Heard your agent mention the “option period” and wondered what it really means for your Stone Oak purchase? If you are buying in North Central San Antonio, this short window can protect your money and help you negotiate with confidence. You want clarity on timelines, fees, inspections, and how to use this time well. In this guide, you will learn how the Texas option period works, what is typical in Stone Oak, and exactly what to do from day one to closing. Let’s dive in.
What the option period is
The option period is a negotiated window after your contract is effective when you can terminate for any reason. If you terminate during this time, you receive your earnest money back under the contract, but the seller typically keeps the option fee. This right exists only because the contract includes it, so both the number of days and the option fee must be written into your agreement.
You use the option period for due diligence. That includes a general home inspection, any specialist inspections, reviewing HOA documents, checking survey and title items, and confirming your assumptions about insurance and utilities. The option period starts on the effective date and ends at the date and time stated in your contract unless both sides sign an extension.
Option fee vs earnest money
These two payments serve different purposes.
- Option fee: A negotiated, often modest amount you pay for the unrestricted right to terminate during the option period. If you close, it is commonly credited to you at closing as the contract specifies. If you terminate within the option window, the seller typically keeps it.
- Earnest money: A separate deposit showing good faith, held by the title company. If you terminate properly during the option period, you generally receive your earnest money back. After the option period ends, your right to a refund depends on the contract’s specific clauses.
When the option period starts and ends
Your option clock starts on the contract’s effective date. Your agent will confirm this date so you can schedule inspections immediately. Written notice is required to terminate within the option window, and it must be delivered before the deadline per the contract’s notice terms.
Once the option period expires, you lose the unrestricted right to terminate. You may still have other contract protections, such as financing or title-related clauses, but those are limited to the exact language of your agreement.
Stone Oak timelines and costs
Every offer is negotiable, but here is what local buyers often see in North Central San Antonio.
- Option period length: Commonly 5 to 7 days. Some buyers request 10 to 14 days for specialty testing. Shorter periods, such as 3 days or even 1 to 3 days, can make your offer more competitive.
- Option fee: Often a modest amount, commonly seen in the range of about $100 to $500 in many Texas markets. In competitive situations or higher-priced homes, buyers sometimes offer a higher fee.
- Earnest money timing: Your contract will set the delivery deadline. Local practice is usually within a few days of the effective date.
- Inspection costs: A general inspection typically runs a few hundred dollars, with separate fees for specialists such as roof, foundation, pool, HVAC, sewer scope, termite, and more.
These are examples, not quotes. Always confirm current local pricing with inspectors and follow your contract’s deadlines.
Stone Oak inspection priorities
Stone Oak and nearby North Central neighborhoods include many newer, higher-end single-family homes on slab foundations, often in HOA communities and many with pools. Local inspectors often focus on these areas:
- Foundation and soil movement: Bexar County clay soils expand and contract with moisture changes. If you see cracks or sticking doors, consider a structural evaluation.
- Drainage and grading: Confirm water flows away from the foundation, downspouts extend properly, and grading is correct.
- Roof and attic: Heat and sun can shorten roof life. Verify flashing, ventilation, and insulation.
- HVAC performance: Check age, service history, ductwork, and cooling performance.
- Pools and spas: Order a pool inspection to evaluate pumps, heaters, equipment, and potential leaks.
- Termites and wood-destroying insects: A WDI report is standard practice in Texas.
- Plumbing and electrical: If remodels look recent or permits are unclear, verify water pressure, lines, sewer or septic status, panel condition, and capacity.
- HOA documents and CCRs: Review dues, rules, and any pending assessments early in your option period.
How to negotiate during your option period
Your inspection results guide your negotiation strategy. Common outcomes include:
- Seller repairs: The seller fixes agreed items before closing and provides receipts and any warranties.
- Seller credit: You receive a closing credit instead of repairs.
- Price reduction: The price adjusts to reflect needed work.
- No agreement: If you are still within the option period, you can accept the property as-is or terminate.
In Stone Oak, frequent negotiation items include foundation stabilization, roof repair or allowance, HVAC servicing or partial replacement credits, pool equipment repairs, termite treatment and related repairs, and HOA-related issues discovered in documents.
Real-world examples (illustrative)
These scenarios show how buyers trade time, fees, and leverage.
