Vacant homes
Selling a house nobody lives in
An empty house has monthly costs and risks an occupied one does not, and knowing both helps you decide when and how to sell.
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Why a vacant house is never free to hold
Owners of empty homes often think of the house as parked. In practice it keeps billing you. Property taxes, HOA dues, utilities, insurance and lawn care continue every month, and because no one is there, small problems such as a slow leak or a failed AC unit can run for weeks before anyone notices.
That does not mean a vacant house is hard to sell. It often shows better than an occupied one: it is available any time, there is no clutter, and the buyer can move in at closing. The work is in protecting it while it waits, and in making an empty room feel like a home in photos.
My background is more than ten years in construction and remodeling before real estate, so when I walk an empty house I look first at what a buyer's inspector will flag. Below is what the state and national sources say about the costs, plus the practical steps that make a vacant listing work.
What is it worth today?
What keeps running every month
Texas property taxes become delinquent if not paid before February 1 of the year after they are billed (Tax Code 31.02). A delinquent tax incurs a 6% penalty in the first month plus 1% for each additional month until July, when the penalty reaches 12%, and interest adds 1% per month (Tax Code 33.01). If the home had a homestead exemption and you no longer live there, expect it to end; Texas judges eligibility as of January 1.
The Texas Department of Insurance says most companies stop coverage if a house is vacant 60 days or more, though they usually keep liability coverage, and that many policies do not cover losses after the vacancy period stated in the policy. Call your agent before the house goes empty; a vacant dwelling policy may be the right product.
Keep electricity, water and gas on. Buyers need them for inspections, and the TREC resale contract (form 20-19) requires the seller to turn on existing utilities and keep them on while the contract is in effect. Set the thermostat to protect the house from heat and humidity in summer and freezing pipes in winter.
Dues and assessments continue whether the home is occupied or not, and the TREC contract prorates them through closing. When a buyer is under contract, Texas Property Code 207.003 requires the association to deliver the resale certificate and subdivision documents within 10 business days of a proper request, so order them early.
Many HOAs and cities enforce yard standards, and an overgrown yard tells everyone the house is empty. A monthly service agreement for lawn, pool and a walk-through is usually cheaper than one surprise repair.
Security and showing logistics
Use timers on a few interior lights, stop mail and package delivery, and keep the yard maintained. A vacant look invites trespassers and squatters.
Someone should walk the house at least weekly: run the faucets, flush toilets, check ceilings for stains, look at the AC drain line and confirm the doors and windows are locked. Write down the date of every visit; insurers ask about this after a claim.
An electronic lockbox logs each entry by an agent, which matters when no owner is present. Showings can be scheduled through a service that confirms every request with the listing agent.
Many owners shut off the water heater or the main water valve between showings and inspections. If you do, tell your agent so it is turned on before inspections.
If you live out of town or out of the country, agree in advance how offers, repair requests and closing documents will be signed. A durable power of attorney or remote notarization can keep the sale moving.
What staging does for buyers
Getting an empty house ready for market
Empty rooms show every flaw. Scuffed paint, a patched wall and a stained carpet that would be hidden behind furniture become the first thing a buyer sees in photos. In my experience the projects that pay back in a vacant listing are the simple ones: fresh neutral paint where needed, cleaned or replaced flooring, working lights in every room, and a professional cleaning. Staging even two or three rooms, starting with the living room, gives photos a sense of scale that bare walls cannot.
Get ahead of the inspection. A house that has sat empty can develop problems that only show up under use: a dry P-trap that lets sewer gas in, a water heater that will not relight, an AC system that struggles on its first hot day. A pre-listing inspection or a contractor walk-through lets you fix or disclose these on your terms. The Texas Seller's Disclosure Notice under Property Code 5.008 asks whether the seller is occupying the property and, if not, for how long, so buyers will know it has been vacant.
Price from the most recent comparable sales, not from what the house was worth when it was last occupied. Each month of carrying costs reduces your net, so an accurate first price usually serves a vacant-home owner better than testing a high number and cutting later. I can run the comparable sales and a net sheet that includes your monthly carrying costs; call 469-827-7672 or write albert@texava.com.
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Common questions
Does homeowners insurance cover a vacant house in Texas?
Should I keep the utilities on in an empty house?
Is it better to stage a vacant house or leave it empty?
Do I have to tell buyers the house is vacant?
What happens if I fall behind on property taxes while the house is empty?
How do I sell a vacant house if I live far away?
Your situation, covered
- Texas Department of Insurance, Homeowners insurance guide (vacancy and nonrenewal)
- Texas Tax Code 31.02, delinquency date
- Texas Tax Code 33.01, penalties and interest
- Texas Tax Code 11.42, exemption qualification as of January 1
- TREC One to Four Family Residential Contract (Resale), form 20-19
- Texas Property Code 207.003, delivery of subdivision information
- Texas Property Code 5.008, seller's disclosure of property condition
- NAR, Report reveals home staging boosts sale prices and reduces time on market (2025 Profile of Home Staging)
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