Texoma Real Estate FAQ: Buying, Selling & Living Around Lake Texoma

We're Brian and Jonelle Allen, a husband-and-wife real estate team with Regal Realtors (TX) and B&J Co. (OK) serving North Texas and Southern Oklahoma since 2015, with 1,516+ transactions and $228 million+ in sales. We live, love and explore the Lake Texoma area. Meet Brian & Jonelle.

Yes. Both Brian and Jonelle hold licenses with the Texas Real Estate Commission (TREC) and the Oklahoma Real Estate Commission (OREC), so we can help on either side of the Red River — and with cross-state moves.

Yes. We list and sell homes around the whole lake, from Pottsboro and Denison on the Texas side to Kingston, Madill, and Durant on the Oklahoma side. See Lake Texoma homes for sale.

Jonelle focuses on luxury and lakefront homes. Brian specializes in foreclosures, fixer-uppers, probate, and distressed properties, and brings a career in marketing and advertising to every listing.

Love My Texoma Home Team is sponsored by Regal Realtors (TX) and B&J Co. (OK).

Both — plus investors, land buyers, relocating families, and second-home buyers. Start with our buyer's guide or seller's guide.

Absolutely. Lake houses, weekend cabins, rentals, and land are a big part of what we do. See investor FAQs below.

No — we focus on buying and selling real estate, not leasing or property management.

Call or text (580) 217-7435, or use the contact form on this page. We'll set up a quick, no-pressure conversation about your goals.

No. A consultation, a home value estimate, and a custom property search are all free.

Visit our local agent pages: Texoma Realtors, Sherman TX, Denison TX, Pottsboro TX, Durant OK, Kingston OK, Ardmore OK, Atoka OK, and Hugo OK.

"Texoma" (Texas + Oklahoma) is the region along the Red River around Lake Texoma, including the Sherman–Denison area in Texas and the Durant, Kingston, Madill, and Ardmore areas in Oklahoma.

Twelve counties: Grayson, Cooke, Fannin, and Collin in Texas, and Bryan, Marshall, Carter, Choctaw, Atoka, Coal, Johnston, and Pushmataha in Oklahoma.

Every city, town, and community in those counties — including Sherman, Denison, Pottsboro, Van Alstyne, Gainesville, Bonham, McKinney, Durant, Calera, Kingston, Madill, Ardmore, Atoka, Tishomingo, and Hugo.

It depends on what you want. Pottsboro and Kingston put you closest to the water; Sherman and Denison offer jobs, shopping, and new neighborhoods; Durant has a university-town feel; and small towns like Whitesboro, Madill, and Colbert offer more land. Our area guide breaks it down.

Places like Cartwright, Sawyer, Tushka, and lake enclaves most people drive right past. Read Lake Texoma's secret communities and our Cartwright guide.

Sherman is one of the fastest-changing towns in North Texas thanks to major semiconductor investment and new neighborhoods. Read Sherman: the Silicon Valley of North Texas and browse Sherman homes for sale.

Denison has a historic downtown, easy lake access, and a growing job market. Our Denison relocation guide and Denison market trends cover it. See Denison homes for sale.

Durant is the Oklahoma hub of Texoma — home to Southeastern Oklahoma State University, the Choctaw Nation headquarters, and quick access to the lake. Read Durant: Gateway to Lake Texoma and browse Durant homes.

Data centers, power plants, solar farms, semiconductor plants, and resorts are reshaping parts of the region. See our interactive map of Texoma development.

School districts can influence both price and how quickly homes sell. Read How Schools Affect Home Values Near Lake Texoma.

Get pre-approved, sign a buyer agreement with a local agent, tour homes, make an offer, complete inspections during your option (TX) or inspection (OK) period, finish your appraisal and loan, and close — usually 30–45 days after your offer is accepted. Full walk-through: Buying a Home in Texoma.

Talk with a lender and get pre-approved. It sets your budget and makes your offers stronger. Then call us to set up your search.

Yes. Under current industry rules (since August 2024), buyers working with an agent sign a written agreement before touring. It explains the agent's services and compensation, which is negotiable. Read more in our buyer guide.

It's negotiated. Sometimes the seller or builder pays some or all of it, sometimes it's requested in your offer, and sometimes the buyer pays. We explain every option before you sign.

You can, but the listing agent already represents the seller. Having your own agent means someone is negotiating only for you. Read How to Work With a Local Realtor.

Shopping can take a few weeks to a few months. Once under contract, financed purchases typically close in 30–45 days; cash deals can close in 1–2 weeks.

It varies by price and market, commonly around 1% of the purchase price. Your earnest money is held by the title company and applied to your costs at closing.

