What Happens After You Accept an Offer on Your House?

Accepting an offer feels like the finish line — but it’s really just the starting gun for the most consequential stretch of the sale. The 30 to 45 days between contract signing and closing day involves inspections, appraisals, lender underwriting, and title work, any one of which can introduce delays or renegotiation. Here’s exactly what happens at each stage, and how to stay in front of the risks.

Short answer: After you accept an offer, you’ll move through four sequential phases: inspection, appraisal, loan approval, and closing. Each phase has its own timeline and potential friction points. A proactive seller and an engaged agent make the difference between a smooth close and a deal that falls apart.

The Under-Contract Timeline: Phase by Phase

Phase 1: Earnest Money Deposit (Days 1–3)

Within 1–3 business days of the signed contract, the buyer submits an earnest money deposit — typically 1–3% of the purchase price, held in escrow by the title company or a broker trust account. This deposit signals commitment and will apply to the buyer’s closing costs or down payment at closing.

If the buyer backs out for a reason not protected by a contingency, you may be entitled to keep the earnest money. Your agent and attorney can clarify the specific terms in your contract.

Phase 2: Home Inspection (Days 3–10)

The buyer will schedule a home inspection, typically within the first week of being under contract. A licensed inspector examines the home’s structure, systems, and components — roof, foundation, HVAC, plumbing, electrical, and more — and produces a written report.

What sellers should expect:

The inspection lasts 2–4 hours; buyers are usually present
You’re typically not required to be present (and it’s often better if you’re not)
The inspector will find things — this is normal and expected. Even newer homes generate reports with 20–40 items.

After the inspection: The buyer reviews the report with their agent and may:

Accept the property as-is (no repair requests)
Request specific repairs to be completed before closing
Request a credit at closing in lieu of repairs
Back out entirely if a major issue is discovered (if the inspection contingency is still active)

Your response options as the seller:

Agree to requested repairs
Offer a partial credit instead of making repairs
Decline and allow the buyer to walk (rare, but sometimes the right call)
Counter-propose a combination of repairs and credits

Most inspection negotiations are resolved within 7–14 days of the inspection. A skilled listing agent manages this process in a way that protects your price and keeps the deal intact.

Phase 3: Appraisal (Days 7–21)

If the buyer is financing the purchase, their lender will order an independent appraisal to confirm that the home’s market value supports the loan amount. The appraiser visits the property, reviews comparable sales, and submits a report to the lender.

Three possible outcomes:

Outcome	What It Means	What Sellers Do
Appraisal at or above purchase price	No issue — proceed to closing	Nothing required
Appraisal below purchase price	Buyer’s lender won’t fund the gap	Negotiate a new price, ask buyer to cover gap, or both
Appraisal above purchase price	Buyer has instant equity; no issue	Nothing required

Appraisal gaps are the most common source of mid-contract renegotiation. If the appraisal comes in $15,000 below the purchase price, the buyer typically can’t borrow that difference — their loan is capped at the appraised value. Options include:

Seller reduces the price to the appraised value
Buyer pays the gap out of pocket (requires cash reserve)
The parties split the difference
The deal falls apart if no agreement is reached

Some contracts include appraisal gap clauses that specify how the parties will handle this scenario — negotiate these in advance when possible.

Cash buyers skip this phase entirely, which is one reason cash offers are valuable even when slightly below asking.

Phase 4: Loan Underwriting and Approval (Days 14–35)

While the inspection and appraisal are underway, the buyer’s lender is simultaneously processing the loan application. Underwriting is the lender’s internal process of verifying the buyer’s income, assets, employment, credit, and the property’s condition.

What sellers may be asked for during this phase:

Access for additional inspections (well, septic, pest, pool — depending on the property and loan type)
Documentation of permitted work if the lender or appraiser raises questions
Cooperation with any lender-required repairs noted in the appraisal

Common delays in underwriting:

Buyer employment changes or income documentation issues
Buyer purchasing large items before closing (changes debt-to-income ratio)
Title issues discovered during the title search
Insurance complications on the property

When underwriting is complete, the lender issues a Clear to Close (CTC) — the official signal that the loan is approved and the closing can be scheduled.

