Nine steps, roughly 30 to 60 days from contract to closing in North Texas. Here is what happens at each one, who is responsible, and where deals usually go sideways.
Pre-approval first
Sellers here rarely consider an offer without a lender letter attached.
Option period
Texas gives you a paid right to terminate — this is where inspections happen.
Two deposits
Earnest money and the option fee are different, and only one is refundable by default.
30–45 days
Typical financed timeline from executed contract to funding.
1–3: Get pre-approved, set criteria, and start touring
Pre-approval is a real underwriting review, not the 60-second number on a website. It tells you the payment you are comfortable with, not just the maximum you qualify for, and it makes your offer credible the day you find the right house.
Then we narrow the search: areas, commute, schools, lot, and the three things you will not compromise on. I build the MLS search around that and send matches as they list — including homes that are still in pre-market status.
Full pre-approval with documents reviewed, not a soft prequal
A written budget that includes taxes, insurance, and any HOA dues
A saved search with alerts so you see new listings the morning they hit
Showings scheduled around your work, including evenings and weekends
4–5: Offer strategy and negotiation
An offer is more than a price. Option period length and fee, earnest money, closing date, leaseback, appraisal gap language, and which closing costs you ask for all change how a seller reads it — sometimes more than the number itself.
Before we write, I pull the comparable sales, check the days-on-market pattern for that street, and call the listing agent to learn what the seller actually needs. That call is usually worth several thousand dollars.
6–7: Option period, inspections, and repairs
Once the contract is executed, the option period starts and the clock is short — typically 5 to 10 days. Inspection gets scheduled immediately, and specialists (foundation, HVAC, sewer scope, pool) follow if the general inspector flags anything.
Repair negotiation is about material items: structure, roof, mechanical systems, plumbing, electrical, and safety. Chasing cosmetic nail pops burns goodwill you may need later for something that matters.
General inspection within the first 48 hours of the option period
Foundation and drainage evaluation on older North Texas clay-soil lots
Written amendment for agreed repairs or a price/credit adjustment
Terminate cleanly during the option period if the numbers stop working
8–9: Appraisal, underwriting, and closing
The lender orders the appraisal. If it comes in below contract price, we either renegotiate, cover the gap, or terminate under the financing terms — which is why the appraisal language in the original offer matters.
Through underwriting, keep your finances frozen: no new credit, no large deposits, no job changes. Final walkthrough happens the day before or the morning of closing, you sign at the title company, and the loan funds — funding, not signing, is when the house is yours.
Questions
Frequently asked
How long does it take to buy a home in North Texas?
Plan on 30 to 45 days from executed contract to funding with a loan, and about two weeks with cash. Finding the right home is usually the longer part of the timeline.
What is the option period?
In Texas you can pay a negotiated option fee for the unrestricted right to terminate within a set number of days. Inspections happen during that window. The fee is typically non-refundable but credits to you at closing.
How much earnest money do I need?
Commonly around 1% of the purchase price, held by the title company and applied to your costs at closing. It is refundable if you terminate within your contractual rights.
Do I have to pay my agent?
Buyer representation is set out in a written agreement before we tour homes, including how compensation is handled and whether the seller is offering any. I will walk you through the numbers before you sign anything.
Should I waive the inspection to win?
No. There are far better ways to strengthen an offer — shorter option period, stronger earnest money, flexible closing date, or appraisal gap coverage — that do not leave you owning an unknown problem.
Client Stories
Reviews from real clients
Verified reviews from past clients are published here. Happy to connect you directly with recent sellers who can speak to the process first-hand.
Start Here
Start with a buyer strategy call
Tell me the areas and timeline you have in mind. I will come back with a realistic price range, monthly payment math, and the inventory worth watching.
Active home search runs on my eXp Realty site, where listings sync directly with the MLS. Everything about selling — pricing, prep, and marketing — stays right here.
Search every home on the MLS
Live listings across Sachse, Wylie, Rowlett, Garland, Murphy, Rockwall, Richardson, Plano, and Dallas — updated straight from the MLS.
Search, saved searches, and alerts are hosted on camesiafrancis.exprealty.com, my eXp Realty brokerage site. Thinking about selling instead? Get your home value.
Ready to see what is on the market?
Live MLS search runs on my eXp Realty site — every listing, updated continuously.
