EMD Funding in Texas | Swift Deal Funding
How EMD Funding works in Texas
EMD funding covers the earnest money deposit so you can lock up a Texas property without pulling cash out of your own account. We send the deposit — usually $5,000 to $25,000 — directly to the title company named in your contract, typically within 24 hours of a complete application. The deposit stays refundable per your contract’s option period or due-diligence terms.
Texas is the largest wholesale market in the country, and competition with cash buyers in Houston, Dallas, San Antonio, and Austin is intense. EMD funding lets you put strong earnest money on multiple deals while keeping your working capital free until you have an end buyer.
How EMD funding closes in Texas
Texas closes through title companies, and the TREC contract structure builds in an option period plus title-held earnest money — a clean fit for funded EMD:
- You submit the executed contract, the title company’s contact, and your ID.
- We confirm with the title company that the deposit is refundable per your contract terms.
- We wire the earnest money to that title company, usually within 24 hours.
- If the deal closes, your deposit is credited at closing; if you terminate inside the option or due-diligence window, the deposit is refunded.
Pricing
Two options on every EMD, the same in Texas as everywhere:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
A typical $15,000 Texas EMD under Option B costs $1,500 total, paid once, with nothing due at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- Title company contact information
- Written confirmation from title that the EMD is refundable per contract terms
- Your photo ID
No credit check, no income verification, no tax returns.
A typical Texas EMD scenario
A San Antonio wholesaler finds a motivated seller and needs to put up $10,000 earnest money to beat out cash offers, but does not want to commit personal funds before lining up an end buyer. We confirm the deposit is refundable through the option period and wire $10,000 to the title company within 24 hours. Under Option B, the wholesaler pays $1,000 once. The contract is locked, the wholesaler markets the deal, and either assigns it before the option expires or terminates with the deposit refunded.
Apply
Submit your contract and title company contact online — usually under 10 minutes. Same-day wires are available for complete files in before 11 AM Eastern. We coordinate directly with your title company.
Frequently Asked Questions
How does EMD funding fit the Texas TREC contract's option period? +
It fits naturally. The standard TREC residential contract gives you a negotiated option period and earnest money held by the title company. We fund that earnest money — typically $5,000 to $25,000 — and send it to your title company within 24 hours. As long as the contract keeps the deposit refundable during the option or due-diligence window, your deposit is protected if you terminate. We do not provide legal advice, so confirm your specific option and EMD language with your title company or a Texas attorney.
Which Texas title company does the earnest money go to? +
Whichever title company is named in your contract to hold escrow. Texas is a title-company state, so the earnest money is wired directly to that office, not to you. Give us the title company's contact when you apply and we coordinate the wire and written confirmation that the deposit is refundable per your contract terms. Most investor-active title companies in Houston, Dallas, and San Antonio handle EMD-funded deals routinely.
Can I get same-day EMD funding to win a competitive Texas deal? +
Often, yes. Texas metros move fast and cash competition is fierce, so speed matters. Our standard funding is within 24 hours of a complete application, and same-day wires are available for files submitted before 11 AM Eastern with the contract, title company contact, and your ID in hand. That lets you lock up a property quickly without tying up your own capital before your due diligence is done.
Apply for EMD Funding in Texas
Submit your application online — same-day decisions for complete files before 2 PM Eastern.