Phase 5: Title Search and Title Insurance (Ongoing)

Simultaneously with inspection and underwriting, the title company or closing attorney conducts a title search — a review of public records to confirm that the seller has clear, marketable title to the property and that there are no liens, encumbrances, or ownership disputes.

Common title issues:

Mechanic’s liens (from unpaid contractors)
HOA liens
Judgment liens against the seller
Errors in public records
Undisclosed easements

Most title issues are resolvable, but they require time. The sooner you know about them, the better. Some sellers obtain a title search before listing to identify and resolve issues proactively.

Phase 6: Final Walkthrough (1–2 Days Before Closing)

The buyer conducts a final walkthrough, typically 24–48 hours before closing. This confirms that:

The home is in the same condition as when the offer was made
Any agreed-upon repairs have been completed
No new damage has occurred
All included appliances and fixtures are still present

Sellers should not remove any items that were included in the contract and should complete all negotiated repairs before this walkthrough occurs.

Phase 7: Closing Day

Closing is the transfer of ownership. As the seller, you’ll:

Sign the deed and other required documents
Receive your net proceeds (after mortgage payoff, commissions, taxes, and closing costs)
Hand over keys, garage openers, codes, and manuals

In many states, sellers can sign documents ahead of time (pre-signing) or via remote notary, so you don’t necessarily need to be physically present at the title company.

Net proceeds are wired to your designated account on closing day — or the next business day, depending on timing.

How to Prevent Deals From Falling Apart

Communicate quickly. When your agent needs a decision or document, respond the same day. Delays on your end can cascade into missed deadlines that give buyers cause to exit.

Complete repairs on time. Any repairs agreed to in post-inspection negotiations should be completed by a licensed contractor with documentation ready for the final walkthrough. Don’t wait until the week before closing to start.

Don’t make major financial moves. This applies to buyers more than sellers, but if the sale is contingent on you purchasing another home simultaneously, be careful with any major financial changes during this period.

Keep the property insured and maintained. Your homeowner’s insurance stays active until the deed transfers. Maintain the property and utilities through closing day.

How IDEAL AGENT Protects the Deal After Acceptance

Accepting an offer is a beginning, not an end. What happens in the next 30–45 days requires active transaction management — coordinating inspections, negotiating repair requests, responding to lender requirements, and keeping the closing on track. This is where an experienced agent earns their commission.

IDEAL AGENT matches sellers with top 1% local agents who have handled hundreds of transactions and know how to navigate every phase of the under-contract period without losing the deal. The listing commission is pre-negotiated at 2% — well below the traditional 2.5–3% — so your proceeds are protected from commission overpayment while you receive a higher tier of service. If a buyer comes directly through your agent’s marketing without a separate buyer’s agent, your total commission is just 2%.

Frequently Asked Questions

How long does it take from accepted offer to closing?

Typically 30–45 days for conventionally financed purchases. Cash transactions can close in 14–21 days. FHA and VA loans sometimes take 45–60 days. The timeline is largely driven by how long the lender’s underwriting takes.

Can a buyer back out after an inspection?

Yes, if the inspection contingency is still active and they don’t reach an agreement with the seller. However, if the buyer backs out for reasons not protected by the contract, the seller may be entitled to the earnest money deposit.

What if the appraisal comes in low?

You have several options: reduce the price, negotiate a split, ask the buyer to cover the gap, or let the deal fall apart. Your agent will advise you on the best approach based on market conditions and your timeline.

Do I need to be present at closing?

Not necessarily. In many states, sellers can sign documents in advance or via remote notary. Check with your closing attorney or title company on what’s required in your state.

What happens if the deal falls through right before closing?

If the deal falls through due to buyer financing failure after the contingency period, you may be entitled to the earnest money. You’ll relist the home — but this time you can market the fact that the property was under contract, which signals validated buyer interest. An experienced agent will help you relaunch strategically.

The period between accepted offer and closing is where deals are won or lost. An engaged, experienced agent manages this process so you don’t have to. Get matched with a top local agent through IDEAL AGENT and list at a pre-negotiated 2% commission — full-service representation from day one to closing day.

#Home selling guides