Option Periods in Texas: Boerne Buyer Guide

Are you hearing the term “option period” and wondering how it actually protects you when buying in Boerne? You are not alone. The option period is a small window that can make a big difference, especially with Hill Country homes that may have wells, septic systems, or unique site conditions. In this guide, you’ll learn exactly what the option period does, typical timelines and fees in Kendall County, how to use those days wisely, and smart strategies to negotiate repairs or credits. Let’s dive in.

What the option period means in Texas

The option period is a short, negotiated time after your contract is signed when you have the unrestricted right to terminate for any reason, as long as you give written notice to the seller within the deadline. You pay a separate option fee for this right. If you close, that fee is usually credited to you at closing. If you terminate during the option period, the option fee is typically not refunded, but your earnest money usually is.

The option period exists only if it is filled in on the contract and you deliver the option fee as the contract requires. Because this right is unconditional, most buyers use the time to complete inspections and evaluate risk before fully committing to the home.

How it differs from contingencies

Contingencies like financing or appraisal are specific and have their own timelines and rules. The option period is different. It gives you the ability to walk away for any reason during that window. In Texas, buyers generally treat the option period as the inspection window, since most inspection and repair negotiations happen then.

Typical timelines and fees in Boerne

Across Texas, option periods often range from 3 to 10 days. Seven days is a common starting point. In more competitive moments in Boerne and the broader Hill Country, you may see shorter time frames, such as 1 to 3 days, or even buyers waiving the option period on highly sought-after listings. On rural or older properties, or where a seller has disclosed possible issues, standard 7 to 10 day windows are more typical.

Option fees commonly run from about 100 to 500 dollars in many transactions. In multiple-offer situations, buyers sometimes increase fees to 1,000 to 2,000 dollars to strengthen an offer. In Boerne, move-in-ready suburban or in-town homes may come with shorter option periods or lower fees. For rural, custom, or older Hill Country homes where you may need septic, well, or foundation evaluations, sellers often accept a standard period, and buyers may budget a higher fee if shortening the timeline or competing with other offers.

How to use your days wisely

Your goal is simple. Get the information you need fast so you can either proceed confidently, negotiate repairs or credits, or terminate before the deadline.

Day 0 to 1: Lock in the basics

• Deliver your option fee exactly as the contract instructs.
• Schedule a general home inspection right away. Ask for the earliest possible appointment, ideally within 24 to 48 hours.
• Review seller disclosures and any documents shared in the listing.

Day 1 to 3: Complete the general inspection

• Attend the inspection if you can. Walk the property with the inspector and take notes.
• Prioritize roof, structure, plumbing, electrical, and HVAC. These systems drive most repair negotiations.
• Ask your inspector which items warrant specialist follow-up.

Day 3 to 6: Order specialist inspections

• If the property has a septic system, order a functional evaluation and review any available permits or past service records.
• For properties with a private well, order water quality and flow testing.
• If there are signs of foundation movement, schedule a structural engineer for an assessment.
• Consider roof, HVAC, pool, pest, and mold specialists as needed based on the general inspection.
• Check floodplain status, deed and plat records, and any available permit history. For properties inside city limits, ask the City of Boerne about permits. For county properties, check Kendall County offices.

Day 6 to 7: Decide and negotiate

• Review all reports and estimated costs. Focus on safety, structure, and major systems.
• Prepare a written repair or credit request. Keep it specific and reasonable to encourage agreement.
• If negotiations stall or risks are too high, be ready to send written notice to terminate before the deadline.

Boerne and Kendall County specifics

Hill Country homes often come with unique site conditions. Many properties use slab-on-grade foundations over caliche or expansive clay, which can show signs of movement over time. Drainage is a big deal in our terrain, so look closely at grading and where water flows during heavy rain.

Rural homes may have private wells and septic systems. Both deserve specialist testing. Septic failures are costly, and well water quality and flow matter for daily use and irrigation. Mature trees are common and beautiful, but roots close to the foundation or septic lines can cause issues.

Some older central-Boerne or rural properties may have incomplete permit histories. Plan time to confirm records with the City of Boerne or Kendall County as appropriate. Also check floodplain status, especially near creeks. If a property lies in a mapped flood zone, you may need flood insurance and should understand the long-term implications before finalizing your purchase.

Specialist inspectors in rural counties can book up quickly. Schedule early to fit everything inside the option period.

What inspections you may need

Most buyers start with a general home inspection, then order specialists as the report suggests. Typical cost ranges are estimates and vary with size, age, and features of the home.

• General home inspection: usually 300 to 600 dollars for a single-family home.
• Septic evaluation: varies; expect a separate fee and allow time for access and testing.
• Well testing: water quality and flow testing come with separate charges.
• Structural engineer: schedule if there are signs of settlement or cracking.
• Roof, HVAC, pool/spa, pest/WDI, mold: order as indicated by the initial findings.