- Example A — First-time buyer: You request a 7-day option period with a $200 option fee. Your inspector notes minor foundation movement and suggests a structural review. You bring in a specialist and negotiate a credit for stabilization, then proceed to closing.
- Example B — Competitive offer: You expect multiple offers. You offer a 3-day option period with a higher option fee to help the seller feel secure. You schedule the general inspection right away. If the home reveals a major structural issue and the seller declines reasonable solutions, you can still terminate within your short window.
- Example C — Pool concerns: You request a 10-day option period to allow for pool equipment checks and leak testing. If testing shows a significant issue, you seek seller repairs or a credit. If you cannot reach an agreement, you use the option to terminate within the deadline.
These are examples only. Your contract terms and property findings will guide your actual decisions.
Choose your option length and fee
There is no single “right” option length. You should balance due diligence with offer strength.
- If you expect specialist inspections, ask for a longer period so you are not rushed.
- If the home is new or recently updated and you want a competitive edge, a shorter period plus a higher option fee can help.
- Coordinate with your agent on inspector availability before writing the offer. If specialists are booking out, adjust your option period accordingly.
Your step-by-step option period plan
Stay organized from day one. Use this checklist to make the most of your window.
- Within 24 to 48 hours of the effective date:
- Deliver the option fee per the contract instructions.
- Order the general home inspection and book any known specialists, such as foundation, roof, sewer scope, pool, or HVAC.
- Request HOA documents and any missing seller disclosures.
- Days 2 to 5:
- Review the inspector’s report and flag urgent items.
- If needed, schedule specialist inspections immediately. Vendor scheduling may drive the option period length you seek.
- Gather estimates or contractor opinions for potential repairs.
- Before your option deadline:
- Prepare and deliver written repair requests, credits, or termination notice as your contract requires.
- Support your requests with reports or quotes so your case is clear.
- If you decide to terminate, send written notice before the deadline to preserve your earnest money refund. The option fee is typically nonrefundable.
- If you proceed to close:
- Confirm agreed repairs are completed and collect receipts and any warranties.
- Verify negotiated credits on your closing statement.
Local notes for Stone Oak buyers
Stone Oak is a sought-after North Central area, so planning ahead matters. Coordinate early with inspectors and specialists, especially in spring and summer when schedules fill. Many neighborhoods have active HOAs, so request CCRs, resale certificates, and any information about pending assessments as soon as possible. For properties near creeks or drainage channels, review flood and insurance details during your option window.
Risks and when to get help
The option period gives you an unrestricted right to terminate only within the negotiated time. Once it ends, you are bound by the rest of the contract’s terms and timelines. The option fee is ordinarily nonrefundable if you terminate within the window, so schedule inspections fast. If you face complex findings such as structural concerns, title issues, or HOA disputes, consult your agent and consider speaking with a qualified real estate attorney.
Ready to buy in Stone Oak?
With a clear plan, you can use the option period to protect your interests and negotiate with confidence. From scheduling the right inspections to structuring an offer that stands out, thoughtful preparation makes a real difference in Stone Oak. If you want a refined, concierge approach to your search and a steady advocate at every step, connect with Paulette Jemal.
FAQs
What is the Texas option period for homebuyers?
- It is a negotiated window after the contract is effective that lets you terminate for any reason, usually keeping your earnest money while the seller keeps the option fee.
How much is a typical option fee in Stone Oak?
- Option fees are negotiated and often modest, commonly seen from about $100 to $500 in many Texas markets, with higher fees sometimes used to strengthen offers.
When do I get my earnest money back if I terminate?
- If you deliver written notice within the option period per the contract’s requirements, you generally receive your earnest money back while the option fee is typically nonrefundable.
What inspections should Stone Oak buyers prioritize?
- Start with a general inspection, then consider foundation, drainage, roof, HVAC, pool, WDI termite, and plumbing or electrical reviews as needed based on the home and reports.
How long should my option period be in a competitive offer?
- Many buyers choose 5 to 7 days, but shorter windows like 3 days can be more competitive if you can schedule inspections immediately and are comfortable moving quickly.
Can I extend my option period if I need more time?
- Only if the seller agrees and both parties sign a written extension before the original deadline; otherwise the unrestricted right to terminate expires at the stated time.
