What Happens After an Offer Is Accepted in Texas?
In Texas, an accepted offer triggers a 30–45 day process that moves through six distinct phases: earnest money deposit, the option period, home inspection, appraisal, title and loan approval, and closing. Each phase has specific deadlines, costs, and decision points — for both the buyer and the seller. Understanding the full sequence before you reach the contract stage puts you in a much stronger position at every step.
Getting an offer accepted feels like the finish line. It isn't. In Texas real estate, contract acceptance is the starting gun for a 30–45 day process that involves title companies, inspectors, appraisers, lenders, and surveyors — each with their own timelines and their own ability to complicate yours.
This is the part of the transaction where most buyers (and sellers) feel the most lost. Here's what actually happens, in order.
Phase 1: The First 48 Hours — Earnest Money and the Effective Date
The moment both parties sign, the contract becomes "effective." That date is significant — it starts the clock on every deadline in the contract, including the option period.
Within one to three business days of the effective date, the buyer must deliver earnest money to the title company. In San Antonio's luxury market, earnest money typically runs 1–2% of the purchase price. On a $750,000 home, that's $7,500–$15,000 in certified funds, wired or delivered to the title company. The title company holds it in escrow until closing — it does not go to the seller.
Separately, the option fee — a much smaller amount, typically $200–$1,000 at this price point — goes directly to the seller. Unlike earnest money, the option fee is nonrefundable regardless of what happens. In exchange, it buys the buyer an unrestricted right to terminate the contract during the option period for any reason.
If you're the seller: once the option fee and earnest money are confirmed, you're under contract — but you're not done managing the transaction. You're about to have a stranger walk through your home with a measuring device and a flashlight.
For a detailed breakdown of how earnest money and the option fee work in Texas, see What Is Earnest Money in Texas (and What's the Option Fee)?
Phase 2: The Option Period — Inspection, Negotiation, and the Exit Window
The option period is a negotiated window — usually 5 to 10 calendar days — during which the buyer has the unrestricted right to walk away and recover their earnest money. Most Texas buyers use this time to complete one or more inspections.
A general home inspection typically costs $350–$600 and takes 2–4 hours. The buyer schedules it; you (as the seller) need to provide access and ideally vacate for the duration. Most buyers will also schedule a WDI (wood-destroying insect) inspection, and depending on the property's age, may add a sewer scope, foundation evaluation, or HVAC assessment.
After inspections, buyers in Texas can do three things:
- Request repairs via a TREC Amendment, which the seller can accept, counter, or decline
- Request a seller credit in lieu of repairs
- Terminate the contract and recover their earnest money (but not the option fee)
Texas is an as-is state by default. There is no law requiring sellers to make repairs — but there's also no law preventing buyers from walking away if they don't like what they find. The negotiation during the option period is entirely voluntary for both sides.
What sellers should know: in 2026's more balanced San Antonio market, buyers are asking for repairs more often, and sellers are saying yes more often than they did in 2021 or 2022. The deals that survive the option period tend to be the ones where both sides approach inspection findings practically rather than emotionally. A reasonable response to reasonable requests keeps the deal alive. An unreasonable refusal on a minor item can cost you the whole contract.
The option period ends at 5:00 PM local time on the final calendar day. Weekends and holidays count. If the buyer wants to terminate, written notice must reach the seller by that deadline. After the deadline passes, the earnest money is at risk and the contract is binding.
Phase 3: The Middle Mile — Appraisal, Survey, and Loan Processing
Once the option period closes, the transaction enters the longest and often least visible phase: the lender's process.
Appraisal. The buyer's lender orders an appraisal, typically within the first week after the option period ends. An appraiser visits the property, evaluates its condition and comparable sales, and produces a report — usually within 7–14 days. The lender will not approve the loan for more than the appraised value.
If the appraisal comes in below the contract price, the parties have to decide what to do:
- The seller can reduce the price to the appraised value
- The buyer can cover the gap in cash (paying more than the home appraised for)
- The parties can split the difference
- The buyer can terminate if the contract includes an appraisal contingency
In San Antonio's luxury market — particularly in Alamo Heights, Terrell Hills, and Olmos Park — low appraisals are a real risk. Thin comparable sales in these enclaves mean appraisers sometimes struggle to support prices that the market clearly accepts. If you're selling in a neighborhood where appraisal gaps occur regularly, this is worth discussing with your agent before you accept an offer. Understanding how to address a low appraisal before it happens is much less stressful than scrambling after the fact.
