Buying or selling a home can feel like a whirlwind — and in the middle of it all, there’s one detail that often gets overlooked until the last minute: what actually comes with the house.

You might assume that everything you see during a showing will still be there on move-in day… but that’s not always the case. Understanding the difference between items that “convey” (stay with the property) and those that the seller takes is key to avoiding last-minute surprises.

The Basics: Fixtures vs. Personal Property

In Texas, contracts typically spell out that the home, its fixtures, improvements, and certain accessories are part of the sale. The trick is knowing what counts as a fixture and what’s considered personal property.

Here’s a simple rule of thumb:

• Fixtures are things permanently attached or built-in — think light fixtures, ceiling fans, window blinds, and appliances that are fixed in place.

• Personal property is portable — couches, artwork, patio furniture, or that favorite hammock in the backyard.

Common “Stays”

Most buyers can expect the following to remain with the property:

• Built-in appliances like stoves and mounted microwaves

• Ceiling fans and chandeliers

• Blinds, window shades, and sometimes curtains with rods

• Wall-to-wall carpeting

• Garage door openers

• Shrubbery, trees, and landscaping that’s rooted in the ground

Common “Goes”

Sellers usually take:

• Freestanding washers and dryers

• Refrigerators (unless negotiated)

• Portable grills or patio furniture

• Area rugs and personal decor

• Potted plants (unless planted in the ground)

The “Gray Area” Items

Some things can go either way depending on how they’re installed:

• Grills: If it’s built into an outdoor kitchen, it stays. If it’s on wheels, it goes.

• Washers/Dryers: Built-in units are likely to stay; portable ones are not.

• Lighting: Built-in fixtures convey, but table lamps leave with the seller.

How to Avoid Confusion (and Disappointment)

For Sellers:
If you love it and plan to take it with you — like that heirloom dining room chandelier — remove it before you list, or clearly exclude it in the contract.

For Buyers:
If you want something that isn’t included, like that perfect patio set, have your REALTOR® write it into the offer using a Non-Realty Items Addendum.

Bottom Line

The best way to avoid misunderstandings is to communicate early and put it in writing. What’s obvious to you might not be obvious to the other party — and once the contract is signed, it’s much easier to have everything spelled out.

If you’re thinking about buying or selling in North Dallas, Richardson, Plano, Allen, or Frisco, I can help you navigate not only the big steps of the transaction, but also these small but important details that make your move smooth and stress-free.

📲 Call or text me today at (469) 991-1566 and let’s get started!