In a Texas TREC contract, the buyer pays a small option fee for an agreed number of days during which they can terminate for any reason. That's when you do inspections and negotiate repairs.

Oklahoma contracts set a timeline for inspections and for the buyer to request repairs; the seller then responds. If you can't agree, the contract spells out your options. We'll walk you through the deadlines.

Common ones cover financing, appraisal, inspections, and sale of your current home. Lake and rural properties may need more. Read What Contingencies to Include When Buying on Lake Texoma.

Foundation movement from clay soils, roof and hail damage, HVAC condition, termites, plumbing, electrical, and — on rural homes — septic and well. See our inspection checklist.

You can ask the seller to lower the price, bring extra cash, split the difference, challenge the appraisal with better comps, or (with an appraisal contingency) walk away.

It can be worth it on older homes for peace of mind on appliances and systems. Sellers sometimes pay for one as a concession — just ask.

Save a search in our advanced home search, or call us for a custom alert based on your must-haves.

Yes — we do live video tours for relocating and out-of-town buyers.

Browse by price: under $100K, $100K–$200K, $200K–$300K, $300K–$400K, $400K–$500K, $500K–$750K, $750K–$1M, and $1M+.

Pre-qualification is a quick estimate based on what you tell a lender. Pre-approval means the lender has reviewed your credit, income, and assets — sellers take it much more seriously.

It depends on the loan: 0% for VA and USDA, 3.5% for FHA, and as little as 3–5% for many conventional loans. Second homes, land, and investment properties usually require more.

Yes — many rural areas outside the larger towns are USDA-eligible, which can mean zero down for qualified buyers. Ask us to check a specific property.

Yes. Texas programs are offered through TSAHC and TDHCA; Oklahoma programs through the Oklahoma Housing Finance Agency (OHFA). Availability and limits change, so ask a participating lender. More in our buyer financing section.

Plan on roughly 2–5% of the price for lender fees, appraisal, title charges, and prepaid taxes and insurance. Seller or builder concessions can help cover them.

Yes. Second-home loans typically need a larger down payment than a primary residence, and higher-priced lakefront homes may need a jumbo loan.

Land loans usually come from local banks, credit unions, or farm-credit lenders and often require 20% or more down. Some buyers use a construction loan to buy land and build at once.

Yes — we work with several trusted lenders across Sherman, Durant, and Ardmore and are happy to introduce you. You're always free to choose your own.

Many lenders cap total monthly debt around 43–45% of gross income, but the right payment is one you're comfortable with — including taxes, insurance, HOA, and utilities. A pre-approval gives you the real number.

It varies with the home's age, roof, location, and hail and wind exposure — and lake homes may also need flood insurance. Get quotes during your option or inspection period.

Lake Texoma sits on the Red River along the Texas–Oklahoma border, formed by Denison Dam (completed in 1944). It touches Grayson and Cooke counties in Texas and Bryan and Marshall counties in Oklahoma, about 75 miles north of Dallas. Learn more in 12 Things You Didn't Know About Lake Texoma.

Roughly 89,000 surface acres, making it one of the largest reservoirs in the region, with hundreds of miles of shoreline across two states.

The U.S. Army Corps of Engineers. Most private lots end at a government boundary, and the land between that line and the water is public. It's one of the first things we verify on any lake home.

Private docks require a Corps permit, and new permits have been restricted in some areas. Read What's current with the dock permit moratorium and the Corps dock permitting process.

Existing permitted docks can usually be transferred to a new owner through the Corps, but there's paperwork and an inspection. Confirm the permit status before your option or inspection period ends.

Not without approval. Vegetation modification on Corps property requires a permit. Ask the Corps lake office before you clear anything.

If the home is in a FEMA special flood hazard area and you have a mortgage, your lender will require it. Even outside those zones, it's worth a quote.

Waterfront usually means the lot borders the Corps line near the water; water view means you can see the lake; water access may mean a community boat ramp, marina, or nearby park. Always confirm what you're actually getting.

Everything from small cabins to million-dollar estates. See live prices on Lake Texoma homes for sale and luxury homes $1M+.

Lake Kiowa, Lake Murray, McGee Creek, Atoka Lake, Lake Hugo, Raymond Gary, Sardis Lake, Bonham Lake, and Bois d'Arc Lake.

Several on both sides, including Highport, Little Mineral, Bridgeview, and Willow Springs. Read our guide to Bridgeview.

A popular lake community on the Preston Peninsula near Denison. See our Preston Harbor buyer's guide.

Boating, striper fishing, sunsets, and a slower pace — plus dock maintenance and lake-level swings. Read Living the Lake Life.

Check access, utilities, survey, floodplain, restrictions, and mineral rights before you buy. Step-by-step: How to Buy Land Near Lake Texoma.

