Contract

TXR 1601 — One to Four Family Residential Contract (Resale)

This is the TXR (Texas Realtors) version of the standard TREC-promulgated contract for the purchase and sale of existing (resale) residential properties of one to four dwelling units in Texas. The contract body is identical to TREC 20-18, but TXR 1601 includes an enhanced Broker Information page (pa

Source: TXR
Form Number: 1601
Category: Contract
Revised: November 4, 2024

Used For

Residential Sales

Form Outline

The TXR 1601 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: the land, improvements, accessories, any exclusions seller is keeping, and any mineral reservations.
  4. SALES PRICE
    Establishes the total purchase price broken into cash at closing and financed amounts, with attached financing addenda.
  5. LEASES
    Discloses any existing leases and restricts seller from creating new leases after the effective date without buyer consent.
  6. EARNEST MONEY AND TERMINATION OPTION
    The most time-sensitive paragraph. Establishes earnest money, option fee, the buyer's unrestricted termination right during the option period, and consequences for late delivery.
  7. TITLE POLICY AND SURVEY
    Establishes title insurance, commitment delivery, survey requirements, buyer's objection rights, and 12 statutory notice requirements.
  8. PROPERTY CONDITION
    Establishes inspection access, seller's disclosure requirements, property condition acceptance (as-is or with repairs), lender-required repairs, and the home warranty option.
  9. BROKERS AND SALES AGENTS
    Requires agent/broker disclosure of any personal interest in the transaction and confirms broker compensation is in separate agreements.
  10. CLOSING
    Establishes the closing date, seller's obligation to deliver a general warranty deed, and the various closing requirements for both parties.
  11. POSSESSION
    Establishes when buyer gets possession and addresses smart device handover requirements.
  12. SPECIAL PROVISIONS
    Allows additional factual or informational items but strictly prohibits agents from drafting legal provisions.
  13. SETTLEMENT AND OTHER EXPENSES
    Details the allocation of settlement expenses between buyer and seller, including a TXR-specific provision for seller contribution to buyer's brokerage fees.
  14. PRORATIONS
    Establishes prorations of taxes, interest, rents, and fees through the closing date with provisions for tax adjustments.
  15. CASUALTY LOSS
    Addresses what happens if the property is damaged after the effective date, giving buyer three options.
  16. DEFAULT
    Establishes remedies for default by either party, including specific performance and liquidated damages.
  17. MEDIATION
    Requires mediation as a prerequisite to litigation for contract disputes.
  18. ATTORNEY'S FEES
    Allows the prevailing party in legal proceedings to recover attorney's fees.
  19. ESCROW
    Establishes the escrow agent's duties, liability limitations, and the process for disbursing or demanding earnest money.
  20. REPRESENTATIONS
    States that representations survive closing and seller can continue to show/market the property.
  21. FEDERAL REQUIREMENTS
    Addresses FIRPTA withholding requirements for foreign sellers and IRS cash reporting requirements.
  22. NOTICES
    Establishes notice requirements and contact information for both parties and their agents.
  23. AGREEMENT OF PARTIES
    Confirms this is the entire agreement and provides a checklist of all addenda that are part of the contract.
  24. CONSULT AN ATTORNEY BEFORE SIGNING
    Advises parties to consult an attorney and provides fields for attorney contact information.
  25. EXECUTION AND EFFECTIVE DATE
    The execution block where all parties sign. The Effective Date (date of final acceptance) is captured at the top of the wizard.
  26. BROKER INFORMATION (TXR Enhanced)
    TXR-enhanced broker information page with detailed fields for listing associate, selling associate, other broker, team names, and an inter-broker fee disclosure. This is the primary difference from the TREC-only version.
  27. RECEIPTS (Option Fee, Earnest Money, Contract, Additional Earnest Money)
    Receipt pages for documenting delivery of the option fee, earnest money, executed contract, and any additional earnest money to the escrow agent.

How RaiderX Agents Use This Form

When you upload a signed TXR 1601 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.

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