A Clear, Step-by-Step Guide for Austin Buyers

Going under contract feels like you crossed the finish line.

You didn’t.

You just entered the most important stretch of the process.

This is where decisions matter.
This is where emotion can creep in.
This is where strategy protects you.

If you’re buying in Austin, here’s what really happens after you go under contract - and what I want my clients thinking about during each phase.

The Option Period (This Is Not a Formality)

Texas gives buyers something powerful: an option period.

For a negotiated number of days, you have the unrestricted right to terminate the contract. That’s significant.

During this window, you’re:

• Scheduling inspections

• Reviewing disclosures

• Evaluating repair needs

• Deciding whether this home still aligns with your goals

You pay a small option fee for that flexibility. It’s non-refundable. But it gives you leverage.

I don’t treat the option period like a checklist.
I treat it like a decision window.

This is when we step back and ask:

• Is this home structurally sound?

• Is it financially wise?

• Does it still make sense for your life?

It’s easy to fall in love with a house. The option period is where clarity has to lead.

Inspections: What’s Real vs. What’s Noise

A general home inspection will surface pages of notes. That’s normal. Every house - even new construction - has findings.

The key question isn’t: “What’s wrong?”

It’s: “What actually matters?”

In Texas, sellers are not obligated to fix everything. So negotiation has to be strategic.

We focus on:

• Structural concerns

• Safety issues

• Major systems (roof, HVAC, foundation)

• High-cost future repairs

I’m not interested in overreaching and creating unnecessary friction.
And I’m not interested in letting meaningful issues slide.

There’s a balance. That’s where experience shows up.

Earnest Money & Deadlines (Details Matter Here)

Once under contract, you’ll deposit:

• Earnest money

• Your option fee

Earnest money becomes protected or released based on very specific contract deadlines.

Texas contracts are deadline-driven. Missing one can cost you.

This part isn’t glamorous - but it’s critical. Precision protects you.

The Appraisal Conversation

If you’re financing, your lender will order an appraisal.

Three outcomes:

1. It appraises at value. Easy.

2. It appraises above value. Instant equity.

3. It comes in low. Now we negotiate.

Low appraisals are not dramatic - they’re data.

If it happens, we assess:

• Market comps

• Seller flexibility

• Your cash position

• Your long-term plan

No panic. Just strategy.

Underwriting (Don’t Change Anything)

While inspections and appraisal are happening, your lender is finalizing loan approval.

This is the time to:

• Avoid large purchases

• Avoid new credit accounts

• Avoid job changes

I say this with love:
Do not buy the furniture yet.

The Emotional Dip (It’s Normal)

Almost every buyer experiences a moment of doubt after inspections.

You notice imperfections.
You wonder if you moved too fast.
You think about the house you didn’t choose.

This is where I bring clients back to what they told me mattered most.

Not the backsplash.
Not the staging.
The life they want to live.

My job isn’t to push you forward. It’s to act as a compass - reminding you of your priorities when emotions get loud.

Final Walkthrough & Closing

As we approach closing, you’ll:

• Secure homeowners insurance

• Review your Closing Disclosure

• Transfer utilities

• Complete a final walkthrough

The walkthrough confirms agreed repairs were completed and the home is in expected condition.

Then you sign.

Then you get keys.

And then a new chapter begins.

The Bigger Picture

Getting under contract is exciting.

Getting it right is what matters.

Real estate isn’t about “winning” a house. It’s about making a decision that aligns with your finances, your family, and your future.

If you’re thinking about buying in Austin and want someone steady walking you through this phase - I’m always happy to have that conversation.

Clarity first. Always.

— Brandy Finnessey
Austin Real Estate Broker