Texas contract deadline calculator.
Put in your effective date and your closing date. This lays out every deadline on the contract, whose clock each one is on, and what happens if it gets missed.
Most people selling a house are told about the option period and nothing else. There are seven other dates that matter, and one of them, the buyer's financing exit, runs almost to the closing table.
Every one of these is a blank the two sides negotiate. Use the numbers written on your own contract, not these defaults.
Your deadlines
Buyer's clock
Earnest money and option fee due
—
3 days after the Effective Date, Paragraph 5A
If the earnest money does not arrive on time, Paragraph 5C lets the seller terminate, or use the default remedies in Paragraph 15, or both. This is one of the few exits a seller actually has. This date rolls forward past a weekend or a legal holiday.
Buyer's clock
Option period ends
—
Option days after the Effective Date, by 5:00 p.m. local time, Paragraph 5B
Up to this moment the buyer can walk for any reason at all and get the earnest money back. They lose the option fee and nothing else. Unlike the money deadline above, this one has no rollover language in the contract, so a weekend does not extend it.
Title company's clock
Title commitment due to the buyer
—
20 days after the title company receives the contract, Paragraph 6B
If it is late the deadline stretches automatically, but only up to 15 more days or 3 days before closing, whichever comes first. If it never shows, the buyer can terminate and take the earnest money with them.
Buyer's clock
Buyer's title and survey objections due
—
The earlier of the Closing Date or the objection days after receipt, Paragraph 6D
If the buyer says nothing by this date, they have waived the right to object. Schedule C requirements are the exception and are never waived.
Seller's clock
Seller's cure period ends
—
15 days after the seller receives the objections, Paragraph 6D
The seller is not obligated to spend a dollar curing anything. If it is not cured, the buyer has 5 days after this date to terminate or waive. Do nothing and they are deemed to have waived.
Buyer's clock
Buyer approval deadline
—
Buyer approval days after the Effective Date, financing addendum Paragraph 2A
This is the buyer's own credit, income and assets. To terminate they have to give notice AND a written statement from the lender saying why. After this date the contract is no longer subject to buyer approval.
Buyer's clock
Buyer's financing exit closes
—
3 days before the Closing Date, financing addendum Paragraph 2B
This is the one almost no seller is told about. Property approval covers the appraisal, whether the house can be insured, and lender required repairs. The buyer can still walk this late and take the earnest money, as long as they hand over the lender's written reasons.
Both parties
Closing
—
On or before the date entered, or 7 days after objections are cured or waived, whichever is later, Paragraph 9A
Miss it and the party who did not cause the miss can use the Paragraph 15 remedies, which include suing for specific performance.
This estimates dates. It is not legal advice.
Kyle is a Realtor, not an attorney. This tool applies the deadline rules in the TREC One to Four Family Residential Contract (Resale), form 20-19, effective July 1, 2026, and the Third Party Financing Addendum, form 40-11. Your contract may be amended, may use a different promulgated form, or may have terms these fields do not cover. Confirm every date against your executed contract and with your title company before you rely on it.
Weekend and holiday rollover follows Paragraph 5A(2), which points at Texas Government Code Sections 662.003(a) and 662.003(b)(4) and (6). That is eleven days. It does not include Christmas Eve, December 26, Texas Independence Day, San Jacinto Day or Good Friday, so a deadline landing on one of those does not move.
Under contract and something looks off?
Dates on a contract are easy to miscount and expensive to miss. If you want a second set of eyes on yours, reach out.
Contact Kyle