Frequently Asked Questions (FAQ)

HookSet Realty stands apart with a personal, client-first approach rooted in deep local knowledge and a genuine love for the Texas Gulf Coast lifestyle. Led by Julie Thomas, a seasoned real estate professional with over 20 years of industry experience, the brokerage blends small-town values with big-league service. Julie takes the time to truly understand each client’s goals, offering honest advice, tailored guidance, and a hands-on experience from start to finish. Whether you’re buying your dream home or selling a coastal property, you’ll get expert care with a down-to-earth touch—just like working with a trusted friend who knows the area inside and out.

We serve the Middle Texas Gulf Coast region, including Calhoun, Jackson, Refugio and Victoria counties with extensive local expertise and community focus.

We are a phone call or text away seven days a week 7am-7pm. Phone number to call is 361-777-5583. Want to meet in person – that can be arranged!

Julie Thomas brings over 20 years of experience in the real estate industry, including a strong background in mortgage loan processing and financing. With a Master’s Degree in Organizational Management, she combines her business acumen with a genuine passion for helping families buy and sell their dream homes.

A native of Bulverde, Texas, Julie now calls Seadrift, Texas home—nestled along the beautiful Texas Gulf Coast. For more than 20 years, she and her family have enjoyed fishing, beach outings, and embracing the coastal lifestyle in Port O’Connor, Texas. Her deep-rooted connection to the region fuels her commitment to serving her community with personalized, knowledgeable, and trustworthy real estate guidance.

We offer personalized guidance from start to finish – whether you are buying your first home, investing in real estate, have a growing family and need to upsize your current living situation, need a serene vacation spot, are empty-nesters looking to downsize, or buying for another reason. We know the Texas coastal region inside and out, so our experience and local knowledge makes us the perfect partner in your real estate buying journey.

The first step is to get pre-approved for a mortgage. This helps determine your budget and shows sellers that you are a serious buyer.

On average, it usually takes about 30 to 45 days from the time your offer is accepted to closing; however, this can vary based on financing, inspections, and other factors.

Yes, Texas requires buyers to have a written agreement with their Real Estate Agent before touring homes. It protects both parties and sets clear expectations.

Yes, and it’s highly recommended! Getting pre-approved for a mortgage before you begin your home search helps you understand your budget, strengthens your offer, and shows sellers you’re a serious buyer. At HookSet Realty, we can connect you with trusted local lenders who will guide you through the pre-approval process and help you find financing options that fit your needs. Starting with pre-approval gives you a clear path forward and a competitive edge in today’s market.

Buyers in the Texas Gulf Coast region have access to a variety of loan options, including Conventional Loans, FHA Loans (ideal for first-time buyers), VA Loans for eligible veterans, and USDA Loans for qualifying rural properties. Each loan type has different requirements for credit scores, down payments, and income levels. At HookSet Realty, we’ll help you understand your options and connect you with reputable lenders who can guide you toward the best fit for your financial situation and property goals.

The closing process is the final step in buying a home and involves several important tasks. On the buyer’s end, this typically includes reviewing and signing loan documents, finalizing your mortgage, paying closing costs, and providing proof of homeowners insurance. You’ll also do a final walk-through of the property to ensure everything is in order. Once all paperwork is complete and funds are transferred, the property officially becomes yours. At HookSet Realty, we walk you through each step to make sure you’re informed, confident, and ready for a smooth closing day.

It is possible to buy a home while selling your current one—and many people do! The key is planning and timing. You can coordinate both transactions with options like a contingency offer (where your new purchase depends on the sale of your current home) or explore bridge loans and other financing solutions. At HookSet Realty, Julie will help you navigate both sides of the process, keeping everything aligned so you can make a smooth transition from one home to the next with confidence.

Yes—the Texas Gulf Coast is a popular and promising area for both rental and vacation property investments. With its Gulf and bay accesses, beaches, year-round outdoor activities, and growing tourism, demand for short-term and long-term rentals remains strong in many coastal communities. Whether you’re looking for a weekend retreat, a seasonal rental, or a property to generate steady income, the region offers a range of options to fit your investment goals. At HookSet Realty, we understand the local market and can help you find the right property in the right location to maximize your return.

