In Bedford, homes sell at a median 99% of list price after 32 days on the market, and only 21.2% go above asking. Buyers have time to test your disclosure against their inspection.
A complete Seller's Disclosure Notice delivered before the contract is your best protection on price and against late-notice exits and post-closing claims. It creates a binding record of the home's condition, so the buyer knows exactly what they're getting before negotiations begin.
Key takeaway
Most Bedford sellers must provide buyers with the Texas Seller's Disclosure Notice, and completing it before listing means every buyer reviews it before signing a contract. Because local homes sell close to their list price, buyers have enough time to inspect the property and use any discrepancies to renegotiate. Even if you sell under an exemption like a court order or as an executor, you remain legally responsible for any known defects you fail to share.
Who this guide is for
You're getting ready to sell a house in Bedford and need to know whether you owe the buyer a disclosure notice, what it covers, and when to hand it over.
What is a seller's disclosure notice in Texas?
The Texas Seller's Disclosure Notice is a written statement detailing what you know about your property's current condition. Required by Texas Property Code Section 5.008, the document asks you to list known defects, past repairs, and the status of various home systems. TREC updated the standard form (Form ID 55-1) effective May 28, 2026, to include new details on current insurance coverage and private roads.
You only have to disclose what you know. The law doesn't require you to hire an inspector to find problems before you sell. For a broader look at the full home-selling process in Bedford, review how to prep, price, and market your property from start to finish.
Is a seller's disclosure required in Texas?
Texas law requires sellers of residential properties with a single dwelling unit to provide this notice. In Bedford, single-family homes made up 113 of the 120 total sales during the 90 days ending September 30, 2026, meaning nearly every transaction in town falls under this rule.
You must provide the disclosure even if you plan to sell the house "as-is." An as-is clause tells buyers you won't make repairs, but it doesn't erase your obligation to reveal known issues. Consult a Texas real estate attorney to confirm how waiver clauses operate in your specific contract, as buyers generally cannot waive their right to know about hidden defects.
Who is exempt from the Texas seller's disclosure?
Section 5.008(e) of the Texas Property Code outlines 11 specific situations where a seller doesn't have to provide the standard notice. These include transfers mandated by a court order, foreclosure sales, and deed-in-lieu transfers. You're also exempt if you're selling a newly built home that has never been occupied, or transferring the property to a government entity, a co-owner, a spouse, or a direct relative.
Estate and divorce sales come up regularly in Bedford, and the rules treat them differently. A fiduciary administering an estate, guardianship, or trust doesn't have to provide the form. That said, an executor remains liable for any known defects they intentionally hide from a buyer.
Divorcing couples transferring the house to each other under a divorce decree are exempt, but if they sell that same house to a third-party buyer, they generally still owe the disclosure. If you think your sale qualifies for an exemption, confirm your status with a Texas real estate attorney before skipping the paperwork.
What the Texas seller's disclosure form covers
The form requires you to check off which appliances and systems the home has and whether they're currently working. It asks for yes-or-no answers on known defects in the walls, roof, foundation, and plumbing, along with specific questions about past foundation repairs, termite damage, and water penetration. You'll also need to detail the property's flood history: its floodplain location, current flood insurance, past flooding events, and any FEMA or SBA flood claims. Check your address on the FEMA Flood Map Service Center and the City of Bedford floodplain resources before answering the flood questions.
Homes built before 1978 trigger a separate federal requirement. Under the EPA and HUD Lead Disclosure Rule, you must provide a lead-based paint disclosure, hand over any records of lead hazards, and give the buyer an EPA-approved pamphlet. According to Census data, the median construction year for homes in Bedford is 1983, with the largest share (36.8%) built during the 1980s. Look up your home's year built on its Tarrant Appraisal District record to confirm whether the federal lead rule applies to your sale.
Before filling out the form, request your CLUE report to accurately answer the insurance-claim questions. Gather every written inspection report you received during the period the form asks about, along with repair invoices and permits. Ask your foundation or roofing company whether any warranty transfers to a buyer, and get it in writing.
If your home is in an HOA, ask the association for current dues and any pending assessments or violations. For more detail on local conditions, check out the guides on Bedford's water supply and utilities, local home ages and styles, and common storm and flood hazards.
When to deliver the seller's disclosure notice
Texas law requires you to deliver the completed notice to the buyer on or before the effective date of the purchase contract. If the buyer signs the contract before receiving the form, the same statute gives them the right to terminate the deal for any reason within seven days after the notice finally arrives.
The standard TREC One to Four Family Residential Contract references property condition and disclosure matters in Paragraph 7. Completing the form before you list means your agent can include it in the listing packet, so every prospective buyer reviews it before making an offer. That prevents a buyer from getting a free, seven-day exit window midway through the transaction.
If you discover a new defect or the property suffers damage before closing, consult a real estate attorney about your obligation to update the notice.
How disclosure affects negotiating a Bedford sale
Bedford homes currently take a median 32 days to sell, and active inventory sits at 2.8 months of supply. With fewer than a quarter of homes selling above their list price, buyers aren't rushed into waiving their right to inspect the property. They expect to review the home's condition and often use the inspection report to negotiate repairs or credits.
