Profile - Texas Real Estate Research Center, 2025 Annual Market Report - U.S. Census Bureau, Texas Population Estimates 2023-2025
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