Getting your offer accepted is a huge milestone, but it’s not the finish line. The time between “under contract” and “keys in hand” is packed with deadlines, inspections, and paperwork that can either move you toward closing or blow up the deal entirely. Here’s the no-BS truth about what actually happens during this phase, and how a great agent keeps everything on track so you don’t lose the home you worked hard to secure.
Step 1: Earnest Money and Initial Paperwork
Once your offer is accepted, your earnest money deposit (typically 1% of the purchase price) is due quickly, often within a few days. Miss this deadline, and you risk losing the home. At this point, the title company or attorney also begins a title search to uncover any legal or ownership issues tied to the property. A great agent ensures your deposit is submitted on time, your paperwork is accurate, and your earnest money stays protected until closing.
Step 2: Inspections and Due Diligence
Next comes the inspection phase. You’ll hire a home inspector to evaluate the property from top to bottom. Depending on the home’s condition or age, you may need specialists , like HVAC, sewer, roof, or radon experts. If significant issues come up, you can negotiate repairs or cancel the contract but only if you stay within your deadlines. The right agent connects you with trustworthy inspectors, attends the inspection, and helps you understand what’s truly concerning versus what’s normal wear and tear. They’ll also write solid repair requests that clearly define what must be done and by when.
Step 3: Appraisal and Loan Approval
If you’re using a loan, your lender will order an appraisal to confirm the home is worth the price you’ve offered. If the appraisal comes in low, you may need to renegotiate or bring cash to the table to cover the gap. A smart agent will prep you for this possibility, structure your contract with appraisal contingencies that protect you, and negotiate adjustments with the seller if needed. They’ll also stay in close contact with your lender to make sure the loan stays on track for approval.
Step 4: Final Walkthrough and Closing Disclosure
As closing approaches, you’ll receive a Closing Disclosure outlining your final loan terms and exact costs, including how much cash you’ll need to bring to the table. Around the same time, you’ll do a final walkthrough of the home to make sure everything’s in order and any agreed-upon repairs are complete. Your agent should attend the walkthrough with you, test key systems (like HVAC and appliances), and confirm the home hasn’t changed since inspection. If anything’s off, they’ll work fast to negotiate a fix before closing.
Step 5: Closing Day
On closing day, you’ll sign documents, wire funds, and if everything goes smoothly, get the keys to your new home. But last-minute mistakes can delay everything, including sending money to the wrong place (yes, wire fraud is real) or discovering errors in your closing docs. The right agent double-checks wire instructions, pre-reviews your documents, and walks you through every step so nothing catches you off guard.
The No-BS Takeaway
The contract-to-closing phase isn’t just downtime, it’s where deals succeed or fall apart. It’s packed with:
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Deadlines you can’t afford to miss
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Inspections that may require negotiation
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Financing steps that must stay on track
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Final checks that protect you before signing
Bottom line: A great agent acts like your project manager, coordinating with inspectors, lenders, and title teams to keep your deal alive. With the right support, you’ll stay protected and walk away with the keys, stress-free and right on time.
