How to Get Real Estate Leads in Texas After SB140: The Complete 2026 Guide

 

 

What You Need to Know First

Here's the short answer: you can still get real estate leads in Texas, but you can no longer cold-call or text strangers. On September 1, 2025, Texas Senate Bill 140 (SB140) took effect, expanding the definition of "telephone solicitation" to include texts, picture messages, and other electronic transmissions. This means the old playbook—calling expired listings, texting FSBOs, or circle-prospecting strangers—now carries serious legal risk.

But here's the good news: agents who adapt will thrive. The strategies that work now focus on warm connections, content marketing, community presence, and referrals. This guide gives you the complete playbook for generating real estate leads in Texas in 2026 and beyond—while staying fully compliant.

 

 

1. Understanding SB140 and Its Impact on Your Lead Pipeline

Before diving into strategies, you need to understand exactly what changed and why it matters for your business.

What Is SB140?

Senate Bill 140, passed during the 2025 Texas Legislature, updated the state's telephone solicitation laws. The bill expanded what counts as a "telephone solicitation" to include:

• Text messages (SMS)

• Picture/video messages (MMS)

• Other electronic transmissions sent to a phone number

In plain language: texting or calling someone you don't have an existing relationship with—or documented consent from—could now be a violation of Texas law.

What This Means for Real Estate Agents

Key risks to understand:

Example of the risk: A Dallas agent sends a simple, helpful text to 50 expired listings: "Hi, I saw your home is off the market. I have a few ideas that might help. Are you free for a quick chat?" If just one homeowner files a complaint, that agent could be facing a lawsuit. The law doesn't care about intent—it cares about consent.

When Is Contact Allowed?

There are important exceptions:

• Current or recent clients: You can call or text within 12 months of the relationship ending

• Consumers who asked you to contact them

• Texas license holder exemption: You may be exempt from the Texas No-Call List restrictions if you don't use an autodialer, have a face-to-face sales presentation before completing the solicitation, and the consumer hasn't told you not to call

Important caveat: This exemption does NOT cover third-party callers working on your behalf.

How to Stay Compliant

Practical steps you can take now:

1. Maintain written calling/texting procedures—document how you scrub lists, what hours you call, and how you handle opt-outs

2. Scrub against the Texas No-Call List quarterly—it updates January 1, April 1, July 1, and October 1

3. Keep an internal do-not-call list and honor it immediately

4. Don't use autodialers or mass-text tools for cold outreach—exemptions often don't apply if you use them

5. Train everyone on your team to identify themselves immediately, state their purpose, and record opt-outs

What This Means for You: SB140 doesn't stop you from growing your business—it simply raises the bar for how outreach must be done. Agents who focus on relationships, value-based marketing, and brand visibility will thrive in this new environment. To understand the full legal context, you can explore our Texas Real Estate Commission (TREC) resources.

 

 

2. The New Texas Playbook: Strategies That Work After SB140

This is the core of the guide. These strategies are compliant, effective, and proven to generate leads for Texas Realtors.

2.1 Leverage Your Sphere of Influence (SOI) and Referrals

Your sphere of influence—family, friends, past clients, neighbors, people you know personally—is your most valuable lead source. And it's completely compliant.

Why it works: Referrals are the gold standard of real estate leads. They close at a higher rate, transact faster, and come with built-in trust. In Texas, agents who build referral-based businesses are better positioned than those who relied on cold outreach. For a deeper look at referral strategies, check out our guide on how real estate referral leads work.

How to systematize it:

• Monthly touchpoints: Contact your SOI at least once per month through a mix of calls, texts, emails, and handwritten notes

• Ask for referrals naturally: After closing, say: "I had such a great time working with you. If you know anyone thinking about buying or selling, I'd love to give them the same experience."

• Stay top-of-mind with value: Send market updates, neighborhood news, and helpful content—not just sales pitches

Real insight: Agents who consistently ask for referrals build a pipeline that compounds over time. The "post-closing" moment is the best time to ask. Strike while the iron is hot.

 

 

2.2 Content and Social Media Marketing

Instead of interrupting strangers with calls and texts, attract them with valuable content.

Video Content (YouTube, Reels, TikTok)

Video builds trust and familiarity more effectively than any other medium. In Texas luxury markets, agents using video are outperforming those relying on traditional methods.

How to start:

• Hyper-local content: Film neighborhood tours, market updates, restaurant reviews, and community highlights—not generic real estate advice

• YouTube strategy: Create a channel focused on your farm area. Answer every possible question a resident might have

• Instagram Reels: 30-second clips showcasing local businesses, parks, and events

Email Marketing and Newsletters

Build an email list and nurture leads over time.

