What is a MUD district and how does it affect my property taxes?

The answer depends on your loan type and whether you qualify for assistance programs. FHA loans require as little as 3.5% down, and conventional loans now allow 3% down for qualifying first-time buyers. Add to that 2–3% of the purchase price for closing costs (though some can be rolled in or covered by seller concessions), plus your option fee and earnest money — typically 1% of the purchase price. If you use a TSAHC or TDHCA down payment assistance program, your upfront cash requirement drops significantly. A good local lender will give you a precise breakdown based on your specific scenario.

The option period is a negotiated window — usually 5 to 10 days in New Braunfels — during which you pay the seller a small option fee for the unrestricted right to back out of the contract for any reason. If you terminate during this window, you receive your earnest money back in full; you only lose the option fee itself. Once the option period ends, the contract becomes binding and backing out without a valid reason (failed financing, unacceptable inspection issues within the contract terms, etc.) means forfeiting your earnest money. First-time buyers should treat the option period as their most important window for due diligence.

The New Braunfels market in 2026 has more inventory than the peak years of 2021–2022, which gives first-time buyers more breathing room than they would have had a few years ago. That said, well-priced homes in desirable neighborhoods — especially under $400,000 — still attract multiple offers and move quickly. Higher-priced and larger homes are sitting longer. This is a market where strategic offer writing matters: option period length, earnest money amount, and flexibility on closing date can all influence a seller's decision even when your price matches a competing offer.

Texas does not require buyers to hire a real estate attorney at closing — the title company handles the closing process and provides title insurance. That said, there is nothing stopping you from having an attorney review your contract if you want additional legal counsel, particularly if the transaction has unusual complexity (estate sale, commercial zoning, complex seller financing, etc.). For a standard residential purchase, your agent and title company are well-equipped to guide you through the process. Make sure your agent takes time to explain every section of the TREC contract to you before you sign.