How Long Do You Have to Sign Real Estate Contracts? A Longview Realtor’s Honest Answer

By Ivan Tanuyan, Realtor with Summers Cook & Co. and real estate investor serving Longview and East Texas

Quick answer: There’s no law that says you have to respond to a real estate offer by a certain time. In practice, most offers and counteroffers give 24 to 72 hours, and nothing is binding until both sides sign. Once a Texas purchase contract is executed, the buyer has 3 days to deliver the earnest money and option fee, and the option period lasts however many days the contract says. Listing agreements vary by agent; mine are six months at most.

One of the most common questions I get from buyers and sellers is, “How long do I have to sign this?” The honest answer is: it depends on which contract you’re talking about. An offer, a listing agreement, and the deadlines inside an executed purchase contract all work differently.

I’ve been a Realtor for almost three years and a real estate investor since 2019, so I’ve seen these timelines from both sides of the table. Here’s how it really works in Longview and East Texas.

Offers and Counteroffers: Usually 24 to 72 Hours

Here’s something that surprises a lot of people: buyers and sellers aren’t required to respond to an offer at all. There’s no law that says a seller has to answer within a certain time.

In practice, though, the normal window is 24 to 72 hours. That’s what most agents write into offers and what most people expect.

What I’ve seen in my recent closings is that the longer a client takes to sign, the more antsy the other side gets. When people get tired of waiting, anxiety builds, and that can kill a deal. A big part of my job is keeping everyone calm, because a slow signature doesn’t mean someone doesn’t want the deal. They just haven’t signed yet.

Is Dragging Your Feet a Big Deal?

Not really, but it does carry a risk. A contract isn’t done until it’s executed. Until both sides sign:

• If I represent the seller and the buyer is slow, we can still accept other offers.
• If the seller is slow, the buyer can walk away and make an offer on another house.

So there’s no real legal rush. The real risk of waiting is that someone else comes in with a different or better offer while you’re thinking it over.

Listing Agreements: You’re Not Signing Your Life Away

If you’re a seller signing a listing agreement with an agent, the timeline is different. Some agents ask for long-term listings. I don’t. I keep my listing agreements to a maximum of six months.

I also tell every seller the same thing: I work for you, and you’re my boss. I earn the listing every 24 hours. If at any point I’m not doing what I promised I’d do each week, you can call me and we can terminate the agreement right then and there.

A listing agreement is a contract to work together, not a trap. My job is to make sure you never feel like you need to end it.

Deadlines After the Contract Is Signed (Texas)

Once a purchase contract is executed in Texas, a new set of clocks starts ticking.

Earnest Money and Option Fee: 3 Days

Under the standard Texas contract, the buyer has 3 days after the effective date to deliver the earnest money and the option fee. That goes by fast, especially if you don’t have a plan for getting to the bank.

The Option Period: Whatever the Contract Says

The option period (often called the inspection period) is however many days are written in the contract. If it says 7 days, the buyer has 7 days. If it says 10, they have 10. They can even negotiate an extension.

Sellers: don’t stress if a buyer uses the full option period. That time exists so they can properly review the property, and they’re entitled to all of it.

How Investors Do It Differently

As an investor myself, I can tell you cash buyers often play by a faster clock. Investors frequently:

• Ask for shorter inspection periods
• Do their own inspections
• Close faster because they’re paying cash

Not always, but often. If you’re a first-time homebuyer, that’s your competition, so you need an offer that’s as strong as possible.

What Makes an Offer Strong in East Texas Right Now

Right now East Texas is a buyer’s market: more homes for sale than buyers. Sellers are generally glad to get an offer. Still, if you want yours to stand out:

• Don’t ask for too many changes. Piles of seller concessions and long wait times make sellers nervous.
• Avoid a home-sale contingency if you can. Sellers don’t like having their sale depend on yours, especially in a slower market. If your current home is already sold, that’s ideal.
• Offer a quick closing. The sooner, the better.
• FHA and VA loans aren’t every seller’s favorite, but they’re not a deal-breaker either.

How We Sign: E-Sign or Paper

Most of our contracts today are signed electronically, which is quick and easy. But Longview has a lot of older residents, and many of them don’t use email. Paper signing is still an option, and I’m happy to meet clients where they are.

The Biggest Mistake I See: Not Taking Deadlines Seriously

The most common problem isn’t the contract itself. It’s people not being ready for what the contract requires. I regularly see:

• Buyers without their earnest money check ready, or no time scheduled to get to the bank
• Buyers who don’t know what day the option period ends
• Sellers who don’t have the utilities on when inspections are scheduled
• Sellers who aren’t ready for people to come into the home

Mark your deadlines on a calendar the day you sign, and ask your agent to walk you through every date.

The Bottom Line

For offers, expect about 24 to 72 hours, but nothing is binding until it’s executed. For listing agreements, you’re not signing your life away; you should be able to work with an agent who earns your business every day. And once you’re under contract, take those Texas deadlines seriously.

Frequently Asked Questions

Let’s Talk

Buying or selling in Longview or anywhere in East Texas? I’d be glad to help. Reach out here or give me a call.

Ivan Tanuyan
Realtor, Summers Cook & Co.
Phone: 903-309-8810
Website: lifeinlongview.com