Under Contract to Closing: What Happens in the 30–45 Days After Your Offer Is Accepted

After a seller accepts your offer, the under-contract period begins — typically 30 to 45 days during which inspections, appraisals, loan underwriting, and title work must all complete before the deed transfers. Most buyers focus entirely on getting the offer accepted, then are caught off guard by how much still needs to happen. Understanding this timeline in advance — and knowing which milestones are in your control — is the most effective way to avoid delays and protect your deal.

Days 1–3: The Purchase Agreement Is Signed

Once both parties sign the purchase agreement, your obligations begin immediately:

Days 1–3: Earnest Money Deposit

Earnest money is typically due within 1-3 business days of contract execution. In most markets it runs 1-3% of the purchase price ($5,000-$15,000 on a $500,000 home), though competitive markets sometimes see 3-5%. The funds go to the escrow company — not the seller — and are credited toward your down payment and closing costs at the table.

Your earnest money is protected by contingencies: if the deal falls through due to a failed inspection, financing denial, or appraisal gap within the contingency window, you get it back. See our full breakdown of closing costs for how earnest money fits into your total cash-to-close figure.

Days 5–10: Home Inspection

Schedule the inspection as soon as possible — inspectors book quickly and your contingency deadline is firm. A general home inspection runs $400-$700 and takes 2-4 hours. Depending on the property, consider adding:

After the inspection report, you have three choices: proceed as-is, request repairs or a price credit, or invoke the inspection contingency and exit. Most buyers request a credit rather than asking the seller to make repairs — repairs introduce scheduling risk and quality uncertainty. Our home inspection checklist helps you identify which findings are worth negotiating versus which are normal wear.

Days 7–14: Loan Estimate and Rate Lock

Within three business days of receiving your complete application, your lender must deliver a Loan Estimate — a standardized form showing your projected interest rate, monthly payment, and estimated closing costs. Review it carefully against any earlier quotes.

Rate lock timing is a strategic call. Locking immediately provides certainty; waiting allows for improvement. Most buyers lock within the first 10 days of going under contract because rate volatility risk typically outweighs the realistic chance of a meaningful drop over a 30-45 day window.

Days 10–21: Appraisal

Your lender orders an appraisal to verify the home is worth at least the purchase price. You typically pay $500-$900 upfront. The appraiser visits the property, reviews comparable sales, and submits a written report — usually within 5-10 days of the appointment.

If the home appraises at or above the purchase price, the lender proceeds. If it appraises below (an appraisal gap), your options are: pay the difference in cash, renegotiate the price with the seller, or invoke your appraisal contingency and exit. In competitive markets where buyers waived the appraisal contingency, a low appraisal must be covered out of pocket. Our guide on how home appraisals work explains why appraisals sometimes come in below contract price even on legitimate transactions.

Days 14–30: Underwriting

Underwriting is the lender's formal review of your finances, the appraisal, and the property. An underwriter verifies employment, income, assets, credit history, and the property's insurability and title status. This is the longest and least transparent phase for buyers.

Common underwriting requests — called "conditions" — include additional bank statements, letters explaining large deposits or recent credit inquiries, updated pay stubs, a homeowners insurance binder, and HOA documents for condos. Respond to every condition within 24 hours. Most closing delays trace directly to slow borrower responses to underwriting requests.

Do not make any major financial changes during this period. Do not open new credit accounts, change jobs, make large purchases, or move significant money between accounts without first checking with your lender. Any of these can send the file back to underwriting from the beginning.

Days 7–25: Title Search and Title Insurance

Simultaneously, the title company searches public records to verify clear ownership and identify any liens, judgments, or encumbrances on the property. Issues that can surface include unpaid property taxes, contractor liens, HOA judgments, unresolved estate claims, or errors in prior deeds.

If title is clear, the title company issues a title commitment. At closing you'll purchase an owner's title insurance policy (protecting you from pre-closing defects) and a lender's policy (required by your mortgage lender). Combined, these typically cost $1,000-$2,500 on a $500,000 home, varying significantly by state.

Days 25–35: Clear to Close

When the underwriter has satisfied all conditions and the appraisal, title, and insurance are verified, the lender issues a Clear to Close (CTC). This is the milestone buyers most want to reach — you are typically 3-7 days from closing.

Within three business days of CTC, your lender sends the Closing Disclosure — a final itemized statement of all loan terms and closing costs. Federal law requires you receive it at least three business days before closing, which sets the earliest possible closing date from when you receive it. Compare it carefully to your Loan Estimate and flag any fees that increased beyond permitted tolerances.

Days 30–45: Final Walkthrough and Closing Day

Schedule the final walkthrough within 24 hours of closing — not days earlier. You are verifying that the property is in the same condition as when you made the offer, the seller has vacated, any negotiated repairs were completed, and all included fixtures and appliances remain. If you discover new damage or missing items, address it before signing closing documents.

At closing, you sign dozens of documents and wire your down payment and closing costs to the escrow company. Verify the exact wire amount and account details 24-48 hours in advance by calling the title company at a number you've independently verified — wire fraud targeting home buyers has increased sharply in recent years. Once documents are signed, the lender funds the loan, the deed is recorded, and the keys are yours.

The Most Common Causes of Closing Delays

A skilled real estate agent anticipates these friction points and builds appropriate contingency timelines into your offer from the start. Browse our city directories to find experienced agents in your target market, or find an agent near you with a consistent track record of smooth closings.

Frequently Asked Questions

How long does it take to close on a house after an offer is accepted?
Most conventional mortgage closings take 30-45 days from accepted offer to closing. Cash purchases can close in 7-14 days. VA and FHA loans often take 45-60 days due to additional appraisal and underwriting requirements. Responding quickly to every lender request is the most effective way to stay on your target closing date.
What does Clear to Close mean in a real estate transaction?
Clear to Close (CTC) means the underwriter has reviewed all documentation — income, assets, credit, appraisal, title, and insurance — and approved the loan for funding. It typically comes 3-7 days before the closing date and triggers delivery of the Closing Disclosure, which must be provided at least three business days before closing.
Can a real estate deal fall through during underwriting?
Yes — underwriting is one of the most common points of deal failure. Issues include unexpected credit inquiries, large unverified deposits, job changes, appraiser-flagged property conditions, and title defects. Most are resolvable, but each takes time. Maintaining financial stability during the under-contract period — no new credit, no job changes, no large purchases — is the single most important thing a buyer can do to protect the transaction.
What is earnest money and do I get it back if the deal falls through?
Earnest money is a deposit (typically 1-3% of the purchase price) paid to escrow within days of contract acceptance. It is refundable if the deal fails due to a failed inspection, financing denial, or appraisal contingency — provided you act within the contractual contingency periods. If you waive contingencies and back out without cause, you forfeit the deposit.
What should I check during the final walkthrough before closing?
The final walkthrough (ideally within 24 hours of closing) verifies that the property is in the agreed-upon condition, the seller has vacated, any negotiated repairs were completed, and all included fixtures remain. It is not a second inspection — you are confirming nothing materially changed since your offer. New damage or missing items can be addressed before you sign closing documents.