Under 5 acres · 5–10 · 10–20 · 20–40 · 40–100 · 100+ acres.

Not always. Minerals are frequently severed from the surface in both states. Your title work will show what conveys — ask before you make an offer.

Land used for agriculture or wildlife may be taxed at a lower productivity value. If the use changes, rollback taxes can apply. Talk with the county appraisal district (TX) or assessor (OK).

It depends on soil, lot size, and county rules — conventional and aerobic systems are both common here. A soil test and county permit come first.

Usually, yes, subject to state and local rules. Well depth and water quality vary widely — ask neighbors and a local driller before you buy.

Often, but deed restrictions, HOA rules, or local requirements may limit it. We check restrictions before you commit.

Yes — always. Fences aren't always on the boundary, and lenders and title companies often require one.

Yes, especially in Atoka, Coal, Johnston, Choctaw, and Pushmataha counties. See 40–100 acre and 100+ acre listings, and read about McGee Creek.

Usually, but check zoning, restrictions, septic suitability, floodplain, and utility availability. Budget for a driveway, electric, water, and site work.

Sherman, Denison, Van Alstyne, Durant, Calera, and the DFW corridor are busiest. Read Sherman's new neighborhoods and Durant's building boom.

It's smart. The builder's rep works for the builder. Bring your agent on your first visit — many builders require the agent to be on your registration card.

Often — rate buydowns, closing cost help, or upgrades. See Highland Homes incentives and ask us what's current.

Yes. Independent inspections (ideally at pre-drywall and before closing) catch issues while the builder can still fix them.

Sherman · Denison · Pottsboro · Gainesville · McKinney · Prosper · Celina · Durant · Calera · Kingston · Madill.

Several months for most production builders, longer for custom homes. Move-in-ready "spec" homes can close in about 30 days.

Use the home value tool on this page for a free Comparative Market Analysis prepared by a local agent, or call (580) 217-7435. See how we price in our seller's guide.

Get a local pricing analysis, prep the home, launch with professional marketing, review offers with a net sheet, negotiate inspections, and close. Step by step: Selling Your Texoma Home.

Plan on roughly 60–90 days from prep to closing, including about 30–45 days from accepted offer to closing for a financed buyer. Price, location, season, and property type all affect days on market.

A Comparative Market Analysis compares your home to recently sold, pending, active, and expired listings nearby to estimate market value. It's more accurate than online estimates because a person reviews condition and features.

Online estimates can be far off in rural areas, small towns, and on the lake, where sales are fewer and every property is different. Get a local CMA instead.

Usually not major projects. Focus on decluttering, cleaning, paint, and small repairs. See our home prep checklist.

For homes older than about 10 years, it's often worth it. You'll avoid surprises, price accurately, and can market the home as pre-inspected.

Yes — staged homes photograph and show better, especially vacant homes and lake houses.

Professional photos, drone and video, both regional MLS systems, major home search sites, social media, targeted ads to local and DFW buyers, and email to our database. Details: How We Market Your Listing.

Spring and early summer typically bring the most buyers, especially for lake homes — but there's less competition in fall and winter. The best time is when your home is ready and priced right. Check our market trends & reports.

No — it's better if you're not. Buyers relax and stay longer. We use an electronic lockbox that logs every showing.

We typically ask all buyers for their highest and best offer by a deadline, then compare net proceeds, financing strength, contingencies, and timing — not just price.

Counter it. A low offer is an invitation to negotiate, and we'll respond with comps and your home's features.

No. You can agree, offer a credit, adjust the price, or decline — though the buyer may be able to walk away. We'll help you weigh the risk.

Texas sellers generally provide a Seller's Disclosure Notice; Oklahoma sellers provide a Residential Property Condition Disclosure (or Disclaimer) Statement. Homes built before 1978 also need a lead-based paint disclosure. Disclose what you know — honestly.

Yes. We price it to reflect condition, often using an inspection and repair bids. It's common with estates, rentals, and fixer-uppers.

Gather your Corps dock permit paperwork, know your boundary line, and get the dock in working order. See selling a lake home.

Yes — with a sale contingency, bridge financing, a longer closing, or a short leaseback. We'll coordinate the timing.

Commissions are negotiable and not set by law. Buyer-agent compensation is now negotiated separately and in writing. We'll lay out your options clearly before you sign anything.

Typically commission, title-related costs (owner's title policy in Texas; abstract updates in Oklahoma), escrow fees, prorated taxes, any payoffs, and agreed buyer concessions or repairs. Ask for a free net sheet.

In Texas, the seller customarily pays for the owner's title policy. In Oklahoma, practices vary by county and are negotiated in the contract.

