Texas Land Closing Cost Calculator for Sellers
Texas charges no transfer tax, and the state sets the title insurance premium: $780 on a $100,000 sale under the rates in effect since March 1, 2026. Enter your price, the escrow quote and anything owed on the land to see each seller cost on the standard Texas land contract and what you keep.
Updated Nov 5, 2026 · By the Twin Sun Land Company team
Get a written cash offer in 24 hours
Never listed it, or listed it with no luck? Sell it the easy way, on your timeline.
- One call. We research the parcel, order the title work and do the paperwork
- We aim to close in about 30 days, never past 45 once the title is clear
- No appraisal, no bank, so there’s no loan to fall through
- We pay all closing costs (title, closing fee, notary and recording; Texas has no deed stamps). $0 commission
Free, and you can say no. Prefer to talk? (405) 766-8915
Sound familiar?
Tired of adding up closing costs? Here is what changes when you sell to us.
Never sold land before
“I inherited land I’ve never even seen. I just want it handled.”
One call, and we handle the rest. No need to visit, list it, clean it up or know anything about land sales. We research the parcel, order the title work and do the paperwork. Written offer in 24 hours, and you can sign from home, even from out of state.
Tired of waiting
“My land’s been listed for a year and nobody’s serious.”
We buy on your timeline. Land can sit for a year or two, and with higher interest rates fewer buyers can get a loan for it. We don’t need one. Written offer in 24 hours, and we aim to close in about 30 days, never past 45 once the title is clear.
Burned by the usual process
“The buyer backed out at the last minute, and my realtor stopped calling back.”
We’re not a traditional buyer. No appraisal, no loan officer. We pay cash from private investor capital, so there’s no loan to fall through. No back-and-forth either: one written offer with every cost listed.
Just want it easy
“I just want it done without paying fees or chasing paperwork.”
We pay all closing costs and do the paperwork. Title, closing fee, notary and recording are on us, and Texas has no deed stamps. Any mortgage, liens or back taxes are paid off by the title company from the sale at closing, so you don’t need cash up front.
Free, and you can say no.
Our founder’s career track record in land and real estate.
The short version
- No transfer tax or deed stamps in Texas (Tex. Const. art. VIII, § 29).
- Owner’s title policy: a state-set premium, $308 up to $25,000, $780 at $100,000, $1,274 at $200,000.
- Escrow fee: set by the title company; the seller pays half on the TREC land contract (para. 12A).
- Mortgage, liens and back taxes are paid from the sale at closing.
- Selling to us: no commission, and we pay all closing costs.
How much does it cost to sell land in Texas?
Texas sets two numbers for you: no transfer tax at all, and a state title insurance premium, $780 on a $100,000 sale. On the standard land contract the seller also pays half the escrow fee, lien releases and the deed. Enter your price and quotes below to add it up and see what you keep.
| Cost | TREC contract split | Sell to us |
|---|---|---|
| Price used | – | – |
| Owner’s title policy (state rate) | – | – |
| Your half of the escrow fee (estimate) | – | – |
| Transfer tax or deed stamps | $0 | $0 |
| Recording lien releases (estimate) | – | – |
| Commission | – | – |
| Mortgage or lien payoff | – | – |
| Back taxes | – | – |
| You keep* | – | – |
*Before income tax on any gain and before this year’s property tax proration. The title premium is the state’s basic rate (TDI Order 2025-9697). The escrow fee and recording are estimates from the numbers you type. Sell to us: no commission, and we pay the title policy, escrow fee, notary and recording.
The right column uses the same price because no cash offer was entered. A cash offer is often lower than a listing price, so compare what you keep, not the headline price.
The calculator only does arithmetic on the numbers you enter. It does not estimate what your land is worth; for that, see Texas land prices per acre. Who pays each cost and why: Texas land closing costs.
Who pays which closing cost on the Texas land contract?
On the Texas Real Estate Commission’s land contract, the seller pays to release existing liens, including their recording fees, the tax certificates, the deed and half the escrow fee. The buyer pays the other half, the other recording fees and any loan costs. The owner’s title policy payer is a checkbox.
Seller’s Expenses are in paragraph 12A(1) and Buyer’s Expenses in 12A(2) of the TREC Unimproved Property Contract (TREC No. 9-18); the title policy choice is paragraph 6A. A direct buyer may use its own contract, so ask for the cost list in writing before you sign. This year’s property taxes are prorated to the closing date, which this calculator leaves out.
