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Terms of Service & Disclaimer
IMPORTANT — Please read carefully.
Not Legal Advice. HomeOfferFlow is a form-completion tool only. Nothing on this platform constitutes legal advice, real estate advice, or a brokerage service.
Not a Licensed Brokerage. HomeOfferFlow is not a licensed real estate brokerage and does not act as your agent or attorney in any transaction.
TREC Forms. We assist in completing official TREC-promulgated forms (currently TREC 20-18, mandatory as of January 3, 2025). You are responsible for verifying all information entered is accurate before submitting to any party.
Your Responsibility. Real estate contracts are legally binding documents. We strongly recommend having a licensed Texas real estate agent or attorney review your offer before submitting it.
No Guarantee. Completion of a form does not guarantee acceptance of any offer or the success of any transaction.
Data Privacy. Information you enter is used solely to populate your TREC form and is not shared with third parties except as necessary to process payment.
Refund Policy. Due to the digital nature of this product, all sales are final once your PDF is generated and downloaded.
Texas Jurisdiction. These terms are governed by the laws of the State of Texas.
By proceeding, you acknowledge you have read, understood, and agree to these terms in full.
HomeOfferFlow
DisclaimerStep 1 of 10
Before we begin
Please review and accept the following disclaimer before building your offer.
⚠️ Not legal advice. HomeOfferFlow is a form-completion tool only. You are responsible for verifying all information. Consider having a licensed agent or attorney review before submitting.
📋 Current form: TREC One to Four Family Residential Contract (Resale) No. 20-18 — Mandatory as of January 3, 2025. All 2025 addenda updates included.
🔒 Your information is used only to fill your TREC form and is not shared with third parties except to process payment.
Have you seen the property?
Before writing an offer, it's important you've had a chance to view the property in person.
🏠 A licensed OnDemand Realty agent will accompany you through the property as a neutral professional. You remain unrepresented with no commission obligation. $50 flat fee collected at booking.
💡 How to Schedule a Showing as an Unrepresented Buyer
Contact the listing agent directly using the phone number or email on the MLS listing. Let them know you are an unrepresented buyer interested in viewing the property.
Important to know: The listing agent legally represents the seller — not you. They are required to be honest with you but their duty is to the seller. You are under no obligation to use them as your agent.
Once you've seen the property, come back here to write and submit your offer independently.
You have no obligation to use listing agent
✓ TREC 20-18 · Section 1 — Parties & §21 Notices
Who's buying?
Enter full legal names exactly as they should appear on the contract. We'll also collect your contact info for the Notices section (§21).
💡 Legal Name RequiredUse your full legal first name as it appears on your government-issued ID. This is how title will be issued at closing.
💡 Co-Buyer / SpouseIf buying with a spouse, partner, or co-investor, enter their full legal name here. Both names will appear on the contract and deed. Leave blank if buying alone.
💡 Co-Buyer Signing LinkThe co-buyer will receive their own signing link via email after you sign. They must sign separately to complete the offer.
💡 Where to Find the Seller's NameCheck the MLS listing, county appraisal district (CAD) tax records, or ask the listing agent. Enter all owners exactly as listed — often "John Smith and Jane Smith" for married couples.
Collin CADDenton CAD — search by address for owner name
§21 — Your Contact Info (Notices to Buyer)
💡 This information goes in Section 21 of the contract so the seller and their agent know where to send official notices. Use your current mailing address.
✓ TREC 20-18 · Section 2 — Property & §4 Leases
The property
Start typing the property address and select it from the list — we'll fill in city, county, and zip automatically.
💡 Start Typing the AddressType the street address and select from the dropdown. City, county, state, and zip will fill in automatically. This is the address that will appear on the TREC contract.
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✓ Address auto-filled from Google
💡 Frisco Spans Two CountiesMost of Frisco is in Collin County, but the western portion is in Denton County. We auto-fill this from your address — but double-check it matches your MLS listing.
Collin CountyDenton County
💡 Legal DescriptionFind on the MLS listing under "Legal Description" or on the county appraisal district website. Looks like: "Lot 5, Block 2." Your title company can locate this too — leave blank for now if unsure.
