The Big Picture Timeline
- Tour & shortlist homes
- Write offer (with pre-approval)
- Offer accepted → escrow opens
- Inspections, disclosures, appraisal
- Loan underwriting, conditions cleared
- Final walkthrough → signing → closing
Making the Offer
Your agent will compare recent sales and advise on price, terms, and contingencies. In competitive markets, speed, clarity, and clean terms can matter as much as price.
- Proof of funds + pre-approval letter
- Earnest money deposit (EMD) timeline
- Inspection / appraisal / loan contingencies
Inspections & Disclosures
Use inspection results to understand condition and negotiate repairs or credits as appropriate. Focus on health, safety, and high-cost items.
- General home inspection + specialty (roof, sewer, termite, etc.)
- Seller disclosures review
- Insurance quotes (fire, flood, HOA, if applicable)
Appraisal & Loan Underwriting
Lenders verify value and your ability to repay. Be responsive to document requests to keep underwriting on track.
- Appraisal ordered by lender (timelines vary)
- Underwriting conditions: income, assets, credit, employment
- Rate lock strategy and closing cost review
Final Walkthrough, Signing & Closing
Confirm agreed repairs are complete and the home is in expected condition. You’ll sign loan docs and closing papers, funds are transferred, and the deed records-then you get the keys.
- Walkthrough within ~24–72 hours of closing
- Cash to close verified (wire/official funds)
- Recording & key handoff
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*Informational only; not legal, tax, or financial advice.