{"id":271,"date":"2026-11-10T14:00:00","date_gmt":"2026-11-10T21:00:00","guid":{"rendered":"https:\/\/simplyclosed.com\/blog\/?p=271"},"modified":"2026-10-29T15:09:31","modified_gmt":"2026-10-29T21:09:31","slug":"legal-holidays-real-estate-deadlines","status":"publish","type":"post","link":"https:\/\/simplyclosed.com\/blog\/legal-holidays-real-estate-deadlines\/","title":{"rendered":"Legal holidays and real estate deadlines: which days count"},"content":{"rendered":"

Which legal holidays real estate deadlines<\/strong> skip is set by the contract, and the lists are not the same from state to state. A holiday that pushes a deadline back in one state is an ordinary business day in another. When a count crosses Thanksgiving, Juneteenth or a state-only holiday, the holiday list can move a deadline by a day or more.<\/p>\n

Quick answer:<\/strong> A holiday only matters if your contract or a statute names it. Many forms use the federal list in 5 U.S.C. 6103(a). Others use state lists: Texas adds the Friday after Thanksgiving and drops Columbus Day, New York adds Lincoln’s Birthday, Massachusetts adds Patriots’ Day. The Closing Disclosure rule uses actual federal holiday dates.<\/p>\n

When does a holiday affect a real estate deadline?<\/h2>\n

There are two ways it happens. A business-day count skips holidays, so each holiday inside the count adds a day. A roll rule moves a deadline that lands on a holiday to the next business day.<\/p>\n

If a form counts calendar days and never moves deadlines, holidays are ordinary days. North Carolina’s Form 2-T counts consecutive calendar days, including Saturdays, Sundays and holidays, and never extends them. Georgia’s F201 extends only the closing date.<\/p>\n

Federal holidays vs state legal holidays: which list does your form use?<\/h2>\n\n\n\n\n\n\n\n\n\n\n\n\n
Form or statute<\/th>\nHoliday list<\/th>\nWhat stands out<\/th>\n<\/tr>\n<\/thead>\n
Florida, FAR\/BAR AS IS<\/td>\nNational legal holidays, 5 U.S.C. 6103<\/td>\nIncludes Columbus Day; Florida-only holidays do not count<\/td>\n<\/tr>\n
Illinois, Multi-Board 8.0<\/td>\nFederal holidays (for Business Days)<\/td>\nIllinois-only days such as Lincoln’s Birthday are business days<\/td>\n<\/tr>\n
Texas, TREC 20-19<\/td>\nTex. Gov’t Code 662.003(a), (b)(4) and (b)(6)<\/td>\nAdds Emancipation Day in Texas (June 19) and the Friday after Thanksgiving; no Columbus Day<\/td>\n<\/tr>\n
Washington, NWMLS Form 21<\/td>\nRCW 1.16.050<\/td>\nAdds Native American Heritage Day; no Columbus Day; Saturday holidays move to Friday, Sunday holidays to Monday<\/td>\n<\/tr>\n
Maine, Maine REALTORS P&S<\/td>\nObserved Maine and federal holidays<\/td>\nAdds Patriots’ Day<\/td>\n<\/tr>\n
New Jersey, attorney review<\/td>\nN.J.S.A. 36:1-1<\/td>\nGood Friday, Juneteenth on the third Friday in June, general election day<\/td>\n<\/tr>\n
New York, GCL Section 25 default<\/td>\nGCL Section 24 public holidays<\/td>\nLincoln’s Birthday (Feb. 12) and general election day; Sunday holidays move to Monday<\/td>\n<\/tr>\n
Massachusetts, c. 4 Section 9 default<\/td>\nc. 4 Section 7 legal holidays<\/td>\nPatriots’ Day; covers Sundays and legal holidays, not Saturdays<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

What is the Texas “Legal Holiday” definition in TREC contracts?<\/h2>\n

The current TREC resale contract defines “Legal Holiday” as a holiday described in Sections 662.003(a) and 662.003(b)(4) and (6) of the Texas Government Code. That means the national holidays Texas lists, plus Emancipation Day in Texas on June 19 and the Friday after Thanksgiving. Columbus Day is not on it. The statute names fixed dates, with no Friday or Monday observed-day rule.<\/p>\n

The definition affects the Texas deadlines that can move: earnest money, the option fee and additional earnest money. Say the Effective Date is Monday, November 23, 2026. Three days later is Thanksgiving, Thursday, November 26. Friday, November 27 is also a Texas Legal Holiday, then comes the weekend, so delivery is due by the end of Monday, November 30, 2026. Under a federal-only list, Friday would have been the deadline. The option period itself never moves. See the Texas closing deadline calculator<\/a> for the full Texas holiday list.<\/p>\n

Why do New York and Massachusetts holidays matter?<\/h2>\n

Both states have statutes that move contract deadlines off holidays when the contract is silent, and both statutes use state lists.<\/p>\n

New York’s General Construction Law lets contract performance due on a Saturday, Sunday or public holiday happen the next business day unless the contract shows a different intent. New York’s public holidays include Lincoln’s Birthday. In 2027, February 12 is a Friday. A deadline that day would move past the weekend and past Washington’s Birthday on Monday, February 15, to Tuesday, February 16, 2027.<\/p>\n

Massachusetts covers Sundays and legal holidays, not Saturdays. Patriots’ Day is the third Monday in April, which is April 19 in 2027. Unless the contract says otherwise, a deadline written for that day could be met on Tuesday, April 20. Maine’s form skips Patriots’ Day as well: 10 business days from an effective date of Monday, April 12, 2027, ends at 5:00 p.m. Eastern on Tuesday, April 27, not Monday, April 26.<\/p>\n

How does Juneteenth change the count?<\/h2>\n

Juneteenth National Independence Day, June 19, became a federal legal public holiday in 2021. Washington’s statute lists it, New York’s lists it, and Texas lists June 19 as Emancipation Day in Texas. New Jersey’s statute puts it on the third Friday in June.<\/p>\n

In 2027, June 19 is a Saturday, and the lists disagree:<\/p>\n