Houston buyers, guided.

The search can take days or months. Once an offer is accepted, the signed contract sets the closing date; the lender, title work, appraisal, inspections, and agreed repairs determine what must be ready. We confirm the schedule and possession terms for your purchase before you commit to a move.

Yes. Houston listing agents will not seriously consider an offer without a verified lender pre-approval letter attached. Beyond that: the pre-approval clarifies your real budget (not your Zillow-estimate budget), shortens decision time when the right home appears, and signals to the listing agent that you’re a serious buyer the moment we walk through the door.

Under the current TREC resale contract, both the option fee and earnest money go to the named escrow agent. The option fee pays for the agreed unrestricted termination right; earnest money is the purchase deposit. The option fee is credited toward the sales price at closing. Earnest money first covers any cash down payment, then the buyer’s expenses; any surplus is returned to the buyer. A valid, timely option termination provides for an earnest-money refund, while the option fee is not refunded for that termination. Other contract provisions can have different consequences.

The buyer and seller negotiate the number of days in the contract. Choose enough time to schedule and review the inspections needed for that home. I help you track the exact fee-delivery and notice deadlines; neither a local custom nor an ongoing repair discussion changes those written terms.

It depends on the loan type. Conventional loans for Houston buyers with strong credit typically run 5 to 20 percent down. FHA loans for first-time buyers can be as low as 3.5 percent. VA loans for qualified service members can be 0 percent down. USDA loans in eligible rural areas around the Houston metro can also be 0 percent down. The right loan type for you depends on your situation, the home, and the specific Houston ZIP — we figure that out together with the lender.

The inspector evaluates the home and provides a report; timing depends on the property and the inspection scope. We review the findings and any recommended specialty inspections, then discuss accepting the condition, requesting repairs or a credit, or using an available termination right before its deadline. An inspection finding alone does not automatically cancel the contract or return earnest money.

The contract and any applicable addenda define your protections, deadlines, and notice requirements. An option period and fee are negotiated; financing and property-approval provisions depend on the financing addendum and any agreed changes. We discuss those terms and the trade-offs before you sign, including any addendum for selling another home.

Pre-approval letters typically expire after 60 to 90 days. If your Houston search runs longer, the lender refreshes the letter with an updated credit pull and current pay stubs. It’s a quick refresh, not a full reapplication. I track expiration dates on every active buyer file so we don’t get caught short.

Sometimes — carefully. In hot Houston ZIPs with a strong cash position, waiving the appraisal contingency can make an offer significantly more competitive. The risk: if the appraisal comes in below contract price, you cover the gap with cash. I never let a buyer waive the appraisal contingency without a written calculation of what the worst-case gap could be and confirmation that you have the cash to cover it.

Commission terms have shifted recently following industry-wide settlement changes. In current Houston practice, the buyer’s-agent compensation is negotiated between the buyer and their agent in a buyer-representation agreement, and may or may not be offered by the seller in the listing. I walk you through how compensation works on your specific transaction up front, in writing, before we tour.