Texas Home Buying Process: The Complete 15-Step Guide (DFW & North Texas)

Buying a home in Texas can feel overwhelming if you don’t know exactly what to expect. Over the years, I’ve walked buyers through this process across North Texas, and while every situation is unique, the steps themselves are very consistent.

Home Buying Process Step 1: Get to Know Each Other

In commercial real estate, a deal has to make sense for the business and the numbers have to work on a spreadsheet. In residential real estate, the deal has to make sense on a personal level—for you and for your family.

One of my first real estate clients was my brother. Even though we had known each other our entire lives, we still needed to sit down and talk through what life was going to look like as it related to making this move. That’s how I approach every buyer relationship.

We talk about your family situation. If you’re married with kids, we talk about what the kids need out of this move. We talk about lifestyle, space, school needs, and your ideal timeframe. I’m bound by the REALTOR® Code of Ethics to keep everything confidential.

I’ll also share from my own life when it’s helpful. My wife and I bought our first house when we were dual income with no kids. When we bought our second house, we were on one income, had a one‑year‑old boy, a two‑year‑old boy, and my wife was pregnant with our daughter. Two very different experiences. All of that stuff matters. So we start by getting to know each other.

Home Buying Process Step 2: Discussing Your Criteria

Once we understand your situation and goals, we get very specific about what you’re looking for in a home.

This includes:

• Square footage

• Number of bedrooms and bathrooms

• Preferred age of the home

• Lot size

• Floor plan and features

It also includes school district and location. This can be as broad as wanting to live in a certain part of North Texas, or as specific as targeting one particular neighborhood.

Often, we’ll decide how far north, south, east, and west you’re comfortable going and then draw a custom polygon in the MLS that matches that area.

We also discuss budget, which leads directly into the next step.

Home Buying Process Step 3: Getting Qualified With a Lender

Some realtors make this step one, and if you’re already qualified with a lender, that’s fantastic. I like to first understand what you’re hoping to get out of the home buying process.

Once we connect you with a lender, they’ll help you understand:

• What you’re qualified to buy

• What your monthly payment would look like

• How much money to put toward down payment and closing costs

• Your overall financial strategy

For example, if you need to keep as much cash in your pocket as possible, we might build a strategy around asking for seller concessions in the initial offer. Concessions mean cash that comes back to you at closing from the seller.

Those concessions can be used to cover closing costs or to pay discount points to a lender. Points lower your interest rate. One point typically costs 1% of the loan amount, so on a $300,000 loan, one point would cost $3,000 in concessions and usually lowers your interest rate by about 0.25%.

Home Buying Process Step 4: Beginning the Search

In many cases, this is actually step zero. Most buyers have already been looking on Zillow or Redfin. The goal is to make sure you’re also getting listings directly from the MLS.

Why does that matter?

First, some homes are posted on the MLS that never show up on Zillow or Redfin.

Second, the MLS has far better search features. For example, if you’re looking in Celina and Prosper but want to be in Prosper ISD, we can filter exactly for that.

Third, it’s the best way for buyers and realtors to communicate about listings. You can favorite homes, I can see your activity, review private remarks that only agents can see, and pull documents attached to the listing.

Those documents often include the seller’s disclosure, which can tell us things like roof age or whether foundation work has been done and if there’s a transferable warranty.

We can also adjust searches as we go. If you decide you don’t want homes built before 1970 or you only want at least a two‑car garage, we can make those changes.

I generally recommend keeping searches broad. It’s easy to miss the perfect home because an agent forgot to check a feature box in the MLS.

Home Buying Process Step 5: Showings

We can communicate about showings however you prefer. The easiest way is to text me an address and a time.

Once showings are scheduled, I reach out to listing agents to ask about timing and potential offer deadlines. If something needs to be seen immediately, I’ll let you know.

At the house, we talk through how you’d use the space, what you like, what you’d change, and I’ll point out positives and concerns. For example, diagonal cracking from a doorway can indicate foundation movement, and we’d want to verify whether it’s cosmetic or structural.

