By BGA Design & Build
Several offers on a single home can feel like a dream, yet the details decide who truly wins. Texas contracts include option periods, earnest money, and disclosure deadlines that change the value of each offer. We at BGA Design & Build help owners prepare homes, so offers arrive on solid footing. The sections below explain the terms to compare and the San Antonio conditions that shape your leverage.
Key Takeaways
- Presentation duty: Texas Real Estate Commission guidance says license holders must present any offer or counteroffer to the client.
- Option period: The TREC contract lets the purchaser terminate within an agreed number of days after the effective date when an option fee is paid on time.
- Back-up offers: Unless prohibited in writing, an owner may continue to show the property and accept back-up offers.
- Local pace: The June 2026 San Antonio average was 77 days on market, with homes selling at 93.8 percent of original list price.
Compare Offers Beyond the Price Tag
The Texas Real Estate Commission’s consumer guidance says license holders must present any offer to or counteroffer from their client. Once offers arrive, the contract terms often matter as much as the sales price.
Terms Worth Comparing
- Earnest money: The contract calls for earnest money within three days after the effective date, delivered to the escrow agent.
- Option fee: The escrow agent may release the fee to the owner, and it is credited to the sales price at closing.
- Loan and closing date: Loan type and closing date affect how reliable an offer is.
A higher price with a thin deposit or a long option period may carry more risk than a slightly lower, cleaner offer. We encourage owners to review each term with their agent before responding.
The Option Period and What It Means
The TREC One to Four Family Residential Contract gives the purchaser an unrestricted right to terminate within a negotiated number of days when an option fee is paid on time. If the purchaser terminates in time, the option fee is not refunded, and any earnest money is returned.
Option Period Details
- Deadline: Notice of termination is due by 5:00 p.m. local time on the last day of the period.
- Fee rule: If no option fee amount is stated or the fee is not delivered on time, the purchaser has no unrestricted right to terminate.
- Time limits: The contract states that time is of the essence for this paragraph.
A short option period with a meaningful fee signals commitment, while a long period gives the purchaser more room to walk away. Owners can weigh those trade-offs when ranking offers.
Back-Up Offers as a Fallback Plan
The TREC contract states that, unless prohibited by written agreement, an owner may continue to show the property and receive, negotiate, and accept back-up offers. TREC also publishes an Addendum for Back-Up Contract, which makes a later contract contingent upon termination of the first.
How Back-Up Offers Help
- Fallback path: If the first contract terminates, the back-up contract can take its place.
- Contingency language: The addendum ties the back-up contract to the termination of the first contract.
- Clear communication: Each purchaser should understand exactly where they stand in line.
Back-up offers keep momentum if an option period ends in termination. Your agent can explain how the addendum fits your situation.
Disclosure Timing That Protects the Deal
Texas Property Code Section 5.008 requires an owner of residential property with no more than one dwelling unit to give the purchaser a written disclosure notice. The notice must be delivered on or before the effective date of a binding contract.
Disclosure Rules in Brief
- Late delivery: If the notice arrives late, the purchaser may terminate for any reason within seven days after receiving it.
- Contract option: The TREC contract includes a paragraph for owners who have not yet delivered the notice.
- New construction exemption: A new residence that has never been occupied is among the listed exemptions.
An early delivery keeps every offer on equal footing. We recommend completing the notice before the first showing.
San Antonio Market Pace and Leverage
The San Antonio Board of REALTORS reported an average of 77 days on market and 6.13 months of inventory for Greater San Antonio in June 2026. Homes sold for an average of 93.8 percent of the original list price, and pending sales were down 10 percent from a year earlier.
Market Signals for Offers
- Inventory: Active listings reached 17,409.
- Discounts: The average sale price came in below the original list price.
- Contracts signed: Sales under contract declined 10 percent year over year.
Rival offers may be less common when inventory is high, so each serious offer deserves careful attention. A well-prepared home can still draw several offers, and our team helps owners complete the repairs and refreshes that make that possible.
FAQs
What is the best approach to handling multiple offers in Texas?
Compare price, earnest money, option period, financing, and closing date together. Your agent is required to present any offer to you, so lean on that guidance to keep the process organized.
Can I accept a back-up offer after signing a contract?
Yes, unless a written agreement prohibits it. The TREC contract allows an owner to continue to show the property and accept back-up offers, and an addendum can make the later contract contingent on the first one ending.
Does an option fee get refunded?
The option fee is not refunded if the purchaser terminates within the option period. Earnest money is returned in that case, and the option fee is credited to the sales price if the sale closes.
Reach Out to Us at BGA Design & Build
Reach out to BGA Design & Build to prepare your San Antonio home so every offer starts from a position of strength.