Buying a home in San Antonio should feel exciting, not confusing. Still, Texas contracts, option periods, and title timelines can raise a lot of questions. Whether you are buying your first home, moving up, or relocating to Joint Base San Antonio, you deserve a clear, simple plan. This guide gives you the local steps, typical timelines, and practical tips to move from search to closing with confidence. Let’s dive in.
Step-by-step: From search to keys
Get pre-approved
A strong pre-approval shapes your budget and strengthens your offer. In San Antonio, pre-approvals often take a few days to 1–2 weeks, depending on how quickly you provide documents. Pre-approval beats pre-qualification because a lender has reviewed your income, assets, and credit.
Hire a local buyer’s agent
Work with a San Antonio agent who knows neighborhoods, commute patterns, HOAs, and contract norms. Your agent will guide search strategy, run comps, and advise on option fee and earnest money expectations for the specific area and price point.
Tour neighborhoods and homes
Confirm the lifestyle items that matter to you, such as commute time, HOA rules, lot size, and amenities. If you are new to Bexar County, lean on local insight to understand drainage, soil conditions, and typical age of systems.
Make a TREC offer
Most San Antonio offers use the Texas Real Estate Commission One to Four Family Residential Contract (Resale). Your offer will address price, closing date, earnest money, option fee, title, survey, and any needed addenda. Pay close attention to the “effective date,” because it starts many deadlines.
Deliver earnest and option funds
The contract will set deadlines tied to the effective date. Earnest money is deposited with the title company. Option fee is typically paid to the seller for the right to terminate during the option period. Confirm who receives each payment and the exact delivery method and timeline.
Inspect during the option period
The option period is the time to inspect and negotiate repairs or credits. In San Antonio, a 7-day option period is common, though 3–10 days is typical and negotiable. Schedule the general home inspection and any needed specialty inspections right away to keep your leverage.
Appraisal and underwriting
If you are financing, your lender orders the appraisal and completes underwriting. These often occur in weeks 2–4 after contract acceptance. If the appraised value comes in low, you may renegotiate, contest, or bring additional funds to close.
Title, survey, and HOA review
Texas title companies coordinate closing and issue title commitments. Review the title commitment, recorded exceptions, and any HOA documents. Confirm whether a new survey is required or if a prior survey with a T-47 affidavit will suffice per the contract.
Final walkthrough and closing
Do a final walkthrough to confirm agreed repairs and property condition. At the title company, you will sign closing documents, wire funds or bring a cashier’s check per instructions, and receive keys once the deed records with Bexar County.
Texas contract basics
Effective date controls deadlines
The contract’s effective date is when all parties have signed. It starts the clock for earnest money delivery, option fee delivery, and the option period itself. Always confirm timing in business days or calendar days per the contract language.
Earnest money norms
Earnest money shows good faith and is held in escrow by the title company or broker. Amounts vary by price point and competitiveness, and can range from a few hundred dollars to 1–2 percent or more. If a buyer defaults after contingencies, the seller may have remedies that include keeping earnest money per the contract.
Option period and fee
The option period is a negotiated window where you may terminate for any reason. A 7-day option period is common in many San Antonio deals, but the length and fee are negotiable. The option fee is typically non-refundable and compensates the seller for taking the home off the market during that time.
Title and survey
Title companies handle escrow, closing, and title insurance in Texas. You will receive a title commitment to review. Lenders often require a recent survey or acceptance of a prior survey with a T-47 affidavit. The contract defines who provides and pays for a new survey if needed.
Taxes, proration, and HOA items
Property taxes are prorated at closing based on the closing date and contract terms. Many neighborhoods have HOAs. You will review HOA documents and fees, and some associations require estoppel letters that can affect timelines. Responsibility for HOA transfer or estoppel fees is negotiated in the contract.
Inspections and local issues to watch
Foundation and expansive soils
Central Texas clay soils can move with moisture changes. If you see settlement or cracking, consider a structural or foundation specialist. Many buyers obtain a general home inspection first, then order specialty inspections as needed during the option period.
Termites and wood-destroying insects
Warm weather increases termite risk. Lenders commonly require a wood-destroying insect inspection. Treatment or repairs are negotiable and should be handled within the option period.
Flood risk and drainage
San Antonio includes areas with flash-flood risk. Check floodplain status and drainage, and ask about rainfall history and improvements like gutters, grading, or French drains. If a property is in a Special Flood Hazard Area, your lender will require flood insurance.
Roof and storm history
Hail and wind events happen. Ask about roof age and any insurance claims. Your inspector may recommend a roofing specialist if there are signs of wear or past repairs.
Utilities and septic
Many San Antonio homes are on municipal sewer, but some outlying or acreage properties use septic systems. If septic is present, plan for a septic inspection and confirm local permits.
Financing and closing costs
Pre-approval vs. pre-qualification
A fully documented pre-approval gives you stronger negotiating power than a basic pre-qualification. Provide requested documents promptly to keep underwriting on track.