A compiled history of recorded documents affecting a property. Many Oklahoma counties still use abstracts, which an attorney examines before closing, alongside title insurance.

If it's your primary residence and you've owned and lived there 2 of the last 5 years, you can generally exclude up to $250,000 of gain ($500,000 married filing jointly). Second homes and rentals are different — talk to a CPA.

If the home is your primary residence, you can file for a homestead exemption that currently removes $140,000 of value from school district taxes, with extra exemptions for homeowners 65+ or disabled. File with your county appraisal district.

Yes. Oklahoma offers a homestead exemption and additional programs for seniors and qualifying homeowners. Apply with your county assessor.

Texas property taxes are generally higher, but Texas has no state income tax. Oklahoma property taxes are generally lower, with a state income tax (top rate 4.5% for 2026). Compare in our Texas vs. Oklahoma table.

Taxes are prorated at closing — you pay for the part of the year you owned the home, and the buyer pays the rest.

Down payment plus about 2–5% in closing costs (loan fees, appraisal, title, prepaid taxes and insurance). Sellers or builders sometimes contribute.

Home prices and property taxes are often lower in Oklahoma, while Texas has no state income tax. The better deal depends on your income, home price, and lifestyle. Read Cost of Living: Denison vs. Durant.

Yes — plenty of people commute across the Red River every day. Talk with a tax professional about how income tax applies to your situation.

Different contract forms, inspection timelines, disclosure forms, title practices, MLS systems, and tax structures. See our side-by-side comparison in the buyer’s guide and seller’s guide.

Your agent must be licensed in the state where the property is located. Our team is licensed in both, so one team can handle a move across the river.

Sherman and Denison are roughly an hour north of Dallas via US-75, and Durant is about 90 minutes. Traffic and exact location make a big difference.

More land and house for the money, lake access, small-town living, and new jobs in Sherman and Denison — while staying close to the Metroplex. Read Moving from McKinney or Frisco to Lake Texoma.

Healthcare, education, manufacturing, casinos and hospitality, tribal governments, and a growing semiconductor sector around Sherman. Read Sherman: Silicon Valley of North Texas.

Hot summers, mild winters with occasional ice storms, and a spring storm season that can bring hail and tornadoes. Build insurance and storm preparedness into your plans.

Boating and fishing, state parks, wineries, casinos, historic downtowns, and festivals year-round. See our things to do & local events and Kingston’s tourism boom.

Major resort development on the Oklahoma side near Kingston is changing that part of the lake. We keep up with it on our blog — or ask us what’s new.

Try Coalgate, Atoka, Hugo, and Bonham. More in City & Community Spotlights.

Job growth around Sherman–Denison, lake tourism, and DFW migration create opportunity — but every property should pencil out on its own numbers. We’ll help you run them.

Often, but check HOA restrictions, local rules, and taxes first. Read Short-Term Rentals on Lake Texoma.

We help you find and close on replacement properties within exchange timelines; your qualified intermediary and CPA handle the exchange itself.

Yes. Second-home financing, insurance, and taxes differ from a primary residence — we’ll connect you with lenders who do them regularly. Browse lake & waterfront homes.

Start with homes under $100K and $100K–$200K, and ask Brian about foreclosures and off-market opportunities.

No — we focus on sales. We can refer you to local property managers.

Bank-owned homes are listed on the MLS and usually sold as-is. Get pre-approved (or have cash ready), inspect thoroughly, and expect bank addenda and slower responses. Brian specializes in these.

You’ll need the legal authority to sell (through probate, an heirship affidavit, or a trust, depending on the situation). We can connect you with local attorneys and sell the home as-is. See selling an inherited home.

Yes, once the executor or administrator has authority. Timelines depend on the court and the estate.

Often, yes — and the sooner you call, the more options you usually have. Everything is confidential. (580) 217-7435.

A sale where the lender agrees to accept less than what’s owed. It takes lender approval and patience, but it can be an alternative to foreclosure.

Both owners typically need to agree and sign. We stay neutral, communicate with both parties, and follow any court orders.

Yes. Respect the lease terms, give proper notice for showings, and consider a small incentive for your tenant’s cooperation.

A valid photo ID. Sellers also bring keys, remotes, and manuals. Buyers bring (or wire) funds as instructed by the title company.

Always call the title company at a number you already know to confirm wiring instructions. Title companies will not change wiring instructions by email.

Often, yes — with a mobile notary or mail-away closing arranged by the title company.

Usually at funding on closing day, unless your contract says otherwise (for example, a seller leaseback).

Once the transaction funds — often the same day or next business day — by wire or check.

File your homestead exemption, change the locks, set up utilities, and save your closing documents. And tell us how it went!