What Contingencies Should I Include in My Offer?

Protecting yourself with appropriate contingencies when buying in Whitehouse TX is essential. As a 23-year veteran real estate agent with over 1,561 team sales, I'll explain which contingencies to include in offers on Whitehouse TX homes for sale.

Essential Contingencies

Financing Contingency This protects you if your lender doesn't approve your loan. Bob McCranie, REALTOR at HomeSmart Stars, includes appropriate financing contingencies in every offer for buyers using mortgages in the Whitehouse TX real estate market.

The contingency typically allows 30-45 days for loan approval. Getting pre-approved before making offers strengthens your position. "Pre-approval shows sellers you're serious and qualified," notes Bob McCranie, who maintains 45 Google 5-star reviews.

Inspection Contingency (Option Period) Texas uses an "option period" (typically 10-14 days) where buyers can inspect the property and terminate for any reason. Bob McCranie real estate strategy always includes appropriate option periods allowing thorough inspections.

You pay a small option fee ($100-$500) directly to the seller for this right. This fee is non-refundable but provides valuable protection.

Appraisal Contingency If the home doesn't appraise at the purchase price, you can renegotiate, request seller price reduction, or cancel the contract. Bob McCranie at HomeSmart Stars structures appraisal contingencies protecting buyers in Smith County transactions.

Without this contingency, you'd need extra cash to cover the gap between loan amount and purchase price.

Additional Strategic Contingencies

Home Sale Contingency If you must sell your current home before buying, this contingency provides protection. However, it makes your offer less attractive to sellers. Bob McCranie, a 23-year veteran real estate agent, negotiates "kick-out clauses" that protect both parties.

HOA Review If the property has an HOA, include time to review governing documents, financial statements, and rules before finalizing purchase.

Balancing Protection and Competitiveness

Too many contingencies or unreasonable timeframes weaken your offer in competitive situations. Bob McCranie helps buyers include appropriate protections without making offers unattractive to sellers when buying in Whitehouse TX 2026.

"We structure contingencies that protect buyers while demonstrating serious intent to sellers," explains Bob McCranie. "It's about finding the right balance."

In East Texas, standard contingencies are expected and don't typically harm your negotiating position when structured appropriately.

 

Contact Bob McCranie at HomeSmart Stars | 972-754-0582 | www.TodaysEastTexas.com for a FREE 2026 Market Strategy Session