Typical buyer closing costs
Your costs may include lender fees, appraisal, credit report, lender’s title policy, optional owner’s title policy, escrow charges, recording, survey, and prepaids like insurance and tax prorations. In many transactions, buyer closing costs range roughly 2–5 percent of the purchase price. Actual amounts vary by loan type and negotiations.
Who pays what
In many Texas deals, sellers often pay for the owner’s title policy, but this is negotiable. Buyers typically pay for the lender’s title policy, appraisal, loan fees, and buyer-requested items. Confirm all fees and prorations in the contract and your closing statement.
Taxes, exemptions, and insurance
Property taxes and exemptions
Bexar County Appraisal District sets assessed values and manages exemptions. After you purchase a primary residence, you can apply for a homestead exemption under county rules and deadlines. Your title commitment will show any tax liens or assessments that must be cleared before closing.
Homeowners and flood insurance
Lenders require homeowners insurance. If a property is in a FEMA-designated flood zone that requires coverage, flood insurance will be necessary. For older homes or properties with claim histories, confirm insurability early so underwriting stays on schedule.
Buyer checklist for San Antonio
- Financial prep:
- Get a mortgage pre-approval letter.
- Gather W-2s, pay stubs, bank statements, and ID.
- Before your offer:
- Review neighborhoods, commutes, HOA rules, and fees.
- Ask your agent for comps and days-on-market trends.
- After contract acceptance:
- Deliver earnest money and option fee on time.
- Schedule the general home inspection and WDI inspection right away.
- Order specialty inspections as needed: foundation, roof, HVAC, sewer scope, pool, or others.
- Review title commitment and survey; submit any objections by the contract deadline.
- Provide your lender with any requested documents promptly.
- Gather homeowners and flood insurance quotes.
- Review HOA documents and estoppel items if applicable.
- Plan your final walkthrough and confirm funds-to-close instructions with the title company.
- At closing:
- Review your final settlement statement in advance.
- Bring valid ID and wire funds or bring a cashier’s check per title instructions.
- Confirm deed recording and obtain copies of your title policy once issued.
Typical San Antonio timeline
- Pre-approval: a few days to 1–2 weeks.
- Contract to close: commonly 30–45 days for financed deals; cash can be faster.
- Option period: commonly 3–10 days, with 7 days typical in many local transactions.
- Inspections: usually within the first 3–7 days.
- Appraisal and underwriting: often weeks 2–4; clear-to-close timing depends on lender conditions.
Avoid common pitfalls
- Missing effective date deadlines. Track earnest money, option fee, and inspection timelines closely.
- Delaying inspections. Book your inspector as soon as the contract is executed to keep leverage during the option period.
- Overlooking flood risk and drainage. Ask targeted questions about water flow, floodplain status, and insurance.
- Underestimating closing costs. Budget a general 2–5 percent range and verify itemized fees early.
- Ignoring wire safety. Always verify wiring instructions directly with the title company to avoid wire fraud.
Ready to buy with clarity and confidence? Our broker-led team pairs high-touch guidance with local insight across San Antonio and the Hill Country. From military relocations to luxury and acreage searches, Harkin Realty helps you move on your timeline with a smooth, well-managed process.
FAQs
What is the difference between earnest money and the option fee in Texas?
- Earnest money is a good-faith deposit held in escrow that may be at risk if you default, while the option fee is typically a non-refundable payment to the seller for the right to terminate during the option period.
How long should my option period be in San Antonio?
- Option periods are negotiable and commonly 3–10 days; 7 days is often used locally and gives you time to complete inspections and negotiate repairs.
How much earnest money is typical in San Antonio?
- Amounts vary by price and competitiveness, but many buyers offer from a few hundred dollars up to 1–2 percent of the purchase price; your agent will tailor guidance to the property.
Who pays for repairs if the lender requires them?
- Lender-required repairs must be addressed before closing; payment is negotiable and may be handled via seller repairs, buyer credits, or price adjustments.
What happens if the appraisal comes in low?
- You can renegotiate price, contest the appraisal, or bring additional funds to cover the gap, depending on your contract and lender options.
What does title insurance cover, and who usually pays in Texas?
- Title insurance protects against covered title defects; in many Texas deals the seller pays for the owner’s policy, but this is negotiable.
How can I check if a property is in a flood zone?
- Review floodplain information for the property and discuss flood risk and insurance requirements with your agent, lender, and insurer before you finalize your offer.
Do I need a new survey and what is a T-47?
- Lenders often require a recent survey; a prior survey may be acceptable with a T-47 affidavit, but the contract will specify who provides and pays for a new survey if needed.
How do homestead exemptions work in Bexar County?
- After you purchase a primary residence, you can apply for a homestead exemption with the county appraisal district according to local eligibility rules and deadlines.
