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What Stays and What Goes When Buying or Selling a Home in Rockwall & DFW


A Texas Realtor’s Guide for Homebuyers and Sellers



If you’re buying or selling a home in Rockwall, Heath, Rowlett, or the greater Dallas–Fort Worth area, one of the most common questions that comes up is:


“Does this stay with the house, or can the seller take it?”


It’s a great question—and one that can cause major confusion if it’s not handled correctly in the contract. As a top-producing Rockwall County Realtor, I make sure my clients understand exactly what’s included in a Texas home sale so there are no surprises at closing.



What Is Included in a Texas Home Sale?



Texas real estate contracts generally state that the sale includes:


  • The house

  • Fixtures

  • Improvements

  • Permanently installed accessories



Unless something is specifically excluded in writing, it is assumed to stay with the property.


This distinction is especially important in competitive DFW real estate markets, where buyers and sellers want clean, drama-free closings.



What Typically Stays With the Property in Rockwall & DFW Homes



These items are usually considered fixtures and remain with the home after closing:


  • Built-in stoves and ovens

  • Wall-to-wall carpeting

  • Ceiling fans

  • TV wall mounts

  • Chandeliers and light fixtures

  • Window shutters

  • Smoke detectors

  • Curtains, drapes, and rods

  • Blinds and window shades

  • Garage door openers

  • Shrubbery and landscaping

  • Window air-conditioning units



💡 Local tip: In Rockwall and Heath homes, upgraded lighting, custom window treatments, and outdoor features are common—these should always be discussed early to avoid misunderstandings.



What Sellers Typically Take With Them



These items are considered personal property and usually go with the seller unless negotiated otherwise:


  • Table and floor lamps

  • Televisions

  • Potted plants

  • Beds and bedroom furniture

  • Sofas and sectionals

  • Dining room tables

  • Area rugs

  • Lawn mowers

  • Hammocks

  • Freestanding patio grills

  • Freestanding bookcases

  • Washers and dryers

  • Paintings and wall décor



If you’re buying a home in Rockwall ISD or nearby DFW suburbs, and you love something you see during the showing—ask your Realtor to write it into the contract.



Common Gray Areas in Texas Real Estate Contracts



Some items can go either way depending on how they’re installed and how the contract is written:



Washer & Dryer


  • Freestanding → usually goes with seller

  • Built-in or stacked units → may stay



Outdoor Grills


  • On wheels → typically goes

  • Built into an outdoor kitchen → usually stays



Bookcases


  • Freestanding → goes

  • Built-in/custom → stays



Texas looks at three main factors:


  1. How is the item attached?

  2. Would removing it cause damage?

  3. Was it intended to be permanent?



This is where working with an experienced Rockwall Realtor truly matters.



Important Advice for Sellers in Rockwall & DFW



If there is anything you want to take with you, it must be clearly excluded in the contract.


Common exclusions I see sellers overlook:


  • Dining room chandeliers

  • Mounted televisions

  • Custom drapery



The Texas contract provides a place to list exclusions—but if it’s not written correctly, it can become a legal issue.


📌 Never assume something is “obvious.” Put it in writing.



Important Advice for Buyers in the DFW Area



If you want items that are not automatically included—such as:


  • Refrigerators

  • Washer and dryer

  • Patio furniture



Your Realtor can request them using a Non-Realty Items Addendum, making the agreement clear and enforceable.


This is especially helpful in Rockwall County, where homes often include upgraded outdoor living spaces.



Why This Matters in the Rockwall & DFW Real Estate Market



Disputes over fixtures are one of the most common reasons transactions get delayed or stressed before closing.


Working with a knowledgeable local Realtor helps you:


  • Avoid last-minute surprises

  • Protect your financial interests

  • Negotiate confidently

  • Ensure a smooth final walk-through



As a top-producing Rockwall–Heath–Lake Ray Hubbard Realtor, I guide my clients through every detail—so nothing is left to chance.



Buying or Selling a Home in Rockwall or DFW?



If you’re planning to:


  • Buy a home in Rockwall TX

  • Sell a home in Rockwall County

  • Relocate anywhere in the DFW metroplex



And want a Realtor who is clear, proactive, and highly experienced, I’d love to help.


📞 Contact me today to discuss your goals and create a strategy that works for you.



 
 
 

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