Understanding What Is and Isn’t Realty When You Buy or Sell
One of the most common points of confusion I see in Austin real estate – even among experienced buyers and sellers – is this simple question:
What actually stays with the house when it’s sold?
It sounds obvious… until it isn’t. I’ve watched deals get tense over refrigerators, mounted TVs, patio furniture, and even door hardware. So let’s clear it up once and for all.
At the core of it all is one key concept: what is realty, and what is personal property?
The Big Rule: Attached vs. Not Attached
In Texas, the general rule is straightforward:
If it’s permanently attached to the property, it usually conveys.
If it’s movable and not attached, it usually does not.
But – and this is important – there are gray areas, and those gray areas are where misunderstandings happen.
Items That Typically DO Convey With a Home
These items are generally considered realty and stay with the house unless specifically excluded in the contract.
Built-In & Attached Features
- Light fixtures and chandeliers
- Ceiling fans
- Built-in shelving and cabinetry
- Bathroom mirrors that are mounted or glued
- Permanently mounted towel bars and toilet paper holders
If you’d need tools to remove it, assume it conveys.
Kitchen & Utility Fixtures
- Built-in ovens and cooktops
- Dishwashers
- Garbage disposals
- Range hoods
- Water heaters
Freestanding appliances are a different story – we’ll get to that.
Window Treatments (Sometimes)
- Curtain rods and mounting hardware
- Built-in blinds or shades
The rods usually convey. The curtains themselves often do not, unless negotiated.
Exterior & Yard Features
- Fences
- Pergolas or gazebos that are permanently installed
- In-ground sprinkler systems
- Landscape lighting that’s wired in
If it’s part of the structure or land, it’s typically staying put.
Smart Home Components (If Installed)
- Hard-wired security systems
- Smart thermostats
- Built-in speakers
This is a newer friction point. If it’s integrated into the home, buyers usually expect it to stay – but logins and subscriptions are another conversation entirely. A seller needs to completely log out of any smart devices left behind.
Items That Typically DO NOT Convey
These items are generally considered personal property, not realty – meaning they go with the seller unless the contract says otherwise. The contract would add a non-realty items addendum to include any personal property the buyer is requesting.
Appliances That Are Freestanding
- Refrigerators
- Washers and dryers
- Microwaves that are not built-in
These are often included in Austin deals, but they are not automatic and must be requested.
Furniture & Decor
- Sofas, beds, dining tables
- Rugs
- Lamps
- Wall art and mirrors that are simply hung
If you can pick it up and walk out with it, it probably doesn’t convey.
Mounted TVs (Yes, Really)
- Televisions
- Soundbars
The mounts usually stay. The TVs themselves usually go – unless the seller agrees otherwise (again, request the TV with a non-realty items addendum).
This one causes more arguments than it should.
Outdoor Items
- Patio furniture
- Grills
- Potted plants
Even if they look perfect in the space, they’re not part of the real estate unless written into the deal.
The Gray Areas That Cause the Most Confusion
This is where I slow clients down and get very specific.
Ring Doorbells & Cameras
They’re attached – but also personal tech. In Texas, a seller is not supposed to watch or listen to any camera or doorbell footage during showings. If a seller wants to keep a device, we recommend removing them before listing. If not, the devices stay and the seller will log out and reset the devices to factory settings.
Mounted Shelving or Custom Storage
Usually conveys – unless it’s clearly decorative or designed to be removed.
Window Treatments
Rods almost always stay. Curtains are negotiable. Roman shades? Case by case. Always ask – always put it in writing.
Garage Storage Systems
Wall-mounted systems typically convey. Freestanding racks usually do not.
The Contract Is What Matters Most
Here’s the truth that overrides everything above: If it’s written in the contract, that’s what controls the deal.
Texas contracts allow sellers to exclude items that would normally convey – and buyers to request items that normally wouldn’t. That’s why I push clients to:
- Call out exclusions clearly
- Ask questions early
- Never assume something “obvious” is included
Assumptions are how deals get unnecessarily messy.
My Advice as a Realtor
If you’re selling:
- Walk through your home and ask yourself, “Would a buyer assume this stays?”
- If the answer is yes and you plan to take it, exclude it in writing.
If you’re buying:
- If you love it and don’t want to lose it, put it in the contract.
- Especially appliances, TVs, smart devices, and outdoor features.
Real estate is emotional enough without last-minute surprises.
Final Thought
“What conveys?” isn’t a small detail – it’s one of those quiet things that can derail a smooth transaction if it’s not handled thoughtfully.
My job is to make sure expectations are clear on both sides, so nobody feels blindsided at the walkthrough or closing table.
If you’re buying or selling in Mueller or anywhere in Austin and want help navigating the fine print before it becomes a problem, I’m always happy to talk it through.
What Conveys FAQs
What does it mean when something “conveys” in real estate?
When an item conveys, it means it stays with the property after the sale. Conveying items are typically considered part of the real estate rather than personal property.
What items usually convey with a home in Texas?
Items that are permanently attached usually convey, including light fixtures, ceiling fans, built-in appliances, cabinets, mounted mirrors, fencing, and in-ground systems like sprinklers.
Do appliances convey with a home?
Built-in appliances typically convey. Freestanding appliances like refrigerators, washers, and dryers do not automatically convey unless they are specifically included in the contract.
Do mounted TVs convey when a home is sold?
The TV mounts usually convey because they are attached to the wall. The televisions themselves are considered personal property and typically do not convey unless negotiated.
Do window treatments convey?
Curtain rods and built-in blinds usually convey. Curtains, drapes, and removable shades often do not unless stated in the contract.
Do smart home devices convey with the house?
Hard-wired smart devices like thermostats or security systems often convey. Wireless devices such as Ring doorbells or cameras may be removed unless the contract specifies otherwise.
Can a seller remove items that normally convey?
Yes. Sellers can exclude items that would normally convey, but those exclusions must be clearly written into the sales contract.
How can buyers make sure certain items stay with the home?
If a buyer wants a specific item to remain, it should be clearly requested and included in the contract — never assumed.
Why do conveyance issues cause problems at closing?
Misunderstandings about what stays and what goes often surface during the final walkthrough, creating tension or delays that could have been avoided with clear contract language.
Should I talk to my Realtor about what conveys?
Absolutely. A knowledgeable local Realtor can help identify potential gray areas early and ensure expectations are aligned before a contract is signed.