Buying your first home in San Angelo should feel exciting, not overwhelming. If you’re unsure where to start, you’re not alone. With a clear Texas roadmap and local insight, you can move from browsing to keys-in-hand with confidence. In this guide, you’ll learn each step of the process, what to expect in Tom Green County, and how to make smart choices from offer to closing. Let’s dive in.
San Angelo market snapshot
San Angelo offers a mix of starter homes in established neighborhoods, smaller condos and townhomes, and newer subdivisions near major retail corridors. Areas near Angelo State University appeal if you want shorter commutes and modest lots. Neighborhoods by the Bluffs retail corridor offer convenience to shopping and newer amenities. For current pricing and inventory, review recent comparable sales with your agent rather than relying on national averages.
Get pre-approved first
A pre-qualification is a quick estimate based on information you provide to a lender. A pre-approval is stronger because the lender verifies your income, assets, and credit, then issues a conditional loan amount. Sellers take pre-approval letters seriously, and many expect them with offers. For financing basics and timelines, review the Consumer Financial Protection Bureau’s guidance in the CFPB’s step-by-step mortgage guides.
Tour homes with confidence
When you tour, focus on major systems and Texas-specific items: roof condition, HVAC performance, plumbing, windows, and drainage around the foundation. Create a short checklist and bring it to each showing. If you’re relocating, start with virtual or live video tours to narrow your list, then plan an in-person visit before final decisions. If a property is tenant-occupied, your agent will coordinate access and timing for showings.
Write a strong Texas offer
In Texas, buyers and sellers use standardized Texas Real Estate Commission forms. Your offer typically includes the One to Four Family Residential Contract, a financing addendum, and any required disclosures or HOA addenda. You’ll also include your pre-approval letter, proposed closing date, and the amounts for earnest money and the option fee. You can review the current contract and addenda on the TREC forms page.
Earnest money vs. option fee
- Earnest money shows good faith and is held by the title company or other escrow agent named in the contract. It is usually credited to you at closing.
- The option fee is a separate payment to the seller for the right to terminate during a short option period. This period is your safety net for inspections. In many Texas markets, option fees are modest and the option period is often a week or so, but both are negotiable.
Position your earnest money and option terms to be competitive while protecting your interests. Your agent can share recent local practices so your offer aligns with San Angelo norms.
Use your option period wisely
Schedule inspections right away, ideally within the first 1 to 3 days of the option period. Common inspections include:
- General home inspection
- Termite/wood-destroying insect inspection
- HVAC, roof, plumbing, or electrical specialists as needed
- Septic and well inspections for rural properties
- Flood risk review if the home sits near mapped flood areas using the FEMA Flood Map Service Center
After you review the reports, you can request repairs, ask for a credit, or proceed as-is. If concerns are significant, you can terminate within the option period and typically recover your earnest money.
Appraisal and lender steps
Once the contract is in place, your lender orders an appraisal to confirm value. If the appraisal comes in low, you and the seller can renegotiate, you can pay the difference, or you may be able to step back if your contract allows. Most loans take several weeks to close as underwriting reviews documents. For what to expect and how to read key loan documents, check the CFPB’s resources on the Loan Estimate and the Closing Disclosure.
Title, survey, and closing
A Texas title company researches the property and issues a title commitment. Buyers commonly purchase an owner’s title insurance policy at closing for protection against covered title defects. If an existing survey is not available or accepted, you may need a new one to confirm boundaries and check for easements or encroachments. Learn why title insurance matters at the American Land Title Association’s homebuyer page.
Signing typically happens at the title company’s office. If you are out of town, ask about Remote Online Notarization, which is permitted in Texas and may be available through your title company. You can review current state guidance on RON from the Texas Secretary of State.
Disclosures and legal must-knows
Texas sellers generally provide a Seller’s Disclosure Notice that outlines known issues or repairs. Review it carefully before or during your option period. Homes built before 1978 require a lead-based paint disclosure. You can view the latest Seller’s Disclosure form on the TREC website.
Taxes, homestead, HOAs, and utilities
- Property taxes are set by local taxing units and collected based on the Tom Green County Appraisal District’s valuations. Plan for taxes and insurance in your monthly budget.
- Texas offers a homestead exemption that can reduce your school tax burden. After closing, file your exemption with the county once you qualify as your primary residence.
- Many newer subdivisions near retail corridors have HOAs. During your option period, review the HOA resale certificate, rules, and fees.
- For rural or edge-of-town properties, confirm well and septic system details, permitting, and inspection results.
Offer strategy for San Angelo buyers
Keep key protections like financing, appraisal, and inspection contingencies. Make your earnest money and option terms meaningful without overextending. If you face competition, consider flexible timelines or limited repair requests on minor cosmetic items to strengthen your offer. Focus negotiations on major safety and system issues that impact value and livability.
Relocation tips for out-of-town buyers
Use virtual tours to build a shortlist, then plan an in-person visit for your top contenders. Confirm commute routes to ASU, downtown, or key employers. Ask about local internet options, utilities, and any rental restrictions if you plan to house-hack or rent a room near campus. If timing is tight, many title tasks can be completed by e-signature, and some closings can be arranged remotely.
First-time buyer checklist
- Get a lender pre-approval and set your budget
- Outline must-haves and nice-to-haves
- Target areas: near ASU for shorter commutes, or the Bluffs corridor for retail convenience
- Tour homes in person or via live video; bring a system checklist
- Prepare offer terms: pre-approval letter, earnest money, option fee and period, preferred closing date
- During the option period: schedule inspections, review disclosures, and evaluate HOA documents
- Submit all lender documents quickly; track appraisal and underwriting milestones
- Review your Closing Disclosure, confirm wiring instructions with the title company, and ask about remote notarization options if needed
Buying your first home is a big step, and you do not have to do it alone. If you want a local guide who pairs neighborhood insight with virtual tours and smooth, concierge-level support, connect with Liz Calhoun. Let’s make your San Angelo move simple and successful.
FAQs
What closing costs should first-time buyers expect in San Angelo?
- Most buyers should plan for closing costs around 2 to 5 percent of the purchase price, including lender fees, title insurance, recording fees, and prepaids; ask your lender for a detailed Loan Estimate early in the process using the CFPB’s guidance.
How long is the Texas option period and what does it include?
- The option period is negotiated in your contract; many buyers choose a short window, often about a week, paired with a modest option fee, which gives you the right to terminate for any reason while you complete inspections.
Who holds earnest money in a San Angelo purchase?
- The title company or other escrow agent named in your Texas contract holds your earnest money in trust and applies it to your costs at closing if you proceed.
Are there first-time buyer assistance programs in Tom Green County?
- Check statewide options through the Texas Department of Housing and Community Affairs and ask local lenders about FHA, VA, or USDA loans that may fit your budget and location.
Can I close remotely if I am relocating to San Angelo?
- Texas permits Remote Online Notarization; many title companies offer remote or hybrid closings, so ask your title team about RON availability and any identification steps required.
What should I know about property taxes and homestead exemptions?
- Property taxes are based on county appraised values and local rates; after closing on your primary residence, file for a Texas homestead exemption with Tom Green County to reduce eligible school taxes.