Survey. Texas contracts require the seller to provide a survey — typically the one from when you purchased the property, if it's recent enough. If the existing survey is too old or has changed, a new one is ordered. Surveys identify property boundaries, easements, encroachments, and any discrepancies. Budget 10–14 days for a new survey if one is needed.
Loan processing. While the appraisal and survey are underway, the buyer's lender is collecting documents, ordering title insurance, and moving through underwriting. Buyers should be responsive during this phase — delays in returning documents from the buyer's side are one of the most common reasons transactions slow down or push to a later closing date.
For buyers purchasing with a jumbo loan — likely in Alamo Heights or Terrell Hills given those price points — expect additional underwriting requirements: deeper reserve documentation, possibly a second appraisal above $1M, and a longer underwriting timeline. See Jumbo Loans in San Antonio: What Luxury Buyers Need to Know for what to prepare.
Phase 4: The Final Week — Closing Disclosure, Walkthrough, and the Table
Closing Disclosure (CD). At least three business days before closing, the buyer receives the Closing Disclosure — a detailed summary of all loan terms, costs, and credits. This is the moment to compare against the original Loan Estimate. Any significant discrepancies are worth raising with the lender before closing day.
Final walkthrough. Usually scheduled the day before or the morning of closing, the final walkthrough is the buyer's opportunity to confirm the property's condition hasn't changed since inspection and that agreed-upon repairs were completed. It is not a second inspection — it's a quick confirmation.
Closing. In Texas, closings happen at a title company, not a law office. Both parties typically sign separately. The seller signs the deed and transfer documents; the buyer signs the loan documents and funds the remaining cash to close. Once all documents are signed, funds are confirmed, and the title company records the deed with Bexar County, the transaction is complete. Keys transfer at recording — or per whatever agreement was made in the contract.
The full process, from contract execution to closing, typically runs 30–45 days for financed purchases. Cash purchases can close in as little as 7–14 days.
Frequently Asked Questions
What happens if the buyer backs out after the option period in Texas?
Once the option period expires, the buyer's earnest money is at risk. If the buyer terminates without a valid contractual reason (such as an appraisal contingency or financing contingency), the seller is typically entitled to the earnest money as liquidated damages. The title company will not release the funds without written agreement from both parties or a court order, so disputes can delay things.
Can a seller accept another offer after accepting the first one in Texas?
In Texas, a seller can enter into a backup contract while the primary contract is active — but they cannot sell the property to someone else. If the primary buyer terminates during the option period, the backup contract can then become primary. Outside the option period, the seller is contractually bound and cannot walk away without potential legal consequences.
How does the pre-listing inspection affect the contract process?
Sellers who complete a pre-listing inspection — and address or disclose findings before going to market — often experience smoother option periods. Buyers who already know about a repaired item are less likely to use it as leverage during negotiations. For more detail, see Should San Antonio Sellers Get a Pre-Listing Inspection?
What is the TREC contract and do both parties use the same one?
Yes. Texas real estate transactions use standard TREC (Texas Real Estate Commission) contract forms. The most common for residential resales is the TREC One-to-Four Family Residential Contract (Resale), Form 20-17. Both parties sign the same document, with any modifications attached as addenda. The contract form itself is promulgated by TREC and cannot be substantially altered by agents.
What if the buyer's financing falls through after the option period?
If the contract includes a financing contingency and the buyer's loan is denied due to no fault of their own, they may be entitled to their earnest money back. If no financing contingency was included (common in competitive offers), and financing falls through, the buyer may forfeit the earnest money. This is why the terms of the financing contingency — if any — matter significantly when evaluating an offer.
The contract-to-close process in Texas is more structured than most buyers and sellers expect — and more Texas-specific than most generic real estate guides let on. The option period, the title company closing, and the earnest money mechanics all work differently here than in most other states.
If you're preparing to buy or sell in Alamo Heights, Terrell Hills, Olmos Park, or anywhere in San Antonio's central neighborhoods, Caroline and Susanne are glad to walk you through exactly what to expect for your specific situation — before you're under contract.
Schedule a conversation here, or call Caroline at (210) 313-2904 or Susanne at (210) 632-8400.
