What should you check before buying a home in Fort Worth? Look hard at the foundation, flood risk, special district taxes, the survey, and what your property taxes will be once the seller's exemptions drop off. Use the option period to do it.
Most of the problems buyers run into aren't hidden. They're in the documents, on the flood map, or visible in a crack over a doorway. They get missed because the deadlines move fast.
This is the list I walk through with buyers in Tarrant and Parker County. Some of it is specific to North Texas, and some of it is specific to how the Texas contract works.
Use the option period like you mean it
The standard Texas resale contract gives you an option period. You pay the seller a negotiated option fee, and in exchange you get the unrestricted right to terminate during that window for any reason. The details matter. According to the Texas Real Estate Commission, the option fee has to reach the escrow agent within three days of the contract's effective date. If it doesn't, you lose that unrestricted right to terminate.
Everything else on this list should happen inside the option period: inspections, contractor bids, insurance quotes, and any follow-up with a structural engineer.
Foundation and clay soil
A lot of North Texas sits on expansive clay. It swells when it's wet and shrinks when it's dry, and houses move with it. Some movement is normal. What you want to know is whether the movement is ongoing and whether it's been repaired properly.
Signs worth a closer look:
- Diagonal cracks above doors and windows, or doors that stick and won't latch
- Gaps between the brick and window frames, or stair-step cracks in brick
- Sloping floors you can feel walking through
If your inspector flags movement, a structural engineer's evaluation is the next step. If the seller has had foundation repair, ask for the paperwork and find out whether any warranty transfers to you.
Get a full inspection, and read all of it
Hire a licensed inspector. You can check a license on the TREC website. Texas inspection reports are long, and many items are minor. Focus on the roof, HVAC, water heater, electrical panel, plumbing (including the sewer line on older homes), drainage around the house, and any signs of water getting in.
For homes built before the 1960s, a sewer scope is worth the money. I go deeper on older houses in my historic home inspections guide.
Check the flood map, then look past it
Look up the address on FEMA's Flood Map Service Center. If the home is in a high-risk flood zone and you're financing, your lender will require flood insurance, and that changes your monthly cost.
A home outside the mapped zone isn't automatically safe. FEMA says about 40% of National Flood Insurance Program claims come from outside high-risk zones, and most homeowners policies don't cover flood damage. Walk the lot after a rain if you can, and look at where the water goes.
HOA, PID, and MUD costs
Your total housing cost isn't just the mortgage. Three things can add to it:
- HOA. Get the dues amount, any special assessments, the transfer fees, and the deed restrictions. Read the rules on fences, parking, outbuildings, and short-term rentals before you commit.
- PID (Public Improvement District). Some newer communities carry a PID assessment on top of regular property taxes to pay for infrastructure. Ask for the annual amount and how many years are left.
- MUD (Municipal Utility District). A MUD adds its own tax rate. Under Texas Water Code Section 49.452, a seller of property in a district has to give you written notice before you sign a binding contract. Read it and add that rate to your tax estimate.
PIDs and MUDs tend to be tied to newer development, so ask about both on any recent build or new construction community. I compare the two paths in Should You Buy New Construction or Resale in Aledo?
Property taxes reset when you buy
This catches buyers off guard every year. The seller's tax bill reflects the seller's exemptions and, if it was their homestead, the 10% cap on annual increases in appraised value. That cap does not come with the house.
According to the Texas Comptroller, the 10% limit takes effect on January 1 of the tax year after the owner qualifies for the homestead exemption. So in your first years of ownership, your taxes will be based on your own exemptions and the appraised value, not the seller's history.
File for your homestead exemption once you've moved in. The Comptroller's exemptions page lists a $140,000 school district homestead exemption, and the general filing deadline is before May 1. I break down the local details in How Property Taxes Work in Tarrant County and the Parker County property tax guide.
The survey and the T-47
The survey shows where the lot lines are and whether anything (a fence, a shed, a driveway) crosses them. If the seller has an existing survey, they may provide it with a T-47 Residential Real Property Affidavit, a Texas Department of Insurance form in which the seller states whether anything has changed since the survey was done.
Read the survey yourself. Look for easements, encroachments, and whether improvements built after the survey date (a pool, an addition, a new fence) show up. If something has changed, a new survey may be needed. On acreage in Parker County, I'd almost always want to see a current one.
A few more things worth checking
- Seller's disclosure. Read it before your inspection so your inspector knows what to look at.
- Insurance quote. Get one during the option period. Roof age and past claims can change the price a lot.
- Utilities on acreage. Well, septic, and propane each need their own inspection. My guide to buying a home with acreage in Parker County covers those.
- Closing costs. Know the full number before you write the offer. See Understanding Closing Costs When Buying in Fort Worth.
Frequently asked questions
How long is the option period in Texas?
There isn't a set length. It's negotiated and written into the contract. Pick a number of days that gives you time for the inspection, any specialist follow-up, and repair bids.
Will my property taxes be the same as the seller's?
Often not. The seller's homestead exemption and 10% appraisal cap don't transfer to you, so your bill may be higher. Estimate your taxes using the current appraised value and the local tax rates, including any MUD or PID.
Do I need a foundation inspection on every Fort Worth home?
Your general inspector will look at the foundation. If they note signs of movement, or if the house has had prior foundation work, bring in a structural engineer during your option period.
If you're starting a search, my buyer resources and what to do before touring homes are good next steps. If you're buying or selling in Fort Worth or Parker County, call or text Josh White at 432.215.9177 or visit buysellfortworthhomes.com.