Congratulations — offer accepted! After the celebratory phone calls and the first wave of relief, a new question usually settles in: what actually happens between now and the day you get your keys?

The good news is that the hardest part, in many ways, is behind you. You found a home, negotiated a price, and got the seller to say yes. What comes next is a fairly predictable sequence of steps — inspections, financing milestones, paperwork, and a final walkthrough — that typically takes anywhere from 30 to 45 days. It can feel like a lot when you’re in the middle of it, so here’s a clear breakdown of what to expect, in order, so nothing catches you off guard. If this is your first home purchase, it’s also worth revisiting our first-time home buyer’s guide for a refresher on how you got here.

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Step 1: Open Escrow and Deliver Your Earnest Money

Once your offer accepted status is confirmed, your purchase agreement moves into escrow within a day or two — the first official milestone of the process. A neutral third party — usually a title or escrow company — holds all funds and documents until every condition of the sale is satisfied.

This is also when you’ll deliver your earnest money deposit, sometimes called a “good faith deposit.” It’s typically 1% to 3% of the purchase price and signals to the seller that you’re serious about following through. Earnest money isn’t an extra cost — it gets credited toward your down payment or closing costs at closing. It’s held in an escrow account and is refundable if you back out for a reason covered by one of your contract contingencies, such as a failed inspection or denied financing. If you walk away for a reason not covered by the contract, the seller may be entitled to keep it, so it’s worth understanding exactly what your contract contingencies protect before you sign.

Step 2: Schedule Your Home Inspection

The next milestone after the offer is accepted is arguably the most important step for your peace of mind: the home inspection. Most purchase agreements include a home inspection contingency, which gives you a window — usually seven to ten days — to hire a licensed inspector to evaluate the home’s structure, roof, plumbing, electrical systems, HVAC, and more.

I always recommend attending the inspection in person if your schedule allows. Walking through the home with the inspector gives you context that a written report alone can’t capture, and it’s a great opportunity to ask questions about maintenance items you’ll want to track after move-in. Depending on the property, you may also want specialized inspections for things like wells, septic systems, radon, or pests.

If the inspection turns up issues, you generally have three options: ask the seller to make repairs before closing, negotiate a credit or price reduction to cover the cost of repairs yourself, or, if the problems are serious enough, walk away from the deal and get your earnest money back. This negotiation period usually happens quickly, so be ready to make decisions within a few days of receiving the report.

Step 3: Order the Appraisal

Once inspection negotiations are settled, your lender’s next move after the offer is accepted is typically ordering the appraisal. If you’re financing your purchase, your lender will order a home appraisal to confirm the home is worth at least the amount you’ve agreed to pay. A licensed, independent appraiser visits the property, compares it to similar recently sold homes in the area, and delivers a written opinion of value.

Most of the time, the appraisal comes in at or above the purchase price, and the transaction moves forward without a hitch. But if it comes in low, you have a few paths: renegotiate the price with the seller, pay the difference between the appraised value and purchase price out of pocket, or, if your contract includes an appraisal contingency, exit the deal. Your lender legally has to provide you a copy of the appraisal at least three business days before closing, so you’ll have time to review it.

Step 4: Let Your Loan Move Through Underwriting

The underwriting process kicks off soon after the offer is accepted and runs quietly in the background. While the inspection and appraisal are happening, your loan file is moving through mortgage underwriting behind the scenes. An underwriter reviews your income, assets, debts, and credit history to confirm you qualify for the loan terms in your pre-approval.

This is the stage where lenders tend to ask for more documents — updated pay stubs, bank statements, explanations for large deposits, or letters clarifying anything unusual in your credit history. Respond to these requests quickly. Underwriting delays are one of the most common reasons closings get pushed back, and prompt paperwork keeps things on schedule.

If you haven’t already locked in your interest rate, now is typically when you’ll do it. A rate lock guarantees your interest rate won’t change between now and closing, as long as you close within the agreed window and nothing material changes in your application. Given how much rates can move in a 30- to 45-day closing period, locking in early can offer real peace of mind — just be aware that changes to your loan amount, credit score, or income documentation can still affect your locked rate.

One important rule during underwriting: avoid opening new credit accounts, financing a car, or making large, undocumented deposits into your bank accounts. Lenders re-check your credit and finances shortly before closing, and any red flags can delay or even derail your loan approval.

