The Texas Option Period Explained For Stone Oak Buyers

Heard people mention the Texas option period and wonder how it actually protects you when you buy in Stone Oak? If you are weighing a big decision on San Antonio’s north side, you want breathing room to inspect the home and keep your earnest money safe if you change course. This guide breaks down what the option period is, typical timelines and fees in Stone Oak, how to use the time for inspections, and smart offer strategies. You will also get a simple 7‑day plan you can follow. Let’s dive in.

What the option period means in Texas

Buying in Texas gives you a powerful tool called the option period. It is a short, buyer-paid right that lets you end the contract for any reason within an agreed number of days. If you terminate on time and in writing during this window, your earnest money is returned. The seller keeps the option fee you paid for that right.

Your right to terminate

Texas uses standard residential contracts that include an option section. When you pay the option fee, you get a unilateral right to terminate during the option period. If you send written notice before the deadline, the contract ends and your earnest money is refunded. If you miss the deadline, you lose that unilateral right and your options narrow to whatever other remedies the contract allows.

When it starts and ends

The option period begins on the contract’s effective date, which is the day all parties sign. The number of days is negotiated and written into the contract. Those days are usually calendar days, and the contract sets how and when you must deliver a termination notice. You should ask your agent to review how day counting and time cutoffs work on your specific form so you do not miss a deadline.

Option fee vs. earnest money

The option fee is a non-refundable payment to the seller for your termination right. If you close, it is commonly credited to your purchase price or closing costs, as written in the contract. Earnest money is a separate deposit that shows good faith. If you terminate within the option period, you usually get your earnest money back, but the seller keeps the option fee.

Typical timelines and fees in Stone Oak

Stone Oak and the northside of San Antonio can be competitive, especially for updated, well-priced homes. That affects how long your option period is and how much you pay for it. You and the seller negotiate both.

How market conditions shape your terms

In a seller’s market with multiple offers, you may see shorter option periods or even no option at all. In a balanced market, a longer option period and a lower fee are more common. The right call depends on current inventory, your inspection needs, and how aggressive you want your offer to be.

Common option lengths

• Very competitive settings: 0 to 3 days, sometimes waived.
• Typical resale listings: 3 to 7 days.
• When you need more time: 7 to 10 days or longer if the seller agrees.

For many Stone Oak buyers, 7 days gives enough time for a general inspection plus any follow-up specialists. If you need to compete, 3 to 5 days is a strong signal and can still work if you schedule inspections right away.

Typical option fees

• Modest or standard: about $100 to $300.
• Middle market or higher competition: about $300 to $1,000.
• Very competitive or high-price homes: over $1,000, or the option may be waived.

Remember, the option fee is separate from earnest money. It is typically credited at closing if you proceed.

Earnest money context

Many local buyers pair a solid earnest deposit with a shorter option period to stand out. The combined effect signals commitment to the seller. Exact amounts vary by price point and market tempo.

How to use the option period for inspections

The option period is your protected window to evaluate the home. You can confirm condition, request repairs or credits, accept the home as-is, or terminate. Your plan should start on the effective date.

Inspections to prioritize in Stone Oak

Start with a licensed general home inspection. Based on age, disclosures, or early findings, consider specialists:

• Foundation or structural review, given area soils can move.
• Roof inspection for age, leaks, or storm damage.
• HVAC evaluation for function and remaining life.
• Plumbing or electrical specialist if issues are suspected.
• Sewer scope, especially for older homes or if disclosures raise flags.
• Termite or wood-destroying insect inspection.
• Pool inspection, if applicable.

Scheduling tips

Book your general inspection within 24 to 48 hours of the effective date. Specialists like sewer scopes or structural engineers can have longer lead times, so line them up early. The shorter your option period, the more urgent your scheduling needs.

Reading reports and next steps

When you get the reports, you can take one of three paths during the option period:

1. Terminate and recover your earnest money. The seller keeps the option fee.
2. Negotiate repairs or credits through a written amendment. Both sides must agree.
3. Accept the property and continue to closing.