To estimate utility costs before buying a home, start by asking the seller or their agent for average monthly bills, especially for electricity, water, gas, and internet. You can also contact local utility providers and give them the address to get usage history or typical costs for similar-sized homes in the area. Keep in mind that factors like the home’s size, age, insulation, and energy efficiency will all impact utility expenses. At HookSet Realty, Julie can help you gather this information so you can plan your budget with confidence and avoid surprises after you move in.

Closing costs typically range from 3 to 5 percent of the purchase price. They include fees like title insurance, loan processing, title company fee, appraisal fees and more.

In Texas, both the buyer and the seller typically share the responsibility for closing costs, but who pays what can vary depending on the contract and local customs. Buyers usually cover costs like loan origination fees, appraisal, and title insurance, while sellers often pay for the agent commissions and a portion of the title and escrow fees. At HookSet Realty, we help you understand all your estimated costs upfront and negotiate terms that work in your best interest.

It’s a negotiated time frame, often 7 to 10 days, during which the buyer can inspect the property and back out for any reason.

The option fee is a small, non-refundable payment the buyer gives directly to the seller in exchange for the right to terminate the contract during the option period (usually 7–10 days). This allows the buyer time to conduct inspections and due diligence.

The earnest money is a larger deposit—typically 1% of the purchase price—held in escrow to show the buyer’s serious intent to purchase. If the buyer backs out during the option period, they lose only the option fee but get the earnest money back. However, if they back out after the option period without a valid reason under the contract, they risk forfeiting their earnest money. There are many ways the earnest money is protected and Julie at HookSet Realty will guide you along the way to protect it.

The credit score needed to buy a home depends on the type of loan you’re applying for. In general, most lenders look for a score of at least 620 for a conventional loan. FHA loans may allow scores as low as 580, and VA or USDA loans have flexible requirements depending on the lender. That said, a higher credit score can help you qualify for better interest rates and loan terms. At HookSet Realty, we can connect you with trusted lenders who will review your credit and help you understand your options—so you can move forward with confidence.

*Note: While these are common benchmarks, every lender is different.

Earnest money is a deposit made by the buyer to show serious intent to purchase a home. It’s typically paid when the purchase agreement is signed by all parties and is held in escrow until closing. This deposit gives the seller confidence in the buyer’s commitment and is usually applied toward the buyer’s closing costs or down payment.

In Texas, earnest money typically is 1% of the purchase price, but this can vary based on the local market and the specifics of the deal. At HookSet Realty, Julie will guide you through how much to offer and ensure your earnest money is handled properly as part of a strong and competitive offer.

Once you submit an offer, the seller can accept it, reject it, submit a counteroffer or occasionally ignore the offer if far below seller’s asking price. If a counteroffer is made, negotiations continue until both parties agree on the terms—or decide to walk away. Once an offer is accepted and signed by both sides, the home goes under contract. From there, you’ll enter the option period (if included), schedule inspections, finalize your loan, and move toward closing. At HookSet Realty, Julie will guide you through each step, handle the communication, and make sure all deadlines are met—so you stay informed and confident throughout the process.

HookSet Realty is here to make selling your home as smooth and stress-free as possible. From setting the right price and staging advice to marketing it effectively and negotiating top-dollar offers, we handle every detail with care. With deep knowledge of the local market and a personalized approach, we help you navigate each step of the process confidently—so you can move forward with peace of mind and a successful sale.

Yes, sellers must provide a Seller’s Disclosure Notice, detailing the home’s condition and any known issues, like past flooding or repairs.

The timeline for selling a home can vary, but in Texas, the process typically takes 30 to 45 days once your home is under contract. The total time from listing to closing depends on several factors, including market conditions, pricing strategy, property condition, and buyer financing. At HookSet Realty, we work diligently to prepare, market, and sell your home efficiently—keeping you informed every step of the way and doing everything we can to help you reach a smooth, timely closing.