The key is speed. Get the general inspection done early so you have time for any follow-ups before the option period expires.

Repair negotiations during the option period

Once you have reports, you have three basic paths. Proceed as-is, negotiate repairs or credits, or terminate. If you negotiate, your agent can draft a written amendment listing the items to be repaired or the credit requested. The seller can accept, reject, or counter.

Typical outcomes include:

• Seller makes specific repairs before closing.
• Seller provides a credit toward closing costs or a price adjustment.
• A mix of some repairs and a modest credit.
• No repairs or credits if the seller declines.

If you cannot reach agreement, you can terminate within the option period and typically recover your earnest money. The option fee is usually retained by the seller.

Strategy tips in a competitive market

• Be decisive on timing. Shortening the option period or increasing the option fee can strengthen your offer, especially on new or well-priced listings. Only do this if you can schedule inspections quickly.
• Pre-line your inspectors. Before you write the offer, call a general inspector and at least one specialist so you know their next available slots.
• Match risk to timeline. If the home has a well, septic, or signs of foundation movement, you may need more days. If it is newer or recently updated, you might tighten the period to compete.
• Keep requests focused. Prioritize safety, structure, and systems that affect livability. Reasonable requests are more likely to be accepted.

Quick checklist for Boerne buyers

• Decide option period length and fee strategy with your agent before offering.
• Deliver the option fee on time per the contract.
• Schedule a general inspection within 24 to 48 hours of execution.
• Order specialist inspections quickly, especially for septic, well, and foundation.
• Check floodplain status and drainage around the home.
• Review deed, plat, HOA, and permit records as applicable.
• Prioritize major repair items for negotiation.
• Confirm repair agreements in writing before the option period ends.

Sample timeline you can follow

• Day 0: Option fee delivered. General inspection scheduled.
• Day 1 to 2: General home inspection completed. Initial findings reviewed.
• Day 2 to 5: Specialist inspections ordered and completed where needed.
• Day 5 to 6: Gather estimates and prioritize repair requests.
• Day 6 to 7: Negotiate repairs or credits. Decide whether to proceed or terminate.

Costs to plan for

• Option fee: commonly 100 to 500 dollars, higher in competitive offers.
• General inspection: commonly 300 to 600 dollars.
• Specialist inspections: typically 100 to 500 dollars each, with structural engineering or detailed septic work possibly higher.

Build a buffer in your budget so you can order the inspections you need without hesitation.

Common pitfalls to avoid

• Waiting to schedule. In rural markets, specialists can book up, and you may run out of time.
• Overlooking drainage and soils. Hill Country terrain makes grading and water flow a top priority.
• Skipping septic or well tests. These systems are critical and expensive to replace.
• Vague repair requests. Be specific and reference inspection language to avoid confusion.

The bottom line for Boerne buyers

Your option period is your safety net. It gives you time to learn what you are buying and to decide, with clear eyes, whether to proceed, negotiate, or walk away. In Boerne and Kendall County, where rural systems and Hill Country geology can affect a home’s condition, those days are especially valuable. Plan ahead, schedule fast, and use your findings to shape a focused repair or credit request.

Ready to talk through strategy for your next Boerne purchase or to align inspectors before you write an offer? Connect with the local team at Sunrise Realty Group for guidance tailored to Hill Country homes and land.

FAQs

What is the option period in a Texas home purchase?

• It is a short, negotiated window after contract execution when you can terminate for any reason by written notice, usually forfeiting only the option fee while your earnest money is typically refunded.

How long is a typical option period in Boerne?

• Many deals land between 3 and 10 days, with 7 days common; competitive listings may see shorter windows, while rural or older homes often allow 7 to 10 days.

How much are option fees for Boerne homes?

• Many transactions use 100 to 500 dollars; in multiple-offer scenarios, buyers sometimes offer 1,000 to 2,000 dollars to strengthen an offer.

What inspections should I do during the option period?

• Start with a general home inspection, then add septic, well, structural, roof, HVAC, pool, pest, or mold inspections as indicated by the initial findings.

Do I get my earnest money back if I terminate during the option period?

• In most cases, yes. If you terminate within the option period per the contract, earnest money is typically refunded, while the option fee is usually not.

How do wells and septic systems affect my timeline?

• They often require separate specialists who may book up in rural markets. Schedule these tests immediately to stay within your option window.

Can I negotiate repairs in Texas during the option period?

• Yes. You can request repairs or credits in writing. The seller may accept, reject, or counter, and you can decide whether to proceed or terminate before the deadline.

What if I do not finish inspections before the option period ends?

• You must decide based on the information you have. If key inspections cannot be completed, consider negotiating an extension, or be prepared to terminate to avoid taking on unknown risks.