What's Included in a Home Sale

One of the most common questions sellers have is: what stays with the house and what do I get to take? It sounds simple, but this is an area where misunderstandings happen all the time — and those misunderstandings can delay closings or create conflict with buyers.

There is a simple rule of thumb, and once you understand it, most of the gray areas become clear.

The Upside-Down House Test

Imagine picking up your house and turning it completely upside down. Everything that falls out — furniture, rugs, lamps, decorations — that is your personal property. You take it with you. Everything that stays attached to the house — light fixtures, ceiling fans, built-in shelving, curtain rods — that conveys with the property and stays for the buyer.

If it is screwed in, bolted down, wired in, or permanently attached, it generally stays. If you can pick it up and carry it out, it generally goes with you.

What Typically Stays

• Light fixtures, ceiling fans, and chandeliers
• Built-in appliances (dishwasher, range/oven, microwave if mounted)
• Window blinds, shutters, and curtain rods
• Garage door openers and remotes
• Smoke detectors, doorbells, and security systems
• Landscaping, trees, and irrigation systems
• Mounted TV brackets (but not the TV itself)
• Built-in shelving and cabinetry

What Typically Goes

• Furniture, rugs, and decorations
• Freestanding appliances (washer, dryer — unless agreed otherwise)
• Personal electronics (TVs, sound systems, gaming consoles)
• Potted plants and movable planters
• Curtains and drapes (rods stay, fabric goes — though this varies)

The Refrigerator Question

This one comes up constantly. A refrigerator is technically a freestanding appliance — it plugs in and can be moved. In most Texas real estate contracts, the refrigerator does not automatically convey unless it is specifically included in the agreement. If you want to keep it or the buyer expects it to stay, make sure it is addressed in writing.

Sentimental Items

If there is a fixture you are attached to — a special chandelier, a custom mirror, a family heirloom that happens to be mounted on the wall — take it down before you list. Replace it with something generic. If a buyer never sees it, they will never ask for it. If they see it in listing photos and then it disappears at closing, you have a problem.

The MLS Is Not a Contract

The MLS listing might note that certain items convey, but the MLS description is not the contract. What actually conveys is determined by the purchase agreement — the written contract between you and the buyer. If something is important to either side, it needs to be spelled out in the contract. Verbal agreements and MLS notes are not enforceable the same way.

The Takeaway

The upside-down house test handles most situations. For anything that falls in a gray area, the answer is simple: put it in writing. If you want to keep something that is attached, disclose it early. If you want to include something extra as a sweetener for the buyer, add it to the contract. Clear communication up front prevents surprises at closing.