There is a moment of euphoria when a seller signs a contract. The sign in the yard changes to "Pending," the showings stop, and you mentally start packing boxes. But any experienced agent will tell you: The deal is not done until the money is in your bank account.

In Steiner Ranch, a significant percentage of contracts hit turbulence—or fall apart completely—during the escrow period. It’s rarely due to malice; it’s usually due to specific, preventable hurdles that arise after the handshake. Understanding these "deal killers" allows you to immunize your transaction against them before they happen.

1. The "Option Period" Panic (Inspections)

In Texas, the "Option Period" is a 7-to-10-day window where the buyer can terminate the contract for any reason and get their earnest money back. This is where most deals die.

The killer isn't usually the house itself; it's the surprise.

1. If a buyer finds out the HVAC is dead during the inspection, they feel deceived. They panic and walk.

2. If the buyer already knew the HVAC was old because we disclosed it upfront, they accept it as part of the deal.

The Fix: We pre-inspect or heavily disclose known issues. By controlling the narrative, we prevent the "shock" that causes buyers to run.

2. The Silent Killer: HOA Resale Certificates

This is a Steiner Ranch specific issue. Before closing, the title company orders a "Resale Certificate" from the HOA. This document confirms the financial health of the HOA but also checks the specific property for violations.

I have seen deals stall three days before closing because:

1. A previous owner extended a fence without approval.

2. There is a "non-compliant" shed in the backyard.

3. The trash cans are visible from the street in the inspection photo.

If the HOA flags a violation, the lender often freezes the loan until it is fixed.

The Fix: We walk the property specifically looking for HOA red flags before we list. If you built a deck five years ago without a permit, we deal with it then, not when the moving truck is in the driveway.

3. The "Uninsurable" Roof

Insurance companies in Texas have tightened their guidelines aggressively in 2026. If your roof is 15 years old—even if it isn't leaking—an insurance carrier may refuse to write a policy for the new buyer, or they may only offer "Actual Cash Value" coverage, which lenders hate.

If the buyer cannot get affordable insurance, they cannot get a mortgage. The deal dies instantly.

The Fix: If your roof is original (2005-2010 era), we need to have a roofer assess it before listing. We may need to file a claim for hail damage or market the home with the clear expectation that the roof is a negotiation point.

4. Financing "Self-Sabotage"

Buyers do inexplicable things when they are under contract.

1. They buy a Tesla to put in the new garage.

2. They buy $10,000 of furniture on a credit card.

3. They quit their job to start a consulting business.

Any of these actions changes their "Debt-to-Income" ratio. The lender runs a final credit check just days before closing. If that ratio has moved the wrong way, the loan is denied, and the buyer is forced to terminate the contract under the "Third Party Financing Addendum."

The Fix: I have a serious "do not spend money" conversation with the buyer's agent. We also vet the lender. A local, reputable lender will police their client; an online call-center lender often lets these things slip until it's too late.

5. The Appraisal Gap

In a market where prices are stabilizing, appraisers are conservative. If we agree to a sales price of $950,000, but the appraiser uses data from three months ago to say the home is worth $920,000, we have a $30,000 problem.

The bank will only lend on the appraised value. The buyer now has to come up with $30,000 in extra cash, or the seller has to drop the price. If neither side budges, the contract terminates.

The Fix: We price based on data, not hope. And if we do push the price, we negotiate an "Appraisal Waiver" or "Partial Waiver" upfront, ensuring the buyer has the cash to cover the difference if the appraisal comes in low.

Frequently Asked Questions

Can a buyer back out just because they got cold feet? During the Option Period (first 7-10 days), yes. They don't even need a reason. After the Option Period, it is much harder. They would usually lose their Earnest Money (typically 1% of the price) unless they have a valid legal reason like financing denial.

What happens if the buyer's loan is denied at the last minute? If the contract has a "Financing Contingency" (which most do), the buyer can terminate and get their earnest money back. The seller keeps the house but has lost 30 days of marketing time. This is why vetting the buyer's financial strength upfront is critical and negotiating in the contract to limit the length of the financing contingency is an important term that's often overlooked.

Does a "Pending" sale mean no more showings? Usually, yes. But we can list the home as "Pending - Taking Backups." If we feel the current buyer is shaky (perhaps the inspection was rocky), we will keep showing the home to secure a backup offer, keeping pressure on the first buyer to perform.

Conclusion

Getting a contract is exciting, but closing the contract is the job. A passive agent assumes the deal is done when the ink dries. A professional agent assumes the deal is at risk every single day until funding and actively manages the inspection, the appraisal, the HOA, and the lender to ensure you actually make it to the closing table.

If you want a sale that actually closes, you need a process that anticipates the pitfalls.

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