What to expect when buying a home in Texas.
No jargon, no surprises. Here's how the process actually works in Texas, from pre-approval to the day you get your keys. I'll be with you at every step, explaining things clearly and looking out for your interests.
A quick note on how Texas is different
Texas is an escrow state, that means closings are handled by a title company, not an attorney. The contracts we use are promulgated by TREC (Texas Real Estate Commission), and there's a unique feature called the option period that gives buyers a built-in safety net. I'll walk you through all of it.
The step-by-step
Get pre-approved with a lender
Before we tour homes, connect with a lender to get pre-approved. This tells us your real budget and shows sellers you're serious. I work with trusted local lenders, including VA-savvy lenders for veterans and active-duty military. Pre-approval is not a commitment to borrow; it's a lender's statement that you qualify up to a certain amount based on a credit check and review of your finances.
Sign a Buyer Representation Agreement
In Texas, your agent works for you under a written Buyer Representation Agreement. This outlines our relationship, what I'll do for you, and how I'm compensated. It protects you, it means I owe you fiduciary duties like loyalty, confidentiality, and looking out for your best interests. We'll review it together so you understand every part before signing.
House hunting
We'll tour homes that fit your life and your budget. I'll point out things you might miss, potential issues, neighborhood factors, resale considerations. You ask anything; I answer honestly. When you find the right one, we move.
Make an offer using a TREC contract
Offers in Texas are made using TREC-promulgated forms, typically the One to Four Family Residential Contract. We'll decide on price, terms, and two important numbers: your earnest money and your option fee. I'll explain every line before you sign.
Earnest money & option fee
When we make an offer, you'll put down earnest money (typically around 1% of the purchase price; it goes toward your down payment at closing) and an option fee (a negotiated amount, commonly $100 to $500). The option fee buys you the unrestricted right to terminate the contract during the option period for any reason. If you close, the option fee is credited back to you at closing.
The option period, inspections & negotiations
This is the Texas safety net. During the option period (commonly 7 to 10 days), you can terminate for any reason and get your earnest money back, you only lose the option fee. We'll order inspections, review the results, and I'll negotiate repairs or credits with the seller. Most homes have inspection findings, I'll help you tell the difference between serious issues and cosmetic ones.
Appraisal & financing
Your lender orders an appraisal to confirm the home's value matches the loan amount. If it comes in low, we discuss options, renegotiate, make up the difference, or walk. Meanwhile, your lender finalizes your loan. I stay in close contact with them to keep things on track.
Title commitment & closing disclosure
The title company issues a title commitment, this confirms the seller can transfer clear title and flags anything that needs resolving. You'll also receive your Closing Disclosure from the lender at least 3 business days before closing, showing your final numbers. I'll review both with you.
Closing day at the title company
We meet at the title company to sign the final paperwork. You'll bring your ID and wire your closing funds (your lender will give you the exact amount). Once everything is signed and funded, the deed is recorded, and you get the keys. That's it. You're a homeowner.
Pre-qualified vs. pre-approved, what's the difference?
This is one of the most common points of confusion for homebuyers. A pre-qualification and a pre-approval are not the same thing, and understanding the difference can be the difference between getting the house or losing it.
A ballpark estimate
A lender asks about your income, debts, and assets, but does not verify any of it. It's a quick estimate of how much you might borrow. If anything is left out or inaccurate, it can cause problems later when an underwriter actually reviews your file. Think of it as a rough starting point, not a green light to shop.
A written commitment
You provide the same documents a full mortgage application requires, W-2s, pay stubs, bank statements, and the lender verifies them. You receive a written commitment stating you qualify up to a specific amount. This is what you want before we start touring homes.
Why pre-approval matters most
In a multiple-offer situation, a pre-approval shows the seller you're a serious buyer whose financing is already lined up. Sellers know your loan is far less likely to fall through. A pre-qualification letter doesn't carry that same weight, and in a competitive market, it can be the reason your offer is passed over. Get pre-approved, and you shop with real confidence.
VA loans, a quick note
If you're a veteran, active-duty service member, or qualifying Guard/Reserve member, you may be eligible for a VA loan, 0% down, no private mortgage insurance, and competitive rates. VA loans have specific appraisal requirements (the VA appraiser checks that the home meets minimum property requirements), so we'll factor that into our timeline. I'll connect you with lenders who specialize in VA loans and know the San Antonio market.
Questions about the process?
Every situation is a little different. If you're wondering how this applies to you, your timeline, your budget, your situation, let's talk. No pressure, no obligation. Just honest answers.
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