How to start:

• Lead magnets: Offer free market reports, home valuation tools, or neighborhood guides in exchange for contact information

• Nurture sequences: Automated emails that provide value—new listings, market updates, home-buying tips

• Weekly "value-first" emails: Share local information (farmer's market schedules, community events, school updates) rather than just "just listed" or "just sold" posts

The philosophy: "Stop chasing. Start attracting." When you build inbound demand through valuable content, prospects come to you. Our blog contains numerous articles on effective content strategies for real estate agents.

 

 

2.3 Geographic Farming (The Long Game)

Farming is the practice of focusing all your marketing on a specific neighborhood or subdivision to become the go-to agent in that area.

Why farming works in Texas: In many markets, multiple agents contact the same expired listing or FSBO, which increases homeowner resistance and lowers conversion rates. When you're the recognized expert in one area, homeowners in that market aren't choosing between you and three other agents—they're waiting for the chance to work with you.

How to choose your farm area:

The consistency playbook:

• Monthly direct mail: Market update postcards, "just sold" postcards, and community-focused mailers

• Quarterly door-knocking: Introduce yourself, drop off a small gift, ask if they have questions about the market

• Annual community event: Host a block party, neighborhood yard sale, or holiday toy drive

Timeline—when to expect results:

• Months 1–3: Low response. You're building name recognition.

• Months 4–6: First inbound calls or emails from homeowners who've received your mail multiple times.

• Months 6–12: First listing appointment from the farm.

• Year 2+: Consistent effort should capture 10–20% of listings in your farm area.

The hard truth: Consistency beats creativity in farming. The agents who abandon farming early are effectively subsidizing the agents who stay.

 

 

2.4 Community Engagement (Grassroots)

In-person, face-to-face connections build trust and generate leads that paid ads can't replicate.

Proven community strategies:

• Open houses: Every attendee who signs in is a lead. Promote your open houses on social media with short video walkthroughs

• Local events: Sponsor a little league team, host a first-time homebuyer workshop at a local library or brewery, or set up a booth at community events

• Vendor partnerships: Build a preferred vendor list (plumbers, electricians, landscapers) and distribute it to past clients. Vendors will refer you back, and clients will share the list with friends

• Small business interviews: Start a local podcast or blog interviewing small business owners in your farm area. This exposes you to their audiences and builds community connections

 

 

3. Tools of the Trade: Texas-Specific Platforms and Technology

Texas-Specific Platforms

HAR.com (Houston Association of Realtors)

If you're in the Houston area, your HAR.com profile is essential. Many buyers and sellers start their search on HAR.com before ever contacting an agent. Make sure your profile is complete, professional, and includes high-quality photos and testimonials.

MarketViewer

This Texas-specific property data tool gives you access to market statistics, property records, and neighborhood trends. Use it to identify potential sellers who have equity or homeowners who might be ready to move.

LERA MLS (Lone Star MLS)

For agents in rural and regional Texas markets, LERA MLS is the primary platform. Understand how to use it to find expireds, FSBOs, and off-market opportunities (always staying compliant with SB140).

Paid Lead Sources

There are many paid lead platforms available. The key is knowing the trade-offs. Our guide on the best real estate lead sources for Texas Realtors provides a detailed comparison.

Important: Under SB140, any platform that facilitates cold calling or texting to strangers now carries compliance risk. Focus on platforms that generate inbound leads (where prospects come to you) rather than outbound lists.

CRM and Lead Management

A lead is worthless without a system to follow up. According to industry data, agents with CRMs convert significantly more leads than those without.

What to look for in a CRM:

• Lead capture forms on your website

• Automated follow-up sequences (drip campaigns)

• Lead scoring (prioritizing high-intent leads)

• Integration with Texas-specific platforms (HAR.com, MarketViewer)

 

 

4. From Houston to Amarillo: Geographic Strategies for Different Texas Markets

Texas is massive and diverse. A strategy that works in Houston may not work in Amarillo. Understanding how to generate more buyer leads in Texas and generate more seller leads in Texas requires a nuanced approach.

Major Metro Markets (Houston, Dallas, Austin, San Antonio)

Characteristics:

• High competition

• Strong reliance on digital tools and online presence

• Specialized neighborhoods and subdivisions

Austin-specific insight: Austin continues to attract new residents daily, creating a strong relocation market. Agents who produce content about neighborhoods, schools, and lifestyle attract inbound leads from people moving to Austin.

Dallas-specific insight: The Dallas market has intense competition. Typical commercial CPC for real estate keywords runs $8-$46, with 420+ SEO agencies actively bidding on the same query set. This means organic strategies (SEO, content) are essential for cost-effective lead generation.

Houston-specific insight: HAR.com is a dominant platform. Agents who optimize their HAR.com presence generate leads directly through the site.