💡 Subdivision NameThe platted neighborhood name — e.g., "Stonebriar", "Phillips Creek Ranch", "Ridgeview Addition." Found on the MLS listing or tax records. Completes the legal description on the contract.
📋 2025 Update (TREC 20-18 §4C): Natural resource leases now include geothermal energy by law. This is automatically noted in your contract.
§4 — Leases on the Property
💡 Most buyers won't know about existing leases up front — that's normal. If you're unsure, ask the listing agent before submitting. The listing agent may update this at execution. This is not legal advice.
Are you aware of any leases on this property?
✓ TREC 20-18 · Section 3 — Sales Price
Purchase price & terms
Enter your offer price and key financial terms. These are negotiable — you can always counter.
💡 Setting Your Offer PriceThis is the total amount you're offering. In competitive markets like Frisco/Collin County, offers are often at or above list price. A CMA (Comparative Market Analysis) from an agent can help you determine the right number. You can negotiate after the option period inspection.
💡 What is Earnest Money?A good-faith deposit showing the seller you're serious. Goes toward your purchase at closing. Typically 1% of purchase price, more in competitive markets. If you back out without a valid contractual reason, you may lose it.
Typical: 1%Competitive: 1–2%
💡 What is the Option Fee?A small amount ($100–$500) paid directly to the seller in exchange for your right to terminate the contract for ANY reason during the option period. Think of it as buying an "escape hatch." Non-refundable, but often credited toward your purchase price at closing.
Typical: $100–$500Non-refundable
💡 How Long Should Your Option Period Be?Your window to inspect and walk away for any reason. Use it to hire inspectors, review HOA docs, and negotiate repairs.
Standard market: 7–10 days
New construction: 10–14 days
Hot/competitive market: 5–7 days
Don't go below 5 days — you need time to schedule inspections and receive reports. Sellers in hot markets may push for shorter periods.
Standard: 7–10 daysMinimum recommended: 5 days
✓ TREC 20-18 · Third Party Financing Addendum (2025 Updated)
How are you paying?
This determines which addenda are included. Cash is the strongest offer; financed offers include the 2025 updated Third Party Financing Addendum.
Financing Type
💡 2025 Financing Addendum UpdateIf you're getting a loan, the updated Third Party Financing Addendum is automatically included. Key 2025 change: to terminate the contract due to loan denial, you must now provide BOTH a written termination notice AND a written statement from your lender — required to get your earnest money back.
💡 Loan AmountAmount you're borrowing = Purchase Price minus Down Payment. Example: $425,000 purchase with 10% down ($42,500) = $382,500 loan amount.
💡 Down PaymentConventional: typically 5–20%. FHA: minimum 3.5%. VA/USDA: $0 down. Your lender confirms your minimum. A larger down payment can make your offer more competitive.
Conv: 5–20%FHA: 3.5%+VA: 0%
💡 Pre-Approval LenderEnter your lender's name if you have a pre-approval letter. Pre-approval (not just pre-qualification) makes your offer significantly stronger. Attach your pre-approval letter when submitting your offer.
✓ TREC 20-18 · Addenda Selection
HOA & contingencies
Your answers determine which official addenda are included in your offer package.
Is the property in an HOA?
💡 HOA AddendumThe HOA Addendum gives you the right to review HOA documents (rules, financials, fees, restrictions) during your option period and terminate if you don't approve. Most Frisco, Allen, McKinney, and Plano subdivisions have HOAs. Check the MLS listing — it will say HOA: Yes or No near the top.
Sale of other property contingency?
💡 Sale ContingencyMakes your purchase contingent on selling a property you currently own. Protects you from owning two homes at once, but significantly weakens your offer. Sellers in competitive markets often won't accept it. Only use if you absolutely cannot close without selling first.
Weakens offerUse only if necessary
Is this a backup offer?
💡 Back-Up Contract Addendum (2025 Updated)The property already has an accepted offer but you're submitting as second in line. If the first contract falls through, yours automatically becomes primary. The 2025 update clarified earnest money and option fee timing when a backup contract becomes primary.
These questions complete required contract sections. We guide you on each one. This is not legal advice.
