For most buyers and sellers, the moment an offer is accepted feels like the finish line. In reality, it’s just the beginning of the most important part of the real estate journey.
Once the contract is signed, a lot starts happening behind the scenes—things most people never see. Lenders, title companies, inspectors, underwriters, and agents are suddenly all working at once to move the sale toward closing. And while buyers and sellers may only get updates occasionally, the process is full of moving parts.
This guide breaks it all down in simple, human terms so you know exactly what’s happening and why things sometimes feel slow, confusing, or stressful.
1. The Contract Is Signed — And the Countdown Begins
When everyone signs the purchase agreement, the deal becomes official. But that’s when strict deadlines kick in. These deadlines include:
- Earnest money
- Inspection period
- Appraisal
- Loan approval
- Closing date
From here, your real estate agent becomes your coordinator, constantly communicating with the other agent, lender, title company, and other professionals. While you may feel like not much is happening, trust me—everyone behind the scenes is working nonstop just to keep things moving.
2. Earnest Money Is Submitted
One of the first tasks is getting your earnest money delivered. This usually needs to happen within 1 to 3 days after the offer is accepted. The title company or brokerage holds this money until closing.
If earnest money isn’t submitted on time, the deal can fall apart before it even gets going. It’s a small step, but it’s a big deal.
3. Title Work Starts — Looking for Hidden Problems
Title work is something most buyers don’t think about, but it’s one of the most important parts of the entire process.
The title company digs into the property’s history to make sure it has “clear title,” meaning no one else can claim ownership or money owed.
They look for things like:
- Old mortgages
- Unpaid taxes
- Liens from contractors
- Judgments
- Boundary or survey issues
- Estate complications
If something pops up, it doesn’t always kill the deal, but it may require extra paperwork, negotiations, or an extension of the closing date.
Once everything is checked, the title company issues a title commitment telling the buyer that ownership will transfer cleanly on closing day.
4. The Home Inspection — Usually Where the Tension Starts
The inspection period is where most of the “real drama” happens. A professional inspector goes through the home top to bottom, checking:
- Roof
- Plumbing
- Electrical
- HVAC
- Appliances
- Attic and crawlspace
- Foundation
- Safety issues
Almost every inspection report looks scary—even on newer homes. They’re long, detailed, and filled with items that sound urgent.
Buyers get nervous. Sellers feel attacked.
Both sides suddenly worry the deal is falling apart.
This is why having an agent who understands the process is so important.
5. Repair Negotiations — Finding a Fair Middle Ground
Once the inspection report comes back, buyers decide whether they want to request repairs or credit.
Here are the common outcomes:
✔ Seller makes repairs
This works well when repairs are simple and can be done before closing.
✔ Buyer gets a credit
Instead of fixing things, the seller gives a credit toward closing costs or reduces the price. This is often the easiest solution.
✔ Both sides compromise
A mix of small repairs and a credit.
✔ Buyer accepts “as is”
In competitive markets, buyers sometimes agree to take the home without repair requests.
This stage can be emotional, but most deals move forward once both sides understand what’s reasonable.
6. Appraisal — Protecting the Lender’s Investment
After inspections are done, the lender orders an appraisal to confirm the home’s value.
If the home appraises at or above the offer price, everything moves smoothly.
If the appraisal comes in low, things get complicated.
What happens when the appraisal is low?
- Seller can lower the price
- Buyer can pay the difference
- Both can meet in the middle
- The appraisal can be challenged
- Contract can be canceled (depending on contingencies)
Appraisal issues are common, especially when home prices are rising fast.
7. Lender Underwriting — The #1 Cause of Delays
This is the part buyers find the most frustrating.
Underwriters double-check everything:
- Income
- Employment
- Bank statements
- Credit
- Taxes
- Insurance
- Debts
- Large deposits
- Loan documents
Even if buyers were pre-approved, underwriting still takes time.
Common lender delays include:
- Waiting for employer verification
- IRS transcript delays
- Missing paperwork
- Last-minute credit issues
- Appraiser scheduling delays
Your real estate agent and lender work closely to keep this part moving as quickly as possible.
8. Final Walk-Through — The Last Check
Usually 24–48 hours before closing, the buyer walks through the home to confirm:
- Repairs are finished
- No new damage exists
- Home is in the same condition as before
- Seller has moved out
If something is wrong, it’s usually handled with a small credit or quick fix.
9. Closing Day — Finally!
On closing day, everyone signs paperwork to officially transfer the property.
Buyers sign:
- Loan documents
- Title documents
- Disclosures
- Mortgage note
Sellers sign:
- Deed
- Closing documents
- Payoff information
Once the funds are transferred and the deed is recorded, the buyer gets the keys.
That’s the moment everything becomes official.
Frequently Asked Questions
1. How long does it take to close after an offer is accepted?
On average: 30–45 days
Cash purchases can close much faster.
2. Can the deal fall apart after it’s accepted?
Yes, but most issues are fixable. Deals typically fall apart due to appraisal issues, inspection disagreements, financing problems, or title issues.
3. Do sellers have to fix everything after inspection?
No. Inspections are a negotiation, not a requirement. Sellers can make repairs, offer credits, or decline requests.
4. What if the appraisal is too low?
You can renegotiate the price, make up the difference, challenge the appraisal, or cancel the contract if your contingency allows.
5. Why does the lender keep asking for more documents?
It’s normal. Lenders must follow strict guidelines. Even small questions—like a $500 deposit—can require documentation.
6. What happens at the final walk-through?
Buyers make sure the home is still in good condition and that any agreed-upon repairs are completed.
7. When do buyers get the keys?
Usually right after closing once the deed is officially recorded.
Final Thoughts
What happens after an offer is accepted might feel confusing, but each step is designed to protect both the buyer and the seller. Between the title company, lender, inspectors, and your real estate agent, there are dozens of people working quietly behind the scenes to get everything to the closing table.
When you understand the process, the experience becomes much easier and far less stressful.