There are several smart, cost-effective ways to boost your home’s value before putting it on the market. Start with curb appeal—fresh landscaping, a clean exterior, and a welcoming front entry can make a big first impression. Inside, focus on decluttering, deep cleaning, and making minor updates like fresh paint, updated lighting, or modern hardware. Kitchen and bathroom touch-ups can also go a long way. Repair anything broken and consider a pre-listing inspection to address potential issues early. Julie at HookSet Realty can walk through your home with you and offer personalized tips to make sure your property stands out and attracts strong offers.

The option fee is a small, non-refundable payment the buyer gives directly to the seller in exchange for the right to terminate the contract during the option period (usually 5–10 days). This allows the buyer time to conduct inspections and due diligence.

The earnest money is a larger deposit—typically 1% to 2% of the purchase price—held in escrow to show the buyer’s serious intent to purchase. If the buyer backs out during the option period, they lose only the option fee but get the earnest money back. However, if they back out after the option period without a valid reason under the contract, they risk forfeiting their earnest money..

For sellers, the closing process involves finalizing all paperwork, signing the necessary legal documents, and transferring ownership to the buyer. This includes the deed, bill of sale, and settlement statements. Sellers are also responsible for paying any agreed-upon closing costs, such as agent commissions and title fees.

Before closing, the seller ensures the home is in the agreed-upon condition, removes personal belongings, and completes any negotiated repairs. On closing day, once documents are signed and funds are transferred, the sale is finalized and proceeds from the sale are disbursed. At HookSet Realty, Julie helps sellers prepare for closing, coordinates with all parties, and ensures everything goes smoothly from contract to keys.

If the buyer requests repairs after a home inspection, you have a few options: you can agree to make the repairs, offer a credit toward the buyer’s closing costs, negotiate which items to address, or decline the request. It’s all part of the negotiation process. The goal is to reach a fair agreement that keeps the sale moving forward.

In Texas, both the buyer and the seller typically share the responsibility for closing costs, but who pays what can vary depending on the contract and local customs. Buyers usually cover costs like loan origination fees, appraisal, and title insurance, while sellers often pay for the agent commissions and a portion of the title and escrow fees. At HookSet Realty, we help you understand all your estimated costs upfront and negotiate terms that work in your best interest.

While professional staging can help highlight your home’s best features, it’s not always necessary to make a great impression on buyers. At HookSet Realty, Julie doesn’t offer full staging services at this time, but she’s happy to provide expert tips and personalized advice on how to stage your home effectively using what you already have. From simple furniture placement to curb appeal suggestions, she’ll guide you on how to make your home show its best—without the added expense.

If a buyer backs out during the option period, they are typically allowed to do so without losing their earnest money. The option period is a negotiated window of time—usually 7 to 10 days—when the buyer can conduct inspections and decide whether to move forward with the purchase. If they choose to terminate the contract during this time, they forfeit only the option fee (a small, non-refundable amount paid to the seller) but retain their earnest money. At HookSet Realty, Julie will ensure you understand your rights and responsibilities during this stage and help protect your interests throughout the transaction.

A pre-inspection isn’t required to sell your home, but it can be a smart move. Having your home inspected before listing can help identify any issues early, allowing you to make repairs on your terms and avoid surprises during the buyer’s inspection. It can also give buyers more confidence in the condition of your home, potentially speeding up the selling process and strengthening your negotiating position. At HookSet Realty, Julie can help you decide if a pre-inspection makes sense for your situation and connect you with trusted local inspectors if needed.

A new survey isn’t always required to sell your property, but it may be needed depending on the circumstances. In Texas, if the seller has an existing survey that is still accurate and accepted by the buyer and title company, a new one might not be necessary. However, if changes have been made to the property (like adding a fence or structure), or if the existing survey is outdated or unavailable, the buyer or lender may request a new one.

At HookSet Realty, Julie will help you determine if your existing survey is sufficient and guide you through the process if a new one is needed—so there are no surprises along the way.

Homes near the coast often have higher premiums due to hurricane and flood risks. It is smart to get insurance quotes early in the process to make sure the cost of insurance fits within your budget.

Depending on the location the property is located in, wind insurance may be required by lenders. Due to the chance of hurricane wind damage, it is highly recommended in the Texas Gulf region.

