Buying in Wimberley and wondering how to protect yourself while keeping your offer competitive? The Texas option period can be your safety net if you use it wisely. You want time to inspect wells, septic systems, and structure without risking your earnest money or losing out to a stronger offer. In this guide, you’ll learn what the option period is, typical timelines and fees in Hays County, which inspections to prioritize, and how to structure a smart offer for Hill Country homes. Let’s dive in.
Option period basics
The option period is a short, negotiated window after a seller accepts your contract when you have the unrestricted right to terminate for any reason. You must give written notice within that window for the termination to be effective.
Two payments matter here, and they are different:
- Option fee: A separate payment you make for this right to terminate during the option period. It is usually small and due shortly after the contract’s effective date.
- Earnest money: A good‑faith deposit held in escrow. It is subject to the contract’s remedies if a buyer defaults later.
If you terminate on time during the option period, the contract ends and your earnest money is generally refundable according to the contract. The option fee is typically nonrefundable to the seller as consideration for the right to terminate. Whether that fee is credited to you at closing depends on your contract language.
After the option period expires, you no longer have the unrestricted right to walk away. Any later termination must be based on another contract provision and can put your earnest money at risk.
Timelines and fees in Wimberley
Option periods are negotiable. In many Texas markets, 3 to 10 calendar days is common. In competitive situations, buyers sometimes offer 1 to 3 days or waive the option. For Wimberley and Hill Country properties with wells, septic, or acreage, 7 to 14 days is often practical so you can schedule specialty inspections and get lab results.
Option fees are also negotiable. Many resale deals use roughly $100 to $300 for modest‑priced homes. In hot markets, buyers may offer several hundred dollars to $1,000 or more to stand out. A higher option fee can make your offer more attractive, but it raises your cost if you terminate.
Earnest money varies by price point and local custom. Your contract will state who holds it in escrow and how it is handled.
Delivery timing matters. Contracts often require the option fee within the same day or within 3 business days of the effective date. Follow your contract, deliver payments on time, and confirm receipt with the title or escrow holder and the listing agent.
Local customs in Hays County can differ from Austin’s urban market. Some Wimberley sellers expect longer option periods due to rural systems. Highly desirable homes may see offers with very short or no option periods.
Inspections to prioritize in the Hill Country
Use your option period to fully evaluate the property. In Wimberley, that often includes:
- General home inspection for structure, roof, electrical, plumbing, and HVAC
- Wood‑destroying insect inspection
- Septic system inspection and permit/records review if on septic
- Private water well inspection and water quality testing if on a well
- Structural or foundation engineer evaluation if there are signs of movement or unique soil conditions
- Roof, HVAC, chimney, and pest inspections as needed
- Survey review for boundaries, easements, and any creek or river setbacks
- Floodplain and drainage review given local creeks and rivers; review maps and any known local flood history
- Utilities and access checks, including water, electric, septic or well hookups, road and easement responsibilities, and available internet and cell service
Scheduling realities in the Hill Country
Specialists like well and septic inspectors and structural engineers may book out quickly. Water testing can take 24 to 72 hours, and a re‑test adds time. Weather and site access can slow inspections on acreage or steep terrain. Build extra time into your option period when these apply.
Records to review during the option period
- Seller’s disclosure and how it aligns with inspection findings
- Septic permits and service records; well logs and past repair invoices
- Existing survey or a new survey order
- HOA or county restrictions and any easements
- Hays County appraisal and permit history, plus any known code or septic issues
Offer strategies that work in Wimberley
Your goal is to protect your inspection rights while writing an offer that sellers will accept.
- Standard approach: 7 to 10 days with a modest option fee. This fits most homes and allows general plus specialty inspections.
- Extended period for rural systems: 10 to 14 days when you need septic and well testing or an engineer’s report.
- Larger option fee, seller‑favored terms: Offer a higher option fee to strengthen your position while keeping your termination right.
- Shortened or no option: Strong in a tight seller market but risky. If you waive the option, consider thorough pre‑offer inspections and robust contingency language. Understand the risk.
- Split approach: Use a short general‑inspection window of 3 to 5 days, with a specifically extended period for septic, well, or engineering. Make sure this structure is clearly written and accepted in the contract or amendments.
Tactics to stay competitive:
- Line up inspectors before you go under contract so you can act fast.
- Communicate realistic timelines in your offer, such as “10‑day option period to include septic and well testing.”
- Deliver the option fee and earnest money on time and confirm receipt.
- If you find issues, submit repair or credit requests early in the option period to preserve leverage.
Your option period checklist
- Confirm contract details immediately
- Effective date and exact option deadline
- Where and when to deliver the option fee and earnest money
- How to deliver termination notices and how proof of delivery will be confirmed
- Schedule inspections on day 0 to 2
- General inspector first
- Septic and well specialists, structural engineer, pest, roof, and HVAC as needed
- Water lab testing if on a private well
- Gather documents
- Seller’s disclosure, survey, septic and well records, prior repair invoices, HOA or county restrictions, and flood information
- Review results and decide
- Read reports as soon as they arrive
- Request repairs or credits, renegotiate price, or terminate
- Deliver any notice within the option period and keep proof of delivery
- If terminating
- Send written notice per the contract and confirm receipt
- Coordinate earnest money release with the escrow holder
- Expect the seller to keep the option fee unless your contract says otherwise
- After the option period ends
- Proceed with agreed repairs or credits by amendment
- Understand you no longer have the unilateral right to terminate
Pitfalls to avoid
- Missing the option deadline by hours or a day. Late notice can cost you your unrestricted termination right.
- Failing to confirm delivery of the option fee or termination notice. Always get proof.
- Underestimating time for well water lab results or specialty inspectors.
- Skipping floodplain and drainage review for creek or river‑adjacent properties.
- Assuming the option fee will be credited at closing without checking your contract.
- Waiving the option period without safeguards like pre‑offer inspections.
How we help you navigate it
The option period is where experience and organization pay off. With deep Hill Country expertise, the Lisa Little Team helps you structure a competitive offer that fits Wimberley norms while preserving your protections. We coordinate inspectors, track deadlines, and communicate clearly with the listing side so your timeline stays on track.
You focus on whether the home is right for you. We handle the moving parts, from scheduling septic and well tests to managing amendments and keeping your leverage during negotiations. Ready to buy with confidence in Wimberley or greater Hays County? Let the Lisa Little Team guide your next move.
FAQs
What is the Texas option period in a home purchase?
- It is a negotiated window after contract acceptance during which you can terminate for any reason by giving written notice, in exchange for an option fee.
How long is a typical option period in Wimberley?
- Many Texas contracts use 3 to 10 days; for Hill Country homes with wells or septic, 7 to 14 days is often practical to complete specialty inspections.
How much is the option fee and is it credited at closing?
- Many resale deals use about $100 to $300, though it can be higher in competitive markets; whether it is credited depends on your contract language.
What inspections should I prioritize for Wimberley homes?
- General home, termite, septic and permits if applicable, well and water testing if applicable, roof/HVAC, structural review if needed, survey and easements, and floodplain and drainage review.
Can I get my earnest money back if I terminate during the option period?
- If you terminate on time per the contract, earnest money is generally refundable; the option fee is typically retained by the seller.
What happens if I miss the option period deadline?
- You usually lose the unrestricted right to terminate, and later termination could put your earnest money at risk under the contract.
Is the option period required in Texas?
- No. It is negotiated. You can waive it to strengthen your offer, but that increases risk without careful safeguards.