Secondary and Rural Markets

Characteristics:

• Lower inventory

• Stronger reliance on community reputation

• Personal relationships matter more than digital presence

How to win in rural Texas:

• Be a visible community presence (attend local events, sponsor the local Little League, volunteer)

• Build referral networks with local businesses (lenders, inspectors, attorneys)

• Create hyper-local content—write about the local school board, the farmers' market, the annual rodeo

 

 

5. Measuring Success and Your 30/60/90-Day Action Plan

To turn these strategies into results, you need a plan. For a deeper dive on how to convert real estate leads into clients in Texas, see our dedicated guide.

Metrics to Track

30/60/90-Day Action Plan

Month 1 (Set-up)

• Audit your current database and clean up your CRM

• Define your farm area (if you're farming)

• Set up lead capture on your website (home valuation tool, email sign-up)

• Start a Google Business Profile or ensure yours is fully optimized

Month 2 (Execute)

• Begin monthly SOI touchpoints (calls, emails, handwritten notes)

• Create your first lead magnet (market report, neighborhood guide)

• Start neighborhood-focused content (blog posts, social media, Reels)

• Attend one local community event

Month 3 (Optimize)

• Ask for referrals from past clients

• Host your first local event (coffee with neighbors, first-time homebuyer workshop)

• Review your lead source ROI—what's working? What's not?

• Double down on what's working

Before implementing any strategy, it's essential to qualify real estate leads before following up to ensure you're focusing your time on the highest-potential prospects.

 

 

6. Frequently Asked Questions

How do I get leads as a new real estate agent in Texas?

As a new agent, focus on your sphere of influence first. Tell everyone you know that you're in real estate. Host open houses for experienced agents to build your contact list. Create social media content showcasing your local knowledge. Start with low-cost or free strategies before investing in paid leads.

Is cold calling illegal for Texas Realtors now?

Cold calling isn't automatically illegal, but it's now heavily restricted. SB140 expanded the definition of telephone solicitation to include texts and other electronic transmissions. Calling or texting someone you don't have a prior relationship with—or documented consent from—could be a violation. You must also check the Texas No-Call List quarterly and follow allowed calling hours. The risk is high enough that many agents are pivoting away from cold outreach entirely. Our guide on how to generate real estate leads in Texas without cold calling provides detailed alternatives.

How do I get seller leads in Texas after SB140?

Focus on warm strategies: your sphere of influence, referrals, content marketing, and community engagement. Geographic farming is particularly effective for seller leads. You can also use inbound platforms like HAR.com, MarketViewer, and Facebook Lead Ads (where prospects come to you). Avoid cold-calling or texting expired listings and FSBOs without documented consent.

What is the best lead generation platform for Texas agents?

The "best" platform depends on your budget, market, and skills. For buyer leads, Zillow Premier Agent remains dominant but expensive. For seller leads, platforms like REDX and Market Leader are popular—but ensure you stay compliant with SB140. Many Texas agents are pivoting to content and social media strategies that generate leads organically at a lower cost per lead. Compare exclusive vs shared real estate leads to determine which model fits your business.

How much do real estate leads cost in Texas?

Costs vary widely by platform and market. For detailed pricing information, see our comprehensive guide on real estate lead costs in Texas.

General ranges:

• Facebook/Instagram Lead Ads: $5–$25 per lead

• Google PPC: $15–$50 per lead (higher in competitive markets like Dallas)

• Zillow Premier Agent: $20–$100+ per lead depending on the zip code

• REDX: A la carte lead packages starting around $50

• Content/SEO: $0–$500/month but takes 3-12 months to show results

What are the best free lead generation tools for Texas Realtors?

• Google Business Profile: Fully optimize yours with photos, Q&A, and reviews

• HAR.com: Complete your profile, add high-quality photos, and collect testimonials

• MarketViewer: Access to property data and market trends

• Social media: Facebook, Instagram, and YouTube are free to use (though ads cost money)

• Open houses: No cost to host if you partner with a seller

• Referrals: Free but require a system to ask consistently

What should I do with old lead lists from before SB140?

You can't cold-call or text those lists without documented consent. Your options: (1) Email them—if you have valid email addresses and they haven't opted out; (2) Warm them up—send valuable content (market updates, neighborhood news) and let them reach out to you if interested; (3) Pivot to inbound strategies and let those old leads come to you.

 

 

Start Generating Texas Leads Today

SB140 has changed the how, but not the why. Real estate agents who adapt will continue to thrive. By shifting your approach to warm outreach, valuable content, and community engagement, you can stay compliant and dominate your market.

The time to start is now. Pick one strategy from this guide and implement it this week. Then add another next week. The agents who consistently adapt will win in 2026 and beyond.

Disclaimer: This article is for informational purposes only and is not providing legal advice. Please consult an attorney or your broker for specific guidance on how SB140 applies to your business