If you and the seller cannot agree on repairs and you are still within the option window, you can exit with your earnest money. Put all requests and notices in writing and follow the contract’s delivery instructions.

Strategy: competitive vs protected offers

Your option terms are a lever. The right setting depends on the property, your risk tolerance, and the market today.

If you need to be competitive

Shorten the option to 1 to 3 days, raise the option fee, and pair it with stronger earnest money. This puts pressure on your inspection schedule, so line up your inspector in advance and be ready to act fast.

If you want more assurance

Use a 5 to 10 day option and a standard option fee. This is helpful for first-time buyers, older properties, or when you expect multiple specialists. Still move quickly on scheduling.

Waiving the option: risks

You can waive the option, but you give up your unilateral termination right. Some buyers try to add other protections by agreement. Those must be drafted and accepted by the seller. This approach is riskier and should be weighed carefully against the property’s condition and your comfort level.

Keep timelines aligned and documented

Make sure your option period lines up with appraisal, title, and loan deadlines. Missing the option deadline can cost you your termination right. Put every notice, repair request, and response in writing as the contract requires.

7-day option timeline and checklist

A 7-day option is a practical starting point for many Stone Oak buyers. Here is a simple plan you can use.

Sample 7-day timeline

• Day 0: Contract becomes effective. Pay option fee and earnest money per contract.
• Day 0–1: Order general inspection and schedule any likely specialists.
• Day 1–3: Complete general inspection. Receive the report.
• Day 3–5: Review results with your agent. Order any specialist inspections and get estimates.
• Day 5–6: Decide on your approach. Draft repair request or prepare termination.
• Day 7: Deliver any termination notice in writing before the contract deadline if you choose to exit.

Buyer checklist inside the option

• Schedule and complete a general home inspection.
• Order specialist inspections as needed, such as foundation, sewer scope, HVAC, pool, or termite.
• Compare inspection findings with the seller’s disclosure.
• Review HOA documents if applicable, including fees and any pending assessments.
• Confirm your financing and appraisal timelines and how they fit with your option.
• Get estimates for major items before negotiating.
• Send any requests or termination in writing as the contract specifies.

Stone Oak-specific tips

• Many Stone Oak homes use slab foundations. If you see cracks, sticking doors, or sloping floors, consider a foundation specialist.
• Mature trees and landscaping are common. A sewer scope can be smart if roots or age may affect lines.
• Ask for receipts and warranties on recent roof or HVAC work. San Antonio summers put a load on cooling systems.
• Pools are common in some subdivisions. A dedicated pool inspection can save you from surprise equipment or shell costs.

Next step

You deserve clear guidance and a smooth plan from offer to closing. If you want local insight on option terms, inspector availability, and negotiation tactics that fit Stone Oak’s market, connect with a northside expert who does this every day. Reach out to Melisa Fitchett to talk through your goals and build a plan that protects you and helps you win the right home.

FAQs

What is the Texas option period in home buying?

• It is a short, buyer-paid window that gives you the right to terminate the contract for any reason within the agreed days and recover your earnest money, while the seller keeps the option fee.

When does the option period start and end in Texas?

• It starts on the contract’s effective date and runs for the number of calendar days written in the contract, with notices delivered as the contract requires.

How much is the option fee in Stone Oak?

• Typical ranges are about $100 to $300 for standard situations and $300 to $1,000 when competition is higher, with larger fees possible on high-price or highly competitive homes.

How long should I ask for in Stone Oak?

• Many buyers use 3 to 7 days, with 7 days giving room for inspections and 3 to 5 days helping you stay competitive if you can schedule fast.

What is the difference between option fee and earnest money?

• The option fee pays for your termination right and is non-refundable, while earnest money shows good faith and is usually refundable if you terminate within the option period.

Can I extend the option period if I need more time?

• Yes, but only if the seller agrees in writing, and sellers often want compensation for an extension.

What if the seller will not make repairs I requested?

• You can negotiate repairs or credits, and if you cannot agree and you are still inside your option period, you may terminate and recover your earnest money.

Do lenders require inspections during the option period?

• Lenders may require certain reports, but your inspection choices are typically up to you and are part of your due diligence during the option period.