§6A — Who pays for Title Insurance?
💡 Title Insurance CostIn Texas, the title insurance premium is state-regulated (not negotiable between companies). On a $400,000 purchase it's approximately $2,200–$2,400. Standard in Texas: Seller pays. Asking buyer to pay adds roughly $2,000–$2,500 out of pocket and may make your offer less competitive. This is not legal advice.
§6A(8) — Title policy amendment for boundary shortages?
💡 Title Amendment Options(i) Will NOT be amended (standard): The standard boundary shortage exception stays in the policy. This is the default in most Texas transactions.
(ii) Amended to read "shortages in area": Narrows the exception so the title company must cover boundary shortages. Slightly more buyer protection but may cost extra. This is not legal advice.
§6C — Survey — who provides it?
💡 Survey Options (2025 Update §6C)Seller can provide existing survey with T-47.1 Declaration (no notarization required — 2025 update). Or buyer orders a new survey (~$400–600, 1–2 weeks).
💡 Survey DaysStandard is 7–10 days after Effective Date for seller-provided. For buyer-ordered, typically before end of option period.
💡 Restriction on UseIf you intend to use the property beyond standard single-family residential, enter it here. This gives you a contract out if deed restrictions, HOA rules, or zoning prohibit your intended use. Leave blank if standard residential only.
Examples: "operation of a short-term rental", "keeping horses/livestock", "construction of a detached workshop", "parking RV/boat/trailer on the Property", "installation of a pool", "home business"
💡 MUD / PID DistrictsVery common in Frisco, Little Elm, Celina, and Prosper — adds a special tax on top of regular property taxes. The MLS listing will note if the property is in a MUD/PID.
Common in Frisco/Celina/ProsperCheck MLS listing
§7B — Seller's Disclosure Notice
💡 Texas law (§5.008) requires sellers to provide a Seller's Disclosure Notice about the property's known condition. This is not legal advice.
Have you received the Seller's Disclosure Notice?
💡 Standard: 3 DaysThe standard is 3 days after the Effective Date. If seller doesn't provide it in time, you may terminate and receive your earnest money back.
§7D — Property Condition (As Is)
💡 Tip: Most competitive offers check "As Is." This does NOT waive your inspection rights — you still inspect during the option period and can negotiate repairs or terminate for any reason. "As Is" just makes your offer more attractive to sellers. This is not legal advice.
How do you accept the property?
💡 Be Specific — TREC RequirementTREC instructs you NOT to use general phrases like "subject to inspections." List only specific, identified repairs. Example: "Replace HVAC unit" or "Repair roof leak at master bedroom."
📋 2025 Mold Disclosure (§6E): Texas law now requires sellers to disclose mold remediation certificates issued in the past 5 years. This is automatically noted in your contract.
When do you want to close? We'll also ask about your buyer's agent and any seller concessions.
💡 How to Pick a Closing DateFinanced offers typically take 30–45 days. Cash offers can close in 7–21 days. Avoid Fridays and days before holidays. Build in buffer time.
Financed: 30–45 daysCash: 7–21 days
💡 Closing vs. Funding"Upon funding" means keys when the lender sends money — usually same day, sometimes next business day. Recommended so the deal is fully complete before keys are handed over.
Recommended: Upon Funding
💡 Choosing a Title CompanyThe buyer typically chooses the title company in Texas. Leave blank if undecided — your lender can recommend one.
💡 What are seller concessions? An amount the seller contributes toward your closing costs (appraisal, loan fees, title fees, prepaid insurance/taxes, etc.). It does not come to you as cash — it reduces what you owe at closing. In Texas, 2–3% of purchase price is common. On a $400,000 purchase that's $8,000–$12,000. Requesting concessions can weaken your offer in a competitive market. This is not legal advice.
Are you requesting seller concessions?
💡 Typical Concession AmountsApplied toward your Buyer's Expenses at closing — not cash to you.
Typical: 2–3% of purchase price
Review your offer
Check everything carefully. Use ← Back to correct any field before paying.
⚠️ Before you submit: This is a legally binding document. We strongly recommend having a licensed Texas agent or attorney review before sending to the listing agent.
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