Buying a home in Dallas–Fort Worth follows the same basic path as anywhere else, but Texas has a few steps that surprise people moving here from other states. The biggest one is the option period. This guide walks through the process in order so you know what is coming and what to prepare.
1. Decide Where You Want to Live
The Metroplex is huge. Fort Worth, Dallas, Arlington and the suburbs around them each feel different, and a 20-mile move can change your commute, your school district and your property taxes. Start by mapping the places you need to reach every day, then shortlist two or three areas. My DFW area guides are a good place to start, and so is Fort Worth vs. Dallas if you're deciding which side of the Metroplex fits you.
2. Sign a Buyer Representation Agreement
Before you tour homes with an agent, you'll sign a written buyer representation agreement. In Texas this is usually a TREC-approved form. It spells out what the agent will do for you, how long the agreement lasts and how the agent is paid. Read it closely and ask questions. A good agent will explain every section.
3. Get Pre-Approved for a Mortgage
A pre-approval from a lender tells you how much you can borrow and shows sellers you're a serious buyer. Shop at least two or three lenders, compare loan estimates, and ask about first-time buyer programs if they apply to you. Your monthly payment will include property taxes and insurance, which are a bigger share of the payment in Texas than in many states. Read how Texas property taxes work before you settle on a budget.
4. Tour Homes and Look Past the Staging
When you tour, pay attention to the things that are hard to change: location, lot, layout, natural light and the overall condition of the structure. Paint colors, light fixtures and flooring are easy to change. As a designer, I'll point out which walls are likely load-bearing, where a kitchen could open up, and which projects are bigger than they look.
Buy the layout and the location. Finishes are the cheapest thing in the house to change.
5. Write an Offer
Texas uses standard contracts promulgated by the Texas Real Estate Commission. Your offer will cover:
- Sales price and how you're paying (cash or financing).
- Earnest money, a good-faith deposit held by the title company. In DFW it is commonly around 1% of the price, though it varies.
- Option fee and option period, explained below.
- Closing date, seller concessions, and which survey and title items each side pays for.
6. Use the Option Period Wisely
The option period is a negotiated number of days, often between 5 and 10, when you can terminate the contract for any reason. You pay the seller an option fee for that right. If you terminate within the option period, you generally get your earnest money back; the option fee goes to the seller.
This is when you schedule inspections. For many DFW homes I recommend:
- A general home inspection by a licensed Texas inspector.
- A foundation evaluation if the inspector notes movement. North Texas clay soils expand and shrink with moisture, so foundation movement is common here.
- A sewer line camera inspection for older homes.
- A roof evaluation, since hail is a regular part of life in North Texas.
After inspections, you can ask for repairs, a price reduction, or a credit at closing, or you can walk away. Learn more in what to check before buying a fixer-upper.
7. Appraisal, Title and Survey
If you're financing, your lender orders an appraisal to confirm the home's value. The title company researches the property's ownership history and issues a title commitment, and a survey shows property lines, easements and improvements. Review the title commitment and survey carefully. Easements and setbacks can affect pools, fences and additions.
8. Final Walkthrough and Closing
Just before closing, you'll walk through the home to confirm it's in the expected condition and any agreed repairs were done. Closing happens at the title company, where you sign documents and the funds transfer. After the deed is recorded and the loan funds, the keys are yours.
9. After You Move In: File Your Homestead Exemption
If the home is your primary residence, file a homestead exemption application with your county appraisal district. It can lower your property tax bill significantly. Find out how in my Texas homestead exemption guide.
Frequently Asked Questions
How long does it take to buy a house in DFW?
Once you're under contract, closing usually takes about 30 to 45 days with a mortgage. Cash purchases can close faster. The search itself can take anywhere from a few weeks to a few months.
Who holds the earnest money in Texas?
Earnest money and the option fee are delivered to the title company or escrow agent named in the contract, within the timeframe the contract sets.
Do I need a survey when buying a home in Texas?
Most lenders and title companies require one. Sometimes a seller's existing survey can be reused with an affidavit stating nothing has changed, which can save you money.