If a buyer's inspector finds a past roof repair you left off the form, the buyer might ask for a 1% credit to cover potential future issues. On the current all-homes median sale price of $399,760, that's roughly $4,000 out of your pocket, and the omission damages the buyer's trust in the rest of your disclosure.
Disclosing that same repair up front, and attaching the invoice and a transferable warranty, prices the condition into the initial offer. Review Bedford market trends and pricing to see how local conditions affect negotiations, and reach out if you need an agent's help preparing your home for the market.
Is Texas a non-disclosure state?
Texas is a non-disclosure state regarding real estate sale prices, meaning the state government, counties, and appraisal districts cannot compel buyers or sellers to make a property's final sale price public. This applies strictly to the financial terms of the transaction, and it's completely separate from the property condition disclosures you owe the buyer.
Because public deed records don't reliably show what homes sell for, buyers and appraisers rely on Multiple Listing Service (MLS) data to find comparable sales. The market figures in this guide come from Redfin's MLS data for exactly that reason.
What happens if a seller doesn't disclose a known defect?
Buyers can pursue legal action if they discover you hid a known problem. Claims often fall under the Texas Deceptive Trade Practices Act (DTPA), which prohibits false, misleading, or deceptive acts in real estate transactions. Section 17.46 of the DTPA specifically addresses sellers who fail to disclose known information in order to induce a buyer into a purchase.
Buyers might also sue for common-law fraud or negligent misrepresentation. These claims generally require the buyer to prove you knew about the defect at the time of the sale and intentionally concealed it. When you're unsure whether a past repair or current quirk belongs on the form, the safest route is to disclose it accurately. For complex situations, hire a real estate attorney. If you want to discuss listing your home, you can easily connect with a local Bedford agent to start the process.
At a glance
- Median sale price: $399,760 (all homes) and $404,839 (single family), 90 days ending 2026-09-30
- Change from a year earlier: +6.6% (all homes) and +6.2% (single family), 90 days ending 2026-09-30
- Homes sold: 120 (all homes) and 113 (single family), 90 days ending 2026-09-30
- Median days on market: 32 (all homes) and 33 (single family), 90 days ending 2026-09-30
- Median sale-to-list ratio: 99% (all homes and single family), 90 days ending 2026-09-30
- Share sold above list price: 21.2% (all homes) and 21.6% (single family), 90 days ending 2026-09-30
- Months of supply: 2.8 (all homes) and 2.4 (single family), 90 days ending 2026-09-30
- Active inventory: 109 (all homes) and 90 (single family), 90 days ending 2026-09-30
- Median price per square foot: $206 (all homes) and $205 (single family), 90 days ending 2026-09-30
Bedford seller disclosure FAQs
Can a buyer sue a Bedford seller for lying on the disclosure?
Yes. The DTPA and common-law fraud and negligent misrepresentation claims are all available to a buyer who can prove you knew about a defect and concealed it to induce the sale, as described above. Adding an "as-is" clause to the contract doesn't shield you from fraud claims if you lie, so consult an attorney if a dispute arises.
How long after selling a house in Texas are you liable?
Under the DTPA, buyers generally have two years to file a lawsuit after the deceptive act occurred or after they discovered the hidden defect. This period can sometimes be extended by 180 days if the seller actively caused the buyer to delay filing. Consult a lawyer for guidance on specific limitation periods, as general fraud claims may carry different timelines.
Can sellers lie on a Texas disclosure?
No. Texas Property Code requires you to complete the form to the best of your belief and knowledge as of the date you sign it. Marking a condition as "unknown" is only acceptable if you genuinely don't know the answer, while checking "no" for a problem you know exists constitutes misrepresentation.
Does a seller have to disclose a past inspection report in Texas?
The updated TREC form asks if you've received written inspection reports within a specific look-back period. If you have, you should list them and attach copies to the notice. Pull copies of any reports you received during your ownership to make sure your answers are accurate.
Does a seller need to disclose mold in Texas?
The standard form includes specific questions about water penetration, previous water damage, and related conditions that can lead to mold. If you had mold remediated, disclose the past issue and provide the certificate of mold remediation if you have one. Gather all your past remediation records before filling out the paperwork.
Do I still need a seller's disclosure if I sell my Bedford house as-is?
Yes, unless your transaction falls under one of the 11 statutory exemptions described above. Selling a property as-is limits the buyer's ability to negotiate repairs, but it doesn't remove your legal duty to disclose known defects.
Can a seller walk away from an accepted offer in Texas?
Under the standard TREC contract, the option period termination right belongs exclusively to the buyer. If a seller refuses to close without a valid contractual reason, they're in default. The buyer can then sue for specific performance to force the sale, or terminate the contract and recover their earnest money.
What are the 12 non-disclosure states?
Texas is one of roughly 12 states where real estate sale prices are not routinely made part of the public record. While lists vary slightly by source, they commonly include Alaska, Idaho, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Texas, Utah, and Wyoming. This non-disclosure status applies to the financial sale price, not the property's physical condition.
Sources
- Redfin: Data Center
- Texas Legislature: Property Code Section 5.008
- Code of Federal Regulations: Lead-Based Paint Disclosure Rule
- San Antonio Report: Disclosing a Home's Sales Price
- Texas Legislature: Business and Commerce Code Section 17.46
- Texas Legislature: Business and Commerce Code Section 17.565
- UpCounsel: LLC Non-Disclosure States
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