What Actually Happens Between Offer Accepted and Keys in Hand

What Actually Happens Between Offer Accepted and Keys in Hand

Getting an offer accepted feels like the finish line. It's not — it's the starting line for a 21 to 45-day sprint that determines whether you actually close. Here's what really happens in escrow, and why your agent's role matters more than ever once you're in contract.

Days 1–3: Opening escrow and depositing earnest money
Once your offer is accepted, escrow opens and your earnest money deposit (typically 1–3% of purchase price) goes in. This is your "good faith" deposit — it shows the seller you're serious, and it's at risk if you back out without cause.

Days 1–17: The inspection window
You'll schedule a home inspection, and likely specialty inspections (roof, pest, sewer, foundation). This is your opportunity to understand exactly what you're buying. Your agent helps you interpret results and decide whether to request repairs, credits, or proceed as-is.

Days 1–21: The appraisal (for financed offers)
Your lender orders an appraisal to confirm the home's value supports the loan. If it comes in low, your agent negotiates. This is where inexperienced agents lose deals.

Days 7–21: Loan processing
Your lender is working hard in the background — verifying employment, income, assets, and finalizing your loan package. Respond quickly to any requests from your lender. Delays here push closing.

Day 17–25: Contingency removal
In California, you'll typically sign contingency removal paperwork after your inspections and appraisal are satisfied. This is a significant moment — once contingencies are removed, your earnest money is at risk if you cancel.

Days 25–45: Final walkthrough and close
A day or two before closing, you'll do a final walkthrough to confirm the property's condition. Then: signing, funding, recording — and keys.

Understanding this timeline makes the difference between a calm, confident close and a stressful scramble. Your agent should be guiding every step.

I'm Eva with Real Broker. Let's make your escrow smooth.

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