TL;DR
- TREC lists Form 20-19 for resale of a single-family home, duplex, tri-plex, or four-plex.
- It is not for condominium transactions, new homes being sold by a builder, or farm-and-ranch properties.
- Before an offer is prepared, confirm both the property and transaction type. A category match is a starting point, not a determination that the form fits every detail of your deal.
If you are buying or selling an Austin-area home, check the contract category before an offer is prepared. A form that was familiar in another sale may not fit this one. The useful distinction is both what property is being sold and what kind of transaction it is.
The Texas Real Estate Commission (TREC) identifies its One to Four Family Residential Contract (Resale), Form 20-19, as a form for resale of a single-family home, duplex, tri-plex, or four-plex. It expressly excludes condominium transactions, new homes being sold by a builder, and farm-and-ranch properties. These are statewide categories, applied here to an Austin-area decision. Source: TREC’s form description.
A resale duplex and a condominium need different checks
Consider a hypothetical buyer comparing an existing Austin-area duplex being resold by its owner with a condominium resale in the same area. Assume both offers are being prepared before either party chooses a TREC form.
The duplex is within the resale property categories TREC lists for Form 20-19. That gives the buyer and the professional preparing the offer a supported starting point for checking the form’s fit.
The condominium purchase is different: TREC says Form 20-19 is not for condominium transactions. The parties should pause and check the applicable condominium contract form with the licensed professional preparing the offer. The fact that both properties are resales in the Austin area does not remove that exclusion. TREC states both the duplex inclusion and condominium exclusion.
The benefit of this early check is a clearer starting point for preparing the offer. The trade-off is that an uncertain property classification needs to be resolved before you rely on a familiar form; the form’s title alone cannot settle it.
Check the transaction as well as the property
“Single-family home” is not the entire test. TREC’s stated use is for resale, and its exclusion specifically includes new homes being sold by a builder. Likewise, a farm-and-ranch property should not be treated as a Form 20-19 transaction simply because it includes a home. Source: TREC’s scope and exclusions.
For an Austin-area search or sale, use this short sequence:
- Name the property category. Confirm whether the transaction concerns a single-family home, duplex, tri-plex, four-plex, condominium, or farm-and-ranch property. If its status is uncertain, ask the licensed professional preparing the offer to resolve that question before relying on Form 20-19.
- Name the transaction. Confirm whether it is a resale or a new home being sold by a builder. A listed residential property type does not override TREC’s builder-sale exclusion.
- Match both answers to the stated scope. A resale single-family home, duplex, tri-plex, or four-plex falls within TREC’s listed categories, subject to its exclusions. For a condominium purchase, builder sale of a new home, or farm-and-ranch property, check the applicable TREC contract category with the licensed professional preparing the offer.
Once the category is confirmed, the next task is reviewing the actual proposed contract and its terms. This scope check does not determine legal rights or replace transaction-specific advice. If you switch from the duplex to the condominium in the example, repeat the category check before preparing the new offer.
Frequently asked questions
Which version of the resale form does this article describe?
TREC’s page, checked October 21, 2026, identifies Form 20-19 with an effective date of July 1, 2026. Check the official TREC page when preparing an offer to confirm the version then listed; this article does not verify later changes.
Does the effective date show that these property exclusions are new?
No. The evidence used here establishes the form’s listed effective date and stated scope. It does not compare earlier versions, so this article does not claim that the exclusions began on July 1, 2026.
Sources
- Texas Real Estate Commission: One to Four Family Residential Contract (Resale), Form 20-19 — statewide scope, exclusions, and listed effective date; page checked October 21, 2026.
Recommended reading
- Selling an Austin-Area Home? Start With the Right Seller’s Disclosure Notice
- Austin Home Deals Fell Through: What to Check Before You Sign
Preparing an Austin-area offer or sale? Contact Vladimir Baibus · ATXCasa, LPT Realty for help identifying the property and transaction questions to resolve before your offer is prepared. Bring the property address and whether you are considering a resale, condominium purchase, or new home being sold by a builder.