A Clear Guide to Realty vs. Personal Property in Texas Real Estate

Few details trip up Austin real estate transactions more often than this one deceptively simple question:

When a home is sold, what stays - and what goes?

Buyers assume certain items are included. Sellers assume others are leaving with them. Somewhere in between, tension shows up over refrigerators, mounted TVs, patio furniture, or smart devices that were never clearly addressed.

At Mueller Residential Group, this is one of the first conversations we have with clients - because clarity upfront prevents problems later.

The Foundation: Realty vs. Personal Property

In Texas real estate, everything comes down to whether an item is considered realty or personal property.

The working rule is simple:

• Items permanently attached to the property usually convey

• Items that are movable typically do not

That said, modern homes have introduced plenty of gray areas - and those gray areas are where assumptions derail otherwise smooth deals.

Items That Commonly Convey With a Home

Unless specifically excluded in the contract, these items are generally considered part of the real estate.

Permanently Installed Interior Features

• Light fixtures and chandeliers

• Ceiling fans

• Built-in bookcases and cabinetry

• Mounted bathroom mirrors

• Fixed bathroom hardware like towel bars

If removing it would leave damage behind or require tools, it’s usually expected to stay.

Built-In Kitchen & Utility Components

• Built-in ovens and cooktops

• Dishwashers

• Range hoods

• Garbage disposals

• Water heaters

Freestanding appliances are a separate category - and one that deserves extra attention.

Window & Wall Attachments

• Curtain rods and mounting hardware

• Built-in blinds or shades

The hardware generally conveys. Fabric window treatments often do not unless negotiated.

Exterior & Lot Features

• Fences

• Permanently installed pergolas or gazebos

• In-ground sprinkler systems

• Hardwired landscape lighting

If it’s attached to the land or structure, buyers typically expect it to remain.

Integrated Smart Home Systems

• Hardwired security systems

• Smart thermostats

• Built-in audio systems

While these usually convey, sellers still need to properly transfer access, reset accounts, and remove personal data.

Items That Typically Do Not Convey

These items are usually classified as personal property and leave with the seller unless explicitly included in the contract.

Freestanding Appliances

• Refrigerators

• Washers and dryers

• Non-built-in microwaves

They’re commonly negotiated in Austin, but they are never automatic.

Furniture & Decorative Items

• Couches, beds, tables

• Area rugs

• Lamps

• Artwork and removable mirrors

If it’s not attached, it generally doesn’t convey.

Televisions & Audio Equipment

• TVs

• Soundbars

TV mounts often stay. The electronics themselves usually do not - a surprisingly frequent source of confusion.

Outdoor & Patio Items

• Patio furniture

• Grills

• Potted plants

Even when they feel “part of the space,” these are personal property unless written into the agreement.

The Gray Areas That Require Extra Attention

Some items don’t fit neatly into either category and deserve explicit clarification.

• Ring doorbells and cameras: Often removed unless included

• Custom shelving: Usually conveys, unless clearly decorative

• Roman shades and specialty window coverings: Case by case

• Garage storage systems: Mounted systems often stay; freestanding racks usually don’t

This is where experience matters - and where good representation prevents last-minute disputes.

Why the Contract Always Wins

No matter how obvious something seems, the contract controls everything.

Texas real estate contracts allow:

• Sellers to exclude items that would normally convey

• Buyers to request items that normally wouldn’t

Clear language beats assumptions every time. When expectations aren’t spelled out, misunderstandings tend to surface during the final walkthrough - when emotions are already running high.

How Mueller Residential Group Advises Clients

For sellers:

• Walk the property and identify anything a buyer might assume stays

• If you plan to take it, exclude it clearly and early

For buyers:

• If an item matters to you, request it in writing

• Pay special attention to appliances, TVs, smart tech, and outdoor features

Real estate transactions are complex enough without avoidable friction.

The Bottom Line

“What conveys?” may seem like a small detail, but it can have an outsized impact on how smoothly a transaction closes.

At Mueller Residential Group, we focus on eliminating surprises - by addressing details early, documenting them clearly, and making sure everyone walks into closing with aligned expectations.

If you’re buying or selling in Mueller or anywhere in Austin and want guidance before small details become big issues, we’re always happy to help.