What Happens After Your Home Goes Under Contract?

By Steven J. Thomas

What Dallas-Fort Worth Sellers Should Expect Next

Introduction

Your home’s officially “under contract.” That’s a big milestone—but it’s far from the finish line.

If you're selling a home in Dallas-Fort Worth, it’s natural to feel both excited and anxious at this stage. You’ve accepted an offer. The buyer is committed. But now comes the real work: inspections, appraisals, financing, and final approvals.

So what exactly happens between “under contract” and closing day—and how can you protect your deal from falling apart? Here’s what you need to know.

Neighborhood Spotlight: Where Homes Are Going Under Contract Fast

While homes across Dallas-Fort Worth are moving quickly, these neighborhoods are seeing the strongest activity:

🏘️ Prosper

Buyers are swarming this growing luxury suburb thanks to new builds, top-rated schools, and rapid development.

🏡 Celina

With its small-town charm and major master-planned communities, Celina homes often go under contract within days—especially new construction.

🏙️ Frisco

Inventory is tight, and bidding wars are common. Expect buyer urgency and strong offers in this highly sought-after city.

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Local Market Trends (2024-2025)

The Dallas-Fort Worth market remains competitive but more balanced than 2021-2022.

📊 Current Seller Stats (2025):

• Average days on market: 24

• Pending sales are up 11% YoY (NTREIS Q2 2025)

• Median home price: $428,000

• 30-year fixed mortgage: 6.65% (Freddie Mac, July 2025)

What This Means for Sellers

If you’ve gone under contract, your price likely reflects strong buyer confidence. But a deal can still fall apart without careful coordination between now and closing.

Step-by-Step: What Happens After You’re Under Contract

1. Earnest Money Is Deposited

The buyer typically deposits 1–3% of the sales price into an escrow account. This shows they're serious.

Tip: Make sure this is deposited within the contract timeline—usually 3 business days in Texas.

2. Option Period Begins

In Texas, buyers usually pay a small fee for an “option period” (5–10 days) to conduct inspections.

• Inspections happen quickly—often within 48 hours

• Buyer can walk away for any reason during this period

• Negotiations around repairs often begin here

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3. Negotiations & Repair Requests

After the inspection, the buyer may ask for:

• Repairs

• Price reductions

• Credits toward closing costs

Advice: Focus on big-ticket items like roof issues or foundation movement. Minor cosmetic fixes rarely kill deals.

4. Appraisal Ordered by the Lender

If the buyer is financing, the lender will require a home appraisal.

• You don’t have to be home

• The appraiser compares recent sales in the area

• If your home appraises low, you may need to renegotiate

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5. Buyer’s Final Loan Approval

Once inspections and the appraisal are done, the buyer’s lender finalizes underwriting. This includes:

• Verifying income

• Re-checking credit

• Finalizing down payment proof

This is where many delays happen—especially if the buyer changes jobs, makes large purchases, or opens new credit lines.

6. Title Search & Survey

The title company reviews property ownership history to confirm there are no liens or legal issues.

• Clear title = green light to close

• A survey may be needed for boundary or fence lines

You’ll often split these costs with the buyer depending on your contract.

7. Final Walkthrough

Usually 24–48 hours before closing. The buyer checks that:

• Repairs are complete

• Home is clean and in the same condition

• All agreed items (like appliances) are still there

8. Closing Day

You’ll sign final documents at a title office or remotely.
Once funds are transferred and the deed is recorded, the home officially changes hands.

Don’t forget: You must be fully moved out by closing unless otherwise agreed in writing.

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Cost Breakdown: What Sellers Pay Before Closing

Selling your home means covering a few key costs before you collect your check.

Item Estimated Cost Repairs/Concessions $500 – $5,000+ Title Policy (Texas norm) 0.6% of sale price Realtor Commission 5% – 6% Closing Fees $1,000 – $2,500 HOA Docs/Transfer Fees $250 – $750

Net sheet estimates can change based on the final contract and inspection results.
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Builder & Community Insights

If you’re selling a new construction home or still under warranty, builders may be involved post-contract.

Top builders like Highland Homes, Perry Homes, and Trophy Signature are active in DFW. Each has unique rules for:

• Warranty transfers

• Final punch list approvals

• HOA transition documents

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Financing & Buyer Incentives

Some buyers use builder incentives or special financing options. If you're providing incentives as the seller (e.g., closing cost help), it should be clearly stated in the contract and accounted for during underwriting.

Popular buyer programs in DFW:

• 3% down conventional loans

• VA and FHA (with stricter inspection rules)

• Rate buydowns offered by some lenders

Selling your home to a first-time buyer?
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Conclusion: Keep the Contract on Track

When your home goes under contract, your focus shifts from showing to closing.

Stay on top of timelines. Be responsive. And don’t hesitate to lean on your agent when things get sticky. The right guidance can prevent delays—or worse, deal fallout.

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FAQs: What Sellers Ask After Going Under Contract

(Sourced from AlsoAsked + AnswerSocrates)

1. Can the buyer still back out after we’re under contract?

Yes—during the option period, or later if financing or appraisal fails.

2. How long is the process from contract to closing in Texas?

Typically 21–35 days, but it can vary by lender and inspection timelines.

3. Who handles the title and paperwork?

Usually a local title company selected in the offer. They coordinate with agents, lenders, and attorneys.

4. Do I have to fix everything the inspector finds?

No. You can negotiate or decline repairs—but it may affect the buyer’s willingness to proceed.

5. What happens if the buyer’s loan falls through?

You can keep the earnest money (depending on the reason) and re-list the home.

6. Can I stay in the home after closing?

Only if you’ve negotiated a temporary leaseback in writing.