Buying a home in San Antonio moves fast. One detail can make or break your deal: understanding the Texas option period. It affects your inspection timeline, your ability to negotiate repairs or credits, and your right to walk away if the home is not the right fit. In this guide, you’ll learn exactly how the option period works, what it costs, and how to use it to protect your purchase in Bexar County. Let’s dive in.
What the Texas option period is
The option period is a negotiated window right after both parties sign the contract when you have an unrestricted right to terminate for any reason. In exchange for this right, you pay the seller an agreed option fee. The option period and fee are built into the standard Texas Real Estate Commission (TREC) contracts used in most resale transactions. You can review consumer guidance and forms on the Texas Real Estate Commission site.
During this period, you schedule inspections, review information, and decide whether to proceed, negotiate, or terminate. To terminate, you must deliver written notice before the option period expires and in the way the contract allows.
Option fee vs. earnest money
These are separate and serve different purposes:
- Option fee: Paid to the seller for your termination right during the option period. It is typically nonrefundable.
- Earnest money: A separate deposit held in escrow by the title company. It shows good faith and is applied at closing or handled per the contract if there is a default.
Both amounts are negotiated. The contract controls how and when they are delivered and what happens if deadlines are missed.
How the timeline works in San Antonio
Option periods in San Antonio are commonly 5 to 7 days, though 7 to 10 days still happen depending on market conditions and property needs. In multiple-offer situations, you may see shorter periods of 1 to 3 days to be more competitive.
- Start date: The option period typically begins on the contract’s effective date.
- End date: You must provide written termination before the deadline stated in the contract. Delivery methods must follow the contract, so use your agent to send and confirm receipt.
- Extensions: If you need more time, you and the seller must sign a written amendment agreeing to an extension and any additional option fee.
For contract mechanics and delivery rules, refer to TREC guidance on forms and consumer information.
Option fee, earnest money, and receipts
There is no fixed amount for the option fee. It is market driven and negotiable.
- In softer conditions or for older listings, option fees around $100 to $300 are common for a 7 to 10 day period.
- In competitive situations, buyers often offer higher fees or shorter timelines to stand out.
- Always obtain a receipt for your option fee and earnest money deposits. If you want the option fee credited at closing, that must be written in the contract or an amendment.
Earnest money is separate from the option fee and is typically held by the title company in escrow. It offers the seller some protection if you default after the option period ends, subject to the contract.
What to do during the option period
Use your time wisely. The option period is short, so front-load the most important steps.
Schedule inspections fast
Book your general home inspection for day 1 or 2. Then add specialists as needed.
- General home inspection: first priority. Typical cost $300 to $600.
- Wood-destroying insect (termite/WDIR): common in Texas. Typical cost $75 to $150.
- Sewer scope: important for older homes or areas with known issues. $100 to $300.
- HVAC check if age or performance is a concern: $100 to $300.
- Roof specialist if flagged: $150 to $400.
- Foundation or structural specialist if the inspector notes movement or cracks: $300 to $800+.
- Mold or moisture testing if indicated: $200 to $600.
To find qualified inspectors, review standards and resources from the American Society of Home Inspectors and the International Association of Certified Home Inspectors.
San Antonio checks to prioritize
San Antonio and Bexar County have some local issues worth prioritizing during your option period:
- Termites and wood-destroying insects: Active in South-Central Texas. A WDIR is common.
- Foundation and soil: Some areas have expansive clay or mixed soils. A foundation specialist may be needed if your inspector sees signs of settlement.
- Flood risk: Check FEMA maps for flood zones and order a flood determination early. Review your area on the FEMA Map Service Center.
- Roof age and hail history: Verify any recent repairs and maintenance.
- Sewer or septic: Older neighborhoods or outlying properties may need a sewer scope or septic inspection.
- Permits and renovations: Confirm major work was properly permitted through the City of San Antonio Development Services.
- Property taxes and special districts: Review records through Bexar County.
