Connect with San Antonio wholesale investors, discuss Texas contract law, assignment strategies, and finding motivated sellers in South Texas.
Posted by SATXInvestor · 44 replies
San Antonio has historically offered lower acquisition costs than Dallas or Houston — median home prices run 15–25% below DFW for comparable neighborhoods. The military presence (Fort Sam Houston, Lackland AFB, Randolph AFB) creates consistent rental demand and a steady stream of motivated sellers when service members receive PCS orders. San Antonio's slower appreciation rate compared to Austin or Dallas makes it a strong cash-flow market but produces smaller wholesale spreads than rapidly appreciating markets. The Bexar County appraisal district (BCAD) provides excellent public data for pulling distressed property lists.
Posted by DoubleClose · 51 replies
A double close (also called a simultaneous close or back-to-back close) involves two separate transactions: you first buy the property from the seller, then immediately sell it to your end buyer using the end buyer's funds to finance the A-B purchase. Texas title companies experienced in investment transactions can facilitate same-day double closes using transactional funding. Transactional funding lenders charge 1–3% of the purchase price for 1–5 day loans specifically for this purpose. Double closes protect your assignment fee from disclosure and are particularly useful when dealing with banks or estate sales that prohibit assignments.
Posted by ProbateLeads · 33 replies
Bexar County probate court records are public and can be accessed at the Bexar County Courthouse or through subscription services like PACER for federal cases. Estate attorneys in San Antonio are a key referral source — offering a referral fee (where legally permissible) for introductions to personal representatives with real property to sell. Estate sale companies like San Antonio Estate Sales often know about properties before they list publicly. The San Antonio Board of Realtors MLS shows probate listings but the best deals are found before they reach the MLS.
Posted by MarketingTX · 28 replies
Cold calling absentee owners using skip-traced lists from BCAD data consistently produces motivated seller leads in San Antonio. Bandit signs (small yard signs saying "We Buy Houses") are still legal in unincorporated Bexar County areas but restricted in city limits. Google PPC (pay-per-click) ads targeting "sell my house fast San Antonio" cost $15–$35 per click but deliver highly motivated seller leads with intent to sell. Text message marketing to absentee owner lists has 98% open rates compared to 20–30% for email, though compliance with TCPA regulations is mandatory.
Posted by LienIssues · 47 replies
Tax liens, mechanic's liens, HOA liens, and utility liens can all cloud title and prevent a clean sale. Texas property tax liens are "super-priority" liens that attach to the property regardless of any other encumbrances. Mechanic's liens in Texas have strict filing deadlines — contractors must file within 15 days of the month following service to perfect their lien. Always order a preliminary title search before putting a property under contract to identify lien issues that could kill the deal or require price reduction to cover payoffs.
Posted by DealAnalysis · 39 replies
The standard wholesale MAO formula is: (ARV x 0.70) minus repair costs minus your assignment fee equals your maximum offer. ARV (after repair value) should be calculated using sold comps within 0.5 miles from the past 6 months, adjusting for square footage and condition. In San Antonio's 78207, 78210, and 78220 ZIP codes, repair costs typically run $20–$35 per square foot for a moderate rehab. Overestimating ARV is the most common mistake — always pull conservative comps and have a rehabber walk the property before finalizing your offer.
Posted by TransFunding · 22 replies
Transactional funding is a short-term (1–5 business day) loan used exclusively to fund the A-B leg of a double close. Lenders charge 1–3% of the loan amount plus a flat fee ($500–$1,500) and require proof of the simultaneous B-C sale contract before funding. In San Antonio, several local hard money lenders offer transactional funding alongside their longer-term bridge loans. You should use transactional funding when: the seller will not accept an assignment, the end buyer is using institutional financing that requires you to show on title, or when keeping your fee amount private is important.
Posted by BuildingBuyers · 55 replies
The San Antonio REIA (Real Estate Investors Association) meets monthly and is the primary networking hub for local cash buyers. Courthouse foreclosure auctions at the Bexar County Courthouse steps (first Tuesday of each month) are attended by active investors who buy with cash. Posting consistent deal flow on BiggerPockets' San Antonio subforum builds your reputation as a reliable deal source over time. Running a simple Facebook or Instagram ad targeting "real estate investors in San Antonio" for $10–$20 per day generates new buyer leads continuously.
Posted by ContractDrafting · 36 replies
Use either TREC's One to Four Family Residential Contract (Resale) or a custom investor contract reviewed by a Texas real estate attorney. Key clauses include: specific performance waiver (use "earnest money as liquidated damages only"), an inspection period of at least 7–21 days, assignment rights language, and clear closing date with extension options. Never rely on verbal agreements — all terms must be in writing under the Texas Statute of Frauds for real property contracts. Include an "as-is" addendum and ensure the seller signs the TREC Seller's Disclosure Notice.
Posted by TaxProration · 31 replies
Texas property taxes are paid in arrears — the 2026 tax bill covers January through December 2026 but isn't due until January 31, 2027. In wholesale transactions, taxes are prorated at closing based on the current year's assessed value and the number of days each party owns the property. The seller typically receives a credit or pays a debit at closing to account for their portion of the year's taxes. When buying distressed properties with delinquent taxes, the delinquent amount must typically be paid at closing from seller proceeds to clear the super-priority lien.
Join thousands of members sharing knowledge and experiences.