Is there a Texas transfer tax or deed stamp to calculate?
No. Texas has no transfer tax, and the Texas Constitution bars any new law imposing one on a sale of fee simple title (article VIII, section 29), so the transfer tax line is always $0. Sellers in Oklahoma and many other states pay deed stamps or a transfer tax on every sale; Texas sellers do not.
Selling in Oklahoma too? The Oklahoma deed stamp and closing cost calculator does the same math with Oklahoma’s deed stamps and recording fees. Every state side by side: real estate transfer tax by state.
What does recording cost when you sell Texas land?
It depends on the county and the number of pages. On the TREC land contract the seller pays only to record the release of an existing loan or lien; the buyer pays the other recording fees. Counties may add optional records fees of up to $10 each, so ask the title company for the exact figure.
The fee rules: Local Government Code § 118.011, including the records management fee and the records archive fee a county may adopt. No mortgage or lien on the land means no release to record, so leave that box at zero.
What do I pay if I sell my Texas land to you?
Nothing at closing beyond what you owe on the land. We pay all closing costs, including the owner’s title policy, the escrow fee, notary and recording, and there is no commission. A mortgage, liens or back taxes are paid from the proceeds by the title company, and you receive the rest.
Our policy, word for word: We pay all closing costs (title, closing fee, notary and recording), and there is no commission. Texas has no transfer tax or deed stamps. Only a mortgage, liens or back taxes owed on the land come out of the sale proceeds, paid off by the title company at closing.
How the sale works, start to finish: sell land in Texas for cash.
Please note. General information, not legal advice. Laws change and every title is different, so confirm your situation with a Texas attorney or your county tax office before you act.
Who wrote this. Twin Sun Land Co. is a direct cash buyer of vacant and rural land in Oklahoma and Texas. We are one of the options on this page, so we have a stake in the answer. Our mission: Twin Sun Land Company exists to serve landowners: we make selling land simple, transparent, and fair, so every owner walks away with the most value their property can bring. The Texas rules here come from the Texas statutes linked in the sources.
Frequently asked questions
How much are seller closing costs on Texas land?
There is no transfer tax. The owner’s title policy, if you pay it, is set by the state: $465 on $50,000 and $780 on $100,000. Add half the escrow fee from the title company’s quote, any lien release recording and any commission.
How much is title insurance on a $100,000 sale in Texas?
$780, the state’s basic premium for an owner’s policy under the rates effective March 1, 2026 (TDI Order 2025-9697). On $200,000 it is $1,274.
What is the minimum title insurance premium in Texas?
$308, the basic premium for any policy of $25,000 or less on the state’s rate table.
Does the seller pay for title insurance in Texas?
Often, but not by law. The TREC land contract has a checkbox for the seller or the buyer to pay the owner’s title policy (para. 6A).
Who pays the escrow fee in Texas?
On the TREC land contract, the seller and the buyer each pay half (para. 12A). The fee itself is set by the title company, so ask for its quote.
Is there a transfer tax when selling land in Texas?
No. Texas has none, and the Texas Constitution bars any new law imposing one on a sale of fee simple title (art. VIII, sec. 29).
Do back taxes and liens come out of my sale money?
Yes. At closing, the title company pays any mortgage, liens or back taxes from the sale money, and you receive the rest.
What does it cost if I sell my Texas land to you?
We pay all closing costs, title policy and escrow fee included, and there is no commission. Only what you owe on the land comes out of your proceeds.
Sources
Every rate on this page comes from TDI Order No. 2025-9697 and the TREC Unimproved Property Contract (TREC No. 9-18), read November 2, 2026, plus the Texas Constitution and Local Government Code. How to cite: Twin Sun Land Company team, “Texas Land Closing Cost Calculator,” Twin Sun Land Co., November 2026.
- Title insurance basic premium rates for every Texas title company, effective March 1, 2026: the table up to $100,000 and the brackets above it: TDI Order No. 2025-9697, Exhibit A (PDF)
- Seller’s and buyer’s expenses at closing (para. 12A); owner’s title policy payer is a checkbox (para. 6A): TREC Unimproved Property Contract, TREC No. 9-18 (PDF), TREC form page
- No new transfer tax on a sale of fee simple title since January 1, 2016: Tex. Const. art. VIII, § 29
- County clerk fees, including optional records fees of up to $10 each: Local Gov’t Code § 118.011
More for Texas landowners
Last updated Nov 5, 2026. General information, not legal, tax or financial advice.
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