Contract

TREC 20-19 — One to Four Family Residential Contract (Resale)

This is the primary contract used for the purchase and sale of existing (resale) residential properties of one to four dwelling units in Texas. It is the most commonly used TREC contract form. It establishes all terms of the transaction including price, financing, earnest money, option period, title

Source: TREC
Form Number: 20-19
Category: Contract
Revised: May 4, 2026

Used For

Residential Sales

Form Outline

The TREC 20-19 form is organized into the following sections:

  1. Effective Date
    The date this contract becomes binding (final acceptance by the last party to sign). All deadlines on this contract calculate from this date — set it first so the wizard can show you the exact dates as you go.
  2. PARTIES
    Identifies the buyer and seller parties and establishes the mutual agreement to buy and sell.
  3. PROPERTY
    Defines what constitutes the Property being sold: the land (by legal description), all improvements/fixtures attached to it, accessories that convey, any exclusions the seller is keeping, and any mineral/resource reservations.
  4. SALES PRICE
    Breaks down the total purchase price into cash at closing and financing, requiring the math to balance (A + B = C).
  5. LEASES
    Addresses any existing leases on the property including residential tenant leases, fixture leases (solar panels, propane tanks, etc.), and natural resource leases (oil/gas/mineral). Seller cannot create new leases after the effective date without buyer's consent.
  6. EARNEST MONEY AND TERMINATION OPTION
    Establishes the earnest money deposit, option fee, and the buyer's unrestricted right to terminate during the option period. This is the most time-sensitive paragraph in the contract.
  7. TITLE POLICY AND SURVEY
    Covers title insurance, the title commitment process, survey requirements, buyer's right to object to title defects, and 12 statutory notice requirements. This is one of the most complex paragraphs in the contract.
  8. PROPERTY CONDITION
    Covers property access for inspections, seller's disclosure requirements, acceptance of property condition (as-is vs with repairs), lender-required repairs, completion of repairs, environmental matters, and residential service contracts (home warranties).
  9. BROKERS AND SALES AGENTS
    Requires disclosure when a broker/agent has a personal interest in the transaction and confirms that broker compensation is handled in separate agreements (not in this contract).
  10. CLOSING
    Sets the closing date and specifies what happens at closing: seller delivers general warranty deed, buyer pays sales price, both parties execute required documents.
  11. POSSESSION
    Determines when buyer gets possession (at closing or via temporary lease) and requires seller to transfer all smart device access credentials.
  12. SPECIAL PROVISIONS
    Space for additional factual or informational items. Agents are strictly limited to factual statements and cannot draft legal provisions.
  13. SETTLEMENT AND OTHER EXPENSES
    Details the allocation of closing costs between buyer and seller, including seller's contribution to buyer's broker fees and other expenses.
  14. PRORATIONS
    Taxes, interest, rents, and HOA dues are prorated through the closing date. Tax prorations may be adjusted after closing when actual tax bills are available.
  15. CASUALTY LOSS
    If the property is damaged after the effective date, seller must restore it. If seller can't restore, buyer has three options: terminate, extend time, or accept damaged with insurance assignment.
  16. DEFAULT
    Defines remedies for default by either party: specific performance/legal relief, or termination with earnest money going to the non-defaulting party.
  17. MEDIATION
    Requires mediation before litigation for disputes between buyer and seller, with costs shared equally.
  18. ATTORNEY'S FEES
    The prevailing party in any legal proceeding can recover attorney's fees and costs.
  19. ESCROW
    Defines the escrow agent's role, liability limitations, how earnest money is applied at closing, and the demand process for release of earnest money when a contract terminates.
  20. REPRESENTATIONS
    Representations survive closing (can be enforced after). Untrue seller representations on closing date constitute default. Seller can continue showing property and accepting backup offers.
  21. FEDERAL REQUIREMENTS
    FIRPTA requirements - if seller is a foreign person, buyer must withhold taxes from proceeds. Also requires reporting of large currency transactions.
  22. NOTICES
    All contract notices must be in writing and are effective when delivered by mail, hand delivery, fax, or electronic transmission to the addresses specified.
  23. AGREEMENT OF PARTIES
    Establishes that the contract is the entire agreement and lists all possible TREC addenda with checkboxes. Any checked addenda become part of the contract.
  24. CONSULT AN ATTORNEY BEFORE SIGNING
    Warning that agents cannot give legal advice and parties should consult an attorney.
  25. EXECUTED / EFFECTIVE DATE
    The execution block where all parties sign. The effective date (date of final acceptance by the last party to sign) is captured at the top of the wizard.
  26. BROKER INFORMATION
    Captures all broker and agent information for both sides of the transaction, including representation type and the broker-to-broker compensation disclosure.
  27. RECEIPTS
    Receipt sections for the escrow agent to acknowledge receiving the option fee, earnest money, the contract itself, and any additional earnest money.

How RaiderX Agents Use This Form

When you upload a signed TREC 20-19 to a deal in RaiderX's Deal Manager, it reads the form's key dates and terms and automatically builds out your deadlines, contingencies, and tasks — so nothing slips through the cracks between contract and closing. Forms with a fill map also support e-signature directly inside RaiderX, so you can send this document for signature without leaving the platform.

See Deal Manager in Action
Automatic deadlines and contingency tracking for every Texas contract form.
Apply Now

Ready to Keep 100%?

Join Texas agents who use RaiderX's Deal Manager to stay ahead of every deadline — built around forms like this one.

Apply NowBrowse All Forms