If the property is in a designated flood zone, flood insurance is required by lenders. Even outside of those zones, it is often recommended.

Yes, coastal homes often require insurance from specialized carriers due to the increased risk of wind and flood damage. In many cases, standard insurance companies may not offer full coverage for properties along the Texas Gulf Coast. Homeowners in designated high-risk areas may need to obtain windstorm coverage through the Texas Windstorm Insurance Association (TWIA) and separate flood insurance through the National Flood Insurance Program (NFIP) or a private provider.

At HookSet Realty, Julie can help you understand your insurance requirements based on your location and connect you with experienced local agents who are familiar with coastal property needs.

Deductibles for windstorm and flood insurance work differently than standard homeowners insurance. For windstorm coverage (often provided through TWIA in coastal Texas), deductibles are usually calculated as a percentage of your home’s insured value—typically ranging from 1% to 5%. That means if your home is insured for $300,000 and you have a 2% windstorm deductible, you would pay $6,000 out of pocket before coverage kicks in.

Flood insurance deductibles are usually set as a flat dollar amount, often between $1,000 and $10,000, depending on your policy. Keep in mind that flood policies cover only specific types of water damage—not all water-related issues—so it’s important to understand the coverage details.

At HookSet Realty, Julie can connect you with trusted insurance experts who will help you understand your policy options and choose deductibles that make sense for your budget and risk level.

Look for features like storm shutters and impact-resistant windows. Also, know your evacuation zones and have an emergency preparedness plan.

Living on the Texas Gulf Coast offers a laid-back, coastal lifestyle filled with sunshine, sea breezes, and a strong sense of community. Residents enjoy year-round outdoor activities like fishing, boating and beachcombing. The pace is slower, the people are friendly, and there’s always something happening—whether it’s a local festival, a sunrise over the bay, or a spontaneous weekend fish fry.

Of course, coastal living also comes with seasonal weather considerations, like hurricane preparedness, but for many, the relaxed lifestyle and natural beauty far outweigh the trade-offs. For those who love small-town charm, fresh seafood, and living where others vacation, the Gulf Coast feels like home every day of the year.

Yes! The Texas Gulf Coast is rich in culture, community, and celebration. Throughout the year, you’ll find a variety of local festivals and events that highlight the region’s coastal charm, fishing heritage, and small-town spirit. Popular happenings include seafood festivals, fishing tournaments, beach clean-up days, holiday boat parades, and local market days featuring handmade goods and fresh Gulf Coast fare.

Communities also host live music nights, barbecue cook-offs, heritage celebrations, and seasonal events like Fourth of July fireworks over the water and fall festivals. Each town has its own unique traditions, and locals love to come together to celebrate life by the coast. At HookSet Realty, we believe these community connections are one of the best parts of coastal living!

Some of our favorites are the Sandfest, Sharkathon, the Texas State Aquarium, and The Lexington Museum.

The Texas Gulf Coast offers a wide range of job opportunities across several growing industries. From marine and port operations, oil and gas, and construction to healthcare, education, and hospitality, there’s something for nearly every skill set. Coastal towns also support small business growth, tourism, and seasonal work related to fishing, boating, and outdoor recreation.

Major employers in the region include port authorities, shipyards, energy companies, school districts, medical centers, and local governments. Many communities are welcoming to remote workers as well, offering a slower-paced lifestyle without sacrificing access to broadband or essential services.

At HookSet Realty, we don’t just help you find a home—we understand the importance of building a life here. While we can’t help you find a job, we do recommend to start exploring job boards, local chamber of commerce listings, and major employer websites for the specific town you’re interested in.

The Texas Gulf Coast is a playground for outdoor enthusiasts and nature lovers. Popular activities include fishing, boating, duck hunting and kayaking in the bays and coastal waters, as well as beachcombing, swimming, and sunbathing along the shore. Birdwatching is also a big draw, with the region serving as a migration hotspot.

Locals enjoy bike rides, beach, and picnics at waterfront’s edge. You’ll also find plenty of community events, farmers markets, and seasonal festivals that celebrate the area’s culture and charm. Whether you’re into water sports or simply relaxing with a sea breeze, the Gulf Coast offers something for everyone.