Home Buying Process Step 6: Negotiating an Offer

Sometimes negotiations happen verbally. Other times they happen through written offers and counteroffers.

There are two main scenarios.

Scenario 1: Multiple Offers

I don’t like throwing offers at the wall and hoping one sticks. I call the listing agent and find out what it will actually take to get under contract. Sometimes they’ll tell me directly. Other times it takes asking the right questions.

You are always in control. I’m an advisor. I just want you to have all the information so you don’t miss out by a small margin. I’ve had clients beat out thirty other offers by $1,000. I’ve also had offers accepted that weren’t the highest because the terms matched exactly what the seller wanted.

Scenario 2: Home Has Been Sitting on the Market

In this case, I often recommend starting below list price to set an anchor. If you want to come in strong and just get the house, we do that.

Home Buying Process Step 7: Writing the Offer

When writing the offer, I record a personalized video explaining exactly what you’re signing. We go over:

1. Exclusions

2. Offer price

3. Down payment amount

4. Pre‑approval letter

5. Earnest money

6. Option fee and option period

7. Title policy responsibility

8. Survey responsibility

9. Seller concessions

10. Home warranty policy

11. Closing date

We also review addendums, including financing, HOA, leaseback addendums, and the seller’s disclosure.

Home Buying Process Step 8: The Option Period

During the option period, the buyer can back out for any reason and get earnest money back.

Earnest money is typically around 1% of the purchase price. Option fees are usually $50–$100 per day.

Using a $500,000 home as an example, $5,000 earnest money plus a $500 option fee would be wired to title. If you close, that money applies to your cash to close. If you terminate during option, earnest money is refunded and the seller keeps the option fee.

Home Buying Process Step 9: Home Inspection & Due Diligence

Inspections typically cost $500–$800 and are done early in the option period.

We focus on plumbing, electrical, roof, foundation, and major appliances including HVAC and water heaters. Major issues are addressed through amendments.

Home Buying Process Step 10: Negotiating Amendments

We use inspection reports and quotes to justify concessions or repairs. Concessions are usually preferable because they give you flexibility and simplify the closing process.

Home Buying Process Step 11: The Contingency Period

After option, contingencies still protect you—most commonly financing contingencies and sale‑of‑home contingencies.

Home Buying Process Step 12: The Pending Phase

Pending means option is over and contingencies are met.

During this phase, we verify repairs, do a final walkthrough, transfer utilities, coordinate warranties, and prepare for closing.

From a lending standpoint, this is critical. Your lender will re‑check credit and employment. I asked my lender friend David Kakish for a list of do’s and don’ts before closing:

1. Don’t switch jobs or quit.

2. Avoid big purchases like cars.

3. Keep credit card use minimal.

4. Don’t touch your closing funds.

5. Fully disclose your debts.

6. Do not finance furniture.

7. Avoid new credit inquiries.

8. Consult your lender before large deposits.

9. Stick with your current bank.

10. Don’t co‑sign loans.

11. Resist new investment ventures.

12. Avoid cash transactions; use traceable methods.

13. Don’t ignore lender communications.

14. Don’t change your legal name.

15. Postpone major financial gifts.

Home Buying Process Step 13: Closing Day

Closing involves signing documents, funding, and receiving keys. Signing takes about an hour. Funding usually happens the same day.

Home Buying Process Step 14: Making the Move

We plan moving logistics early. Whether it’s a lease ending, leaseback, POD storage, or a double closing, there’s always a plan.

Home Buying Process Step 15: Filing for Your Homestead Exemption

Once you move in, file your homestead exemption. It’s the easiest way to reduce property taxes in Texas. At the time of filming, it reduces taxable value by $100,000 for certain taxes.

Thinking About Buying or Selling in North Texas?

If you’re interested in buying a home anywhere in DFW, I’d love to help.

Email: [email protected]
Phone: 254‑644‑5297