Step 5: Shop for Homeowners Insurance

With the offer accepted behind you and financing underway, insurance shopping is next on the list. Your lender will require proof of a homeowners insurance policy before you close, since the home is collateral for your loan. It’s worth shopping around rather than accepting the first quote — coverage levels, deductibles, and premiums can vary significantly between insurers for the same property.

Standard policies cover the structure of your home, your personal belongings, and liability protection, but they typically exclude flooding and earthquakes. If your home is in a flood zone or an area prone to other specific risks, you may need a separate policy. Aim to have this squared away at least a week before closing so your lender has time to verify coverage.

Step 6: Title Search and Title Insurance

Title work also gets underway soon after the offer is accepted. While your financing is being finalized, a title company conducts a title search to confirm the seller has the legal right to sell the property and that there are no outstanding liens, unpaid taxes, boundary disputes, or other claims against it. If anything turns up, the title company works to resolve it before closing.

You’ll also purchase title insurance, which protects you and your lender against title defects that weren’t caught during the search — things like forged documents, undisclosed heirs, or clerical errors in public records. Unlike other insurance, title insurance is a one-time premium paid at closing that protects you for as long as you own the home. It’s one of those costs that’s easy to overlook in the excitement of buying a home, but it protects what is likely your largest financial investment.

Step 7: Review Your Closing Disclosure

About three business days before your scheduled closing, your lender is legally required to send you a closing disclosure — a five-page document that spells out your final loan terms, monthly payment, and every fee you’ll pay at closing. This mandatory three-day review period gives you time to compare it against the loan estimate you received earlier in the process and flag any unexpected changes.

Take this document seriously. Line by line, compare it to your original loan estimate, and don’t hesitate to call your lender if a fee seems off. Closing costs typically run 2% to 5% of the purchase price and include items like origination fees, appraisal and inspection fees, title insurance, prepaid property taxes, and homeowners’ insurance. Knowing this range ahead of time helps you budget accurately and avoid last-minute surprises about how much cash you’ll need to bring to closing.

Step 8: Do Your Final Walkthrough

Roughly 24 to 48 hours before closing, you’ll do a final walk-through of the property. This isn’t another full inspection — it’s your chance to confirm the home is in the condition you agreed to, that any negotiated repairs were completed, and that the seller has moved out and left the property reasonably clean.

During the walkthrough, it’s worth taking a few minutes to:

• Test major appliances, faucets, and light switches
• Flush toilets and check under sinks for leaks
• Confirm agreed-upon repairs were completed and any included fixtures or appliances are still there
• Check that the home is empty of the seller’s belongings and debris
• Verify heating and cooling systems are working properly

If you find a problem, tell your agent immediately — there’s often still time to negotiate a solution, such as a credit at closing, before you sign anything final.

Step 9: Close on Your Home

Closing day is the finish line — the final step after the offer is accepted, inspections, and underwriting all come together. Depending on your state, you’ll either sign documents in person at a title company or attorney’s office or complete the process electronically. You’ll sign your loan documents, pay your down payment and closing costs (usually via wire transfer or cashier’s check), and the title officially transfers to you.

Once the paperwork is recorded with the county, you’ll get your keys. It’s a good idea to bring a valid photo ID, your closing disclosure, and proof of your wired funds to the appointment, and to confirm wiring instructions directly with your title company by phone — wire fraud targeting home buyers has become increasingly common, so never rely solely on emailed instructions.

A Realistic Timeline

The clock starts the moment your offer accepted notice comes through. Most transactions move through these steps in about 30 to 45 days, though the exact pace depends on your lender, the complexity of the title search, and how quickly documents get returned. Here’s roughly how it breaks down:

• Days 1–3: Escrow opens, earnest money is delivered
• Days 3–10: Home inspection and negotiations
• Days 10–20: Appraisal and underwriting review
• Days 20–30: Title search, homeowners’ insurance, and document collection
• Days 30–40: Closing disclosure review
• Days 40–45: Final walkthrough and closing

Offer Accepted? You Don’t Have to Navigate This Alone

It’s normal for the stretch between offer accepted and closing day to feel like a whirlwind of deadlines, paperwork, and unfamiliar terminology. But you don’t need to memorize every regulation or become an expert in mortgage underwriting overnight — that’s what your agent, lender, and title company are there for.

If you’re currently under contract and have questions about where you stand in this process, reach out. I’m happy to walk through your specific timeline, explain anything on your closing disclosure, or simply help keep everyone on schedule so you can focus on getting ready to move into your new home.