Buying in Texas with Julie G

By Julie Gualandri

Julie arrived in Austin in 2008 and soon discovered a city that blended opportunity, vibrancy, and a sense of home. By 2010, she had found her true calling in real estate—a profession that allows her to pair market expertise with a deep commitment to service.

Purchasing a home, especially out of state, can bring a mix of excitement and stress. I’ve worked with many clients who come to Texas from different parts of the country, and I know how different the process can be here.

My job isn’t just to open doors or write contracts. I see myself as your advisor, the person who helps you understand how real estate really works in Texas, so you can make a confident choice.

Understanding how Texas real estate works is always the first step. Before we ever look at homes, I always start with a simple conversation. Buying property here has a few unique rules that many buyers don’t expect. For example, even within the same city, property taxes can vary from one street to another. That can make a real difference in your monthly payment and overall budget.

Another big difference is the contract itself. In some states, your contract includes an inspection clause that gives you a clear path to cancel if the inspection turns up problems. In Texas, we do it differently.

We use what’s called an option period. This is a short window, usually a week, lets you cancel the contract. You don’t even have to explain why. It’s one of the most buyer-friendly parts of our process.

Texas contracts are also structured to protect buyers. After a seller signs, they’re committed. Only the buyer retains flexibility during the option period. That gives you time to think things through without losing your deposit or your peace of mind.

If you’re planning to make a move in Texas, here’s what working with me looks like. I recently worked with a couple moving to Austin. They had family here and visited often, but had never gone through the buying process in Texas.

Before they even arrived, we spent days talking through what they wanted, what they were finding online, and what made sense for their goals. When they landed, I handed them an old-school binder with paper and pen. Inside was information on every home we were going to see.

We toured about a dozen properties that first day. That might sound like a lot, but seeing more homes helps you understand what truly stands out in a new market. Between showings, we talked about what they liked, what didn’t fit, and what surprised them. By the next day, we narrowed the list down to four favorites.

That’s when we shifted our focus to strategy. I gave them context about each home, including neighborhood rules, short-term rental restrictions, and the local market. Because they planned to rent the property when they weren’t using it, those details mattered. Before we wrote an offer, I walked them through the Texas contract line by line so nothing came as a surprise later.

Making smart moves during negotiation and inspection. The sellers had bought during the pandemic and were selling for less than they paid. There wasn’t much room to negotiate the price, but because my clients were paying cash, we found other ways to win. We negotiated for furnishings and items of value that helped balance the deal.

Once we were under contract, I joined them at the inspection. They’d never been through one in Texas, so I made sure they understood what the inspector was pointing out, what was normal wear and tear, what was worth negotiating, and what wasn’t a big deal. They later told me it was the first time an agent had walked them through an inspection.

When you’re choosing an agent, ask what they actually do beyond showing homes and writing contracts. A great agent should think ahead, anticipate issues, and make sure you feel supported every step of the way.

If you’re buying your first home, your next one, or a second home here in Austin, feel free to call or text me at (512) 568-1222 or email me at julie@julieghomes.com. I’ll help you find homes that fit your needs so you feel informed, comfortable, and stress-free throughout the process.