Buying a home in San Antonio

The Texas process, start to finish, so you know what happens and when.

1. Get your financing straight

Before touring, talk to a lender and get a written pre-approval — or, if you’re paying cash, a current proof of funds. In the luxury tier especially, many listing agents require this before they’ll confirm a showing. Pre-approval also tells us your true budget once taxes and insurance are included, which in Bexar County is a meaningful number.

Ask your lender for a written estimate of your rate, monthly payment, and cash to close. If you don’t have a lender, I can introduce you to a few who know this market.

2. Define the search

We’ll set the non-negotiables: area, school boundaries, price ceiling, single vs. two-story, lot, pool, gated or not. I set up a live search — on-market plus coming-soon — and reach out to my network for anything quietly available. You tour on your schedule; I do the pre-screening.

3. Make an offer

When you find it, we price the offer against the most recent comparable sales, not the list price. A Texas purchase contract also lets you buy an option period: for a small option fee, you get a set number of days (often 5–10) to terminate for any reason. That’s your window to inspect with a right to walk. You’ll also deposit earnest money — commonly around 1% of the price — held by the title company and credited to you at closing.

4. Inspections and appraisal

During the option period we bring in a licensed inspector (and specialists if needed — foundation, roof, pool, septic). We use the findings to renegotiate price or repairs, or to exit. If you’re financing, the lender orders an appraisal; if it comes in low, we have options to negotiate. The title company runs a title search and issues a commitment — review the exceptions with me.

5. Clear to close

Your lender finalizes underwriting, you’ll get a Closing Disclosure with the final numbers at least three business days before closing, and we do a final walkthrough. At closing you sign at the title company and bring your funds by wire. Financed purchases typically run 30–45 days from accepted offer; cash can be faster.

What it costs a buyer

• Earnest money and the option fee up front (earnest money is credited back at closing).
• Down payment per your loan program.
• Closing costs — lender fees, title policy items, prepaid taxes and insurance, HOA transfer/prorations. Often roughly 2–4% of the price when financed; your lender’s estimate is the real number.
• Agent compensation — since 2024, buyers sign a representation agreement stating the fee. It may be paid by the seller, by you, or split. We confirm this before you tour.
• Ongoing: Bexar County property tax generally runs a little over 2% of assessed value; a homestead exemption lowers the taxable value on your primary home.