When you’re selling a house in Houston, one of the first questions that comes up is:
“Do I have to leave my appliances when I sell?”
The answer? It depends—but the rules are clearer than most sellers think. Understanding the difference between fixtures and personal property can help you avoid confusion, prevent contract disputes, and make your home more appealing to buyers in Houston, Katy, Cypress, The Woodlands, and surrounding suburbs.
Fixtures vs. Personal Property — What’s the Difference?
The simplest way to determine whether something stays with the home is to ask:
“Is it permanently attached?”
Personal Property (Usually Goes With the Seller)
These items are not permanently attached and can be removed without damaging the property. Examples include:
- Most refrigerators (unless built-in)
- Washers & dryers
- Freestanding ranges
- Outdoor potted plants
- Patio furniture & décor
- Freestanding storage units or shelving
- Tools, lawn equipment
- Curtains and drapes (but not the rods)
If you can unplug it, pick it up, or move it without tools, it’s probably personal property.
Fixtures (Usually Stay With the Home)
Fixtures are attached to the home in a way that their removal would cause damage. These typically include:
- Built-in microwave
- Built-in dishwasher
- Range that’s integrated into the cabinetry
- Hardwired lighting (like chandeliers)
- Ceiling fans
- In-ground landscape plants
- Mounted television brackets
- Plantation shutters and built-in window blinds
In Texas, buyers generally expect these items to remain unless stated otherwise.
The “Tests” REALTORS® Use to Determine What Stays
If you’re unsure whether a specific item counts as a fixture or not, these simple tests can help:
1. How Is the Item Attached?
If it’s attached with nails, bolts, screws, glue, plumbing, or electrical wiring, it’s very likely a fixture.
2. Was It Custom-Built or Installed for the Property?
Wall-to-wall carpet, built-in shelving, a custom range hood—these almost always stay.
3. Damage Test
If removing it would leave a hole, exposed wiring, or any cosmetic damage, it stays.
When in doubt, your real estate agent can help you interpret Texas contracts and common expectations among Houston buyers.
You Can Take a Fixture With You—But Handle It Early
If you have a sentimental attachment to something (like a family chandelier or a ceiling fan you’ve upgraded), you can take it with you—as long as the buyer agrees or you remove it before listing.
Best practice for sellers in Houston suburbs:
Remove and replace fixtures BEFORE your home hits the market.
Here’s why:
- Buyers become emotionally attached to what they see on the showing.
- Removing items after an offer is made can cause contract disputes.
- Homes in areas like Katy, Cypress, and The Woodlands often sell fast—don’t let a fixture disagreement slow down a clean transaction.
If you want to keep it, swap it out early. A simple, neutral light fixture from a home store can solve the problem completely.
Walk Your Home Before You List It
Before scheduling photos or showings, do a full walk-through (inside & outside). Remove or replace anything you plan to take.
Common Seller Items to Remove in Advance
- High-end ceiling fans
- Smart thermostats (if replacing with a standard model)
- Security cameras (if wired, clarify in writing)
- Rose bushes, citrus trees, or other in-ground plants you want to keep
- Custom drapery rods
- Mounted TVs (but leave the brackets unless stated otherwise)
In many Houston master-planned communities—like Bridgeland in Cypress or Cross Creek Ranch in Katy—buyers often expect a clean move-in-ready setup. Clear communication reduces confusion.
What If the Buyer Wants an Appliance You Planned to Keep?
Everything is negotiable in a Texas real estate contract.
Buyers may ask for:
- Refrigerators
- Washers & dryers
- Outdoor playsets
- Garage storage racks
- Patio furniture
- Smart home devices
If you agree, make sure it’s included in the contract—never verbally.
Your REALTOR® will document the items clearly in the non-realty addendum.
What Happens If You’re Not Sure?
If there’s any question about whether something is a fixture or not:
→ Ask your listing agent.
→ Default to transparency.
→ Put it in writing.
Disputes over fixtures are one of the most common headaches for both Houston buyers and sellers—but they’re easily avoided with clear communication.
Final Thoughts for Houston Home Sellers
Understanding what stays with the home helps your sale go smoothly and protects everyone involved. When in doubt:
- If it’s attached, it probably stays.
- If you want to keep it, remove it before showings.
- If a buyer wants it, negotiate and get it in writing.
Clarity upfront helps your home shine in a competitive market—whether you’re selling in Houston, Katy, Cypress, The Woodlands, Sugar Land, or any of the surrounding suburbs.
Have questions about selling your home in Houston, Katy, Cypress, or The Woodlands? Reach out to Jennifer Yoingco, REALTOR®, and her team, The Houston Suburb Group. They’ll help you get ready to EXPERIENCE LIVING IN HOUSTON TEXAS!
FAQs
FAQ 1: Do I have to leave my refrigerator when selling a house in Texas?
Most refrigerators are personal property unless built-in, so sellers can usually take them—unless negotiated into the contract.
FAQ 2: Do built-in appliances stay with the home?
Yes. Built-in microwaves, dishwashers, and sometimes built-in ranges are considered fixtures and typically stay.
FAQ 3: Are window treatments considered fixtures?
Blinds and plantation shutters stay. Curtain rods usually stay. Curtains themselves are personal property and go with the seller.
FAQ 4: Can I take my smart thermostat?
Yes—if you replace it before listing or if the buyer agrees in writing.
FAQ 5: What about yard plants or trees?
In-ground plants are fixtures and generally stay. If you want them, dig them up before showings.
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