Use results to negotiate
Inspection reports give you leverage to request repairs, a price reduction, or a credit at closing. Credits can simplify the process and let you control the work after you own the home.
- If the seller will not address major items, you can accept as-is, negotiate a credit, or terminate during the option period.
- If you need more time for contractor bids, ask for an extension in writing and be prepared to pay an additional option fee.
- Deliver any termination or amendment in writing and confirm receipt. Do not rely on verbal conversations.
Buyer strategies to stay competitive
- Line up your inspector before you go under contract so you can inspect on day 1 or 2.
- Offer the shortest viable option period that still lets you complete inspections and quotes. In multiple offers, a shorter period or a higher option fee can strengthen your position.
- Prioritize credits over repairs when sellers want a quick close. Credits can reduce delays and keep momentum.
- Keep every deadline visible on your calendar. Confirm exact wording in the contract and how notices must be delivered.
- Organize all reports, receipts, and emails. Time-stamp everything.
For market context and norms around competitiveness in San Antonio, review local insights from the San Antonio Board of REALTORS.
Day-by-day option period checklist
Day 0 (effective date)
- Confirm option period length and the exact deadline, including delivery method for notices.
- Arrange payment and receipts for option fee and earnest money.
Days 0–1
- Schedule the general home inspection and termite/WDIR.
- Order floodplain checks and begin permit/title reviews as needed.
Days 1–3
- Schedule specialty inspections flagged by your general inspector: sewer scope, foundation, HVAC, roof, mold, septic, pool, or well.
Days 3–5
- Gather contractor estimates for any significant repairs or replacements.
Days 4–6
- Prepare a written request for repairs or a credit based on the reports. Have your agent deliver it to the seller.
Before expiration
- Decide to proceed, negotiate further, request an extension, or terminate. If terminating, deliver written notice and keep proof of delivery.
After expiration (if proceeding)
- Confirm how repairs and credits will be handled and documented for closing.
Common mistakes to avoid
- Waiting until day 3 or 4 to schedule inspections. Book immediately.
- Missing the termination deadline. If you miss it, you typically lose the option to terminate.
- Relying on verbal agreements. Always use written amendments with confirmed delivery.
- Hiring unlicensed or unvetted inspectors. Use professional, credentialed providers and check ASHI or InterNACHI.
- Skipping flood and permit checks. Verify flood status on the FEMA Map Service Center and permits with City of San Antonio Development Services.
Local resources
- TREC forms and consumer info: Texas Real Estate Commission
- Market context: San Antonio Board of REALTORS
- Property records and tax info: Bexar County
- Permits and inspections: City of San Antonio DSD
- Flood maps: FEMA Map Service Center
- Inspector standards and guidance: ASHI and InterNACHI
- Statewide consumer resources: Texas REALTORS
Ready for local guidance?
If you want a clear plan for your option period, we can help you move fast and protect your interests. We’ll coordinate inspections, track deadlines, and negotiate repairs or credits that keep your budget intact. If you are also selling, ask about our flat-fee listing option. Buying a home? Our buyer rebate programs are designed to return value to you at closing. Connect with Marti Realty Group to get a free quote and see how much you can save.
FAQs
Is the option fee refundable in Texas?
- Generally no. The option fee is typically nonrefundable and is the seller’s consideration for granting your right to terminate during the option period. Any exception must be written in the contract.
Can San Antonio buyers extend the option period?
- Yes. You and the seller must sign a written amendment and agree on any additional option fee. Do this before the current option period expires.
Can I renegotiate price using inspections in Texas?
- Yes. Buyers often use inspection findings to request repairs or a credit. If you cannot agree with the seller, you can terminate during the option period.
What if I miss the option deadline in Texas?
- You generally lose the right to terminate under the option. You remain bound by the contract unless another contingency applies, and further repair requests become purely negotiable.
How do lenders view the option period in Texas?
- The option period is a buyer-seller contract matter, not a lender requirement. Inspection results can still affect financing if they impact appraised value or insurability.
